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HomeMy WebLinkAboutDCD Staff Report and Exhibit Log SUB 2025-23EXHIBIT LOG RV Park Conditional Use and Binding Site Plan #SUB2025-00023 90 Unit RV Park within the Irondale/Port Hadlock Urban Growth Area December 10, 2025 Public Hearing Exhibit 1 Staff Report dated November 26, 2025 Exhibit 2 Parcel and vicinity maps Exhibit 3 Site plan dated November 26, 2025 Exhibit 4 State Environmental Protection Act (SEPA) checklist dated August 8, 2025 Exhibit 5 Incomplete application communications sent to applicant August 27, 2025 and September 2, 2025 Exhibit 6 Email chain between applicant, DCD and Public Works regarding internal traffic review. Dated September 18 and 19, 2025 Exhibit 7 Complete application submitted September 24, 2025 Exhibit 8 Water and sewer availability forms submitted September 24, 2025 Exhibit 9 Notice of application, mailing list, email to agencies dated October 1 and 2, 2025, and certificate of mailing Exhibit 10 Communication between DCD and Washington State Department of Transportation between October 2 and November 3, 2025 regarding WSDOT requirements for the proposal Exhibit 11 Comment from Notice of Application comment period dated October 15, 2025 Exhibit 12 Additional information request (AIR) dated October 10, 2025 and response from representative dated October 30, 2025 Exhibit 13 SEPA Determination dated November 10, 2025 Exhibit 14 Notice of Public Hearing (NOPH) and SEPA Determination, mailing list, physical posting pictures, email to agencies dated November 10, 2025, and certificate of mailing Exhibit 15 SEPA/NOPH Comments between November 17, 2025 and November 26, 2025 Exhibit 16 Review from Emma Erickson — Environmental Public Health dated November 25, 2025 Exhibit 17 Review from Brian Tracer — Deputy Fire Marshal dated November 26, 2025 Exhibit 18 Review from John Fleming — Public Works engineer dated November 26, 2025 L G IT M ON �, JEFFERSON COUNTY Page OfDEPARTMENT OF COMMUNITY DEVELOPMENT 621 Sheridan Street I Port Townsend, WA 98368 360-379-4450 1 email: planning@co.jefferson.wa.us https://www.co.jefferson.wa.us/260/Community-Development Staff Report to the Hearing Examiner Conditional Use Permit Binding Site Plan Permit Application No. SUB2025-00023 To establish a new Recreational Vehicle Park with 90 spaces November 26, 2025 Prepared by the Jefferson County Department of Community Development, Planning Division 1. PROJECT INFORMATION: a. Landowner/Applicant: b. Representative: FINDINGS Thomas Johnson Island 3 Investments LLC 123 Ponderosa Place Nordland, WA 98358 Seth Rothman Zenovic and Associates Inc 301 E 6th Street, Suite 1 Port Angeles, WA 98362 c. Proposal: The proposal is to establish a new RV park with a total of 90 spaces over the course of 2 phases within the Port Hadlock/Irondale Urban Growth Area on a parcel 9.39 acres in size. Each of the RV sites would be served with public water, sewer, and electrical service (Exhibit 3). The standards size of the RV spaces would be 40 feet by 69 feet (Exhibit 3). The narrow RV spaces would be 35 by 69 feet in size (Exhibit 3). The proposal would be served by 24-foot-wide internal access roads. Stormwater would be addressed through on -site infiltration systems. It is anticipated that the RV spaces would be rented on a nightly, weekly or monthly basis but are not intended for long-term tenancy (i.e. longer than 6 months) (Exhibit 12). Phase 1 would consist of 45 RV sites and would be located in the northern portion of the site and would receive access off D Street, with restricted (gated or collapsible bollards) emergency access through the applicant's southern parcel 901024029 onto Highway 116. Phase 1 would include a 15-foot-wide buffer comprised of berm, fencing, and trees along the edge of the site. Phase 1 would also include two garbage containers, an onsite laundry facility and three general parking spaces. Stormwater would be accommodated through three 14 feet wide by 3 feet deep by 190 feet long infiltration trenches located within the roadways located within the center of the proposal (Exhibit 3). Phase 2 would consist of 45 additional RV sites and would occur in the southern portion of the site. It would include a community space area, an office building with three parking spaces, and two garbage containers (Exhibit 3), d. Permitting Process: JCC 18.18 regulates development within the Irondale/Port Hadlock UGA 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. In order to address the suitability of the site for this commercial use within the PHUGA, the code administrator determined that a Type III Conditional Use Permit would be appropriate alongside the Type III Binding Site Plan Land Division Permit submitted for the RV Park (Exhibit 5). e. Location: The subject parcel is located in the Irondale-Port Hadlock Urban Growth Area (abbreviated as PHUGA) in Jefferson County, Washington. The parcel is situated east of D Street, approximately 400 feet north of the intersection between D Street and Ness' Corner Rd (Highway 116), 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(Exhibit 2). f. Access: The site plan submitted with the application shows a singular access off of D Street approximately 700 feet north of the intersection between D Street and Ness' Corner Road for Phase 1. There would also be a restricted (gated or collapsible bollards) emergency access through the applicant's southern parcel 901024029 (Exhibit 3). g. Property Characteristics: The site on which the RV park will be established is 9.39 acres in size, and has historically been used as a gravel pit and equipment storage yard. The parcel is relatively flat due to previous mining operations. Some vegetation exists around the perimeter of the property with a few trees scattered in the interior of the parcel but the majority of the parcel has been cleared (Exhibit 2). h. Zoning: The parcel is zoned Urban Growth Area (UGA) — Urban Commercial. The purpose of urban commercial zoning is to "provide for a wide range of commercial activities and uses compatible with the expressed needs of the community that will provide goods and services for the UGA, nearby residents and serve the traveling public" per JCC 18.18.030. The surrounding area is within the Port Hadlock/Irondale Urban Growth Area (PHUGA). The PHUGA was established in the early 2000s before urban services could be provided with the condition that rural zoning would be kept in place through a transitional zoning overlay until a wastewater treatment system was established. Jefferson County is constructing a sewer system and as of September 8, 2025 parcels are beginning to connect to the system. Any parcel within 200 feet of an installed sewer line is within the "sewer availability area" and will be