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W mo c& �,�ae - — __a__ % LOG ITEM SEPA1 Environmental Checklist Pag Hof Purpose of checklist Governmental agencies use this checklist to help determine whether the environmental impacts of your proposal are significant. This information is also helpful to determine if available avoidance, minimization, or compensatory mitigation measures will address the probable significant impacts or if an environmental impact statement will be prepared to further analyze the proposal. Instructions for applicants This environmental checklist asks you to describe some basic information about your proposal. Please answer each question accurately and carefully, to the best of your knowledge. You may need to consult with an agency specialist or private consultant for some questions. You may use "not applicable" or "does not apply" only when you can explain why it does not apply and not when the answer is unknown. You may also attach or incorporate by reference additional studies reports. Complete and accurate answers to these questions often avoid delays with the SEPA process as well as later in the decision -making process. The checklist questions apply to all parts of your proposal, even if you plan to do them over a period of time or on different parcels of land. Attach any additional information that will help describe your proposal or its environmental effects. The agency to which you submit this checklist may ask you to explain your answers or provide additional information reasonably related to determining if there may be significant adverse impact. Instructions for lead agencies Please adjust the format of this template as needed. Additional information may be necessary to evaluate the existing environment, all interrelated aspects of the proposal and an analysis of adverse impacts. The checklist is considered the first but not necessarily the only source of information needed to make an adequate threshold determination. Once a threshold determination is made, the lead agency is responsible for the completeness and accuracy of the checklist and other supporting documents. Use of checklist for nonproject proposals For nonproject proposals (such as ordinances, regulations, plans and programs), complete the applicable parts of sections A and B, plus the Supplemental Sheet for Nonproject Actions (Part D). Please completely answer all questions that apply and note that the words "project," "applicant," and "property or site" should be read as "proposal," "proponent," and "affected geographic area," respectively. The lead agency may exclude (for non - projects) questions in "Part B: Environmental Elements" that do not contribute meaningfully to the analysis of the proposal. ' https://ecology.wa.gov/Regulations-Permits/SEPA/Environmental-review/SEPA-guidance/Checklist-guidance SEPA Environmental checklist September 2023 Page 1 (WAC 197-11-960) A.Background Find help answering background questions' 1. Name of proposed project, if applicable: RV Park for Island 3 Investments LLC. 2. Name of applicant: Island 3 Investments LLC 3. Address and phone number of applicant and contact person: 123 Ponderosa Place Nordland, WA 98358 Attn: Thomas Johnson, (360) 774-1274 4. Date checklist prepared: June, 2025 5. Agency requesting checklist: Jefferson County 6. Proposed timing of schedule (including phasing, if applicable): Phase 1 of development of property will begin in summer/fall of 2025 depending on permit approval timing. Phase 1 will be complete by Spring of 2026. Phase 2 is expected to begin in Spring of 2027. 7. Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes, explain. No further development on of the parcel is proposed 8. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. Stormwater Mitigation Plan 9. Do you know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by your proposal? If yes, explain. Not directly. Final completion of the Port Hadlock Sewer project will be required to provide sewer services to the completed project. 10. List any government approvals or permits that will be needed for your proposal, if known. The approval of the project will be subject to approval by Jefferson County for the following: m Site Development Permit Z https://ecology.wa.gov/Regulations-Permits/SEPA/Environmental-review/SEPA-guidance/SEPA-checklist- gui dance/SEPA-Checklist-Section-A-Background SEPA Environmental checklist September 2023 Page 2 (WAC 197-11-960) • Binding Site Plan Approval • Variance from standard RV Park buffers and allowable number of spaces. Coverage under the Construction Stormwater General Permit through the Department of Ecology may be required, although it will likely be possible to contain all runoff onsite. 11. Give brief, complete description of your proposal, including the proposed uses and the size of the project and site. There are several questions later in this checklist that ask you to describe certain aspects of your proposal. You do not need to repeat those answers on this page. (Lead agencies may modify this form to include additional specific information on project description.) The proposed project includes development of a portion of the subject parcel into 90 RV Spaces in 2 phases (each phase will include 4S spaces) This will include installation of stormwater, sanitary, power and water utilities within the site and provide connection of the power, water and sewer facilities to existing public facilities along the property frontages. The project may include construction of an office and community building. The project will also include construction of a paved road approach off of'D' Street and graveled interior streets. Grading of the site is anticipated to be limited to cutting and filling utilizing the existing materials on the site and the only imported materials will be those required for the roadways and stormwater infiltration facilities. Stormwater will be mitigated onsite through the use of subsurface infiltration trenches. 12. Location of the proposal. Give sufficient information for a person to understand the precise location of your proposed project, including a street address, if any, and section, township, and range, if known. If a proposal would occur over a range of area, provide the range or boundaries of the site(s). Provide a legal description, site plan, vicinity map, and topographic map, if reasonably available. While you should submit any plans required by the agency, you are not required to duplicate maps or detailed plans submitted with any permit applications related to this checklist. The project will be located on Jefferson County Parcel # 901-024-089 which is located just to the northeast of the intersection of Ness Corner Road and 'D' Street in Port Hadlock. The site is located in Section 2, of Township 29 N, of Range 1W. B.Environmental Elements 1. Earth Find help answering earth questions' a. General description of the site: Circle or highlight one: Flat, ollin hilly, steep slopes, mountainous, other: 3 https:Hecology.wa.gov/regulations-permits/sepa/environmental-review/sepa-guidance/sepa-checklist- guidance/sepa-ch ecklist-section-b-environmental-elements/environmental-e I ements-earth SEPA Environmental checklist September 2023 Page 3 (WAC 197-11-960) b. What is the steepest slope on the site (approximate percent slope)? The overall slope of the site prior to modification appears to have had a minimal slope (<2%) from the northeast down to the southwest. The site was previously mined and there are numerous remaining cut banks that include slopes of up to approximately SO%. c. What general types of soils are found on the site (for example, clay, sand, gravel, peat, muck)? If you know the classification of agricultural soils, specify them, and note any agricultural land of long-term commercial significance and whether the proposal results in removing any of these soils. Per the NRCS Soil Survey the soils onsite are classified as Hoypus gravelly sandy loam and Pits. The Hoypus soils are deep soils consisting of gravelly loamy sands. Pits are areas that have been historically mined (for gravel aggregate in this case). 7 test pits dug throughout the site found primarily clean sandy soils consistent with the mapped soils types. Concrete debris was identified in several of the test pits near the surface indicating disturbance of the near surface soils. Excavations in the northeast corner of the site encountered what appeared to be a concrete layer at 4-5 feet below grade. d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. e. Describe the purpose, type, total area, and approximate quantities and total affected area of any filling, excavation, and grading proposed. Indicate source of fill. The site will be regraded utilizing the native sand materials present on the site. It is estimated that regarding the site will involve approximately 10,000 cubic yards of cut and 10,000 cubic yards of fill. It is estimated that approximately 2,500 cubic yards of gravel sources from local pits will be imported for roadway and RV space surfacing. It is estimated that approximately 500 cubic yards of locally sourced drainrock or permeable ballast will be imported for construction of the stormwater infiltration trenches. f. Could erosion occur because of clearing, construction, or use? If so, generally describe. Yes. Soil exposed during grading activities could be subject to erosion. g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? Approximately 50%. h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any. SEPA Environmental checklist September 2023 Page 4 (WAC 197-11-960) Major grading activities will occur during the dry season and the time soils are exposed will be limited. The construction area currently drains to the south toward a low area in the southeast corner of the site and no runoff will leave the site. 2. Air Find help answering air question54 a. What types of emissions to the air would result from the proposal during construction, operation, and maintenance when the project is completed? If any, generally describe and give approximate quantities if known. Dust may be generated from construction activities as well as exhaust from construction equipment. Emissions upon completion will be those from passenger vehicles entering and exiting the Park. b. Are there any off -site sources of emissions or odor that may affect your proposal? If so, generally describe. None known. c. Proposed measures to reduce or control emissions or other impacts to air, if any: Construction equipment will be properly maintained, and a water truck will be utilized during construction to control dust as needed. 3. Water Find help answering waterquestions a. Surface: Find help answerine surface water questions6 1. Is there any surface water body on or in the immediate vicinity of the site (including year-round and seasonal streams, saltwater, lakes, ponds, wetlands)? If yes, describe type and provide names. If appropriate, state what stream or river it flows into. No surface water bodies are on the site. There is an untyped wetland located approximately 650 feet to the southwest of the site located on the south side of Ness Corner Road. The south end of Port Townsend Bay is located approximately 1,500 feet to the northeast of the project area. 4 https:Hecology.wa.gov/Regulations-Permits/SEPA/Environmental-review/SEPA-guidance/SEPA-checklist- guidance/SEPA-Checklist- Section-B-Environmental-e I ements/Environmental-elements-Air 5 https://ecology.wa.gov/Regulations-Permits/SEPA/Environmental-review/SEPA-guidance/SEPA-checklist- guidance/SEPA-Checklist-Section-B-Environmental-elements/Environmental-elements-3-Water 6 https://ecology.wa.gov/Regulations-Permits/SEPA/Environmental-review/SEPA-guidance/SEPA-checklist- guidance/SEPA-Checklist-Section-B-Environmental-elements/Environmental-elements-3 -W ater/Env ironmental- elements-S urface-water SEPA Environmental checklist September 2023 Page 5 (WAC 197-11-960) 2. Will the project require any work over, in, or adjacent to (within 200 feet) the described waters? If yes, please describe and attach available plans. No. 3. Estimate the amount of fill and dredge material that would be placed in or removed from surface water or wetlands and indicate the area of the site that would be affected. Indicate the source of fill material. Not Applicable 4. Will the proposal require surface water withdrawals or diversions? Give a general description, purpose, and approximate quantities if known. IRS S. Does the proposal lie within a 100-year floodplain? If so, note location on the site plan. No 6. Does the proposal involve any discharges of waste materials to surface waters? If so, describe the type of waste and anticipated volume of discharge. No b. Ground: Find help answering ground water questions' 1. Will groundwater be withdrawn from a well for drinking water or other purposes? If so, give a general description of the well, proposed uses and approximate quantities withdrawn from the well. Will water be discharged to groundwater? Give a general description, purpose, and approximate quantities if known. M Describe waste material that will be discharged into the ground from septic tanks or other sources, if any (domestic sewage; industrial, containing the following chemicals...; agricultural; etc.). Describe the general size of the system, the number of such systems, the number of houses to be served (if applicable), or the number of animals or humans the system(s) are expected to serve. None. c. Water Runoff (including stormwater): Describe the source of runoff (including storm water) and method of collection and disposal, if any (include quantities, if known). Where will this water flow? Will this water flow into other waters? If so, describe. https:Heco logy.wa.gov/Regulations-Perm its/SEPA/Environmental-review/SEPA-guidance/SEPA-checkl i st- gu i dance/SEPA-Checklist-Section-B-Environmental-elem ents/Environmental-elem ents-3 -W ater/Environm ental- elements-Groundwater SEPA Environmental checklist September 2023 Page 6 (WAC 197-11-960) Runoff from the roadways and RV pads will be collected via catch basins and discharged into onsite infiltration trenches for disposal onsite. Trenches will be sized to infiltrate 100% of runoff from the site. 2. Could waste materials enter ground or surface waters? If so, generally describe. No. 3. Does the proposal alter or otherwise affect drainage patterns in the vicinity of the site? If so, describe. No. Due to the sandy nature of the soils, it is anticipated that all precipitation on the site is infiltrated on the site. This pattern will be followed. d. Proposed measures to reduce or control surface, ground, and runoff water, and drainage pattern impacts, if any: Runoff from the site will be treated through the use of catch basin filters and infiltrated onsite through the installation of onsite infiltration trenches 4. Plants Find help answering plants questions a. Check the types of vegetation found on the site: ® deciduous tree: alder, maple, aspen, other ® evergreen tree: fir, cedar, pine, other ® shrubs ® grass ❑ pasture ❑ crop or grain ❑ orchards, vineyards, or other permanent crops. ❑ wet soil plants: cattail, buttercup, bullrush, skunk cabbage, other ❑ water plants: water lily, eelgrass, milfoil, other ❑ other types of vegetation b. What kind and amount of vegetation will be removed or altered? Approximately 3.9 acres of vegetation, primarily low grasses and shrub with some scattered evergreens, will be removed or altered as part of this project. c. List threatened and endangered species known to be on or near the site. None Known. d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any. SEPA Environmental checklist September 2023 Page 7 (WAC 197-11-960) Landscaping will include replanting of disturbed areas with low grasses and a landscaping buffer (native trees and shrubs) will be installed along the northern property line. e. List all noxious weeds and invasive species known to be on or near the site. The site contains Himalayan BlackBerry and Scotch Broom plants. 5. Animals Find help_answering animal questions' a. List any birds and other animals that have been observed on or near the site or are known to be on or near the site. Examples include: • Birds: hawk, heron, eagle, songbirds, other: ■ Mammals: deer, bear, elk, beaver, other: a Fish: bass, salmon, trout, herring, shellfish, other: Deer, Hawk, Heron, Eagle and songbirds. b. List any threatened and endangered species known to be on or near the site. No c. Is the site part of a migration route? If so, explain. No d. Proposed measures to preserve or enhance wildlife, if any. None e. List any invasive animal species known to be on or near the site. None Knwon 6. Energy and natural resources Find help answering enema and natural resource question a. What kinds of energy (electric, natural gas, oil, wood stove, solar) will be used to meet the completed project's energy needs? Describe whether it will be used for heating, manufacturing, etc. The project will utilize electric power for typical use associated with an RV space (heating, cooking, lighting, etc.). It is also anticipated that propane may also be utilized by the tenants (will not be supplied by project proponent) for cooking, heating, etc. s https://ecology.wa.gov/Regulations-Permits/SEPA/Environmental-review/SEPA-guidance/SEPA-checklist- guidance/SEPA-Checklist- Section-B-Environmental-el ements/Envi ron mental-elements-5-Animals 9 https://ecology.wa.gov/Regulations-Permits/SEPA/Environmental-review/SEPA-guidance/SEPA-checklist- guidance/SEPA-Checklist-Section-B-Environmental-el ements/Environmental-elements-6-Energy-natural-resou SEPA Environmental checklist September 2023 Page 8 (WAC 197-11-960) b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. No C. What kinds of energy conservation features are included in the plans of this proposal? List other proposed measures to reduce or control energy impacts, if any. Energy efficient lighting will be utilized if installed during the course of the project. Otherwise the majority of the site energy needs will be utilized by tenants in their personal vehicles and control over conservation features in that case is limited. 7. Environmental health health Find help with answerin environmental health uestions10 a. Are there any environmental health hazards, including exposure to toxic chemicals, risk of fire and explosion, spill, or hazardous waste, that could occur because of this proposal? If so, describe. No I. Describe any known or possible contamination at the site from present or past uses. The site was previously utilized as an aggregate pit and housed a concrete batch plant. 2. Describe existing hazardous chemicals/conditions that might affect project development and design. This includes underground hazardous liquid and gas transmission pipelines located within the project area and in the vicinity. None known 3. Describe any toxic or hazardous chemicals that might be stored, used, or produced during the project's development or construction, or at any time during the operating life of the project. None known 4. Describe special emergency services that might be required. None known S. Proposed measures to reduce or control environmental health hazards, if any. None proposed b. Noise 1. What types of noise exist in the area which may affect your project (for example: traffic, equipment, operation, other)? lt' https://ecology.wa.go�i>tc_tilations-Permits/SEPA/Environmental-review/SEPA-guidance/SF-PA-checklist- gu idance/SEPA-Checkl ist- Scx.t i on-B-Environmenta I -el ements/Environmental-Clem ents-7-Environm ental-health SEPA Environmental checklist September 2023 MAC 197-11-960) Page 9 The property is currently utilized as a staging yard for a construction company with earth -moving equipment and it anticipated that this use will remain until Phase 2 is developed. Associated equipment and hauling vehicle noise is anticipated. The site is located near Ness Corner Road and D Street and typical traffic noise is anticipated. 2. What types and levels of noise would be created by or associated with the project on a short-term or a long-term basis (for example: traffic, construction, operation, other)? Indicate what hours noise would come from the site)? Noise associated with construction will be limited to equipment (excavators, dump trucks, bulldozer, etc.). This work will be limited to normal working hours and will only be for the duration of construction. There will be no long-term noise affects created by this project apart from typical RV Park noise (passenger vehicles, conversation, etc. 3. Proposed measures to reduce or control noise impacts, if any: None planned. 8. Land and shoreline use Find he( answerin land and shoreline use questions�t a. What is the current use of the site and adjacent properties? Will the proposal affect current land uses on nearby or adjacent properties? If so, describe. The current use of the site is a staging yard for a construction company. The property directly the east is an undeveloped residentially zoned parcel. The adjacent properties to the south have been developed as for commercial uses (lumber yard, hardware store, commercial repair garage, and restaurant. There is an existing residence located on the parcel with the restaurant. The adjacent property to the west has been developed as a min -storage facility. The adjacent properties to the north are residential properties, some of which contain residences and others which are vacant. The proposal will not affect either the adjacent commercial or residential uses of the surrounding properties. b. Has the project site been used as working farmlands or working forest lands? If so, describe. How much agricultural or forest land of long-term commercial significance will be converted to other uses because of the proposal, if any? If resource lands have not been designated, how many acres in farmland or forest land tax status will be converted to nonfarm or nonforest use? No " https://ecology.wa.gov/Regulations-Permits/SEPA/Environmental-review/SEPA-guidance/SEPA-cheeklist- guidance/SEPA-Checklist-Section-B-Environmental-elementslEnvironmental-elements-S-Land-sliorel ine-use SEPA Environmental checklist September 2023 Page 10 (WAC 197-11-960) 1. Will the proposal affect or be affected by surrounding working farm or forest land normal business operations, such as oversize equipment access, the application of pesticides, tilling, and harvesting? If so, how? No C. Describe any structures on the site. There are no permanent structures on the site. There are several concrete pads from past uses on the site as well as containers for storage and a jobsite trailer. d. Will any structures be demolished? If so, what? No e. What is the current zoning classification of the site? The current zoning is RR-5. However, upon completion of the Port Hadlock sewer system, the site zoning will be updated to Urban Commercial. That sewer system is expected to be operational by June of 2025. f. What is the current comprehensive plan designation of the site? Urban Growth Area: Irondale & Port Hadlock. Existing and future zoning as described above is listed in the comprehensive plan. g. If applicable, what is the current shoreline master program designation of the site? Not applicable. h. Has any part of the site been classified as a critical area by the city or county? If so, specify. No i. Approximately how many people would reside or work in the completed project? 