required to connect to the sewer when new development is proposed on site. The zoning for any parcels connected to the sewer or within the sewer availability area automatically changes from the rural zoning shown in the transitional overlay to the underlying urban zoning. The subject property and the properties to the south and west of the subject property are within the sewer availability area and are zoned Urban Commercial. However, the parcels to the north and east of the subject property are not currently within the sewer availability area and are zoned Rural Residential 1:5 acres. As the sewer extends outward the zoning for the parcels to the north will change to UGA — Low Density Residential, and the zoning for the parcel to the east will change to Urban Commercial. i. Surrounding Development: The subject parcel is surrounded by a mix of commercial development to the south and residential development to the north. The parcel to the east of the subject parcel is vacant, and the properties further east have a mix of commercial and residential development. Immediately west of the subject property beyond D Street lies a storage facility with a manufactured home park established west of that (Exhibit 2). j. Critical Areas: The Jefferson County Critical Areas Map layers do not identify any critical areas on the subject parcel. Multiple critical areas are mapped on the surrounding areas; primarily a wetland mapped 680 feet southwest, a Coastal Seawater Intrusion Protection Zone mapped 80 feet northeast, and a Special Aquifer Recharge Protection Area mapped 380 feet west of the subject parcel. None of the protection standards for the critical areas listed above are applicable to the proposal. These protection standards are found in JCC 18.22.230 and 18.22.730 (Exhibit 2). Studies Submitted: A Traffic Technical email dated September 18, 2025 from Mark J. Jacobs, PE PTOE with Jake Traffic Engineering Inc. This was followed by an e-mail from John Fleming dated September 19, 2025 expressing concerns about the traffic technical memo. (Exhibit 6). Required permits: Site Development Review — completed by Jefferson County DCD on February 4, 2025. Road Approach Permit —Jefferson County Public Works Stormwater Management Permit -Jefferson County Public Works Building permits for any buildings —Jefferson County DCD Building Division m. Public Noticing Requirements (Exhibit 9): Application Received Date: August 6, 2025 Application Complete Date: September 24, 2025 Public Notice of Application: October 1, 2025 Posted on property: October 1, 2025 Mailed to adjacent property owners: October 1, 2025 Sent to Tribes and Agencies: October 2, 2025 Public Comment closing date: October 14, 2025 n. State Environmental Policy Act Review: The proposal is subject to review under SEPA. Mitigated Determination of Non -significance per WAC 197-11-350 was issued by Jefferson County on November 10, 2025 (Exhibit 14). The comment period ended on November 24, 2025. The appeal period of the MDNS ends on December 9, 2025. The mitigation condition is that "The applicant shall coordinate with Jefferson County Public Works and the Washington State Department of Transportation and adhere to their recommendation to ensure adequate provisions for mobility and safe access related to the proposal'. This mitigation measure is required to be a condition of approval for this development application. o. Notice of Public Hearin Exhibit 14): In accordance with the Type III permitting process described in 18.40.230, the public hearing scheduled for December 10, 2025 was noticed as follows: Notice of Public Hearing posted on property: November 10, 2025 Notice sent to adjacent property owners and Parties of Record: November 10, 2025 Notice posted in Port Townsend Leader: November 12, 2025 E-mail notice of public hearing to agencies: November 10, 2025 2. Approval Criteria for Zoning Conditional Use Permit per Section 18.40.530 JCC a. 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 of the subject property and with the physical characteristics of the subject property; Applicant response: The parcel is located within the Port Hadlock Urban Growth Area. This area will be served by the Port Hadlock Sewer System which is expected to be operational at any time. When that system is extended to the site, the zoning of the parcel will automatically transition from Rural Residential 1:5 to Urban Commercial which naturally comes with a much higher expected development intensity. The lots to the north of the proposed park will remain as a residential zoning and development of this property as an RV park will provide a quasi -residential use to buffer the existing residential uses from the commercial uses to the south of the proposed park. Staff comment: The subject parcel lies between commercial and residential property within the PHUGA. As described Sections 1(g)&(h) above, the neighborhood is transitioning from rural zoning to urban zoning with the completion of the Port Hadlock wastewater system. With existing residential property to the north and commercial property to the south, this proposal as conditioned is uniquely appropriate in design, character and appearance for the subject parcel and area. The landscaping standards for this proposal are found in Section 18.18.070 JCC. Section 18.18.080(3) requires a 10 foot visual screen adjacent to residual zoned properties and a 5-foot visual buffer along roads. The applicants propose a 15 foot -wide ft buffer with a berm, solid fence and landscaping placed along the northern edge of the site adjacent to the residential zoned area. There would also be a 20- foot-wide landscaped buffer along D Street along the western edge of the proposal (Exhibit 3). DCD is not recommending a buffer between the areas to the south that are zoned UGA commercial. The area to the east is currently zoned RR 1:5 however, when this proposal brings sewer to the site this area will be zoned UGA commercial. DCD is not recommending a buffer between commercial uses per Section 18.18.070(3) JCC. DCD believes that the topography of the site being approximately 10 feet lower than the residential property to the north, the commercial use to the east, west, and south, the proposed landscaping, and design and suggested conditions of approval will ensure that this proposal is compatible with the surrounding area. b. The conditional use will be served by adequate infrastructure including roads, fire protection, water, wastewater disposal, and stormwater control; Applicant response: Access to the site will be from D Street off of Ness' Corner Road. Water and power will be provided by Jefferson County PUD. Sewer service will be provided by the Port Hadlock Sewer System managed by Jefferson County. Stormwater will be managed onsite through the use of subsurface infiltration systems. Fire protection will be provided by East Jefferson Fire and Rescue. staff -comment. Utilities: Utilities addressed in applicant's response above. Roads: Public Works submitted comments on November 26, 2026 (Exhibit 18) stating that D Street will need to be upgraded to Road Standard 4 at the cost of the applicant from the intersection with Ness' Corner Road and the proposed access location. The letter also states that D Street could be brought up to a level 3 Road Standard instead if a traffic study was provided for review. To ensure that the road is brought up to the required standard and that the condition in the MDNS (Exhibit 13) is satisfied, DCD and Public Works will review transportation plans and infrastructure, with input from WSDOT, prior to final plat approval. Fire Protection: DCD received a letter from the Jefferson County DCD Deputy Fire Marshall dated November 26, 2025 (Exhibit 17). This letter brought up the following issues: General: Distance between RV's. Access: Whether having a turning radius of 30 feet is sufficient for access by emergency vehicles. Also Phase 1 has roadway widths of 24 and 30 feet in width but the roadway width for Phase 2 are not specified. Roads: One point of access is not adequate for the proposal. No parking shall be allowed on the access roads. Roads need to be designed to accommodate afire truck (up to 75,000 pounds). Have radius of approach and departure that are adequate to accommodate emergency vehicles. Fire Flow: The required fire flow will be 750 gallons for 30 minutes. A letter from the water purveyor will be required to show that the system has the capacity and capability to provide this water flow. Fire Hydrants: Fire hydrants shall be placed so that all RVs are within 150 feet of a hydrant, and in a manner that is accessible from the roadway. The applicant shall develop a site plan showing the location of all fire hydrants for review. The letter concludes that further review of a detailed site plan is necessary to ensure that the proposal meets the requirements listed in the letter. DCD is recommending that a site plan that addresses the issues listed in the letter be submitted to DCD and the Office of Fire Marshal for review and approval prior to final plat approval. Water and Sewer: The RV Park will be connected to public water and the Port Hadlock Sewer (Exhibit 8). Emma Erickson of Environmental Public Health reviewed the proposal and provided the following requirements: All water lines shall be located at least 10 feet from sewer line components, and building permits will need to provide proof of potable water (Exhibit 16). Stormwater Control: Stormwater will be accommodated through three 14 feet wide by 3 feet deep by 190 feet long infiltration trenches located within the roadways located within the center of the proposal (Exhibit 3). A stormwater plan will be reviewed through as stormwater management permit prior to final plat approval. c. The conditional use will not be materially detrimental to uses or property in the vicinity of the subject parcel; Applicant response. 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. Staff comment: Potential impacts to the surround property could occur from improper screening, stormwater, or traffic plans. The proposed development infiltrates stormwater onsite and provides screening measures. See also Section 2(a) and 2(b) above for proposed mitigation measures. d. 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; Applicant response: Noise and dust 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.. Any site lighting will be shielded downward facing lights, but individual RV's may include unshielded lighting. Staff comment: DCD is recommending that an operation plan that addresses quiet hours and on -site caretaker be submitted to DCD for review and approval prior to final plat approval. The purpose of the on -site manager is to ensure that there is adequate supervision of the proposal. DCD has also required that lighting be shielded and that lighting shall not leave the site or impact D Street. DCD received a comment from the Olympic Region Clean Air Agency (Exhibit 15) reminding the applicant to follow their 2024 guide to handling dust during construction projects. e. The location, size, and height of buildings, structures, walls and fences, and screening vegetation for the conditional use will not unreasonably interfere with allowable development or use of neighboring properties. Applicant response: The project intends to construct a small single -story office/laundromat building (500 s.f. +/- and 14' tall) for use by tenants and the park manager. The park is intended to serve towable and self-propelled recreational vehicles. Screening will be accomplished with a 15' buffer where adjacent to residentially zoned properties and will include fencing and landscaping as well as berms where topography allows. Staff comment: See applicant's response above. A 15 foot buffer with screening, fencing, a berm and landscaping will mitigate any potential impacts to nearby properties (Exhibit 3). f. 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; Applicant response: 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. Staff comment: See section 2(b) above. g. The conditional use complies with all other applicable criteria and standards of this title and any other applicable provisions of the Jefferson County Code or state law; and more specifically, conforms to the standards contained in Chapters 18.20 and 18.30 JCC; Applicant response: 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, and will provide onsite storm water facilities to mitigate all stormwater. A site plan will be provided demonstrating compliance with the above requirements and the remaining, landscaping, parking, and lighting requirements as required by JCC 18.18 and 18.30. Staff comment: See additional analysis below regarding applicable code in JCC 18.18, 18.20, and 18.30. h. The proposed conditional use will not result in the siting of an incompatible use adjacent to an airport or airfield; Applicant response: This use will not affect and adjacent airport or airfield. Staff comment: The subject parcel is not located near an airport or airfield and will not result in the siting of an incompatible use near an airport or airfield. i. The conditional use will not cause significant adverse impacts on the human or natural environments that cannot be mitigated through conditions of approval; Applicant response: This use will not cause any significant adverse impacts on the human and natural environment. Staff comment: Because no critical areas exist on site and the subject parcel is not nearby any type critical area that could be