180 residents on a short-term basis (90 in Phase 1 and 90 in Phase 2). j. Approximately how many people would the completed project displace? None. k. Proposed measures to avoid or reduce displacement impacts, if any. None. I. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any. The proposed use of the site is a conditional use under the current zoning classification and is an unnamed commercial use that requires a discretionary land use permit from Jefferson County. The project will be developed consistent with Jefferson County Code and will mitigate impacts to adjacent residential properties with screening. SEPA Environmental checklist September 2023 (WAC 197-11-960) Page 11 m. Proposed measures to reduce or control impacts to agricultural and forest lands of long-term commercial significance, if any: Not applicable 9. Housing find he! answerin housin uestions12 a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing. This project will allow up to 90 RV Spaces on the site. RV parks serve a wide range of income levels but are generally considered middle -income housing. b. Approximately how many units, if any, would be eliminated? Indicate whether high, middle, or low-income housing. None C. Proposed measures to reduce or control housing impacts, if any: None Planned. 10. Aesthetics Find hel artiswerin aesthetics uestions:s a. What is the tallest height of any proposed structure(s), not including antennas; what is the principal exterior building material(s) proposed? No permanent structures are planned at this time. RV's have a typically max height of 13 feet. b. What views in the immediate vicinity would be altered or obstructed? None. C. Proposed measures to reduce or control aesthetic impacts, if any: Landscape screening with fencing as required will be provided along the northern property line to mitigate aesthetic impacts to the adjoining residential properties. 11. Light and glare Find help a swed ig li ht and fare uestionsla a. What type of light or glare will the proposal produce? What time of day would it mainly occur? Site lighting may produce light. This will mainly occur after dark. '2 https://ecology.wa.gov/Regulations-Permit$/SEPA[Environmental-review/SEPA-guidancelSEPA-checklist- gu i dance/SEPA- Check l ist-Section-S -Env i ron mental-elem entslEnv i ronmental -elements-9-Housing " i,ttps://ecology•wa.govfRegulatiom-Permits/SEPA/Environmental-review/SEPA-guidancelSEPA-checklist- guidancelSEPA-Checklist-Section-S-Emironmental-elements/Enviimnmental-elements-10-Aesthetics +d its/SEPAIEnvironmental-review/SEPA-guidancelSEPA-checklist- https.11eCology.wa.gnvlReguiatinns-Perm guidancelSEPA-Checkl ist-Section-l3-Environmental-elements/Environmental-elements- l 1-Light-glare P e12 SEPA Environmental checklist September 2023 ag (WAC 197-11-960) b. Could light or glare from the finished project be a safety hazard or interfere with views? M c. What existing off -site sources of light or glare may affect your proposal? None known. d. Proposed measures to reduce or control light and glare impacts, if any: All site lighting will be shielded downward facing lights to minimize impacts to adjoining properties. 12. Recreation Find help answering recreation questions a. What designated and informal recreational opportunities are in the immediate vicinity? None known b. Would the proposed project displace any existing recreational uses? If so, describe. No c. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any: None planned. 13. Historic and cultural preservation Find help answering historic and cultural preservation question515 a. Are there any buildings, structures, or sites, located on or near the site that are over 45 years old listed in or eligible for listing in national, state, or local preservation registers? If so, specifically describe. No b. Are there any landmarks, features, or other evidence of Indian or historic use or occupation? This may include human burials or old cemeteries. Are there any material evidence, artifacts, or areas of cultural importance on or near the site? Please list any professional studies conducted at the site to identify such resources. No. No known professional studies have been completed on this site. Describe the methods used to assess the potential impacts to cultural and historic resources on or near the project site. Examples include consultation with tribes and the department of archeology and historic preservation, archaeological surveys, historic maps, GIS data, etc. 15 https:Hecology.wa.gov/Regulations-Permits/SEPA/Environmental-review/SEPA-guidance/SEPA-checklist- guidance/SEPA-Checklist-Section-B-Environmental-elements/Environmental-elements-13-Historic-cultural-p SEPA Environmental checklist September 2023 Page 13 (WAC 197-11-960) The site was reviewed through the WISSARD (Washington Information System for Architectural and Archeological Records Data) mapping application provided by the Washington Department of Archaeology and Historic Preservation. d. Proposed measures to avoid, minimize, or compensate for loss, changes to, and disturbance to resources. Please include plans for the above and any permits that may be required. None proposed 14. Transportation Find help with answering transportation questionS16 a. Identify public streets and highways serving the site or affected geographic area and describe proposed access to the existing street system. Show on site plans, if any. The site is fronted on the west by 'D' Street just to the north of Ness' Corner Road. b. Is the site or affected geographic area currently served by public transit? If so, generally describe. If not, what is the approximate distance to the nearest transit stop? The area is served by the Jefferson Transit Authority (bus service). The nearest bus stop is approximately % mile southest on Ness' Corner Road as measured from the proposed entry/exit and along the subsequent roadways. c. Will the proposal require any new or improvements to existing roads, streets, pedestrian, bicycle, or state transportation facilities, not including driveways? If so, generally describe (indicate whether public or private). d. Will the project or proposal use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. No e. How many vehicular trips per day would be generated by the completed project or proposal? If known, indicate when peak volumes would occur and what percentage of the volume would be trucks (such as commercial and nonpassenger vehicles). What data or transportation models were used to make these estimates? At maximum occupancy it is estimated that the site will generate 240 trips per day with a peak volume of 24 trips per hour between 4:00 and 6:00 pm on weekdays. This data is based on the 111h edition of the Trip Generation Manual (Institute of Transportation Engineers). No data is provided on the average daily trip generation, so the daily rate was estimated to be 10 times the peak hour rate. f. Will the proposal interfere with, affect, or be affected by the movement of agricultural and forest products on roads or streets in the area? If so, generally describe. 16 https:Hecology.wa.gov/Regulations-Permits/SEPA/Environmental-review/SEPA-guidance/SEPA-checklist- guidance/SEPA-Checkl ist-Section-B-Environmental-elements/Envi ronmental-elements- 14-Transportation SEPA Environmental checklist September 2023 Page 14 (WAC 197-11-960) No g. Proposed measures to reduce or control transportation impacts, if any: None planned 15. Public services Find help answering pLIbliC serviceduestion a. Would the project result in an increased need for public services (for example: fire protection, police protection, public transit, health care, schools, other)? If so, generally describe. Project will require fire and police protection, but the impact is expected to be negligible. b. Proposed measures to reduce or control direct impacts on public services, if any. None planned. 16. Utilities Find help answering utilities questionslg a. Circle utilities currently available at the site electricit natural ga water efuse service,`e� sanitary sewer, septic system, other: Sanitary sewer is currently under construction in the area and is expected to be operational by the time permits for this project are approved. b. Describe the utilities that are proposed for the project, the utility providing the service, and the general construction activities on the site or in the immediate vicinity which might be needed. The site utilities include a gravity sanitary sewer system within the site which discharges to an onsite pump station which will pump to the Port Hadlock sewer system which is managed by Jefferson County. Water and power to the site will be supplied by Jefferson County PUD. Existing facilities exist on the frontage. Power and water will be metered at a single location and service lines will be extended to each RV space. 17 https:Hecology.wa.gov/regulations-permits/sepa/environmental-review/sepa-guidance/sepa-checklist- guidance/sepa-checklist-section-b-environmental-elements/environmental-elements-15-public-services 18 https://ecology.wa.gov/regulations-permits/sepa/environmental-review/sepa-guidance/sepa-checklist- guidance/sepa-checklist-section-b-environmental-elements/environmental-elements-l6-utilities SEPA Environmental checklist September 2023 Page 15 (WAC 197-11-960) C.Signature Find help about who should sign19 The above answers are true and complete to the best of my knowledge. I understand that the lead agency is relying on them to make its decision. Digitally signed by Seth Rodman ON: CnI . E--sath@zenovir-.ns! 0=2enois & Associates Inc, CNn X Dake 2 h Rodman Dula: 025-09.0c as savor=w oo Type name of signee: Seth Rodman, P.E. Position and agency/organization: Senior Design Engineer, Zenovic & Associates, Inc Date submitted: August 8, 2025 19 https://ecology.wa.gov/Regulations-Permits/SEPA/Environmental-review/SEPA-guidance/SEPA-checklist- guidance/SEPA-Checklist-Section-C-Signature SEPA Environmental checklist September 2023 Page 16 (WAC 197-11-960) D.Supplemental sheet for nonproject actions Find help for the nonoroject actions worksheet20 Do not use this section for project actions. Because these questions are very general, it may be helpful to read them in conjunction with the list of the elements of the environment. When answering these questions, be aware of the extent the proposal, or the types of activities likely to result from the proposal, would affect the item at a greater intensity or at a faster rate than if the proposal were not implemented. Respond briefly and in general terms. How would the proposal be likely to increase discharge to water; emissions to air; production, storage, or release of toxic or hazardous substances; or production of noise? • Proposed measures to avoid or reduce such increases are: 2. How would the proposal be likely to affect plants, animals, fish, or marine life? • Proposed measures to protect or conserve plants, animals, fish, or marine life are: 3. How would the proposal be likely to deplete energy or natural resources? • Proposed measures to protect or conserve energy and natural resources are: 4. How would the proposal be likely to use or affect environmentally sensitive areas or areas designated (or eligible or under study) for governmental protection, such as parks, wilderness, wild and scenic rivers, threatened or endangered species habitat, historic or cultural sites, wetlands, floodplains, or prime farmlands? • Proposed measures to protect such resources or to avoid or reduce impacts are: S. How would the proposal be likely to affect land and shoreline use, including whether it would allow or encourage land or shoreline uses incompatible with existing plans? 21 https:Hecology.wa.gov/regulations-permits/sepa/environmental-review/sepa-guidance/sepa-checklist- guidance/sepa-checklist-section-d-non-project-actions SEPA Environmental checklist September 2023 Page 17 (WAC 197-11-960) ■ Proposed measures to avoid or reduce shoreline and land use impacts are: 6. How would the proposal be likely to increase demands on transportation or public services and utilities? • Proposed measures to reduce or respond to such demand(s) are: 7. Identify, if possible, whether the proposal may conflict with local, state, or federal laws or requirements for the protection of the environment. SEPA Environmental checklist September 2023 Page 18 (WAC 197-11-960) LOG ITEM 5 Page at Emily Calkins From: Emily Calkins Sent: Wednesday, August 27, 2025 6:08 PM To: seth@zenovic.net; nordlandconstructionnw@hotmail.com Cc: Greg Ballard Subject: Additional Items Required for RV Park-SUB2025-00023 Attachments: Conditional Use Permit (PDF).pdf; Traffic Impact Analysis Checklist.pdf; Road Standards Chart & Drawings.pdf; 062425 MSN Updated TIA.pdf; Traffic Report -Disco Bay PRRD_ 191121.pdf; SUB2025-00023 Invoice Updated 8-27-2025.pdf Good afternoon, Greg Ballard has tasked me with permitting your RV park for the property off of D Street in the Port Hadlock/Irondale Urban Growth Area(UGA). We are excited to see permit applications coming in for urban development utilizing the new sewer system and I look forward to seeing this project all the way through. After receiving the application, Greg and I were able to sit down and begin to chart the path forwards for this project. Besides the general requirements listed in our code in JCC 18.30 we are working with two main areas of regulations that require land use permits - zoning regulations concerning the suitability of placing an RV park within this specific land use zone and subdivision regulations(processed through a binding site plan) concerning the physical and site specific requirements for the number and configuration of lots created for the RV park. Concerning zoning requirements, the section of code that regulates development within the Irondale/Port Hadlock UGA is found in JCC 18.18 and is silent on the requirements for an RV park. Because of this, an RV park falls under the category of "unnamed commercial uses" and the permitting pathway is determined at the discretion of the code administrator, Greg. Greg has determined that we will require a Type III Conditional Use permit per JCC 18.18.040 in order to address the suitability of the site for this commercial use instead of attempting to force the project into the framework of a small-scale recreation and tourist use as regulated by JCC 18.20.350, which was designed for rural areas and triggered the submittal of a major variance application. In short, to address zoning and land use requirements we are going to process this application as a conditional use permit for a commercial use instead of requiring a major variance. I am attaching a copy of our conditional use permit application for you to fill out to replace the submitted variance application. The conditional use permit requires 2 more hours of review from our department than the hours billed for the variance, so I have updated the invoice to reflect these additional hours. Concerning the binding site plan application, in addition to the conditional use permit application and fees requested above there are several documents that need to be submitted before we can deem the application complete: • A water availability notification from PUD. PUD keeps these forms on hand that they fill out so you can reach out to them directly and request the notification form be completed for your 90-site RV park. + A sewer availability form from Public Works. You can reach out to their sewer team at porthadlocksewer@co.iefferson.wa.us to request that they fill out this form. There will be a portion that the owners will need to sign as well. The Department of Public Works reviews our subdivision applications for stormwater and transportation requirements and because your binding site plan does not fit into any clear category for review and payment I conferred with John Fleming at Public Works about their review and associated fees. He said that we could start by charging for 10 hours for their review time with the understanding that they will keep track of how much time they spend on the project. If and when they pass 10 hours they will charge more on an as -needed basis. In addition to the conditional use permit fees added to the invoice I have also added the fees required for Public Works' review. John scanned over the project and had three comments. While these items will not be required for us to determine the application substantially complete, I wanted to pass them on to you so that you could get a jump start on them before Public Works begins their formal review. ■ John noted that only one access onto the property has been included on the site plan. For emergency access you will need two different access points. • Public Works will require a Traffic Impact Analysis for this project. I recommend that you begin working with a company now to create this analysis because once the application is deemed complete we will send out an Additional Information Request(AIR) for this analysis and it will need to be completed and reviewed prior to the public hearing. • The portion of D Street that runs between the RV park and Ness' Corner will need to meet public road standards as determined by the Average Daily Traffic(ADT). I have attached several documents to help you prepare for these requirements: • A traffic impact analysis checklist from Public Works • A road standards chart and drawings from Public Works that D Street will need to meet based on the Average Daily Traffic (ADT), which includes the traffic created by the RV park and the traffic that currently exists. • Two examples of traffic impact analyses accepted by the county: o Mason Street "062425 MSN Updated TIA" —This is the most recent report submitted to us, which was completed for the Mason St project located nearby. o Discovery Bay "Traffic Report Disco Ba PRRD 191121" —This is a report that John remembered as being an excellent example and he suggested I send it to you. To summarize, a traffic impact analysis will need to be completed for our review as part of the permitting process and the items listed below will need to be completed for us to determine the application complete: • Conditional use permit application • Additional fees requested for conditional use permit and Public Works review, which total 1,380.75 • A water availability notification from PUD ■ A sewer availability form from Public Works The invoive for the additional fees is attached to this email as "SUB2025-00.023 Invoice Updated 8-27-2025". The fees invoiced for the additional review can be paid by credit card or check. Checks should be made out to "JC DCD", and they can be mailed or dropped off at 621 Sheridan St in Port Townsend (98368); credit card payments can be made on our online portal at httos:llwww.co.jefferson.wa.usY617/2715/Fees-Payments. Please note that a convenience fee is charged for all online payments. Our code requires that we determine an application complete or incomplete by September 3'd, so if the four items listed above are not completed on September 2nd we will send a formal determination of incomplete application. After that point you will have 90 days to submit the items listed above or the application will be abandoned. Once all of the items are received I will determine the application complete and send the application out for review. I am sorry for the length and complexity of this email, and if you have any questions I encourage you to reach out. I will be out of town until September 3'd but will be able to communicate via email. If you need to talk to someone on the phone I am sure that Greg would be willing to talk with you as well. I look forward to talking more throughout this process and hope we can get this permit going soon! Sincerely, Emily Calkins rrrrr ��:5•` Emily Catkins Planning Technician SDR Lead Dept. of Community Development Ecatkincprr, je erson,Wa.us 36o-379-446o 9:00-12:00 1: 00-4:30 found at All e-mail sent to this address has been received by the Jefferson County e-mail system and is therefore subject to the Public Records Act, a state law inspection) of th s e-mail unless it islic Records alsoexemptlaw. the fram Production rto the rst equest ase this r cording to state laws to anyincluding R��o asks to obtain a copy (or for 9 56 and other state laws. JEFFERSON COUNTY �r! DEPARTMENT OF COMMUNITY DEVELOPMENT r 1 621 Sheridan Street I Port Townsend, WA 98368 > 360-379-4450 1 email: dcd@co.jefferson.wa.us ►e jC, http://www.co.jefferson.wa.us/260/CommunityDevelopment September 2, 2025 Thomas Johnson Island 3 Investments LLC 123 Pondrosa PL Nordland, WA 98358 RE Binding Site Plan for RV Park CASE #: SUB2025-00023 Dear Thomas Johnson, the Jefferson County Department of community Development �� I � eemined that your applave ication at on is not ion materials for the above proposed project The following information is needed by Monday, December 1, 2025 to constitute a complete application: Conditional use permit application Additional fees requested for conditional use permit and Public Works review, totaling 1,380.75 A water availability notification from Jefferson County PUD • A sewer availability form from the Department of Public Works Pursuant to JCC18.40.110(3)(b), if an applicant does not submit additional information, does not request additional time to submit the required information willbe considered abandoned and t e e sae -period< or does not appeal the decision, the application withdrawn, and the