impacted there will be no significant adverse impacts to the environment (Exhibit 2). Potential impacts to the human environment have been mitigated through the proposed buffer, berm, fence and land scaping, and the design and conditions of approval. Addressing significant adverse impacts on human or natural environment is also addressed through the SEPA process completed for this proposal in Section 1(m) above. j. The conditional use has merit and value for the community as a whole; Applicant res once: 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. Staff comment: Jefferson County has a need for permitted RV parks with urban facilities. Multiple RV parks have been established in rural Jefferson County, and in addition to those permitted RV parks Jefferson County residents have established unpermitted RV pads for rental on a short term and long- term basis. The proposed park will decrease the demand for RV spaces in the rural areas of Jefferson County, which has led to the establishment of unpermitted rentals that are not always connected to the facilities as required by County Code. See section 2(i) below. k. The conditional use is consistent with all relevant goals and policies of the Jefferson County Comprehensive Plan; and Applicant response: 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 LU- 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 LU-G-31). The RV park will provide additional patrons to support existing local businesses and encourage the use of local recreational facilities as well as utilize the municipal utilities (water, sewer) to mitigate environmental impacts (Goal LU-G-32 & LU-G-33). Stormwater from the site will be mitigated entirely on the site and will include stormwater treatment and infiltration facilities (Goal LU-G-34). The project will include road frontage improvements as determined by the permit approval process (Goal LU-G-35). Staff comment: See applicant's response above. I. The public interest suffers no substantial detrimental effect. Consideration shall be given to the cumulative effect of similar actions in the area. Applicant response: Granting conditional use as an RV Park will not have an appreciable effect 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. Staff comment: DCD would contend that there are not undeveloped 5-acre sized parcels zoned UGA commercial that would propose an RV park. DCD would contend that because this use utilizes the sewer it is different that other uses like mini -storage that do not require urban services. This proposal would provide an opportunity for people to recreate in the county and to have urban services for their recreational opportunities, and would not require RV parks in the rural areas that depend on septic and other public utilities and services to be extended for a RV park. RV parks could also displace resource lands in the rural areas also and may have compatibility issues with the densities of the rural areas of the county. 3. APPROVAL CRITERIA FOR A BINDING SITE PLAN a. 18.35.450 Purpose: The purpose of this article is to clearly delineate the criteria used by the county to review and approve binding site plans. A binding site plan is intended to provide an alternative means of dividing land. The binding site plan process provides a means for certain types of land division applications to be processed administratively based upon the development standards and regulations contained within this code and any other applicable ordinances and regulations. Binding site plans tie a future development to an approved set of conditions and site layout. Staff Comment: The purpose of this binding site plan is a means as to ensure that there is adequate access, and water, sewer, electrical, and fire protection to serve the proposed RV park. The spaces within the RV park are not to be sold but to be leased. b. 18.35.460 Scope. This article shall only apply to one or more of the following: (1) The use of a binding site plan to divisions of land for sale or lease of mixed use, commercial or industrial zoned property where the applicant proposes a unified scheme of development; (2) Divisions of property for residential, commercial or industrial condominium development as provided for in JCC 18.35.470; and (3) Planned rural residential developments (PRRDs) proposed under Article VI-M of Chapter 18.15 JCC where full short or long subdivision of the land into separate, legally segregated lots, tracts or parcels is not required. Staff Comment: (1) A RV Park is a commercial use for the lease of fully improved spaces for RV to occupy. (2)&(3) This proposal is not a condominium or PRRD. c. 18.35.470 Condominiums. For the purpose of approval of condominium developments, the provisions of this chapter regarding short subdivision and long subdivision shall not apply if: (1) A land division is proposed as a condominium and does not result in the subdivision of land into separately owned lots in accordance with the definition for short or long subdivisions, but subjects a portion of a lot, tract or parcel to Chapter 64.34 RCW (the "Condominium Act") subsequent to the recording of a binding site plan for all such land; (2) The improvements constructed or to be constructed thereon are required by the provisions of the binding site plan proposed for a condominium project; (3) Jefferson County has approved a binding site plan for all such land; and (4) The binding site plan contains the following statement: All development and use of the land described herein shall be in accordance with this binding site plan, as it may be amended with the approval of Jefferson County, and in accordance with such other government permits, approvals, regulations, requirements, and restrictions that may be imposed upon such land and the development and use thereof. Upon completion, the improvements on the land shall be included in one (1) or more condominiums or owned by an association or other legal entity in which the owners' associations have a membership or other legal or beneficial interest. This binding site plan shall be binding upon all persons, businesses, corporations, partnerships or other entities now or hereafter having any interest in the land described herein. Staff Comment: Not applicable as this is not a condominium proposal. This section indicates that non - condominiums binding site plans are required to meet the short and long subdivision requirements. d. 18.35.480 Application submittal and contents. To be considered complete, applications for binding site plan approval shall include the following information: (1) Applications for binding site plans shall be made on forms provided by the Jefferson County department of community development and shall be submitted to the department of community