applicant shall forfeit the application fee. The Department of Community Development shall not be responsible for notifying the applicant of an impending expiration. Please advise the Department of Community Development in writing of your intentions. Sincerely, Emily Calkins Department of Community Development Staff +_y Calkins LOG TEM Pad � O From: Emily Calkins Sent: Monday, November 24, 2025 1:37 PM To: Emily Calkins Subject: FW: 2025.055 - RV Park-SUB2025-00023 - Traffic Technical E-mail From: John Fleming <JFleming@ca.jefferson.wa.us> Sent: Friday, September 19, 202, J eff PM TO: Greg Ballard <GBallard@co jefferson.wa.us>, Emily Calkins <ECalkins@co.'eff Cc: Eric Kuzma cEKuzma@cOJefferson.wa.us> J Subject: RE: 2025.055 - RV Park-SUB2025-00023 - Traffic Technical E-mail erson.wa.us> Greg: Thank you for sharing this preliminary information. Public Works will conduct an official review of traffic and stormwater at a later date. However, we can share with you our prelimina nalypsessions of the below submittal, and more things to consider when responding to PW request for a Traffic Impact A Public Works disagrees with the conclusions of the below traffic technical email. The 90 unit RV park proposal shows no store for food and other suppliesno laundry, and no pool or other sources of entertainment at the site., au It stands to reason that RV park occupants shall make at least a couple trips per errands. An AOT of 4 to 6 per unit seems, at a minimum, a reasonable amount f p p day for sight-seeing, shopping, or other Given the housing shortage in this area, the recent availability of sewer service of stay for RV park users, it also stands to reason that RV park Occupantsor this proposal, and might be more in line with a mobile home park traffic pattern. and no declaration of maximum length Public Works recommends a current traffic study of 3 existing may be long term, with 100% occupancy rate, Project (as in Jefferson, Clallam, Kitsap, or Island County). parks of similar sire and in close proximity to the proposed Two way traffic of RVs on the existing ❑ St with no shoulders seems to be unsuitable. Applicant shall also address pedestrians at the proposed RV Port Hadlack UGA. park and their safe travel to and from destinations in the Thank you, John From: Greg Ballard <GBaIlard co. efferson.wa.us> Sent: Thursday, September 18, 2025 9:45 AM TO- Emily Calkins <ECalkins co.'efferson.wa.us> Cc: John Fleming <JFfemin co."efferson.wa.us> Subject: FW: 2025.055 - RV Park-SUB2025-00023 - Traffic Technical E-mail fyi From: 'aketraffic a comcast.net <'aketraffic comcast.net> Sent: Thursday, September 18, 2025 8:35 AM To: Emily Calkins <ECaIkins ca.iefferson.wa•us'; Greg Ballard <GBallard co. efferson.wa us' ''ennifer taylor' Cc: Seth Rodma n' <Seth zenovic.net";'Thomas Johnson' <hlordlandCanstructionNW hotmai .comp; < mtnci outlook.com> Subject: 2025 055 _ RV park-SU62025-00023 -Traffic Technical E-mai ' originated outside the organization. Do not open attachments or click on links if you are ALERT: BE CAUTIOUS This email o g not expecting them. Emily/Greg hose, located on the east side de D,loped Street a 90 —spot RV park, to be developed in two p The site was previously I have been contacted regarding aril. about 700' north of Ness' Corner Road in the h used asaa contractors storage Jefferson d.County. with a Concrete Plant and is currently being Complete Checklist, copy attached, The County provided the applicant a copy of the Traffic Impact Analysis Technically pertinent section below: Traffic Impact Analyses Technically Complete Checklist 1 sis public Works will also use the checklist to County Public Works Department will provide na s checklist to applicants for development Jefferson Co y projects to guide the development of a Traffic provided y d eterntine if all relevant information has been provided In a Traffic Impact Analysis. Y Project Name: Traffic hnPact Analysis (TIA) Required?proposal, After review of the Institute of Transportation Engineers T 1ps�erreracf°1t 1�fanrial' would the Yes No Generate more than 200 Average Dai y p —Yes No Generate more than 25 Peak l lour Trips? Level of — Be located on a road segment with an idtion��th an identified Level Service Yes No Yes No Contribute peak hour trips to an interse deficiency? Yes No Be located—Yes ocated in an idel;�d hAnalysisaccident required?location or corridor ~Yes No Is a TransportationImpact er a TIA if greater than 200 ADT or 25 PMPHT's are generated. Considering this I would trigger development would not generate more than 200 Per the above the project review and determined the proposed have conducted a preliminary ADT or 25 PMPHT's, see below: Traffic Generation: rate is from this prior work I have conducted work on RV parks in the past, the 75%annual occupancy The preliminary TG data estimate is below: FN TABLE 1 TRIPGE ERA-RON RV PAR{ - FORT HADL CK T8:;HNICaL E-MAIL TG Rate _ Faster % 1 fx ter We(f C ampt�urd/Fe�t Park -C nerd 1 Exii 96 Fxit Trips Toil {T) %* fi t } r�hurban (IiE WC 41g- +T's Toiaf AM peak hour 68 1.4 50:6 68-ocMp�ra►►�sites) 68 4$ 50 4$ 95 PM peak hour fl21 3696 - _ 68 027 where 7{ = 6596 5 64% 9 14 12 35% - occupfed units r 755{, annual a ve 6 18 - - no ITE data rar LUC 416, the ADT/PM ratio for Public ark (WC t41:t) is 0, 788ADT - T� s _ - ` Ak_ HT passbY Per ITE and JTE fnc experience. mail/service delivervt.+faet ps, not app ahlPth this Trip aeration per the ITE Tri Generation Manual 7-09; thus 027 x 7.09 = Note: Due to roundi ng some aalues � Edition may not add up V Street: 'D' Street between Ness Corner Road and 3rd Street is a crowned asphalt road between shoulder improvements (per information provided to me by the project Civil Engineer Seth to 20' wide with minimal There are roughly nine SFDU's with access to 'D' Street; that correlate into aboutg Seth Rodman, PE). to the residential trips there would be other traffic using the road, I estimate 200 to 300 daily based on my 40+ 90 daily trips, per ITE data. In addition years of Traffic Engineering Experience and inspection of data in the following fdocumenstrmate is o Mason Street "062425 MSN u dated TIA" -This is the most recent report submitted to us, which was completed for the Masan St project located nearby. Site access sight lines look good (per Bing Aerial streetside data) i Safety Safenspection -there were no recorded crashes, per WSDOT data (attached) on 'D' ty to 2024 Street for the 5-year period 2020 Operational inspection - traffic operations on 'D' Street are good via Traffic Engineering Road T g Inspection. Type -the existing road appears to be a type 2 based on road width and type 3 based on the Jefferson County Road Standards below: Jefferson width, reference 3 Jefferson County Road Standards d. Sid- Type # - 1 - 2 3 - - Local Service Rd- Local Access Rd oad Classific,"O Rural Access Rd. (4) reslder>ces max 5 100 ADT 5 400 ADT tvadway Width 14 ft- 20 It. 22 ft_ 1)(2)(4)(5) 9 fl. -ane Width 7 ft. 2](4) 2 ft. N/A shoulder Width NIA (2)(3)(4)(5) 2,' HMA (6) NIA NIA Surfacing - -- - Crushed Surfacing 2^ 2,I 2" Top Course 4" Crushed Surfacing 4" 4, Base course Gravel Base (7) N/A 4"61, Slopes flatter than 2HAV are Ditch Slope desirable where achievable. (In- slope) Clear Zone) Side Slopes 4 5 6 ADT ADT DH 1�"� 400-750 T51-1000 28 ft 28 ft. 34 10fl loft 11 3 ft, 4fl- 6f -- 2.5r HMA 3 HMA 3" HI 2" 2" 2' 4" 4" 6" 8„ 6" steeper than 4H-1 V should Slopes when achieving a 4H1V Slope AASHTO (8) re Notes: rorn payed edge to paved edge of shoulder. (1] For curbed- distance froc Jefferson face o Department r s ofuPublic dWorts to fmin mum allowed by AASHTO (2y May be reduced. t1Y petitionde used 3 When guardrail �s necessary provide 2 feet min of widening or longer posts to ensure lateral support. (41 For roads w�lh traffic volumes of less than 400OADT. nd thelovi volume llt uniform rn froad aedCodee1 standards may (5) For guidance for one-way streets, see AAS ion 9.03-10 (6) HMA required rf County Road. 7 Not required if subgrade meets specification f °dGravel es �Raa��s he roadway engineer ngi ere should latke into account (] guidance for clear zone (i3] When using AASHTO q r ect csrcumstances. all AASHTO materials relating to clear zone and p o! f the future year chosen for design erhest of ADT. Fare (30ban areas, DHV vs usually beiween 8 to 12 percent of the The Design Hourly volume (DHV] is generally the 3Qth highest hourly volume 130 DH o on tie average rural road or arterial, ❑HV is about 15 p ical day; thus, i would project trips to the corridor or' 3 The proposed project ect is projected to add aboutbe( ie a) y pey3 and to be copse native a Type 4 that accounts for site that appropriate Road Type for the corridor would traffic and future background traffic. e 4 Road on the project sites side of the Traffic Mitigation - construct the Road Frontage improvements to provide a Type road. Summarizing: typical day does not trigger the need for a The traffic projected to be generated by the proposed 99-space RV park on a TIA. County Road Type for site inspected the site asafety, operations and the what the appropriate I have insp access sight lines,Iced. frontage improvements should be app 4 Based on my review of the project the following: Site traffic generation on a typical is below the threshold to require a TIA Good sight lines exist at the site access No recorded crashes Occurred on 'D' Street between 2020 and 2024 Traffic operations are good - Site frontage improvements consistent with a Jefferson County Type 4 road would be a I would think a Transportation Memorandum documenting the above would be a ppropriate Please let me know if this is consistent to what the County needs? ppro r• p late. Thank you Mark Mark JJacobs, PE, PTOE JAKE TRAFFIC ENGINEERING, INC 2614 39th Ave. SW Seattle, WA 98116 — 2503 206.762.1978 o 206.799.5692 c From: Seth Rodman <SethezenOyic.net> Sent: Tuesday, September 9, 2025 938 AM To: aketraffiC Comcast,net Subject: FW: Additional Items Required for RV Park-SUB2025-00023 From: Emily Calkins ¢! 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C SAC trr m 4 C A W NN $S OD CA m m g n to �. to s 0 c N isto m � a g m o IAa p C tip N J Q m < am O N AN g cq A N = N to 8 �' (/DDT a = N tJ] D 0 A N = w O O p A m D �� 0 up /m O1 S J coCA m m to A A 2= m C S ca M L W W J m` n ox W N Z -� w 2 G� 30 o< %C o 2� A Oz O! N = w w g N p D t_ c� 0 n 0 C Q� Q U1 II'rtl Q. o. ca _ LOCAL SERVICE RDAD 14' ROAD SECTION WITH 20' UNOBSTRUCTED WIDTH ( UNDER 100 ADT ) Z W 12" MIN, EPTICHI I o 0 * 2 1 j- 3. 7 O70 '�� CRUSHED SURFACING TOP COURSE [CSTC) 2" MIN. COMPACTED DEPTH CRUSHED SURFACING BASE COURSE (CSBC) 4" MIN. COMPACTED DEPTH 4" MIN. COMPA� Q D8AS j EPTCOMPACTED SUBGRADE AASHTO GEOMETRIC DESIGN OF HIGHWAYS AND STREETS (CURRENT VERSION). - WSDOT QESICN COUMANNTY NIL AND STANDARD SPECIFICATIONS FOR ROAD, BRIDGE AND MUNICIPAL CONSTRUCTION (CURRENT VERSION). - JEFFERSON COUNTY UNIF1Ep DEVELDPMENT CODE CODE, CHAPTER 18.30.080. !. ALL MATERIALS SHALL MEET WSDOT STANDARD SPECIFICATIONS FOR ROAD CONSTRUCTION. 2. CSBC GATT DEPTHS SHOWN AREA MINIMUM; JNCREASEDERE ACHJE OEPTIi MAY Be REQUIRED DUE TO SOIL CONDITIONS. '�. SLOPES FLATTER THAN 2H:1V ARE DESIRABLE WHERE ACHIEVABLE. MEETS S. MAXIMUM UGRADE IS 1IRED F 2 GREATER THAN C12% WITH PUBLIIRCATION FOR C AWO_ P AS.PERAPPROVAL; WSDOT PAVED SURFACE &- ROAD STANDARD IS FOR PRIVATELY MAINTAINED ROADS ONLY WITH HD POTENTIAL FOR FURTHER OEVELOpREQU NOT A E MAY DEVELOPMENT: MEgUIRED- Nov. 21, 2p22 THRU ROAD. PAGE 1 GF 2 02 DEPARTMENT OF COMMUNITY DEVELOPMENT - 621 Sheridan Street, Port Townsend, W.\ 98368 1'cl: 360.379.4450 1 Web: w�vw.cr�.icftrnrtn.wa.uslctat�tmet ' ; v IoJsmes= •�'1yylxc: I �.-mail: t�iCsi !i CU.iefFcr.ctti.��.r.its PERMIT APPLICATION PROPERTY & APPLICANT INFORMATION SHEET Purpose: This form is a required component of all development permit applications. Site Information Parcel Number: 901-024-089 Site Address: East side of'D' Street, approximately 400 feet north of Ness' Corner Road in Port Hadlock Access (name of street(s)) from which access will be gained: 'D' Street Present use of property: Primarily vacant, but portion is used as an equipment storage yard. Description of Work (include proposed uses): Construct a 90-space RV Park in two Phases. Wastewater - Sewage Disposal Is this property served by a sewer system? ii YES ❑ NO If not served by sewer, identify type of septic system below: ❑ Septic ❑ Community Septic Septic Permit #: ❑ Attach last Operations and Maintenance Report Owner Information Property Owner Name: Island 3 Investments LLC Address: 123 Ponderosa Place, Nordland, WA 98358 Phone #: 360-774-1274 E-mail Address: NordlandConstructionNW@hotmaii.com Authorized Agent/Representative (if applicable): Name: Zenovic & Associates, Inc. Attn: Seth Rodman E-mail Address: seth@zenovic.net Phone #: 3C�90-417-0501 ®. Please contact Authorized Agent/Representative with project info. The authorized agent/representative is the primary contact for all project -related questions and correspondence. Jefferson County Community Development will e-mail requests and information about the application to the authorized agent/representative and will copy (cc) the owner noted above. The authorized agent/representative is responsible for communicating the information to all parties involved with the application. It is the responsibility of the authorized agent/representative and owner to ensure their mailbox accepts Jefferson County email (i.e., email is not blocked or sent to "junk mail"). Note: For projects with multiple owners or representatives, attach a letter of authorization or attach additional Property & Applicant Information Sheets. By signing this application form, the owner/agent attests that the information provided herein, and in any attachments, is true and correct to the best of his or her knowledge. Any material falsehood or any omission of a material fact made by the owner/agent with respect to this application packet may result in making any issued permit null and void. 1 further agree to that all activities I intend to undertake or complete associated with this permit will be performed in compliance with all applicable federal, state, and county laws and regulations and I agree to provide access and right of entry to Jefferson County and its employees, representatives, or agents for the sole purpose of application review and any required inspections. Applicant may request notice of Jefferson County's intent to enter upon the property for visits related to this application and subsequent permit issuance. Signature: Print Name: c in, Digitally signed by Sethi Rodman DN:C=us. Signature: E=aem " @zan°".net._ Print Name: Repres, tati #coble) � ao oe 0e 0970:07-07'00' Seth Rodman Date: Date: 8/6/2025 A X'_— `off DEPARTMENT OF COMMUNITY DEVELOPMENT ilz621 Sheridan Street, Port Townsend, WA 98368 LW -- Tel: 360.379.4450 1 Fax:360.379.4451 Web: tvwtv.eo.jcFfersnn.wa dcommunitydevelnpment E-mail: dcdld co.jeffemon.waaes N NO IN CONDITIONAL USE PERMIT Purpose The purpose of the conditional use permit process is to provide flexibility in the application of the use regulations contained in the Jefferson County Code (JCC) in order to accommodate uses that may be appropriate in an established district under certain circumstances, but inappropriate in the same district under other circumstances. The conditional use permit information sheet is designed to help you provide all the information necessary to facilitate a timely and well- informed decision on your application. You will use the Master Land Use Permit Application Form for all Conditional Use applications. Conditional use approval may involve either a Type II or Type III review process under the JCC, depending on the specific type of use. No conditional use permit can be granted unless consistency with the performance standards of JCC 18.20, the development standards of JCC 18.30 , the procedural requirements of Article VIII, Chapter 18.40 JCC, and other applicable requirements of the JCC have been satisfied. Types of Conditional Uses Conditional uses are typed and identified in Table 3-1 of the JCC, or may be classified as such by the Administrator pursuant to Article II, Chapter 18 15 JCC. There are three broad types of conditional uses identified in the JCC. Conditional ["C"] Use: Proposed uses that require a discretionary approval process and a public hearing before the Hearing Examiner. Applications for uses listed as a "C" in Table 3-1 of the JCC are processed according to the procedures for Type III land use decision established in Article VIII, Chapter 18.40 JCC. Conditional Administrative ["C(a)"] Use: Proposed uses that require approval by the Administrator but do not require a public hearing. Applications for uses listed as an administrative conditional use permit (i e., "C(a)") in Table 3-1 of the JCC are processed according to the procedures for Type II land use decisions established in Article VIII of Chapter 18.40 JCC. Conditional Discretionary ["C(d)] Use: Proposed uses that, at a minimum, require approval by the Administrator but that, at the discretion of the Administrator, may be referred to the Hearing Examiner for a public hearing and final decision. Applications for uses listed as discretionary conditional use permits (i.e., "C(d)") in Table 3-1 of the JCC are, at a minimum, processed according to the procedures for Type II land use decisions established in Article VIII of Chapter 18.40 JCC. However, pursuant to JCC 18.40.520, the Administrator may on a case -by -case basis refer a discretionary conditional use permit application to the Hearing Examiner to be processed according to the procedures for Type III land use decisions. In order to refer a "C(d)" application to the Hearing Examiner, the Administrator must make one of the following findings: • In the exclusive, discretionary judgment of the Administrator, the application involves potentially significant issues relating to location, design, configuration, and potential impacts to surrounding properties and the community that can be more appropriately considered and addressed through a public hearing before the Jefferson County Hearing Examiner; or • In the exclusive, discretionary judgment of the Administrator, the application seeks approval of a use involving complex legal issues necessitating special expertise in the decision -maker. Process Step 1 — Pre -Application Conference: A pre -application conference is required for all conditional use permits. Conceptual plans, county requirements, future permit requirements, etc., and answers to related questions are discussed at the conference. Information provided by Department of Community Development staff helps the applicant to prepare a better application and potentially decreases code -related questions and time required for formal review. Step 2 — Determination of Completeness: Following submittal of your application, county staff will make a determination within 28 days as to whether your application is substantially complete. Step 3 — Formal Application Review and Decision: Following the determination of completeness, a final decision must be made by the county within 120 calendar days. The final decision may be made by either the Administrator (for all "C(a)" and certain "C(d)" uses) or the Hearing Examiner (for all "C" and certain "C(d)" uses) depending on the type of conditional use. Public hearings before Page 1 the Hearing Examiner are required for all "C" uses and may be required for certain "C(d)" uses. In all conditional use permit cases the decision may be appealed. Approval Criteria Your conditional use application will be evaluated on the basis of the criteria listed in the relevant section of the Jefferson County Code (see JCC 18.40.530), and in some instances, inspection of the property_ The county may approve or approve with modifications an application for a conditional use permit (i.e., uses listed in Table 3-1 a "C(a)," "C(d)" or "C") only if all of the following criteria are satisfied: s • The conditional use is harmonious and appropriate in design, character and appearance character and quality of development in the vicinity of the subject property and with the physical charatcter sor intened tics ofthe subject property; • The conditional use will be served by adequate infrastructure including roads, fire protection, water, wastewater disposal, and storm water control; • The conditional use will not be materially detrimental to uses or property in the vicinity of the subject parcel; • The conditional use will not introduce noise, smoke, dust, fumes, vibrations, odors, or other conditions or which unreasonably impact existing uses in the vicinity of the subject parcel; • The location, size, and height of buildings, structures, waifs and fences, and screening vegetation for the conditional use will not unreasonably interfere with allowable development or use of neighboring properties; • The pedestrian and vehicular traffic associated with the conditional use will not be hazardous to existing and anticipated traffic in the vicinity of the subject parcel; • The conditional use complies with all other applicable criteria and standards of this Code and any other applicable local, state or federal law; and more specifically, conforms to the standards contained in 18.20 and 18.30 of this Code, • The proposed conditional use will not result in the siting of an incompatible use adjacent to an airport or airfield; • The conditional use will not cause significant adverse impacts on the human or natural enviro mitigated through conditions of approval; nments that cannot be • The conditional use has merit and value for the community as a whole; • The conditional use is consistent with all relevant goals and policies of the Jefferson County Comprehensive Plan; and • The public interest suffers no substantial detrimental effect. Consideration shall be given to the cumulative effect of similar actions in the area. In instances where all of the above findings cannot be made, the application shall be denied. The County, in accordance with JCC 18.40.540, may impose additional conditions on a particular use if it is deemed necessary for the Protection of the surrounding properties, the neighborhood, or the general welfare of the public_ The county may add conditions which: • Increase requirements in the standards, criteria or policies established by the JCC; • Stipulate an exact location for the conditional use on the subject property as a means of minimizing hazards to life, limb, property damage, erosion, landslides or traffic; • Require structural features or equipment as a means of minimizing hazards to life, limb, property damage, erosion, landslides or traffic; or Contain restrictions or provisions deemed necessary to establish parity with uses permitted in the same zone with respect to avoiding nuisance generating features in matters of noise, odors, air pollution, wastes, vibration, traffic and physical hazards. Approval of the conditional use is effective for three 3 ) years within the three (3) year period the conditional use (approval fwilll expire. Minothe date of r rmodificaiginal ti ns totaaprevousl a may be approved subject to the provisions of JCC 18.40.570 building Permit has not been issued Y approved conditional use Page 2 ,;z . co 7�� DEPARTMENT OF COMMUNITY DEVELOPMENT W 621 Sheridan Street, Pert Fnvmsend, WA 98358 Tel:360.379.4450 1 Fax.360.379.4451 l Web: v.co_ fferson.W . om u i development ■ !1 E� _ E-mail: da r5 n v u NI N�-' SUPPLEMENTAL APPLICATION CONDITIONAL USE PROJECT/APPLICANTNAME: Island 3 Investments LLC MLA # process is to provide flexibility in the application of the use regulations contained in the The purpose of the conditional use permit approval criteria of JCC JGC Jefferson County Code (JCCj. Na conditional use permit du be equlrernentssof JCC 1 &40 2M and her appro standards of Approval of the conditional use is effective for three (3 18 20 the development standards of JCC 18.30, the p 3 year eriad, the conditional use 18,40.530, and other applicable requirements of the UDC m t e been been sued within the three () Y P years from the date of original approval. if a building p approval will expire. ons will as in the evaluation of the conditional use request The following questi: Describe the re uested conditional use. go space RV park to be developed in 2 phases (45 spaces each). ra riate in design, character and appearance with the existing or 2. Explain how the conditional use is harmonious and app pfSiCal intended character and ualit of deveto ment in the vicinit and with the This area will be l served tby the Port Hadiock The parcel is located within the Port Hadlock Urban Growth Athat SYStOm is e zoning Sewer System which is expected to be operation lat any time. She Urban Commemxaewhichtnaturally cohmes with of the parcel will automatically transition from Ruralosed ark will remain as a a much higher expected development intensity. The tots to the north of the prop P 3. Describe the infrastructure including but not limited to roads, fire protection, water, wastewater disposal, and stormwater control which will serve the re uested conditional use. power will be provided by Jefferson from D Street off of Ness' Corner Road. Sewer Sytem manged by Jefferson Water and County PUD. Sewer service will be provided bysubsurfaceof provided infiltrations f twat on syst msaFire protection willnty. the Ie Access to the site will be Stormwater will be managed onsite East Jefferson Fire andthrough Res 9 tithe provided by 4, Describe the location, size, and height Of' AAZs, structures, si na a omat bulls dding fences, and s.f. c+le and 14' tall} fori vegetation ouseeby use - A project intends to construct a small single Start' officellaundr recreational vehicles. tenants and the park manager. The presidentially zoned properties and will include ark is intended to serve towable and Screening will be accomplished with a 15' buffer where adjacent self-propelled fencing and landscaping as well as berms where topography a lows 5. Describe any noise, smoke, dust, fumes, vibrations, odors, outdoor lights or other impacts will be generated by the conditional use_ trucks, bulldozer, etc.). Noise and dust associated with construction owilsba limited ilt only be fare the duration of construction. There will be no This work will be limited to normal worki apart from typical RV Park noise (passenger vehicles, conversation, long-term noise affects created by this project p etc.. Any site fighting will be shielded downward facing lights, but individual RV's may include unshielded lighting. the ional e. g. Describe the pedestrian and vehicular traffic ndtraffic to and from the s tearKIn area associated h The rojtect willinclude construction parkin of The project will include recreational vehicle interior roads and parking spaces at each of the RV sites so not offsite parking impact is anticipated. Page 3 ?• Will the Pro osed conditional use result in the sitin of This use will not affect and adjacent airport or airfield I'4V1f I er�o,e use adjacent of an ai ❑rt or airfield? 8. 1 Are there any significant adverse impacts on the human and natural environments caused directly by the conditional use? If yes, can these im acts be miti a#ed? This use will not cause any significant adverse impacts on the the human and natural environment. 9. 1 Describe how granting the conditional use will not be materially detrimental to uses or property In the vicinity of the subject arced. The development of the project will not impact the already established commercial uses to the south of the project. Residential properties to the north will be screened and all traffic from the site will be routed to the south and will not impact the residential area. 10. Describe how, ;ranti,1111 the conditional use will not be ;,Iiltgila1 11111a 11111y detrimental to the Dublic interest. Granting conditional use as an RV Park will not have an appreciable affect on residential properties to the north for the reasons described above. Utilities will be provided by Jefferson County and Jefferson County PUD and stormwater will be entirely infiltrated onsite. As such the use of the property as an RV Park will not be detrimental or injurious to property or improvements in the vicinity. 11. Does the conditional use have merit and value for the communitv as a whole? Allowing the use of this site as an RV park within the UGA will reduce the need to develop similar RV parks in the more rural areas of the County. Additionally, the availability of water, power and sewer utilities at the site necessary to support this use mitigates the need to for utility improvements. Additional benefits include additional customers to local businesses and additional tax and utility revenue for the County. 12. Describe how the conditional use complies with all other applicable criteria and standards of the Jefferson County Code (JCC) and any other applicable local, state or federal law; and more specifically, conforms to the standards contained in JCC 18.20 and JCC 18.30. The use of the site as an RV Park is an "unnamed commercial use" within the UGA and is a discretionary approval by the County Code Administrator under JCC Section 18.18. street upgrades as required, has obtained water and sewer Per section JCC18.18.060 the proposal will provide availability certificates, and will provide onsite stormwater facilities to mitigate all stormwater. A site plan will be provided demonstrating compliance with the abov 13. Describe how the conditional use' - consistent with all relevant Is and Dolicies of the Jefferson Count Com rehensive Plan. The site is in the Port Hadlock Urban Growth Area will be permitted through the binding site plan process and will make use of the recently installed Port Hadlock sewer system (Goal I_U-G-30). Locating the RV park in the UGA will place this commercial use in the UGA and limit the impact to the surrounding rural areas. (Goal I-U-G-31). The RV park will provide additional patrons to support existing local businesses and encourage the use of local recreational 13 ACKNOWLEDGEMENT By signing the application form, the applicant/cwner attests that the information provided herein is true and correct to the best of his/her knowledge. Any material Falsehood or any omission of a material fact made by the applicant/owner with respect to this application packet may result in this permit being null and void. 0.,re.n•.0 . sem psw+ G' a"' W' 'r^®ze•.ry h. o=Zenonc n gssonams Inc CN=Sam Roeman September 24, 2025 (APPLICANT OR AUTHORIZED REPRESENTATIVE SIGNATURE) (DATE) NOTE: Representative authorization is required if application is not signed by the Owner.] Page 4 CUP Application submitted by Seth Rodman for SUB2025-00023/ 1. Describe the requested conditional use. 90 space RV park to be developed in 2 phases (45 spaces each). 2. Explain how the conditional use is harmonious and appropriate in design, character and appearance with the existing or intended character and quality of development in the vicinity and with the physical characteristics of the subject property. l be served the Port The parcel is located within the Port Hadlock Urban time. aWhenllthat systembs extended Hadlock Sewer System which is expected to be operational at any to the site, the zoning of the parcel will automaticalexp ecition from Rural ted intensal 1:5 to ity. y. ThefloUrban to the Commercial which naturally comes with a much higher pected development erty as an north of the proposed park will remain asresidential the ex sgingdresident arl uses froent of hmsthe cpropommercial RV park will provide aquasi-residential use to buffer uses to the south of the proposed park. mited to roads, fire rotection, water, 3. Describe the infrastructure at d stormwa ebcontrolut not 'wh which will serve the requested quested conditional use. wastewater disposal, an be Access to the site will be from D Street off of Ness' Corner be Systemwill managed by provided by Jefferson County PUD. Sewer service will be provide y the Port Hadlock Sewer Jefferson County. Stormwater will be managed onsite Jefferson Fih the re and use of subsurface infiltration systems. Fire protection will be provided by East 4. Describe the location, size, and height of buildings, structures, signage, walls and fences, and screening vegetation for the use. The project intends to construct a small single story off ;�e no laundromts rve t w ble aat building 0nd self-propelled tall) for use by tenants and the park manager. The park is intended recreational vehicles. Screening will be accomplished with as welbasfbe berms wherer where e topography Ilowscent to lY zoned properties and will include fencing and landscaping 5. Describe any noise, smoke, dust, fumes, vibrations, odors, outdoor lights or other impacts will be generated by the conditional use. ump trucks, Noise and dust associated with construction will be limited to hours and will only be fordthe duration of bulldozer, etc.). This work will be limited to norm g typical RV Park construction. There will be no long-term e affects created this proect on etc!S Any site lighting w ll be h eJlded downward facing lights, noise (passenger vehicles, conversati , but individual RV's may include unshielded lighting. 6. Describe the pedestrian and vehicular traffic and parking area associated with the conditional use. The project will include recreational vehicle traffic to and from the site. The project will include construction of interior roads and parking spaces at each of the RV sites so not offsite parking impact is anticipated. 7. Will the proposed conditional use result in the siting of an incompatible use adjacent of an airport or airfield? This use will not affect and adjacent airport or airfield. 8. Are there any significant adverse impacts on the human and natural environments caused directly by the conditional use? If yes, can these impacts be mitigated? This use will not cause any significant adverse impacts on the the human and natural environment. 9. Describe how granting the conditional use will not be materially detrimental to uses or property in the vicinity of the subject parcel. The development of the project will not impact the already established commercial uses to the south of the project. Residential properties to the north will be screened and all traffic from the site will be routed to the south and will not impact the residential area. 10. Describe how granting the conditional use will not be substantially detrimental to the public interest. Granting conditional use as an RV Park will not have an appreciable properties to dential the north for the reasons described above. Utilities will be provided byeJeffersonct onl County and Jefferson County PUD and stormwater will be entirely infiltrated onsite. As such the use of the property as an RV Park will not be detrimental or injurious to property or improvements in the vicinity. 11. Does the conditional use have merit and value for the community as a whole? Allowing the use of this site as an RV park within the UGA will reduce the need to develop similar RV parks in the more rural areas of the County. Additionally, the availability of water, power and sewer utilities at the site necessary to support this use mitigates the need to for utility improvements. Additional benefits include additional customers to local businesses and additional tax and utility revenue for the County. 12. Describe how the conditional use complies with all other applicable criteria and standards of the Jefferson County Code (JCC) and any other applicable local, state or federal law; and more specifically, conforms to the standards contained in JCC 18.20 and JCC 18.30. The use of the site as an RV Park is an "unnamed commercial use" within the UGA and is a discretionary approval by the County Code Administrator under JCC Section 18.18. Per section JCC18.18.060 the proposal will provide street upgrades as required, has obtained water and sewer availability certificates, e plan will and will provide onsite stormwater facilities to mitigate aland thevremain ngtlandsc pingeparkinge and demonstrating compliance with the above require lighting requirements as required by JCC 18.18 and 18.30. 13. Describe how the conditional use is consistent with all relevant goals and policies of the Jefferson County Comprehensive Plan. The site is in the Port Hadlock Urban Growth Area will be permitted through the binding site pla process and will make use of the recently installed Port Hadlock sewer system (Goal ertial use n the UGA and limit the impact t Ghe) Locating the RV park in the UGA will place this comm support existing surrounding rural areas. (Goal LU-G-31). The RV park will provide additional patrons to municipal local businesses and encourage the use of local recreational acts Goal facilities LU G 32 & well LUSG 33)utilize the stormwater from utilities (water, sewer) to mitigate environments p the site will be mitigated entirely on the smclude roadfre and will lude ont frormwater treatment and ntage improvements as determlinedrby the facilities (Goal LU-G-34). The project will permit approval process (Gole LU-G-35). DEPARTMENT OF COMMUNITY DEVELOPMENT 621 tiherid:ur Srreer, 1'nrt TOw:.;end, W,\ 98368 Tel: 360.379_44% 1 F-WC 360.379.4451 Web: ► L1 •• n.' Ff : ncrn� r.u, r m rni e► In rrrrnt 1';-mail: tannin f(r[+cp.'e}�cnrrn.wa.u, SUPPLEMENTAL APPLICATION LAND DIVISION PARCEL# 901-024-089 Island 3 Investments LLC PROJECT/APPLICANT NAME: PURPOSE The purpose of the land division permit process is to ensure consistency with the applicable sections of the JCC Title 18.35 (see below). Land Division — Short Plat, Long Plat, Binding Site Plan PROCESS I Schedule a Customer Assistance Meeting with a planner, a pre -application strongly encouraged. 2• Submit an application for land division showing how you meet the criteria below. I Determination of Completeness will be made by County staff within 28 days. 4. Application review and decision will be made by the County within 120 calendar days. 5. Upon approval, a "record of survey" document will be prepared and recorded with Coun Audit SUBMITTAL REQUIREMENTS tY or. Required Submittal Items Permit Application Supplemental Land Division Application SEPA Checklist (if applicable) Certificate of Water Supply utility Service Form Permit Fees, paid at application submittal Five (5) paper copies of a preliminary plat — see #3 for details below. Special Reports (if applicable) —see #2 for details below. Stormwater calculation packet Preliminary plat must be prepared for short plats and long plats. I. Five 5 ( ) paper copies of a preliminary plat meeting the requirements of Jefferson County Code (JCC) 18,35.110 and 18,35.120 for shart plats, or JCC 1&35.290 and 18.35.300 for long Plats/bindingsite Plans and identifying } Y g points of access, all easements, deeds, restrictions, or other encumbrances restricting the use of the property, as applicable. Survey must be done by a licensed surveyor. Recording of Documents with the County Auditor: Upon approval document must be prepared by a licensed land surveyor nd rreca d d withh the Jefferson of County Au (see RCW 58.09 and WAC 332-130) within 90 days. Y Auditor 2• Where site conditions require a special report to assess or address an y probable environmental impacts, a study (or studies, as applicable) prepared by a competent pro ss nal may adverse be required if deemed necessary by the Administrator. Page 1 3. The following supplemental information: ;ubdi�isinn Name: Industrial Residential ✓ Commercial Land Use (check one Total Lots Pro osed: Total Acrea a of Pro ert ✓ Community Water System Water Supply (check one]' Individual Wells Discha to Port Hadlock Sanitary Sewer System 9 Sews a Dis osal Method: ar NSA D en S ace: NIA Avera a Lot Size: N/A Minimum Lot Size: Seth Rodman on behalf of the owners , do hereby swear and certify that in addition to the land l Iles subject to this application check the box below which applies): } ,/ I have an interest in i have no interest in the subject property by reason of ownership, contract for land within 300r feet of any portion t ar option by of person, family member, firm, or corporation in any manner purchase by age connected with me or the development. applicant hereby certifies that the preliminary plat provides an accurate representation of the The pp bcertival issued on this proposed land division; and the applicant hereby acknowledges that any appro application may be revoked if any such statement is found to be false. Vh KaWy egncn try seth RWno n AiSgU5t a 2❑25 DN' C=VS, E- Wa1lsmnO�rmI, O=Za Uvic &'/,SymjalC; Inc. GN=Seln RArron ,@: Zp2S.66.UE 09 16 27.OTDO' rate Signature OFFICE USE ONLY Land Division Permit Fees Land Use Review -Long Plat $9,202.00 Short Plat $� 889 00; Bind-,�-. Site Plan r=�.202.00 DCD116 Notice of Application uco�'� Notice Board o, ' ; I th �r Environmental Health - BLA Base Fee (no lots included) Environmental Health - Per Lot Fee ($108.00/lot) ' Public Works —Short Plat 5400 00; Long Plat $1 004.00 5 8 'ots' Lo., plat S-L,;10 00 8+ lots.- Bindr. , Site Plan $803.00 PW0100 Scan Fee L,�0'L« Technology Fee EFIa-M —5% Total Fees* *Additional fees may apply. Receipt #: Subtotal Date: 0"y r 1] Scan the QR Code to access the digital form MIV $149.00 $12.00 $243.00 5 Cash/Check/CC: ---- Page 2 DEPARTMENT OF COMMUNITY DEVELOPMENT 621 SlIc6dan Stfe,r. Port 'I'Ow»,;ej)J, 1r',1 98308 Tel: 360.379.4430 + t'ax: 360.379.4451 %Vcbx u�vw. n.' F" rsnn.ma.c a rirr) �a 'n r� In !•;-niaii: cirri r�co.' •FFtrti[1n.wa-tts PERMIT APPLICATION Steps in the Permit Process: -Review application checklist to ensure all information is completed prior to submitting application. -Make sure septic has been applied for and water availability has been proven. -Make an appointment to meet with the Permit Technician by calling 360-379-4450. -This is not a standalone application; it must be accompanied by a project specific supplemental application. -Fees will be collected at intake. Additional fees may apply after review and payment is required before permit pp on. For Department Use Only p mtt is issued. Related Application #s: Building Permit # -� — MLA # Site Information Assessor Tax Parcel Number: 901-024-089 Site Address and Directions to Property: From Ness' Corner Road, turn north onto Street site, after approximately 400 feet, the site i east side of'D' Street s on the Access (name of street(s)) from which access will be gained: 'D' Street Present use of property:~ Primarily vacant, but portion is used as an equipment storage yard. Description Of Work (include proposed uses): Construct a 90-space RV Park in two Phases. Each phase will include 45 spaces. Mork includes construction of entrance off of'D' Street, interior access roads and utilities (power, water, sewer, stonnwater) Wastewater - Sewage Disposal This property is served by Port Townsend or Port Ludlow sewer system? Will bserved by PortSewer System If not served by sewer identified above, identify type of selptic sy tem bock elow; YES � NO Type of Sewage System Serving Property; Septic Septic Permit #: Community Septic Name of System: Are other residences connected to the septic system? Case #: Additions or repairs to sewage system:-----�—___ Is it a complete or partial system installation: Has a reserve drainfield been designated? Complete—-----_� Partial Date of Last Operations & Maintenance check: Yes — y _ No __ _ Describe or attach any drainfield easements, covAttach last report to application enants or notices on title, which may impact the property:� projectorized agent/representative and will copy (cc) with the is the primary contact for al allprojectquestions and correspondencThe County will mail The authorised agent/representative to the au / e-mai! requests and d agent ionrep about the application of the authorized agent/representative and owner to ensure their mailbox accepts County email li.e., below. The authorized agent) presentative is responsible for communicating the information to a parties involved application, it is the responsibility Count email is not blocked or sent tc Munk mail" . lvrnnerty Owner Information Property Owner: Name; Island 3 Investments LLC (attn: Thomas Johnson) Address: 123 Ponderosa Place, Norland, WA 96356 E-mail Address: nordiandconstruciionnw@hotmail .corn Phone #: 360-774-1274 Agent/Representative with project info. (select only one). Please contact Authorized Agent/Rep Date: Property Owner Signature: Note: For projects with multiple o Applicant: Authorized Ag+ Name: Address: Phone #: attach a separate sheet with each If other than owner) Professional: is this an Authorized Agent/Kept Egineer n Architect Surveyor zenovic & Associates, Inc. (attn: Seth Rodman) Name: 301 East 6th Street, Suite 1. Port Angeles, WA 96362 Address: Phone #: 360-417-0501 Professional: is this an Authorized Agent/ReX Engineer Architect Surveyor Name: Address: Phone #: Profess Engineer er Name: Address: Phone #: is this an Authorized Architect Surveyor information and signatures. _ _ — E-mail Address: YES �ntative for this project? NO Consultant onsultant License # PE 53777 E-mail Address: seth@zenvoic.net !ntative for this project? Contractor License # E-mail Address: �— ntative for tms Contractor License # ----- E-mail Address: NO YES Consultant NO YES Consultant or omission of a material fact made by the owner/agent with this a ,Nner/agent attest nfor falsehood tion provided herein, and in any attachments, is true an By signing application form, the o correct to the best of his or her knowledge- Any material application packet may result in making any issued permit null and void, respect to this and agree to provide access and right of entry to an on CountApplicant its I further agree to that all activities I intend to undertake or complete associated with this permit will be try to Jeff 's compliance with all applicable federal, state and county laws and regulations an g application and subsequent permit issuance. employees, representatives or agentsintent to enter sole he property foP05e of plvisits rel ted to this pp required laterinspections. subsequent request notice of the County s Iq a Date. August, 8, 2025 Print Name. Seth Rodman Signature:„ I N G-S DEPARTMENT OF COMMUNITY D 621 Sheridan Street, Port lownscnd, ��.