development, along with the appropriate fees established under the Jefferson County fee ordinance; (2) A completed land use permit application form, including all materials required pursuant to Chapter 18.40 JCC; (3) Mixed Use, Commercial and Industrial Binding Site Plans. In addition to materials required pursuant to subsections (1) and (2) of this section, a binding site plan application for mixed use, commercial or industrial proposals shall contain the same elements and information as a preliminary long plat, in accordance with JCC 18.35.280, 18.35.290 and 18.35.300; (4) Binding Site Plan for Residential Condominiums. In addition the materials required pursuant to subsections (1) and (2) of this section, a binding site plan for residential condominiums shall conform to the requirements of Chapter 64.34 RCW, the "Condominium Act." The applicant shall submit a sworn declaration from a registered land surveyor licensed in the state of Washington that all requirements of RCW 64.34.232, as now adopted and hereafter amended, have been satisfied. The county shall not be responsible for verification that the proposal complies with Chapter 64.34 RCW, but may rely upon the representation of the licensed surveyor. The applicant shall submit five copies of the binding site plan map for review. The site plan shall have dimensions of 18 inches by 24 inches and must be prepared by a registered surveyor licensed in the state of Washington. In addition to the requirements of Chapter 64.34 RCW, the binding site plan map must include the following information:... Staff Comment: (1) The applicant provided the application and other requirements specified by DCD (Exhibit 7). DCD determined the application completed on September 24, 2025. (2) and (3) Section 18.40.100(5) JCC states "the administrator may waive any specific submittal requirements determined to be unnecessary for review of any application. In such event, the administrator shall document the waiver in the project file or project log" This proposal is located in the Irondale/Port Hadlock UGA, is served by sanitary sewer, and is zoned Urban Commercial. An RV park is a not a use listed in Table 3A-1 of Section 18.18.040 of the Irondale Hadlock UGA. Section 18.10.180 defines "Recreational vehicle park" as a commercially developed tract of land in which two or more recreational vehicle sites are established as the principal use of the land. An unnamed commercial use is a discretionary use in the Urban Commercial District. The administrator has classified that the proposed "D" use be processed as a Type 111 Zoning CUP to determine that the use is appropriate. Based on the nature of a RV park where the property is not be divided but that the binding site plan is the process to ensure that adequate public services and facilities are available for the proposal, the administrator has waived the survey requirement for the review of this preliminary plat approval. If the CUP and binding site plan is approved, the applicant would have to submit a survey for the boundary of the property and show the proposed improvements consistent with Sections 18.35.280, 290 and 300. (4) N/A because this is not a condominium proposal. e. 18.35.490 Binding site plan approval criteria. (1) Binding site plans shall be approved upon showing that all of the following have been satisfied: (a) The proposed binding site plan conforms to all applicable county, state and federal zoning, land use, environmental and health regulations and plans, including but not limited to the following: (i) The Jefferson County Comprehensive Plan; and (ii) The provisions of this code, including any incorporated standards; (b) Utilities and other public services necessary to serve the needs of the proposed binding site plan shall be made available, including open spaces, drainage ways, roads, streets and other public ways, potable water, transit facilities, sewage disposal, parks, playgrounds, schools, sidewalks and other improvements to assure safe walking conditions for students who walk to and from school; (c) The probable significant adverse environmental impacts of the proposed binding site plan, together with any practical means of mitigating adverse impacts, have been considered such that the proposal will not have an unacceptable adverse effect upon the quality of the environment, in accordance with the State Environmental Policy Act (SEPA) implementing provisions contained within Chapter 18.40 JCC and Chapter 43.21C RCW; (d) Approving the proposed binding site plan will serve the public use and interest and adequate provision has been made for the public health, safety and general welfare. (2) Notwithstanding the approval criteria set forth in subsection (1) of this section, a proposed binding site plan may be denied because of flood, inundation or swamp conditions. Where any portion of the proposed binding site plan lies within both a flood control zone, as specified by Chapter 86.16 RCW, and either the 100-year floodplain or the regulatory floodway, the county shall not approve the binding site plan unless: (a) The applicant has demonstrated to the satisfaction of the administrator that no feasible alternative exists to locating lots and building envelopes within the 100-year floodplain; and (b) It imposes a condition requiring the applicant to comply with Article VI-F of Chapter 18.15 JCC and any written recommendations of the Washington State Department of Ecology. In such cases, the county shall issue no development permit associated with the proposed binding site plan until flood control problems have been resolved. Staff Comment: 1(a)(i) See Section 2(k) in CUP review for Comprehensive Plan Analysis, 1(a)(ii) this is addressed in this section of the staff report and in Land Division Section. 