\ 98368 DEVELOPMENT 'Fel: 360.379.4450 Fax: 360.379.4451 Web: a wxr•ff Heal w . y F-mail: 1 cn.' fF nq3 .w�. yea ' ur i Li • �J STORMWATER CALCULATION WORKSHEET PARCEL# 901-024-089 PROJECT/APPLICANT NAME: 90 Space RV Park Scan the QR code to access fir the digital form DETERMINING STORMWATER MANAGEMENT REQUIREMENTS: This stormwater calc-------------- ulation worksheet should be y classify the proposal as "small," or "large." The size determines whether a Stormwater Site P medium," completed first to conjunction with astand-alone stormwater management permit application, building application that involves stormwater review. The basic information will also be helpful for completing a Stormwn is required in permit application, or other land use approval required, ater Site Plan, if Size of parcel acres Size of parcel in square feet 415 62 PARCEL slzE I.E. SITE An acre contains 43,560 square feet sq/ft Multiply the acreage by this figure Land -disturbing activity is any activity that results in movement of earth, or a change in the excavation, and compaction associated with stabilization of structures and road existing soil cover bat non -vegetative) and/or the existing soil topography. Land disturbing activities include, but are not limited to clearin n. ( g, grading, vegetative and rad'ng, filling, constructio Native vegetation is vegetation comprised of plant species, other than noxious weeds, which reasonably could have to naturally occur on the site. Examples include species such as Douglas fir, western hemlock, western red cedar, maple, and vine maple; shrubs such as willow, elderberry, salmonberry, and salal; herbaceous plants such as swordbeen expected flower, and fireweed. alder, big -leaf fern, foam Calculate the total area to be cleared, graded, failed, — - _ r W ., V�Y Hnru VOLUME QF Cl1T/FILL excavated, and/or compacted for proposed development Answer the following two questions related to project. Include in this calculation the area to be cleared for: conversion of native vegetation: Construction site for structures 0 Does the project convert'/ acres or more of sq/ft native vegetation to lawn or landscaped areas? Drainfield, septic tank, etc. 0 sq/ft Circle: es No Well, utilities, etc. covered by roads sq/ft Does the project convert 2 % acres or more of Driveway, parking, roads, etc. 103,640 sglft native vegetation to pasture? Lawn, landscaping, etc. 125,427 sq/ft Other compacted surface, etc. 105,500 (RV PADS) sq/ft Temporary construction area Total Land Disturbance 334,567 stormwatercalcworksheetORcode —REV 5/3112019 sq/ft Circle: Yes 0 (Includes Total Volumes of Proposed: (includes BMP T5.13 I`ill Volume) sq/ft Cut 10,000Fill 10,000 (cu/yd) page 1 of2 STORMWATER CALCULATIONS —IMPERVIOUS SURFACE which causes water to run off the surface in greater Impervious surface is a hard surface that either prevents area or slows the entry of water into the soil as under natural conditions prior to development. A hard surface elopm lots t limited to roof tops, walkways, patios, driveways, parking quantities or at an increased rate of flow fromtheflow present under natural conditions prior to development. other Common impervious surfaces include, but are roads, packed earthen materials, and oiled, macadam or storage areas, concrete or asp paving, surfaces which similarly impede the natural infiltration of stormwater. ) EXIT NEW Structures (all roof area) sglft sglft Sidewalks sglft Patios sglft Solid Decks (without infiltration below) Driveway, parking, roads, etc 03,640 sq/ft Other 105,500 LRV PADS sq/ft Total New 209,140 TOTAL NEW + TOTAL EXISTING" sgift Structures (all roof area) Sidewalks Patios sglft ,sq/ft sgfft Sgrft Solid Decks (without infiltration below) 85,189 sq/ft Driveway, parking, roads, etc sglft Other Total Existing 85,189 sq/tt All existing impervious surfacaswill be removed and are no included in the final CalCulatien 209,140 sglft `This amount will be used to check total lot coverage. DEVELOPMENT v. REDEVELOPMENT Does the site have > 35% or more ♦ no D ivide the total exi5trn ♦ existincl impervious surface? rvious surface above by the 1 ❑f the parcel andCconve tQo centage. The proposal is considered new development. Answer yes questions in Figure 2.4.1 Flow Chart for New Development to determine project size (next page). The proposal is c==ht Answer questions in Fiext Char page) It rRedevelopment to I onl with Minimum Requirement #2—Construction S° the 12 Ermwater llementlution s to control Applicants for "small" projects must comply omp Y Y The proponent is responsible for employing Please submit the Small Project Certification (Worksheet "s). e during the construction phase erosion and pre vent sediment and other pollutants from leaving the sment Practices (BMPs) Fact Sheet.of the project. Pickup the Construction Stormwater Pollution Prevention (SWPPP) Best Manage Ian See Reference it and B1A for a Applicants for "medium" projects —those that must meet only Minimum Requirements venionsi�e through #5 must submit Worksheet A and 61, a stormwater site plan and a construction stormwater pollution p guidance).). Minimum Requirements— must submit Worksheet Al and Reference A1A and B1A for guidance). Large projects also may �� projects —those that must meet all 9 61, a stormwater site plan "Large" e prof See and a construction stormwater pollution prevention site plan require engineering. See Worksheet Lto determine additional large project requirements. signing the Stormwater Calculation Worksheet, I as the applicant/owner attest that the information provided herein APPLICANT SIGNATURE By sig ki also certify that this application is being made with the full knowledge and consent of all owners is true and Correct to the best of rnynpwltofm of the affected property. August 81 2025 (DATE) (uyHppWHERoft AVTHORr2E0 REPRESENTG,I tvtriREl page 2 of 2 stormwater talc worksheet °R code — REV 5131/2019 Jefferson County DCD Stormwater Development Requirements for Single -Family residences, Duplexes, Townhomes, and Accessory Buildings to Such Dwellings, Excludine residential Driveways CPnstruEthn 9Mp RvgWtcd 1C0Mp) AtrxhPd to t1u1.---I. {gf>f] !f nq 8P1', qp frgrmwatet p4fmll requved but Brill nrad sv meet CaM4 — MR] MR 1.5 CAMP$ RMP from wig S1,l,'m1AW Daes prolxt have mom Ihan;,50o duPerslan.lPlashlllvtN; rain ga+dem, w. if of new plus rePlactd hard ft*rfi- 0—d's, pr d�Y.wlh, surface OR more than a,500 sq, ft. 8MP determined 6y pCO j9heet.t.Ij land disturbing activity? MRI.S Vse DCDSwpm.-aler Handout, gnif I FDoes�N aMP from 2019 swf.4M ve Project haare than 5,o00DCO mayregqlra preparedbyWW, Na . ft. of hard surface of more than Enginrer 10,000 sq. ft land disturbing activity? V SuhJect [a L019 SWmjj" tMR IAI Dralnoge Pe+mlE AggWrad- F •OR>1.5 acres of veg to lawn conversion, OR>5 acres of veg to pasture conversion Is the Proposed Project taking place on 1 acre or more? a Does project have more than 2,000 sq ft of new plus replaced hard Does the project have more than ryn surface OR more than 7,000 sq ft 2,000 sq, feet rroa plus replaced land disturbing activity? Hard SWrlact OR more than 7,000 sq of land disturbing activity? Nv Does the project have more than 4,500 sq. feet new plus replaced Hard Surface OR mare than 9,500 jl��'t�/�) sq. ft* of land disturbing activity? Y Does Project have more than 7,000 sq. ft.2, of hard surface or more than 12,000 s ft • q� land disturbing � activity? E Subject ro 2019 S W MM W W (MR 1.99 tkairu,ge Potmlt Required - Englnagring R.equvaA CpnHrurpon 9MP Aequred [[Iq,IPj Atrxbed W BuRding Pvmyr [aAi] d no 9Pr, no 5tovm MM, permlr aaqufrvd byt Bud need to meat [Bmv —MR MRl-5 [limps amp from 2Di9 swmmWW dhPeelioe. sP1afH Was. r�ln gardens, d$PersJon -novel, or drtWepy, SMP determined try DCD {SMee A-11 MAF•5 LIM DC0 stormwarer Handout, a If using 9MP from 2019 S W'JmW W, DCD may mgW-m Prppamd by f Etgglnaer =of DEPARTMENT OF COMMUNITY DEVELOPMENT 621 Shcridan Srreet. Porr -I0wj send, 1 ":1 98368 `del: 360.379.443o I Fax: 360,379,4451 Web: 'snn.—eronm r 'OV��! ITEM E-mail: isfFCY51 n sva i � j- SUPPLEMENTAL, APPLICATION DETERMINATION OF ADEQUATE POTABLE WATER Owner Name: Island 3 Investments LLC Site Address: Parcel No. 901024089 NA Water Source Existing Attach Copies of: Private well 1) Well Logs (if no log report on file, a 1 hr stabilization test may be substituted.) 2) Lab analysis tested within 3 years of application. 2-Party Well Total Coliform, Nitrate-N, Chloride � Items above AND recorded Operations & Maintenance Alternative agreement and recorded Easement. System: Provide justification and design per Jefferson County Environmental — Health policy 97-01 Valid Water Right Permit: 41w 'E"ersoncountypu,Uchealth,,o.,8 df�Policy_97-Q1 Rainwater Coilection.pdf Lab Analysis as required Public Water: under private well above. Generally applies to springs, attach copy. X Name of Water Provider: Quiet er PUD No.1 of Jefferson Count 1 -Submit Wat A ' er vailability Notification form completed by Your water purveyor. t:— If any of the above utilities need to be installed and disturbance will occur in a public maintained or tained County road and/or Right -of -Way easement, then a Right-of-Wa application will be needed. Resolution q99-g0 requires building permit applications to provide evidence of an adequate potable water su RR lY Per the Of RCW 19.27.097 and the Guidelines for Determining Water A vadabilityfor New Buildings. conditions By signing this application form, the owner/agent attests that the information provided herein, and in any attachments, is true and correct to the best of his, her or its knowledge. Any material falsehood or any omission of a material fact made by the owner/agent with respect to this application packet may result in making any issued permit null and void. I further agree to that all activities I intend to undertake or complete associated with this application will be performed in Compliance with alf applicable federal, state and county laws and regulations and I agree to provide access and right of entryto Jefferson County and its employees, representatives or agents for the sole purpose of application review and any required later inspections. Applicant may request notice of the County's intent to enter upon the property for visits related to this application and subsequent permit issuance. P Signature: Print Name: PFEOR�.�OFFICESE ONLY1)t Permit # 2) Public Water Supply WS ID# 3) Individual Well In Compliance Yes No Meets Water Quality Standards? � WRIA 17 Subbasin Based upon information provided by the applicant, it a ppears that the SIPZ -Coastal/ Moderate / High Potable water supply: Meets Conditionally Meets Does not Meet Date: Yes No Yes No SON C, I)EPARTMENT OF COMMUNITY DEVELOPMENT VA 98'iGS Gal tihcrsdan tiire4r, Peirr Townsend, L] I'ci: 36U79.445(1 } Fax: 360.,V9.4.451 Web: E-mail: Ag fdi .' f r rs � ^ - sti J�I�1G� WATER AVAILABILITY S NOTIFICATION PUBLIC WATER TO: Jefferson County Environmental Health Department FROM: Ciuim er PUD No.1 of Jefferson Coun ) Water System Name) System Operator, Eric Stor State ID Number: 05783U UNSPECIFIED Total connections for which system is approved: Number of service connections existing (in use): 4,177 Number of service connections committed: NA 11 6 2024 Date and results of most recent water bacteriological analysis: Total coliform bacteria - Absent The C!uimper water system is capable of and will supply potable water to the o owing oca ion: Assessor's Parcel ID#: _ S2 T29 R1 W TAX 123 & VAC R/W LESS RD R/VV Legal Description: Site Address, NA Operator 901024089 Resource Manager Date: �� 2024 12 23 2025 EXPIRATION DATE OF THIS SERVICE COMMITMENT: _1Lj_!j JEFFERSON COUNTY PUBLIC WORKS 623 Sheridan Street, Part Townsend, WA 98368 360.385.9160 arthadiocksewer co.'eFfersan.wa.us www.ca.'effersan,wa.us II58 SEWER AVAILABILITY Site Information: Parcel #: 901-024-089 ~ Site address: - PORT HADLOCK UGA Access (name of street(s)) from which access will gained-. D Street beg Details of work to be done on the property~ — Proposed development of a 90 space RV park off of D in ed Street. The RV park is proposed to be developed phases of 45 RV spaces per phase. p two Owner Information: r-IuPerry owner name: Nordland Construction NW INC. Mailing address: 1215 Lawrence Street, Port Townsend Representative: Seth Rodman Email: seth@zenovic.net WA 98368 Phone number: (360) 417-0501 z There is sewer capacity available and the sewer is available. However, the proposed development will b~ extend low pressure sewer mains and provide sewer service (including Design for the development will be ae required to approved through Jefferson County PublicWorks. to the proposed RV units. D Street RV Park project total proposed Equivalent Residential Units (ERU) are: Total ERU for D Street RV Park Project = 90 RV spaces x 0.7 ERU/dwelling unit = 63 ERU — — — NOTE: Per JCC 13.05 a Residential Vehicle (RV) park unit = 0.7 ERU per dwelling unit D Y Wl signed by Samantha Harper, P E — — — — — Samantha Har DN_�IjS'E�W,_@wlefierswwaus. — ~ ~ ----- -- per, P.E. 0=Jeffsrson County Public Works, CN="S Harper, P E.- amantha Samantha Harper, P.E., Wastewater Project Manger -- ------ _ — Date — — LOG 1TEM Pad e�_.Of JEFFERSON COUNTY PUBLIC NOTICE OF TYPE III LAND DIVISION AND ZONING PERMIT APPLICATIONS SUB2025-00023 APPLICANT: Island 3 Investments LLC 123 Ponderosa Place Nordland WA, 98358 Application Received Date: August 6, 2025 Application Complete Date: September 24, 2025 Application Notice Date: October 1, 2025 SITE ADDRESS AND PROJECT LOCATION: The subject property is located east of D Street, approximately 450 feet north of the intersection between D Street and Ness' Corner Rd in Port Hadlock, Washington, 98339, being within Section 2, Township 29, Range 1 West, Jefferson County. The parcel is approximately 9.39 acres in size and is referenced by Assessor's Tax Parcel Number 901024089. PROJECT DESCRIPTION: Island 3 Investments LLC is seeking to develop the above property into an RV park with 90 spaces and onsite laundry services over the course of two phases. Per JCC 18.18.040, Table 3A- 1, an RV park falls under the category of unnamed commercial use, which is subject to discretionary land use approval. Jefferson County Department of Community Development (DCD) has determined that a Type III zoning conditional use permit will be required. A zoning conditional use permit is required that meets the approval criteria in JCC 18.40.530, along with the performance standards and development standards JCC 18.18, 18.20, and 18.30. Additionally, to permit the division of the land into individual spaces for rental, a Type III Binding Site Plan Permit is required that meets the approval criteria found in Article V of JCC 18.35. JCC 18.40.030(2) allows DCD to consolidate the land use permitting process for individual proposals. Therefore, all zoning and land use permitting requirements for the above permits will be reviewed under SUB2025-00023. This project requires a public notice and comment period and a public hearing in front of a hearing examiner. PERMITS AND STUDIES: The project is also subject to the State Environmental Policy Act (SEPA) and DCD plans to issue a SEPA determination at a later point in time, alongside the notice of public hearing. In addition to the permits required above, Jefferson County will require a road approach permit for access, a stormwater management permit for the grading of the property, and a building permit for the laundry facility. COMMENT PERIOD AND WHERE TO VIEW DOCUMENTS: The application and any studies that have been submitted at this time may be reviewed at the Jefferson County office of Department of Community Development, and at Jefferson County's Customer Self -Service Portal at: htt s: mer ovweb.-effcowa.us ener ov rod SelfService# search insert case # SUB2025- 00023. All interested persons are invited to (a) comment on the application; (b) receive notice of and participate in any hearings; and (c) receive a copy of the decision by submitting such written comment(s)/request(s) to the Jefferson County Department of community Development, Development Review Division, 621 Sheridan Street, Port Townsend, WA 98368, (360) 379-4465, or sent via email to the assigned planner (ecalkins co.'efferson.wa.us). Initial comments concerning this application should be submitted to the DCD by 4:30 p.m. on October 151h. Another public notice and s'can be submitted through the end of ent period will be initiated at a later date he open preparation for the public hearing. Comment record public hearing. PROJECT PLANNER: ecalkins co e� part T�wnsendfferson County Department WA 98368, (3 0) 379 4460. f Community Emily Calkins, Development 6215heridan 5t, LAURIE A CRAWFORD CINDY L KELLY RICHARD CRAWFORD 2073 ELIZABETH PLACE MICHAEL R BRADLEY 111 AST PORT TOWNSEND,WA 141 A ST PORT HADLOCK,WA 98339-9547 Wq gg368 PORT HADLOCK,WA 98339-9547 RUSSELL I TILLMAN TRUSTEE LAURIE J TILLMAN TRUSTEE TILLMAN FAMILY TRUST 631 GRIFFITH POINT RD NORDLAND,WA 98358-9508 RICHARD SHORT 250 CENTER PARK WAY SEQUIM,WA 98382 ISLAND 3 INVESTMENTS LLC 123 PONDEROSA PL NORDLAND,WA 98358-9568 DOUGLAS L JOYCE 990 CHIMACUM RD PORT HADLOCK,WA 98339-9715 BENJAMIN RICHARDSON 1240 W SIMS WAY # 337 PORT TOWNSEND,WA 98368-3058 LEESAN D JOYCE MARLATT DOUGLAS JOYCE 990 CHIMACUM RD PORT HADLOCK,WA 98339-9715 NINA BUROKAS PO BOX 1003 PORT HADLOCK,WA 98339-1003 VAN TROJEN FAMILY TRUST GARY VAN TROJEN TRUSTEE PATRICIA VAN TROJEN TRUSTEE 123 C STREET PORT HADLOCK,WA 98339 LOUANN SHORT 925 BRYSON AVE PORT ANGELES, WA 98362 MILDRED F SMITH LIVING TRUST CAROL A WISE TRUSTEE 3049 W SIMS WAY PORT TOWNSEND,WA 98368-2255 AARON M MOORE DEBORAH L NORDBERG PO BOX 1182 PORT HADLOCK,WA 98339-1182 RICHARD A STAPF 2727 HASTINGS AVE PORT TOWNSEND,WA 98368-5947 JONI J CLAYTON 110 A ST PORT HADLOCK,WA 98339-9547 CARLOS U SOTO BREANNA BROWN 177BST PORT HADLOCK,WA 98339-8509 JAMES H CLEMENTS 26Z30 CAMBRIDGE DR KENT,WA 98032-7133 ALLAN L RAICHART BARBARA L RAICHART PO BOX 1631 PORT HADLOCK,WA 98339-1631 NEW START ENTERPRISES LLC 901 NESS' CORNER RD PORT HADLOCK,WA 98339 TINA E NISBET IRENE J WHITE 7107 ALTA VISTA DR SE TIJMWATER,WA 98501-6115 JNE INVESTMENTS LLC 901 N FOREST ST APT 141 BELLINGHAM,WA 98225 LLOYD R CAMPBELL LYNNETTE M CAMPBELL 120 CURTIS ST PORT HADLOCK,WA 98339-9564 RANDAL & JANICE RODGERS 78AST PORT HADLOCK,WA 98339-9547 QUINTANA KELLEY 195BST PORT HADLOCK,WA 98339 ROY D GRIZZLE 1240 W SIMS WAY #60 PORT TOWNSEND,WA 98368-3058 PAMELA A CRONE WENZLOFF OTTO H WENZLOFF PO BOX 488 PORT HADLOCK,WA 98339 MATHEW L & PHILLIS M HARDING RANDY CHARRIER PO BOX 394 QUENN CHARRIER LAUREN N JUDD PORT HADLOCK,WA 98339-0394 280 EAGLEMOUNT RD 6106 ILLAIIEE RD NE UNIT A PORT TOWNSEND,WA 98368-9738 BREMERTON,WA 98311-9864 RONALD VASENDA RANDALL L YACKULIC MICHAEL P SMITH KiNIBERLY VASENDA PO BOX 31 PO BOX 334 p0 BOX �53 PORT HADLOCK,WA 98339-0031 PORT HADLOCK,WA 98339-0334 PORT HADLOCK,WA 98339 Calkins From: Emily Calkins Sent: Thursday, October 2, 2025 2:27 PM To: 'Larson, And Pinky Mingo; 'sbancroft@jeffpud.or Y'� 'R6CSplanning@dfw.wa.gov'; 'chief@ejfr.org';'bgrahaml@ieffpudtoer.civ@us.navy.mil'; apapiez@skokomish,org'; 'p9st-th ❑ 9': 'shlanayl @skokomish.org'; Istron p @pgst.nsn.us': 'mpowers@pg,nsn.us; 'crossi@pnptc,org'; g@jamestowntribe.org'; 'ataylor@jamestowntribe.or 'diewarch@Suquamish.nsn.us'; jessica.stone@dahp.wa.go - ''ngau hier@ elffersont antsiit.com'; Eric Kuzma; Samantha Harper Subject: Notice of Application for RV Park in Jefferson County, WA Attachments: SUB2025-00023_74.pdf Good afternoon, Jefferson County Department of Community Development has received an application for a 90 space within the Port Hadlock/Irondale Urban Growth area, approximatelyp RV park between D Street and Ness' Corner Rd in Port Hadlock, Washington, 983039, being feet twitthin Section 2 h of the intersection 29, Range 1 West, Jefferson County. The parcel is approximately,Township .39 acres in size d Assessor's Tax Parcel Number 901024089. This proposal will be processed throughaa Type III Conced by zoning permit and a Type III Binding Site Plan land division permit. Please see the attached Noticnditio e of nal Use Application, dated October 1, 2025. All submitted documents can be found on our Self Service Portal the "Attachments" tab: htt s: ener ovweb.'effcowa.us ener ov rod SelfService# lan df9a3f62_eq�er 4e3c-af3a-b7bd184a472a . Jefferson County DCD will issue a SEPA threshold determination at a later point alongside the Notice of Public Hearing, and at that point public comment will be solicited a second time. At this point you are invited begin reviewing the proposal and provide initial comments if you wish to do so. The Notice of q 1ation to ppic comment period will formally end on October 15Fh at 4:30 pm, but comments will be accepted through the end of the public hearing. Additional documents and studies will be added to the customer service or they are submitted during our internal review. portal as Please reach out if you have any questions, Emily Calkins Emily- Calkins Planning Technician SDR Lead Dept. of Community Development EcainsC�ca. a erson.wa.us 360 379-4460 Monday -Thursday 9:00-12:00 1:00-4:30 JEFFERSON COUNTY DEPARTMENT OF COMMUNITY DEVELOPME NT CASE NO. SUB2025-00023 CERTIFICATION OF MAILING I make the following certification: I am competent to testify and make this certification based upon personal I" day of October 2025, I deposited into the U.S. Mail with f knowledge. On this copies of. Notice of A lication in the above first class postage affixed, true and correct matter, addressed to: Adjacent Property Owners: See attached list. (Notices Only) Agencies: See attached list. Interested Parties: See attached list. Applicant/Representative - Posting packet: 1 set of laminatin sheets Posting Instruction, Affidavit, and a copy of Notice. g with Notices, Newspapers (Notices Only) Official Posting Places (x3) Other: Packet made available o #SUB2025-00023 n the Customer Self Service Portal under case Other: Notic e was physically posted on two different locations; at the corner of D Street and Highway 116, and on site at the proposed site access located off of D Stre et. I declare under penalty of perjury under the laws of the State of Washington certification is true and correct. n that the foregoing XECUTED this 25th day of November, 2025 at Port Townsend, Washington. d Dec t .y0 9TV Emil Calkins age �Q From: Sent: To: Subject: Larson, Andy <andrew.larson@wsdot.wa.gov> Monday, November 3, 2025 11:01 AM Emily Calkins RE: [EXTERNAL] Notice of Application for RV Park in Jefferson County, WA ALERT: BE CAUTIOUS This email originated outside the organization, Do not open attachments or click not expecting them. on links if you are Hi Emily, That is correct. Andrew Larson, PE Development Services Engineer (he/him/his) (360) 900-9541 From: Emily Calkins <ECalkins@co.jefferson.wa.us> Sent: Monday, November 3, 2025 10:47 AM To: Larson, Andy <andrew.larson@wsdot.wa.gov> Subject: RE: [EXTERNAL] Notice of Application for RV Park in Jefferson County, WA Hi Andy, Thank you so much for your response. I think they would be ha ppy to keep the main accessemergency access off of the highway. Am I right in assuming that prov ding an emergency gency acocesss ff off of the hiof D streetghghan w would not immediately trigger a TIA? ay Thank you, Emily Emily Calkins Planning Technician SDR Lead Dept. of community Development Eca[kinypco. 'e erron.wa, 360379-4460 Thursda 9:00-12:001:00-4;30 All e-mail sent to this address has been received by the Jefferson County e-mail system and is therefore subject to the Public Records found at RCW 42 56. Under the Public Records law, the County must release this e-mail and its contents to any person who asks to obtAct, a state ain a copy (or for inspection) of this e-mail unless it is also exempt from production to the requester according to state law, including RCW 42.56 and other state laws law laws. From: Larson, Andy <andrew.larson wsdat.wa. ova Sent: Monday, November 3, 202510:41 AM To: Emily Calkins <ECalkins co• ef#ers c an for RV Parkin Jefferson County, WA Subject: RE: [EXTERNAL] Notice of App it ALERT: BE CAUT IOUS This email originated outside the organization. Do not open attachments or click on links if you are not expecting them. Hi Emily, would first need to street. I WSDOT s p reference would be that the main access remain from D an accessd �ectlytorSR 116, they changing the access aloe with in explanation on why the access couldn't be from D Street. submit a TIA showing the impacts to the highway to SR 116 would increase their security. If they choose to apply o g Andrew Larson, PE Development Services Engineer (he/him/his) (360) 900-9541 From: Emily Calkins <ECalkins ca.'efferson.wa.us� Sent: Monday, November 3, 2025 10:30 AM To: Larson, Andy <andrew.larson wsdot.wa. ova Subject: RE: [EXTERNAL] Notice of Application for RV Park in Jefferson County, WA Good morning, wing this application for RV park in Port Hadlock and are hoping to start the official SEPA comment We are still revielked the proposal sal has changed to include access onto 116 directly. They are working o period soo n. Since we last ta update their site plan, but for now their plan is quoted below: provided plans. The .The current p fan would be to have the primary access for Phase 1 from 'D' Street as shown in the p to the secondary (emergency) access would be provided through the existing aches � across ��m��°��a; property,dgravel access), but south. That access would be upgraded to provide access as required by f r similar. th we would want to li mit that only to emergency vehicles via collapsible ballouth oThe ID'Street access would he Ibex the change the primary access to the one through the adjacent parcel to the sou this would be to more secondary emergency access route and possibly be re -configured as an exit only. The intent of easily provide security for the park." ant know that an Access Connection per will be required from youDwouldOT. re there any like to make additional time? I will let the s You to them or any additional comments requirements you would like me to pass along Thank you, Emily Calkins E-yni.Cy Ca[kins Planning Technician SDR Lead - Dept. of Community DeveCopment �caCkintspco. a erson.wa.us 360 379-4460 Thursday 9:00-12:001:00-4:30 All e-mail sent to this address has been received by the Jefferson County e-mail system and is therefore Public Records Acta state law found at RCW 42.56. Under the Public Records law, the County must release this a -mail and its contents t° an subject to the btic inspection) of this e-mail unless it is also exempt from production to the requester according to state law, includin , Y Person who asks to obtain a copy (or for From. Larson, Andy Candrew. [arson WSdot Wa py> 9 RCW 42.56 and o[her state taws. Sent: Friday, October 3, 2025 10:36 AM To: Emily Calkins <ECalkins co."effersan.wa.us> Subject: RE: [EXTERNAL] Notice of Application for RV Park in Jefferson County, WA ALERT: BE CAUTIOUS This email originated outside the organization. Do not open not exporting there. attachme nts or click on links if you are Hi Emily, If the county decides that there is enough of an impact to require a TIA, please send that t Andrew Larson, PE o us for review. Development Services Engineer (he/him/his) (360) 900-9541 From: Emily Calkins cECatkins co."efferson.wa.us> Sent: Friday, October 3, 2025 10:08 AM To: Larson, Andy <andrew.[arson wsdot.wa. ov> Subject: RE: [EXTERNAL] Notice of Application for RV Park in Jefferson County, WA Hi Andy, Thank you so much for looking at the project. They plan to apply for a county road approach preliminary site plan that was submitted with their a access. pp h permit to access the parcel through D Street. Attached is the preli application showing their proposed ❑ur county reviewers told them earlier in the process that they will need two access oint upgraded to meet county road requirements, and recommended that they begin a TiA. The a I' with a company on a traffic memo instead, claiming that they will not generate en p s' that D Street will need to be Public Works department will review the report when rt comes in an decide if they agree with pp Irequdecided O work TIA. enough traffic h require a TIA. Our g th the memo or will require a if it would be helpful for you I would be hapY❑send as much time as possible to review the information and provide comment. I am aware of You the report when it comes in so that you and your team have between WSDOT and Habitat for Humanity concerning the Mason St project nearby,so if help and supportthe conversation happening you through this process please let me know. there is anything I can do to Regards, Emily TmiCy caCkfrs Aanning Technician. CDR LeacC Dept. of community DeveCvpment Ec Akfns@W P- erso'L wa-us 360-379-4460 Honda-Thursda 9:00-12:00 1:00-4:30 person who asks to obtain a copy or for tem and is herefore subject to the Public Records Act, a state unty e All e-mail sent to this add ress has been received by the Jefferson st release this e-mail and itstcontents including n any p RCW 42.56 and other state laws.law found at RCW 42.56. Under the Public Records law, the County mu inspection) of this e-mail unless it is also exempt from production to the requester according to state law, inc u 9 From: Larson, Andy Eandrew.larson wsdat.wa. ov> sent: Friday, October 3, 2025 8.18 AM To: Emily Calkins �ECalkins co.'efferson.wa.us� Subject: RE: [EXTERNAL] Notice of Application for RV Park in Jefferson County, WA t open attachments or click on links if you are ALERT: BE CAUTIOUS Thi s email originated outside the organization. Do no not expecting them. Hi Emily, ears to be using an access through a parcel to the south to directly access SR 116 (Ness' Corner That parcel app be accessing D Street? Rd.) Does the RV Park intend to use that access or will they Aess Connection permit. If they will cc be accessing the highway directly, they will need to apply for an Andrew Larson, PE Development Services Engineer (he/him/his) (360) 900-9541 From: Emily Calkins <ECalkins@co.iefFerson.wa.us> Sent: Thursday, October 2, 2025 2:27 PM To: Larson, Andy <andrew.Iarson@wsdot.wa.gov>; Pinky Mingo <PMin ❑ coJefferson.wa.us>; sbancroft@ieffpud.or ; allison.e.satter.civ us.nav .mil; R6CSplanning@dfw.wa.gov; chief@eifr.org; bgraham@ieffpud.or ; shlanavl@skokomish.ore; apapiez@skokomish.ore; pest-thpo@pgst.nsn.us; m ewers st.nsn.us; Rossi, Cynthia <crossi@pnptc.org>; Istrong@lamestowntribe.org; atavlor@iamest_owntribe.org; ascagliotti@iamestowntribe.org; diewarch@Suguamish.nsn.us; Stone, Jessica (DAHP) <iessica.stone@dahp.wa.gay>; n authier meffersontransit.com; Eric Kuzma <EKuzma@co.iefferson.wa.us>; Samantha Harper <SHarper@co.iefferson.wa.us> Subject: [EXTERNAL] Notice of Application for RV Park in Jefferson County, WA WARNING: This email originated from outside of WSDOT. Please use caution with links and attachments. Good afternoon, Jefferson County Department of Community Development has received an application for a 90 space RV park within the Port Hadlock/Irondale Urban Growth area, approximately 450 feet north of the intersection between D Street and Ness' Corner Rd in Port Hadlock, Washington, 98339, being within Section 2, Township 29, Range 1 West, Jefferson County. The parcel is approximately 9.39 acres in size and is referenced by Assessor's Tax Parcel Number 901024089. This proposal will be processed through a Type III Conditional Use zoning permit and a Type III Binding Site Plan land division permit. Please see the attached Notice of Application, dated October 1, 2025. All submitted documents can be found on our Self Service Portal under the "Attachments" tab: https://energovweb.meffcowa.us/energov rod SelfService# fan df9a3f62-c939- 4e3c-af3a-b7bd184a472a . Jefferson County DCD will issue a SEPA threshold determination at a later point alongside the Notice of Public Hearing, and at that point public comment will be solicited a second time. At this point you are invited to begin reviewing the proposal and provide initial comments if you wish to do so. The Notice of Application comment period will formally end on October 15th at 4:30 pm, but comments will be accepted through the end of the public hearing. Additional documents and studies will be added to the customer service portal as they are submitted during our internal review. Please reach out if you have any questions, Emily Calkins EmiCy Calkins Planning technician SDR Lead Dept. of Community Development EcaCkins@co. e fferson.wa.us 360-379-4460 Monday -Thursday 9:00-12:00 1:00-4:30 LOG ITEM ,1 Page of Emily Calkins From: Louann Short <spainforlife6@gmail.com> Sent: Wednesday, October 15, 2025 8:00 AM To: Emily Calkins Subject: Re TaxParcelNumber901024089 ALERT: BE CAUTIOUS This email originated outside the organization. Do not open attachments or click on links if you are not expecting them. This letter is in reference to the above named property, which is being considered for development into a 90-space ry park. As a property owner in Jefferson County, I do not consider this to be reasonable use for this acreage. The Hadlock area is in need of land for permanent housing for families who want to stay and work in the Hadlock area, but cannot find homes, because there are none. Rentals are hard to find and are overpriced for many. This is why this area cannot grow and has remained stagnant with the few businesses which are there. It took years to get a general store other than QFC to purchase everyday items that everyone needs, i.e. the Dollar Tree. An Rv park will detract from the natural beauty of the Tri-Cites. There is much acreage in outlying areas that could accommodate this type of housing better. Sincerely, LOUANN Short LOG ITEM Emily Calkins Page�r. From: Seth Rodman <Seth@zenovic.net> Sent: Thursday, October 30, 2025 2:47 PM To: Emily Calkins Cc: Greg Baiiard; nordlandconstructionnw@hotmail.com;jaketraffic@comcast.net Subject: RE: SUB2025-00023 Update and requests ALERT: BE CAUTIOUS This email originated outside the organization. Do not open attachments or click on links if you are not expecting them. Emily, Responses to your questions/comments below. I am working on revised plans as well which will further clarify the responses. I. The RV Park will be a typical RV park intended for transient use. In other words this is not intended as a park model RV park used as primary residence. The owners will be offering nightly, weekly and monthly rates. So while long-term tenancy is not the primary goal we would not be surprised by or seeking to restrict longer term guests (around 6-months). 2. There will be two community dumpster locations. These will be shown on the updated site plan. 3. 1 will be add buildings to the updated site plan. 4. The whole project will be drawn out. Fading will be removed to show the project as a whole. 5. The revised plan will clarify the proposed screening. Due to the topography, much of the site at the edges will be lower than the surrounding grade. Where that occurs, the screening will consist of fencing and planting (types and spacing to be added to plan). Where the grade of the site is at or above adjacent grade a short berm will be added along with the fencing and planting. Typical sections and details will be added to the plans. Other items: I. The southeast corner of the site is planned serve as a community space for the site. That area along with the buffer, community buildings and smaller open areas at the ends of the RV rows will meet the 10% requirement. We may want to discuss timing, as any development in the southeast corner would likely be part of Phase 2. 2. The RV spaces are fairly wide (35') which allows for parking an RV and two additional vehicles easily with leaving room for site amenities (picnic table, barbeque, etc.). There will be a couple of parking spaces provided at the community building, but additional parking requirements seems excessive. I will be adding a typical RV space layout to the plans to demonstrate this. 3. We had anticipated that interior streets would be paved. While not completely settled, we anticipate that the RV parking space would be paved with the additional parking areas graveled. 4• The current plan would be to have the primary access for Phase 1 from 'D' Street as shown in the provided plans. The secondary (emergency) access would be provided through the existing access across the adjacent property to the south. That access would be upgraded to provide access as required by the fire department (20' wide gravel access), but we would want to limit that only to emergency vehicles via collapsible bollards or arcel to the similar. With Phase 2, we would likely change the primary access to the one through the adjacent he secondary emergency access route and possibly beli south. The'D' Street access would then be t re -configured as an exit only. The intent of this would be to more easily provide security for the park. Thank you, Seth Rodman, P.E. Zenovic & Associates, Inc. 301 East 6th Street Port Angeles, WA 98363 PH: (360) 417-0501 Fax: (360) 417-0514 From: Emily Calkins <ECalkins@co.jefferson.wa.us5 Sent: Friday, October 10, 2025 1:36 PM To: Seth Rodman <Seth@zenovic.net>; nordlandconstructionnw@hotmail.com Subject: SUB2025-00023 Update and requests Good afternoon Seth and Thomas, Now that the application has been deemed complete and the Notice of Application has been posted and sent out we have started our internal review for the RV parka fa have ssus that wegun illing need go be addressed.ether our staff report for Please begin worblic king onthe During the course of our review we have found requests described below: 1. The submitted SEPA checklist states that the RV park will sg. Please clarify if the RV park is ion a short term basis, but later in the checklist intended for the RV park is stated to be a source of middle -income housing. temporary occupancy or if tenants will be living there for longer periods of time. 2. Please describe how you intend to manage garbage disposal and update your site plan to show any community garbage collection areas (like a community -wide dumpster). 3. Please show the location of all potential buildings on a site plan. The SEPA checklist references an office and community building, and the conditional use permit application references a 500 sq ft officellaundromat building. Please show every building on your site plan that will be proposed to support the RV park and clarify each building's intended use. 4. As you make the updates to the site plan as requested above, please draw out the site plan as one whole project instead of fading out Phase 2. While I understand that the project will be completed in two phases from a land division perspective, we need to approve the project as a whole from a conditional use perspective. I recommend making any changes to the road access at the same time. In a previous correspondence Greg stated that screening, a fence, a berm and landscaping would be required, with a buffer of 15 feet along the north end of the property. While that email had some good items to consider, we need to agree on a specific plan. Please put together an initial screening proposal for all property boundaries that describes the following: a. where you are proposing a berm and its characteristics (height and width). b. what kind of vegetation will be proposed (generally speaking) and where it will go. c. where you are proposing a fence and its characteristics (height and type). From a planning standpoint, I would personally like to see all of the above methods of screening used on the northern, eastern and southern property boundaries using at minimum a 15 ft buffer, with a 15 ft vegetative buffer established along D-Street. However, I am happy to look at whatever proposal you think is best. I plan to spend more time next week diving into commercial screening requirements and screening requirements in the UGA for more direction and I would be happy to talk about this next week. Below are a few issues that we are working our way through. I don't have any action items for you, but I welcome your comments and suggestions as we think about the project: 1. We are planning to require that 10% of the parcel be set aside for open space. This would include everything but the interior streets and RV spaces, which means that the portions of the buildings being used for community use and the buffers would be included in the open space requirement. We may require some kind of community open space area set aside for a picnic/outside gathering place depending on the type of occupancy being proposed and the size of the sites. 2. We are thinking about what overflow parking maybe required to ensure that uncontrolled parking does not spill out onto D Street. 3. Our code administrator Greg Ballard has determined that because the RV park is being proposed within the UGA the interior streets will need to be paved as well. We don't need anything from you right now regarding this matter but I wanted to mention it as early on in the process as possible. 4. 