1(b) Open space —This proposal includes 90 spaces on the 9.39-acre parcel. The RV park has approximately 10 % opens space which are area that do not contain RVs and access areas (Exhibit 12). Drainage - Stormwater is addressed through the engineered drainage plan required for this proposal that will address Minimum Requirements 1 to 9 of the 2024 Stormwater Management Manual of Western Washington SWMWW. Access: The Public Works Department makes recommendation of road way width for land divisions. For this proposal a 26 ft wide paved road with 3-foot shoulders has been required (Exhibit 3). The Fire Marshal and East Jefferson Fire and Rescue will also will review this proposal to ensure that the access roads are adequate for fire protection (Exhibit 17). The Washington State Department of Transportation reviewed the proposal and supported the proposal's main access off of D street with an emergency access off of SR 116(Exhibit 11). If direct access off of Ness' Corner Road is proposed a Traffic Impact Analysis may be required. Potable Water. The PUD will provide water to the proposal and have submitted a letter (Exhibit 8) stating that they have adequate water for this proposal. This will include providing potable water to each of the RV sites (Exhibit 3). This will also include having adequate water for fire protection that will include the placement of fire hydrants within 150 feet of all RVs (Exhibit 17). Sewage Disposal: The Public Works have provided a letter dated September 19, 2025(Exhibit 8) stating that there is sewer capacity available and the sewer is available. The proposed RV park will be required to extend low pressure sewer mains and provide sewer service, including grinder pumps, to the proposed RV units. Design of the development shall require approval through Jefferson County Public Works. Other: RV parks are intended for temporary use by the traveling public. DCD is recommending that sidewalks or paths should be provided to allow visitor of the RV park safe pedestrian access to access the facilities and services in the Port Hadlock area. DCD is also recommending playgrounds or BBQ area be provided. The pathways and recreation areas would also meet the open space requirement. 1(c) See SEPA Section in 1(m). 1(d) As conditioned, the proposal is consistent with and will have no unreasonable adverse impact on the public health, safety, welfare, use, and interest. Conditions of approval will require the proposal be connected to public water and sewer with required upgrade to ensure proper connections and fire flow; fire hydrant locations to be located on the final survey, development of a landscaping plan pursuant to Section 18.18. 070. The CUP review will determine if this is an appropriate use at this location. 2. Not applicable since this proposal is not located within the frequently flooded area (i.e. floodway and 100 year flood plain). f. 18.35.500 Binding site plan review process. (1) An application for a binding site plan approval shall be processed according to the procedures for Type III land use decisions established in Chapter 18.40 JCC. (2) The administrator shall solicit comments from the director of the department of public works, the chief of the fire district in which the proposal is located, local utility providers, sheriff, building official, school district in which the proposal is located, adjacent jurisdictions if the proposal is within one mile of a city or other jurisdiction, Washington State Department of Transportation if the proposal is adjacent to a state highway, and any other local, state or federal officials as may be necessary. (3) Based upon comments from county departments and applicable agencies, and other information, the administrator shall review the proposal subject to the criteria of JCC 18.35.490. A proposed binding site plan shall only be approved when consistent with all the provisions of JCC 18.35.490. Binding site plan approval may be based upon certain delineated conditions. The county shall make written finding and conclusions documenting compliance with all approval criteria. A binding site plan shall be granted preliminary approval only, until all improvements are installed or the county has received adequate guarantees or assurances of future installation of improvements. (4) Upon satisfying all conditions of approval, if any, and satisfying all requirements of Chapter 18.30 JCC and any incorporated standards for the installation of all improvements, the administrator shall administratively approve the final binding site plan for filing with the Jefferson County assessor. The final binding site plan shall conform to the requirements of JCC 18.35.370 and 18.35.380, as applicable. (5) For all condominium projects, prior to final approval, the applicant shall obtain the written approval from the Jefferson County assessor of the condominium CC&Rs. Staff Comment. (1) This proposal is being processed as a Type 111 Permit (Exhibit 5). (2) DCD provided notice to the agencies in the form of a Notice of Application (Exhibit 9) and a Notice of Public Hearing (Exhibit 14) (See Section 1(1, n)). This included the Jefferson County Building and Offices of the Fire Marshal, Public Works and Environmental Health, along with East Jefferson Fire & Rescue, Jefferson PUD, the sheriff, school district, State agencies including the Washington State Department of Transportation, Ecology and affected tribes. (3) This processing of this application meets the preliminary plat process, which would outline the conditions of approval for final plat approval. Prior to final plat approval all of the conditions, which focus on the primarily improvements such as road, utilities, and other requirements outlined in this decision will be reviewed by DCD to ensure compliance. (4) if preliminary plat is approved, DCD, the assessor, public works, and Environmental Health will review the survey, and sign the final plat prior to forwarding it to the Board of County Commissioners for final approval. Final plat approval will focus the parcel boundary, the RV park configuration, the location of utilities, access, other requirements, and plat notes. g. 18.35.510 Binding site plan development standards. Binding site plans shall conform to the development standards contained in Article VI (Long Plat) of this chapter, found in 18.35.570-'8.35.660. h. 18.35.570 Requirements for improvements. All improvements shall be designed and constructed in conformance with the development standards contained in this article, as well as Chapter 18.30 JCC and any standards incorporated therein. Prior to construction of any improvements, as approved upon the preliminary plat or binding site plan, the subdivider shall furnish construction plans. These plans must be prepared, signed, dated and stamped by a Washington State licensed civil engineer and shall be in accordance with the standards contained in Chapter 18.30 JCC. The construction plans must be reviewed and approved by the county prior to construction. Staff Comment; Zenovic and Associates are a licensed engineer in WA State and will ensure that these requirements are met prior to final plat approval of the binding site plan. i. 18.35.580 Transportation and drainage standards. (1) Transportation Standards — Generally. All divisions of land covered by this chapter shall be served by appropriate transportation facilities, including roads and facilities for transit, pedestrians, and bicycles. Transportation facilities shall be adequate both the serve the division of land and to avoid adverse effects to the existing transportation system. If transportation facilities are inadequate, the applicant shall be required to make provision for all necessary improvements. Transportation facilities shall