1 believe that the Fire Marshall will require 2 access points and fire flow. This is based on a conversation I had with him last week, and I hope he will reach out to you soon with his specific requirements for the project. I have no requirements for you at this time but want to prepare you for his upcoming requirements. I hope the traffic memo is going well and look forward to seeing it and hearing Public Work's determination on whether a TIA will be required. The application has been routed to John Fleming at Public Works for review and his was able to provide some initial comment yesterday that I encourage you to read through and respond to. Please feel free to reach out with any questions and comments. Have a good weekend, Emily r ti?S I fv i . `r •, EmiCy Calkins PCanning 'rechnician SDR Lead Dept. of Community Development EcaCkins@co.je ferso?Lwa.us 36o-379-4460 Monday -Thursday 9:00-12:00 1:00-4:30 All e-mail sent to this address has been received by the Jefferson County e-mail system and is therefore subject to the Public Records Act, a state law found at RCW 42.56. Under the Public Records law, the County must release this e-mail and its contents to any person who asks to obtain a copy (or for inspection) of this e-mail unless it is also exempt from production to the requester according to state law, including RCW 42.56 and other state laws. LOG iTE Page o JEFFERSON COUNTY NOTICE OF PUBLIC HEARING AND ISSUANCE OF SEPA THRESHOLD DETERMINATION ,r "11 Nc;�o' FOR TYPE III LAND DIVISION AND ZONING PERMIT APPLICATIONS SUB2025-00023 MITIGATED DETERMINTION OF NON -SIGNIFICANCE (MDNS) Issuance Date: November 10, 2025 Case Number: SUB2025-00023 Applicant: Island 3 Investments LLC 123 Ponderosa Place Nordland WA, 98358 Lead Agency: Jefferson County Department of Community Development (DCD) Proposal: Island 3 Investments LLC is seeking to develop the subject property into an RV park with 90 spaces and on -site laundry services over the course of two phases. The proposal includes the installation Of utilities, private access, community buildings, and open space improvements. The development will be served by the Port Hadlock UGA Sewer System and the Quimper (PUD No.1 of Jefferson County) public water system. Location: The subject property is located east of D Street, approximately 450 feet north of the intersection between D Street and Ness' Corner Rd in Port Hadlock, Washington, 98339, being within Section 2, Township 29, Range 1 West, Jefferson County. The parcel is approximately 9.39 acres in size and is referenced by Assessor's Tax Parcel Number 901024089. The property is zoned as Urban Commercial. SEPA Threshold Determination: The lead agency has issued a Mitigated Determination of Non - Significance (MDNS) under WAC 197-11-350 based on a determination that the below mitigating condition, along with required compliance with applicable county, state and federal regulations and permit requirements will mitigate all probable significance adverse impacts on the environment. Copies of the MDNS are available online at Jefferson County's Customer Self -Service Portal at: htt s; ener ovr,veb.'effcowa.us ever ov rod SelfService!E search insert case # SUB2025-00023, or upon request from the Jefferson County Department of Community Development, 621 Sheridan St, Port Townsend, WA 98368, (360) 379-4450. DCD provided a copy of the Notice of Application to WA Department of Transportation and Jefferson County Public Works. DCD received a comment about potential traffic impacts to State Route 116. To address these concerns DCD has developed the following condition. Mitigating Condition: The Applicant shall coordinate with Jefferson County Public Works and the Washington State Department of Transportation (WSDOT) and adhere to their recommendations to ensure adequate provisions for mobility and safe access related to the proposal. Comment Period: Comments regarding the SEPA determination must be submitted before 4:30 on November 24", 2025. This shall be the only opportunity to comment on the environmental impacts of the proposal. Unless the Responsible Official withdraws the threshold determination pursuant to WAC 197-11-340 (3)(a), the threshold determination shall be final at the end of the comment period. Agencies and interested parties will be notified if the threshold determination is withdrawn. Project Planner: Emily Calkins, ecalkins tolefferson.wa.us Jefferson County Department of Community Development 6215heridan St, Port Townsend, WA 98368, (360) 379-4460. Responsible Official: Greg Ballard, evelopment Code Administrator Jefferson CouDnty Department of community Development 621 Sheridan St, Port Townsend, WA 98368 November 10, 2025 i Date Greg 6aliar , SE A Responsible Official Appeal Process: Pursuant to JCC 18.40.810, the applicant or other party of record may appeal to the he Jefferson County Hearing Examiner a withineshall be considered toget e rwith the decision ton the (project threshold determination. The SEPA appeal application in a single, consolidated open record public hearing. Appeals must be filed with Jefferson County Department of community Developmenappeal fees, December 9th, 2025. Appeals shall not be deemed complete without payment of applicable payable to the Jefferson County Department of Community Development. 7 LOG ITEM Pa .Of o cGL JEFFERSON COUNTY w NOTICE OF PUBLIC HEARING AND y ISSUANCE OF SEPA THRESHOLD DETERMINATION FOR TYPE III LAND DIVISION lNJ a~ AND ZONING PERMIT APPLICATIONS SU B2025-00023 ISSUANCE DATE: November 10", 2025 NOTICE OF HEREBY GIVEN that the Jefferson County Hearing Examiner will hold a public hearing to review and receive comments on an RV park proposed within the Irondale/Port Hadlock Urban Growth Area, which consists of a Type III land use application for a Zoning Conditional Use Permit and a Type III Binding Site Plan Subdivision Permit. Jefferson County, as the lead agency under the State Environmental Policy Act (SEPA), has issued a Mitigated Determination of Non -Significance (MDNS) in accordance with SEPA regulations (Chapter 197- 11-340 WAC) for the proposal. APPLICANT: Island 3 Investments LLC 123 Ponderosa Place Nordland WA, 98358 SITE ADDRESS AND PROJECT LOCATION: The subject property is located east of D Street, approximately 450 feet north of the intersection between D Street and Ness' Corner Rd in Port Hadlock, Washington, 98339, being within Section 2, Township 29, Range 1 West, Jefferson County. The parcel is approximately 9.39 acres in size and is referenced by Assessor's Tax Parcel Number 901024089. The property is zoned as Urban Commercial. PROJECT DESCRIPTION: Island 3 Investments LLC is seeking to develop the above property into an RV park with 90 spaces and onsite laundry services over the course of two phases. Per JCC 18.18.040, Table 3A-1, an RV park falls under the category of unnamed commercial use, which is subject to discretionary land use approval. Jefferson County Department of Community Development (DCD) has determined that a Type III zoning conditional use permit will be required. A zoning conditional use permit is required that meets the approval criteria in JCC 18.40.530, along with the performance standards and development standards JCC 18.18, 18.20, and 18.30. Additionally, to permit the division of the land into individual spaces for rental, a Type III Binding Site Plan Permit is required that meets the approval criteria found in Article V of JCC 18.35. JCC 18.40.030(2) allows DCD to consolidate the land use permitting process for individual proposals. Therefore, all zoning and land subdivision permitting requirements for the above permits will be reviewed under SUB2025-00023. This project requires a Public notice and comment period and a public hearing in front of a hearing examiner. STUDIES AND PERMITS REQUIRED: A traffic memorandum is required by Jefferson County DCD and a traffic impact analysis may be required based on the results of the memo. Jefferson County will require the following county permits: a stormwater management permit, a sewer connection permit, building permits for community and office buildings, and a Road Approach permit for access off of D street. Additionally, any access off of State Route 116 will require an Access Connection permit from Washington State Department of Transportation. PUBLIC HEARING AND WHERE TO VIEW DOCUMENTS: The all virtual Wednesday Deceic hearing mber ber 10` before f ore the Jefferson County Hearing Examiner is scheduled for 10:00 A.M. To join the meeting: VIRTUAL: Zoom link: htt s: us06web.zoom.us ' 82RLR. 5. 298. PHONE: (253) 215- 8782, Webinar ID: 826 7875 1298, *9 to raise your hand, *6 to unmute. All interested persons are invited to (a) comment on the application; (b) receive notice of and participate in any hearings; and (c) receiCounty copy Departmentdecision af Community ❑egelopmentsuch written 621 Sheridan comment(s)lfequest(s) to the Jefferson St, Port Townsend, WA 98368, (360) 379-4450 or via err►a�voiethe w theproject case fileincluding application and the case file will be available 14 days before the hearing staff report, go to co.jef{erson.wa.us — Services — Laserfiche web portal (username and password is: ittees —Hearing Examiner — 2025 — "RV BSP - public) — Board of Commissioners —Boards and Comm SU B2025-00023". pleted onmental SEPA MITIGATED DETERMINATION OF NON-SIGNIFICANCreview ed that thislproposalnasrmit gated checklist and other information on file, Jefferson County has determined would not have a probable significant adverse impact on the environment. Based on this information on 5. Jefferson County issued a MDNS under W ovember 24t�o2025 to provide for this IpublNcovember commentOCopies of the Interested parties have 14 days, or until N MDNS are available online at Jefferson oov roy'ds $elf5ermv«Self-Service els aecticinse t case # SUB2025-00023., or htt s: ener ovweb.'eortal at: ffc�wa efferson County Department of CommunortDn teto ommentlon the Sheridan St, Port upon request from the J Townsend, WA 98368, (360) 379-4450. This shall be the only opp Y environmental impacts of the proposal. Unless the Responsiblehreshold determination shall be fraws the inal ashold the end determination pursuant to WAC 197-11-340 (3)(a), he of the comment period. Agencies and interested parties will be notified if the threshold determination is withdrawn. SEPA APPEALS: Pursuant to JCC 18.40.910, the applicant or other party of record may appeal to the Jefferson County Hearing Examiner within fourteener'?d together the decision sionthe issuance of ton tihe (project threshold determination. The SEPA appeal shall be consid application in a single, consolidated open record public hearing. Appeals must be filed with Jefferson County Department of Community Development by 4:30 P.M. on Monday, December EP, 2025. Appeals shall not be deemed complete without payment of applicable appeal fees, payable to the Jefferson County Department of Community Development. PROJECT PLANNER: Emily Calkins, ecalkins@co.jefferson.wa.us, Jefferson County Department of Community Development 621 Sheridan St, Port Townsend, WA 98368, (360) 379-4460. CINDY t KELLY MICHAEL R BRADLEY LAURIE A CRAWFORD 141 A ST RICHARD CRAWFORD 2073 ELIZABETH PLACE PORT HADLOCK,WA 98339-9547 PORT TOWNSEND,WA 98368 111 AST PORT HADLOCK,WA 98339-9547 RUSSELL I TILLMAN TRUSTEE LAURIE J TILLMAN TRUSTEE TILLMAN FAMILY TRUST 631 GRIFFITH POINT RD NORDL.AND,WA 98358-9508 RICHARD SHORT 250 CENTER PARK WAY SEQUIM,WA 98382 ISLAND 3 INVESTMENTS LLC 123 PONDEROSA PL NORDLAND,WA 98358-9568 DOUGLAS L JOYCE 990 CHIMACUM RD PORT HADLOCK,WA 98339-9715 BENJAMIN RICHARDSON 1240 W SIMS WAY # 337 PORT TOWNSEND,WA 98368-3058 LEESAN DJOYCE MARLATT DOUGLASJOYCE 990 CHIMACUM RD PORT HADLOCK,WA 98339-9715 NINA BUROKAS PO BOX 1003 PORT HADLOCK,WA 98339-1003 LOUANN SHORT 925 BRYSON AVE PORT ANGELES,WA 98362 MILDRED F SMITH LIVING TRUST CAROL A WISE TRUSTEE 3049 W SIMS WAY PORT TOWNSEND,WA 98368-2255 AARON M MOORE DEBORAH L NORDBERG PO BOX 1182 PORT HADLOCK,WA 98339-1182 RICHARD A STAPF 2727 HASTINGS AVE PORT TOWNSEND,WA 98368-5947 JONI J CLAYTON 11DAST PORT HADLOCK,WA 98339-9547 CARLOS U SOTO BREANNA BROWN 177 B ST PORT HADLOCK,WA 98339-8509 JAMES H CLEMENTS 26430 CAMBRIDGE DR KENT,WA 98032-7133 ALLAN L RAICHART VAN TROJEN FAMILY TRUST Pgp RA L RAICHART gA GARY VAN TROJEN TRUSTEE BA 1631 PATRICIA VAN TROJEN TRUSTEE PO PORT BOX 1631HADL,WA 98339-1631 123 G STREET PORT HADLOCK,WA 98339 MATHEW L & PHILLIS M HARDING PO BOX 394 PORT HADLOCK,WA 98339-0394 RANDY CHARRIER QUENN CHARRIER 280 EAGLIMOUNT RD PORT TOWNSENDAA 98368-9738 NEW START ENTERPRISES LLC 901 NESS' CORNER RD PORT HADLOCK,WA 98339 TINA E NISBET IRENE J WHITE 7107 ALTA VISTA DR SE TUMWATER,WA 98501-6115 JNE INVESTMENTS LLC g01 N FOREST ST APT 141 BELLINGHAM,WA 98225 LLOYD R CAMPBELL LYNNETTE M CAMPBELL 120 CURTIS ST PORT HADLOCK,WA 98339-9564 RANDAL & JANICE RODGERS 78 A ST PORT HADLOCK,WA 98339-9547 QUINTANA KELLEY 195 B ST PORT HADLOCK,WA 98339 ROY D GRIZZLE 1240 W SIMS WAY #60 PORT TOWNSEND,WA 98368-3058 PAMELA A CRONE WENZLOFF OTTO H WENZLOFF PO BOX 488 PORT HADLOCK,WA 98339 LAUREN N JUD❑ 6106 ILLAHEE RD NE UNIT A BREMERTON,WA 98311-9664 MICHAEL P SMITH PO BOX 334 PORT HADLOCK, WA 98339-0334 RONALD VASENDA KIMBERLY VASENDA PO BOX 253 PORT HADLOCK, WA 98339 RANDALL L YACKULIC PO BOX 31 PORT HADLOCK, WA 98339-0031 GaWns From: Emily Catkins Sent: Monday, November 10, 2025 11:44 AM ud.or allison.e.satter.civ@us.navy.mil; To: Larson, Andy; Pinky Mingo; sbancroft@Jeffp rah am@jeffpud.org; shlanay1 @skokomish.org; RGCSplanning@dfw.wa.gov; chief@ejfr.org b9 owers@pgst.nsn.us; crossi@pnptc.org; apapiez@skokomish.org; pgst-thpa@ pgst.nsn.us; mp amestowntribe.org; Istrong@jarne5towntribe.org; ataylor@jamestowntbe. o g n 9sautthier@jeffersontransit.com; Eric dlewarch@Suquamish.nsn.us; jessica.stone@dahp.rig Kuzma; Samantha Harper; Greg Ballard; Emily Calkins in Subject: SEPA Determination and Notice of Public Hearing for RV Park Jefferson County, WA Attachments: SUB2025-00023_03C MDNS.pdf; SUB202 Good morning, RV park Jefferson County Department of Community Development has received an application for a 90 space approximately 450 feet north of the intersection Township within the Port Hadlock/Irondale Urban Growth area, 98339, being within Section 2, between D Street and Ness' Corner Rd in Port HadlockoWmat'eyton,9 39 acres in size and is referenced by The parcel is app processed through a Type III Conditional Use 29, Range 1 West, Jefferson County will be p Assessor's Tax Parcel Number 901024089. This proposal ermit. All submitted documents can be found on zoning permit and a Type III Binding Site Plan land division p our Self Service Portal under the "Attachments" tab: ---- f5ervice## lan df9a3f62-c939-4e3c-af3a-b7bd184a47 a pub hearing regarding this proposal has been scheduled for 10:00 A.M. on Public Hearing: A virtual p Notice(SUB2025-00023_14 Notice) Wednesday December loth, 2025. Please see the attached Public Hearing for more information regarding the project and the hearing. nce as issued a Mitigated Determination of Non-Signica re SEPA Determination DCD h information Sregarding the SEPA 11-350. Please see the attached MDNS(SUB2025-00023T03C MDNS) or more determination. mitted before 4:30 on Period: Comments regarding the SEPA determination o the envirust be onmental nmen al impact of the SEPA Commentopportunity to comme pursuant to WAC 197-11-340 November 24th, 2025. This shall be the only period. Agencies and interested proposal. Unless the Responsible Official withdraws f nal at the end of the comment Pion p (3)(a), the threshold determination shall be parties will be notified if the threshold determination is withdrawn. appeal to the Appeal Process: Pursuant to JCC 18.40.810, the applicant or other party of record may SEPA 14 calendar days of the issuance of the final threshold Jefferson County Hearing Examiner within fourteen ( )ether with the decision on the project application in a determination. The SEPA appeal shall be considered tog single, consolidated open record public hearing. Department of Community Development by 4:30 P.M. on Appeals must be filed with Jefferson County payment of applicable appeal fees, December 9th, 2025. Appeals shall not be deemed complete without payable to the Jefferson County Department of Community Development. 1 Please reach out if you have any questions, Emily Calkins EmiCy CaCkins Planning technician SDR Lead Dept. of Community DeveCopment caCkinrC}co. a "ersofLwa.us 360 379-446o 9:00-12:00 1:00-4:30 All e-mail sent to this address has been received by the Jefferson County e-mail system and is therefore subject to the Public Records Act, a state law found at RCW 42.56. Under the Public Records law, the County must release this e-mail and its contents to any person who asks to obtain a copy (or for inspection) of this e-mail unless it is also exempt from production to the requester according to state law, including RCW 42.56 and other state laws. JEFFERSON COUNTY DEPARTMENT OF COMMUNITY DEVELOPMENT CASE NO. SUB2025-00023 CERTIFICATION OF MAILING I make the following certification: I am competent to testify and make this certification based upon personal knowledge. On this 1 Oth day of November, 2025 I deposited into the U.S. Mail with first class postage affixed, true and correct copies of. Notice of Public Hearing in the above matter, addressed to: LQ� Adjacent Property Owners: See attached list. (Notices Only) Agencies: See attached list. f� Interested Parties: See attached list. ❑ Applicant/Representative - Posting Packet: 1 set of laminating sheets with Notices, Posting Instruction, Affidavit, and a copy of Notice. Newspapers (Notices Only) hl Official Posting Places (0) Other: Packet made available on the Customer Self Service Portal under case #SUB2025-00023. Other: Notice was physically posted on two different locations; at the corner of D Street and Highway 116, and on site at the proposed site access located off of D Street I declare under penalty of perjury under the laws of the State of Washington that the foregoing certification is true and correct. EXECUTED this 25th day of November, 2025 at Port Townsend, Washington. De raIlt Calkins From: SEPA <SEPA@orcaa.org> Sent: Monday, November 17, 2025 8:28 AM To: Emily Calkins Subject: ORCAA Comments on SEPA#202504715, Lead Agency File#SUB2025-00023 - RV Park ALERT: BE CAUTIOUS This email originated outside the organization, Do not open attachments or click on links if you are not expecting them. Good day, Olympic Region Clean Air Agency (ORCAA) reviewed the proposal for the RV Park, located in Port Hadlock, WA, The Proposal Description indicates development of the property. ORCAA has the following comments for the applicant: g For construction projects please refer to this guide for handling fugitive dust from construction projects: https://wsdot.wa.gov/sites/default/files/2024-09/Handling-FugitivelJust-%20from- Constru ction Projects-Gu ide.pdf ORCAA's general standards and regulations apply and can be found at www.orcaa or . Please feel free to contact me with any questions or concerns. Best Regards, Abi Roberts, Engineer 1 Olympic Region Clean Air Agency 2940 Limited Lane NW Olympia WA 9850 www.orcaa.org 2 Office — (360) 539-7610 Please take notice that any records or communications with ORCAA are subject to public disclosure under the Public Records Act (RCW 42.56) unless exempt under applicable law. Please consider the environment before printing this email. November 19, 2025 ATTN: Emily Calkins Planning Technician SDR Lead Dept. of Community Development Re: SEPA Determination and Notice of Public Hearing for RV Park in Jefferson County, WA Dear Emily Calkins, notification TheJamestown S'KlallamTribal HistaxiePreservation Office lock WA Her) threceived details of a project proposal for a 90 space RV park in Part Hadlock, reviewing project and SEPA infarn�adon, the JST THPG recommenbdss that cat da =ems Discovery Plan (IDi') be used for any ground disturbance activities that may orm Or Thank you for the opportunity to commehis prlease lcont ct eusn atd360 681 46 8 a oorn at in the event of an inadvertent discovery, P thpo@jamestowntribe.org Sincerely, I%w& &a,& Gavin Crain Cultural Resources Specialist Jamestown S'Klallam Tribe Emily Calkins From: Sent: To: Subject: Kellie Matzen < Matzen. Kellie@student.greenriver.edu > Saturday, November 22, 2025 3:09 PM plan ningComments @co jefferson.wa.us; Emily Calkins SEPA No. 202504715 Comment on MDNS for RV Park Proposal — Island 3 Investments LLC ALERT: BE CAUTIOUS This email originated outside the organization. Do not open attachments or click o not expecting them. n links if you are Re: Mitigated Determination of Non -Significance (MDNS) — RV Park Proposal near Port Hadl Comment Deadline: December 3, 2025 ock Dear SEPA Responsible Official, I am writing to provide comment on the MDNS issued for the proposed RV park development Investments LLC, located east of D Street in the Irondale/Port Hadlock Urban Growth Area. My ccomment Island 3 focuses on one area of ecological concern that warrants further review and mitigation under M Cumulative Impact and Watershed Planning SEPA. This project is one of several developments proposed within the Port Hadlock UGA. The MD address cumulative ecological impacts across the watershed, including: NS does not Incremental loss of permeable surface Increased recreational pressure on nearby natural areas Compounding effects on water quality and habitat integrity I recommend a cumulative impact analysis and coordination with watershed Planning efforts to ensure long- term ecological resilience. Thank you for considering this comment. I respectfully request that Jefferson County re-evaluate light of this ecological concern and request additional mitigation measures to uphold SEP ' the MDNS in Sincerely, A s intent. Kellie Matzen Student, Green River College, Natural Resources Program Matzen.kellie@student.greenriver.edu I tIVI Greg Ballard Page��®f From: Emma Erickson Sent: Tuesday, November 25, 2025 12:11 PM To: Greg Ballard Subject: SUB2025-00023, Island 3 Investments RV park - potable water comments Hi Greg, Below are my potable water review comments for SUB2025-00023 (these comments are also found in EPL Reviewers): Project • The property is located within the Jefferson County PUD Quimper public water service area. • Each RV space shall meet the industry standard setback of a minimum of 10 feet between potable sewer line components. e water line and • Building permits proposing plumbing will be required to provide a proof of potable water through a Water Availability Letter from the PUD. Thank you! Emma Emma Erickson Environmental Health Specialist Jefferson County Public Health 615 Sheridan St Port Townsend, WA 98368 eerickst)11tsca.'etfect a.us 360-385-9467 LOG ITEM ti c K �?�IIlti6� w. Date: November 26, 2025 Jefferson County Community Development Office of the Fire Marshal 621 Sheridan St • Port Townsend WA 98368 www.co jefferson.wa.us 1360.379.4450 Plan Review To: Greg Ballard — Development Code Administrator Jefferson County Department of Community Development. From: Brian Tracer — Deputy Fire Marshal Jefferson County Department of Community Development. Subject: Fire Protection Review of the proposed Preliminary RV Park Site Pla provided by Nordland Constructions NW Inc, n GENERAL: It is noted within the "Prelimin ary RV Park acres. The plan proposes 90 total RV spaces.It s also notedltthe dedicated 90 e Plan", the perty covers 9.54 space to be 35' wide and 49' long. Each proposed site is aIIowed one RV and an additional vehicle. There is no information regarding separation distances between RV sites. ACCESS: The main access or entry point from D St. into the RV park, shows a turnip approach at R30' to include turn angles within the park. Road width is noted for the main road or isle way between notes Phase I and Phase 2, at 30 $ wide. All other isles (roads) are noted' wide. These travel widths are noted for Phase I . There are no notations related road widths at 24' Phase 2. the for FIRE PROTECTION: There are no notes related to fire protection. ROADS: • The proposed project notes only one entrance (ingress / egress point). This point is also the only emergency access into the proposed park. Due to the amount or volume of vehicles allowed within the proposed park 0 80 total allowable vehicles within the the main entrance could be impaired by vehicle congestion. A second means of park ), emergency egress shall be established. ■ Each road or isle (main means of ingress / egress) within the proposed park shall be considered as Fire Lanes. Parking shall only be allowed within the established cam sites. No parking shall be allowed on the main isles (roads). p + Roads used for emergency or fire access shall be constructed with an asphalt, or concrete all-weather driving surface capable of supporting the imposed load of fire apparatus weighing up to 75,000 pounds (34 050 kg). This standard shall also apply to all vaults, lids or other assemblies located within the driving surface. Page 1 of 3 Jefferson County Community Development Office of the Fire Marshal 621 Sheridan St • Port Townsend WA 98368 www.co jefferson.wa.us 1360.379.4450 Plan Review EAST JEFFERSON FIRE RESCUE: Angles of approach and departure - Roadway width and all radius should be reviewed by East Jefferson Fire Rescue in an effort to ensure sufficient fire apparatus access. (Example - EJFR Ladder 1 requires a turning angle of R39"). Greater road width and turning radius may be required. FIRE FLOW: in general fire flow requirements are to safeguard life and property from fires and explosion hazards. The application of fire flow is usually applied to a structure. The proposed plan is for recreational type vehicles (RV's) that are transient by design. Because of this a global approach to fire flow is being applied in an effort to provide a minimum yet reasonable amount of fire protection. ■ The Jefferson County Coordinated Water System Plan (CWSP — adopted 1997) in Table 4-1, minimal design for fire flow for "Residential setting" which includes "Mobile Home and Recreational Vehicle Parks" is 750 gallons for 30 minutes. FIRE HYDRANTS: Shall be required. r Hydrant Location — Due to the large number of RV's and associated vehicles allowed within the proposed RV park, fire hydrants shall be available for fire emergencies. Placement of fire hydrants shall be made in such a manner as to provide access for fire hose, testing and maintenance. Fire hydrants shall be placed no further than 150 feet from any RV and be accessible from the roadway. A developed site plan noting the location of fire hydrants shall be provided. WATER PREVEYOR: • The water purveyor will be required to provide documentation certifying their system has the capacity and capability to provide the required Fire Flow. CODE REFERENE: The proposed RV Park shall comply with all applicable IFC, IBC, or other international codes requirements as they may relate to this project. To include NFPA 1194 Standard for RV Park or Camp Grounds, or other related NFPA codes, or similar State or County ordinances, regulations or laws not so mention within. It is worthy to noted NFPA1194 provides a standard (guidance) or frame work to serve as a basis for the development of recreational vehicle parks. Further review of a detailed formal site plan as it relates to this project and the development of the proposed RV park is needed. Additional requirements may be required. Page 2 of 3 Jefferson County Community Development Office of the Fire Marshal 621 Sheridan St ■ Port Townsend WA 98368 www.co jefferson.wa.us 1360.379.4450 Plan Review Brian Tracer — DFM Jefferson Country Department of Community Development Office of the Fire Marshal Page 3 of 3 r � nrgn:w 8JIA0N:j � eapr JNIYWa! �•q�qy� NVId 3119 H21Vd AU ANVNIW113ad - .-. �•nn.. S3.I.VIJC75�V% esea;'vm'ax3swnoilaoe ~ K�� G 'f3NLC141:Yar]«2T '8 J1A0�3 owmxxo• air s+a�rn+xaav 1 3StlHd NVId 1N3W3/1021dW1 NlIVd /1LI A2ltlNIWll3ad $ N ry f = o 2 Ed o� aLL LOG ITEM 1 - Greg Ballard ge of From: John Fleming Sent: Wednesday, November 26, 2025 2:15 PM To: Greg Ballard Cc: Eric Kuzma Subject: FW: 2025.055 - RV Park-SUB2025-00023 - Traffic Technical E-mail Attachments: 25062 - Revised Preliminary Plansl1-26-25.pdf; SUB2025-00023 Photos, traffic data.pdf Greg I understand you are in need of a summary from Public Works for the upcoming hearing on the RV Park proposal. Regarding transportation, due to the volume of traffic estimated to be generated by the 90 space RV Park, Public Works recommends that D Street be upgraded at the expense of the project proponent, to Road Standard 4 from Ness Corner Road intersection, north to the proposed entrance to the RV Park. If a traffic Impact Analysis is provided (Public Works recommends a current traffic study of 3 existing parks of similar size and in close proximity to the proposed project (as in Jefferson, Clallam, Kitsap, or Island County). ), Public Works may consider upgrade of D Street to Road Standard 3. Stormwater shall be managed as specified under Jefferson County Code. If you have any questions, please call. Sincerely, John John Fleming PE Development Review Engineer Public Works From: Seth Rodman <Seth@zenovic.net> Sent: Wednesday, November 26, 2025 10:37 AM To: Emily Calkins <ECalkins@co.iefferson.wa.us> Cc: Greg Ballard <GBallard@co.iefferson.wa.us>; nordia ndconstructionnwhotmail.com; 'jennifer taylor' <J MTNCI @outlook.com> Subject: RE: Delayed Public Hearing for RV Park ALERT: BE CAUTIOUS This email originated outside the organization. Do not open attachments or click on links if you are not expecting them. Emily, Attached are the updated plans for the RV Park. Please let me know if you have any questions. Thanks, Seth Rodman, P.E. Zenovic & Associates, Inc. 301 East 6"' Street Port Angeles, WA 98363 PH: (360) 417-0501 Fax: (360) 417-0514 From: John Fleming Sent: Friday, September 19, 2025 12:21 PM To: Greg Ballard <GBaliard@co.iefferson.wa.us>; Emily Calkins <ECalkins@coJefferson.wa.us> Cc: Eric Kuzma <EKuzma @co.iefferson.wa.us> Subject: RE: 2025.055 - RV Park-SUB2025-00023 - Traffic Technical E-mail Greg Thank you for sharing this preliminary information. Public Works will conduct an official review of traffic and stormwater at a later date. However, we can share with you our preliminary impressions of the below submittal, and more things to consider when responding to PW request for a Traffic Impact Analysis. Public Works disagrees with the conclusions of the below traffic technical email. The 90 unit RV park proposal shows no store for food and other supplies, no laundry, and no pool or other sources of entertainment at the site. It stands to reason that RV park occupants shall make at least a couple trips per day for sight-seeing, shopping, or other errands. An ADT of 4 to 6 per unit seems, at a minimum, a reasonable amount for this proposal. Given the housing shortage in this area, the recent availability of sewer service, and no declaration of maximum length of stay for RV park users, it also stands to reason that RV park occupants may be long term, with 100% occupancy rate, and might be more in line with a mobile home park traffic pattern. Public Works recommends a current traffic study of 3 existing parks of similar size and in close proximity to the proposed project (as in Jefferson, Clallam, Kitsap, or Island County). Two way traffic of RVs on the existing D St with no shoulders seems to be unsuitable. Applicant shall also address pedestrians at the proposed RV park and their safe travel to and from destinations in the Port Hadlock UGA. Thank you, John From: Greg Ballard <GBallard@co.iefferson.wa.us> Sent: Thursday, September 18, 2025 9:45 AM To: Emily Calkins <ECalkins gCo.refferson.wa.us> Cc: John Fleming <JFleming@co.iefferson.wa.us> Subject: FW: 2025.055 - RV Park-SUB2025-00023 - Traffic Technical E-mail fyi From: iaketraffic@comcast.net <jaketraffic@comcast.net> Sent: Thursday, September 18, 2025 8:35 AM To: Emily Calkins <ECalkins@co.iefferson.wa.us>; Greg Ballard <GBallard@co.iefferson.wa.us> Cc: 'Seth Rodman' <Seth@zenovic.net>; 'Thomas Johnson'<NordlandConstructionNW@hotmail.com>; 'jennifer taylor' <imtnci@outlook.com> Subject: 2025.055 - RV Park-SUB2025-00023 - Traffic Technical E-mail ALERT: BE CAUTIOUS This email originated outside the organization. Do not open attachments or click on links if you are not expecting them. Emily/Greg I have been contacted regarding a 90 — spot RV park, to be developed in two phase, located on the east side of `D' Street about 700' north of Ness' Corner Road in the Port Hadlock area of Jefferson County. The site was previously developed with a Concrete Plant and is currently being used as a contractor storage yard. The County provided the applicant a copy of the Traffic Impact Analysis Technically Complete Checklist, copy attached, pertinent section below: Traffic Impact Analysis Technically Complete Checklist Jefferson County Public Works Department will provide this checklist to applicants for development projects to guide the development of a Traffic Impact Analysis. Public Works will also use the checklist to determine if all relevant information has been provided in a Traffic Impact Analysis. Project Name: Traffic Impact Analysis (TIA) Required? After review of the Institute of Transportation Engineers Trip Generation Manual, would the proposal: _Yes _No Generate more than 200 Average Daily Trips? —Yes _ No Generate more than 25 Peak Hour Trips? _Yes _No Be located on a road segment with an identified Level of Service deficiency? _Yes _No Contribute peak hour trips to an intersection with an identified Level of Service deficiency? _Yes _No Be located in an identified high accident location or corridor? _Yes _No Is a Transportation Impact Analysis required? Per the above the project would trigger a TIA if greater than 200 ADT or 25 PMPHT's are generated. Considering this I have conducted a preliminary review and determined the proposed development would not generate more than 200 ADT or 25 PMPHT's, see below: Traffic Generation: I have conducted work on RV parks in the past, the 75% annual occupancy rate is from this prior work The preliminary TG data estimate is below: TA131 E 1-- TRIP GENERATION RV F'AFIK -PORT HADLOCK IEMNICAL E-M L Tone Per d 5 e TG Ratepq Enter 96 Ei ter Trigs Exit 96 Exit Trams Total (Tj P�b� %** p�hy Tres fVet Total Proposed: Campffou"V iec eatioral Whicle Park -Genera[ UrbarVSuburban(IiTE WC416, 68-occupiedcampsdes) Vtreekdayx 68 1.4 1 50>5 1 48 1 501.- 1 48 1 9511 - W peak hour 681 021 1 36% 1 51 64% 1 91 141 1- PM peak hour 68 027 1 65% 1 121 35% 1 61 181 - - ,.where X = occupied units(75% a nnuai average occupancy (90 slots k' 0.75 = 68)). T = Trips k - no ITE data for LUC 416,theADT/PM ratio for PublicPark (LUC 411) is0_78 ADT/C.15PMPHT = 7.09, thus 027 x 7.09 = - pass -by per ITE and 3TE_ Ire experience, mail/service delivery type trips, not applicable this use Trip generation per the ITE Trip Generation Manual 72th Edition Note_ Due to roundi ng some values may not add up `D' Street: 'D' Street between Ness Corner Road and 3rd Street is a crowned asphalt road between 18.5 to 20' wide with minimal shoulder improvements (per information provided to me by the project Civil Engineer Seth Rodman, PE). There are roughly nine SFDU's with access to `D' Street; that correlate into about 90 daily trips, per ITE data. In addition to the residential trips there would be other traffic using the road, I estimate 200 to 300 daily trips. This estimate is based on my 40+ years of Traffic Engineering Experience and inspection of data in the following document: o Mason Street "062425 MSN Updated TIA" —This is the most recent report submitted to us, which was completed for the Mason St project located nearby. Site access sight lines look good (per Bing Aerial streetside data) Safety inspection — there were no recorded crashes, per WSDOT data (attached) on `D' Street for the 5-year period 2020 to 2024 Operational inspection —traffic operations on Street are good via Traffic Engineering Inspection. Road Type — the existing road appears to be a type 2 based on road width and type 3 based on the lane width, reference Jefferson County Road Standards below: Jefferson County Road Standards Rd. Std. Type # 1 2 3 Road Classification Rural Access Rd. Local Service Rd. Local Access Rd (4) residences max 5 100 ADT 5 400 ADT Roadway Width (1)(2)(4)(5) 14 ft 20 ft. 22 ft. Lane Width (2)(4) 7 ft. 7 ft 9 ft, Shoulder Width (2)(3)(4)(5) N/A NIA 2 ft Surfacing NIA NIA 2" HMA (6) Crushed Surfacing Top Course 2" 2". 2^ Crushed Surfacing Base Course 4" 4" 4" Gravel Base (7) N/A 4" Ditch Slope (in- slope) Slopes flatter than 2H:1 V are desirable where achievable. Clear zone/ Side Slopes 4 5 6 ADT ADT OH 400-75a 751-1000 1 aa; 26 ft, 28 ft. 34 loft loft 11 aft, 4ff. 6f 3" HMA 3" HI 2.5"HMA 2" I 2^ I 2 4 1 4^ I 6" 6" 1 6„ 1 1 I 6" AASHTO (8) Slopes steeper than 4H;1 V should when achieving a 4H:1V slope is Notes: (1) For curbed. distance from face of curb to face of curb. For shouldered, distance from (2) May be reduced. by petition to Jefferson County Department of Public Works. to minimuam alteowed to paved edge of shoulder. (3) When guardrail is necessary, provide 2 feet min. of widening or longer posts to ensure lateral Supby AASHTO. (4) For roads with traffic volumes of less than 400 AQT, the low volume road and street standards may used. (5) For guidance for one-way streets, see AASHTO and the current uniform fire code. (6) HMA required if County Road. (7) Not required if subgrade meets specification for Gravel Base. per WSDOT Standard SpeCitiG3li0 g-03 t J . (8) When using AASHTO guidance for clear zone determinations. the roadway engi all AASHTO materials relating to clear zone and project circumstances_ neer should take rnta account The Design Hourly volume (DHV) is generally the 30th highest hourly volume (30 DHV) of the future year chosen for design On the average rural road or arterial, DHV is about 15 percent of ADT. For urban areas, DHV is usually belweer. 810 12 percent of the � The proposed project is projected to add about 100 (95) daily trips to the corridor on a typical proj that appropriate Road Type for the corridor would be a Type 3 and to be conservative a Type 4 thaf t accou is for site ect traffic and future background traffic. Traffic Mitigation — construct the Road Frontage improvements to provide a Type 4 Road on the project sites side of the road. Summarizing: The traffic projected to be generated by the proposed 99-space RV park on a typical day does not trigger the need for a TIA. I have inspected the site access sight lines, safety, operations and the what the appropriate County Road Type for site frontage improvements should be applied. wi Based on my review of the project the following: - Site traffic generation on a typical is below the threshold to require a TIA - Good sight lines exist at the site access - No recorded crashes occurred on V Street between 2020 and 2024 - Traffic operations are good appropriate - Site frontage improvements consistent with a Jefferson County Type 4 road would be appro p I would think a Transportation Memorandum documenting the above would be appropriate. Please let me know if this is consistent to what the County needs? Thank you Mark Mark J Jacobs, PE, PTOE JAKE TRAFFIC ENGINEERING, INC 2614 39t' Ave. SW Seattle, WA 98116 — 2503 206.762.1978 0 206.799.5692 c From: Seth Rodman <5eth zenovic.net> Sent: Tuesday, September 9, 2025 9:38 AM To: 'aketraffic comcast.net Subject: FW: Additional Items Required for RV Park-SUB2025-00023 From: Emily Calkins <ECaikins co. .efferson.wa.us> Sent: Wednesday, August 27, 2025 6:08 PM To: Seth Rodman <5eth zenovic.net>; nordlandconstructionnw hotmail.com Cc: Greg Ballard <GBallard cojefferson.wa.us> Subject: Additional Items Required for RV Park-SUB2025-00023 Good afternoon, Gregn the Port Ballard has tasked me with permitting your RV park for the propeort�inff n for urbanof D Street Urband Urban Growth Area(UGA). Weent utilizing the n new ay through. After are excited to see per application g receiving lication, Greg and I sewer system and I look forward to seeing this project all t fohe `r this project. Besides the general pequirements listed in were able to sit down and begin to chart the path forwards nd use our code in JCC 18.30 we are working with two main areas of thinregulthisons that spec specific rland useequire laone andesubdivisionzoning regulations concerning the suitability of placing an RV park regulations(processed through a binding site plan) concerning the physical and site specific requirements for the number and configuration of lots created for the RV park. in the Concerning zoning requirements, the section of code that regulates development n this,han RV parkfar lls undeHtheock UGA is found in JCC_ and is silent on the requirements for an RV park category of "unnamed commercial uses" and the permittin g pathway is determined at the discretion of the code administrator, Greg. Greg has determined that we will require a Type III Conditional Use permit erJ order to address the Suitability of the site for this commercial use instead of attempting to force the framework of a small-scale recreation and tourist use as regulated by JCC 18 Z0 which was designed for rural areas and land use requirements we 350 P CC 18.18.040 in and triggered the submittal of a major variance application. In short, to address zoningProtect into the are going to process this application as a conditional use permit for a commercial use instead of re uirin variance. lam attaching a copy of our conditional use ermit a lication for you to fill out to replace th variance application. The conditional use permit requires department than the hours more hours of review from our q g a major billed for the variance, so I have updated the invoice to reflect these additional hours. P e submitted Concerning the binding site plan application, in addition to the conditional use permit application and fees requested above there are several documents that need to be submitted before we can deem the application • complete: Y A water availability notification from PUD. PUD keeps these forms on hand that they fill out so ou can reach out to them directly and request the notification form be completed for your 90-site RV park. A sewer availability form from Public Works. You can reach out to their sewer team orthadlocksewer co."efferson wa us to request that they fill out this form. There will be a portion that the owners will need to sign as well.a The Department of Public Works reviews our subdivision applications for stormwater and transportation and because your binding site plan does not fit into any clear category for review and payment I conferred Fleming at Public Works about their review and associated fees. He said that we could start P charging for tion requirements their review time with the understanding that they will keep track of how much time theyspend with John when they pass 10 hours they will charge more on an as -needed basis. In addition to the cond t onal u e projea se permit fehours for ct. a es and added to the invoice I have also added the fees required for Public Works' review. u John scanned over the project and had three comments. While these items will not be required for application substantially complete, I wanted to pass them on to you so that you could get a jump start Public Works begins their formal review. us to determine the P on them before ■ John noted that only one access onto the property has been included on the site plan. For emergency will need two different access points. you begin working with a Public Works will require a Traffic Impact Analysis for this project. I recommend that g y access you company now to create this analysis because once the application is deemed complete we will send out an Additional Information Request(AIR) for this analysis and it will need to be completed public hearing. eand reviewed prior to the ■ The portion of D Street that runs between the RV park and Ness' Corner will need to meet public road standards as determined by the Average Daily Traffic(ADT). I have attached several documents to help you prepare for these requirements: • A traffic im act anal sis checklist from Public Works ■ A road standards chart and draw- n s from Public Works that D Street will need to meet based on th Daily Traffic (ADT), which includes the traffic created by the RV a Average • Two examples of traffic impact analyses accepted by the county ark and the traffic that currently exists. o Mason Street "052425 M5N U dated TIA" — This is the most recent report submitted to us, which w completed for the Mason St project located nearby, o Discovery Bay •'Traffic Re ort Disco Ba PRRD 191121" This is a report that John rememberedas being an excellent example and he suggested I send it to you. as To summarize, a traffic impact analysis will need to be completed for our review as part of the process and the items listed below will need to be completed for us to determine the application complete: permitting ■ Conditional use permit application • Additional fees requested for conditional use permit and Public Works review, which total 1,380.75 in A water availability notification from PUD 7 A sewer availability form from Public Works the additional fees e fees is attached to this email as "SUB202S-CDDS Should be made o S to `JC DCDThand they The involve for d or check. Checks invoiced for the additional review can be paid by credit car • credit card payments can be made on our can be mailed or dropped off at 621 Sheridan St in Port Townsend (98368), online portal at htt s: www.ca. efferson.wa.us 617 2715 Fees -Pa ments. Please note that a convenience fee is charged for all online payments. application complete or incomplete by September 3rd, so if the four items listed Our code requires that we determine an app lete application. After that above are not completed on September 2nd we will send a formal deterlm ttion of on will be abandoned. Once all of the items point you will have 90 days to submit the items listlete and send the application out for review, ed above or the app are received I will determine the application comp lexit of this email, and if you have any questions 1 encourage you to reach out. I will I am sorry for the length and comp Y town until September 3rd but will be able to communicate via email. If you need to talk to someone on the be out of phone I am sure that Greg would be willing to talk with you as well. I look forward to talking more throughout this process and hope we can get this permit going soon! Sincerely, Emily Calkins Emily Calkins Planning Technician SDR Lead Dept. of Community Development Ecalkins @co-'e erson.wa.u_r 36o-379-446o Monday -Thursday 9:00-12:00 1:00-4:30 I e-mail person who asks to obtain a copy i or for tem and is herefore subject to the public Records Act. a state law ing 2,56 found All ail sent to this address has been received by the Jefferson must release this e-mail and its tc contents to a`ndy p RCW 4 o a and oche state copy (o found at RCW 42.56 Under the Public Records law, the Y inspection) of this e-mail unless it is also exempt from production to the requester according to state law, Inc 8 1 n ¢ m A I ' goy ¢ 30Va01S-INIW SV 03dOlMW eke load - s�sv17055`1 `Z` C4 " Z 3SVHd - NYId 1N3W3AOIIdWI MkiVd AH AHMINI-13LIdY -T- jirr , 133i1LS .0, 133H1s .a. 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