be deemed adequate if necessary improvements are planned and designated funding is secured in the Six -Year Transportation Improvement Program. (2) Road and Drainage Design and Construction Standards. (a) All roads serving two or more lots shall comply with the road design and construction standards specified in JCC 18.30.080; (b) A drainage analysis shall be performed in conformance with JCC 18.30.070, and drainage systems shall be designed to the standards set forth in JCC 18.30.060(2) and 18.30.070. Staff Comment: (2)(a) If this proposal is approved, DCD will ensure that Jefferson County Public Works road access and pedestrian facilities requirements are addressed through the design of the proposal and the conditions of approval. (2)(b) The drainage requirements will be addressed by an engineered storm water plan meeting the requirements of the 2024 SWMMWW per Jefferson County Storm water Standards found in Section 18.30.070(4)(c) JCC. This plan would be reviewed by Jefferson County Public Works Department. 18.35.590 Responsibility for road improvements. Where reasonably necessary to mitigate the direct impacts of the proposed division of land and/or to meet safety requirements, off - site road improvements may be required as a condition of approval under this chapter. When required, the applicant shall bear the sole responsibility to make such off -site road improvements. Staff Comment: This will be addressed through the SEPA review of the proposal and through the reviews of the zoning CUP and Binding site plan. All required improvements shall be completed and inspected prior to final plat approval. k. 18.35.600 Health standards. The following health standards apply to all divisions of land governed by this chapter: (1) Water. All divisions of land shall comply with the requirements established by the Jefferson County department of health for the provision of water; (2) Wastewater Disposal. All divisions of land shall comply with the requirements established by the Jefferson County department of health for wastewater disposal; and (3) Storm Drainage. Stormwater flows from land divisions shall not adversely affect critical aquifer recharge areas. All divisions of land shall meet the regulations for critical aquifer recharge areas contained in Article VI-E of Chapter 18.15 JCC. Staff Comment: (1) The PUD will provide water to the proposal from their Group A water system (Exhibit 8). (2) The Port Hadlock Wastewater Treatment System would provide sewage disposal to the proposal (Exhibit 8). (3) Not Applicable as this proposal is not located within a CARA. I. 18.35.610 Fire and utility standards. All divisions of land governed by this chapter shall meet the fire protection and improvement standards adopted by Jefferson County. Staff Comment: The Jefferson County Building Official and Fire Marshal will state the fire requirements for this RV Park (Exhibit 17). With the exception of the bathroom/laundry facility there would be no permanent structures within this proposal. It is anticipated that this would include a review of the adequacy the access roads for emergency equipment (i.e. largest anticipated fire truck) and that there are adequate fire hydrants within the proposal. m. 18.35.620 Plan review, inspection and fees. The department of community development and department of public works are responsible for reviewing all engineering drawings and for the supervision, inspection and acceptance of all subdivision improvements, and shall charge the subdivider the applicable fees as set forth in the Jefferson County fee ordinance. Staff Comment: DCD and Public Works will ensure that all requirements are installed as designed prior to final plat approval. n. 18.35.630 Release of improvement guarantee. If an improvement bond or other guarantee has been submitted, such guarantee shall be released in accordance with the development standards contained in Chapter 18.30 JCC. Staff Comment: This is an option for the landowner to bond for certain final improvements. Section 18.35.350 JCC —Surety addresses the requirement for bonding of final plat improvements. This would entail providing a bond that equals 200% of the cost of the improvements as determined by a licensed engineer. o. 18.35.640 Floods and flood control. The county may disapprove a proposed subdivision because of flood, inundation or regulated wetlands if the county finds that such condition poses a threat to the public health, safety or general welfare. Where any portion of the proposed subdivision lies within both a flood control zone, as specified by Chapter 86.16 RCW, and either the 100-year floodplain or the regulatory floodway, the county shall impose a condition on the preliminary plat requiring the subdivider to conform to the Federal Emergency Management Agency (FEMA) flood hazard requirements. In such cases, no development permit associated with the proposed subdivision shall be issued by the county until said FEMA requirements have been met. Where feasible, the county may require that all lots and/or building envelopes be located outside the 100-year floodplain. The county may also require dedication of land to any public body and/or the construction of improvements and may impose other conditions necessary to protect against flooding or inundation. Staff Comment: Not Applicable as this proposal is not located with a frequently flooded area (i.e. flood way or 100-year floodplain). p. 18.35.650 Additional requirements. The standards or requirements established in this chapter and Chapter 18.30 JCC are minimum requirements. These standards may be increased and additional requirements may be imposed for the purpose of mitigating identified probable significant adverse environmental impacts pursuant to the State Environmental Policy Act (SEPA), Chapter 43.21C RCW, as now established or hereafter amended. Such additional requirements may include, but are not limited to, off -site improvements to any public facility, the dedication and/or improvement of parks and open spaces, and contributions to any county fund established to finance the provision of public services required by subdivision. Staff Comment: DCD issued a SEPA threshold determination and any mitigation measures would be a condition of approval of any development application (Exhibit 13). Typically, this is off -site requirements that are not addressed in the CUP review (Section 2), the Binding site review (Section 3) or the existing development or performance standards found in Section 4). q. 18.35.660 Phased subdivision. Preliminary plat approval must be granted for the entire subdivision and must delineate the separate divisions that are to be developed in phased increments. Where the preliminary plat approval is conditioned upon completion of the proposed phases in a particular sequence, the preliminary plat approval shall specify a completion date for each phase. Final plat approval may be granted for each separate phase of the preliminary plat. Any changes at the preliminary plat stage will require approval in accordance with JCC 18.35.340. Staff Comment: This proposal is for the creation of 90 RV spaces. Phased 1 would be for 45 RV Spaces in the northern portion of the site. Phase 2 would be located in the southern portion of the site. DCD is reviewing the entire 90 spaces through this review. This includes the SEPA analysis of the entire proposal. Long plats are valid for 5 years per Section 18.35.410(1) JCC. Therefore, the applicant would have 5 years to complete Phase 2. 4. ANALYSIS OF 18.18 Irondale and Port Hadlock UGA Development Regulation Implementation a. 18.18.030 Purpose of UGA land use and zoning districts. Staff comment: The UGA commercial zonings are separated into Urban Commercial and Visitor -Oriented Commercial. Per JCC 18.10.030(1), "The purpose of the urban commercial designation is to provide for a wide range of commercial activities and uses compatible with the expressed needs of the community that will provide goods and services for the UGA, nearby residents and serve the traveling public". b. 18.18.040 Use tables. Staff Comment: RV Parks are not a named used within the 18.18.040 land use table for the PHUGA. RV Parks are a named used in the Rural Jefferson County land use table found in JCC 18.15.040(3) and fall under the category of Small -Scale Recreation and Tourist Uses. Section 18.10.180 defines "Recreational vehicle park" as a commercially developed tract of land in which two or more recreational vehicle sites are established as the principal use of the land. An unnamed commercial use is a discretionary use in the Urban Commercial District per JCC 18.18.040 land use table (see section 1(d) for more information). c. 18.18.050 Density, dimension and open space standards. Staff Comment: Density and setbacks for development within the PHUGA are described in JCC 18.18.050. A setback of 20 feet is required from the D Street, which is a local access road. A 10 foot setback is required wherever a commercial use abuts a residential use. All RV sites will be setback 20 feet from the edge of the property adjacent to D Street to meet the road setback required by this section. Additionally, the proposed 15 foot buffer from all adjacent properties exceeds the requirement for commercial use setbacks (Exhibit 3). d. 18.18.060 Development requirements and performance standards. Staff Comment: Applicable development requirements in this section are the following: street standards, water service, storm drainage and sanity sewer service. The street standard requirement approved in the current code refers to urban street standards of JCC 18.30.080 that have not been adopted at this time. Therefore, the DCD code administrator has determined that all roads will need to be paved in the park to meet the intent of the code in JCC 18.18.060. e. 18.18.070 Landscaping. Staff Comment: This section of code requires that new commercial development provide a 5-foot visual street buffer along streets and a 10 foot visual screen along any property line abutting residential zoning areas. A visual screen is defined in this section as the following: "evergreen and deciduous trees (no more than 50 percent deciduous) planted 20 feet on center, two shrubs planted between each pair of trees, and ground cover.". The proposed visual buffer abutting D-Street and adjacent properties includes vegetation, fencing, and a berm and therefore exceeds these requirements. f. 18.18.080 Parking and pedestrian circulation. Staff Comment: JCC 18.18.080 defers to 18.30.100-110. Per section 2(b) of the staff report, road and pedestrian requirements will be approved by DCD and Public Works prior to final plat approval. g. 18.18.090 Lighting. Staff Comment: JCC 18.18.080 defers to 18.30.140. Per JCC 18.30.140, lighting shall be required to not exceed 30 feet in higher and shall be energy efficient and shielded or recessed so that lighting does not leave the parcel. Additionally, any exterior lighting shall be directed downward and away from adjoining properties and public areas. h. 18.18.0100 Signs. Staff Comment: No signs are proposed at this time. Any and all signs will be required meet the requirements of JCC 18.18.100 and will be reviewed under a building permit from DCD. S. ANALYSIS OF 18.20 Performance_ and Use -specific standards a. 18.20.140 Commercial uses — Standards for site development. Staff Comment: All commercial developments are required to provide adequate water and sewage disposal facilities. When a new commercial development requires assess through a county, state or private road the applicant must that public health, safety, and welfare are protected through their use of the road. Additionally, access across the front of the lot must be controlled and limited to one curb cut, and commercial lots are encouraged to share internal and external road access. The proposed development will be connected to public water and the Port Hadlock sewer. b. 18.20.290 Recreational developments. Staff Comment: Applicable performance standards for all recreational development includes protecting adjacent properties from adverse impacts through screening, the prohibition of selling lots or spaces in fee simple, and ensuring that parking controls surface runoff. The proposal as conditioned meets these requirements. c. 18.20.350 Small-scale recreation and tourist uses. Staff Comment: This section regulates recreational uses in rural Jefferson County. While these requirements are helpful, some of them were put in place to maintain rural character and therefore does not apply to this project because it is proposed in an urban location. Requirements associated with maintaining rural character include requiring parcels to be 5 acres in size, limiting RV parks to a maximum of 60 spaces, and requiring a buffer of 100 feet. DCD staff has determined that because the requirements listed above are meant to maintain rural character they do not apply to this development proposed in the PHUGA. Requirements found in this section not related to rural character will be enforced through the Conditional Use Permit. These requirements include the following: limiting temporary occupancy of an RV site to 9 months (Exhibit 12), requiring 1 caretaker to live on site, requiring adequate off-street parking (Exhibit 3), requiring sufficient road access to each RV site (see section 2(b), prohibiting structural additions to RVs, requiring garbage to be secured and disposed of in a way that is clean and sanitary and prevents animals from breaking in (Exhibit 3), and ensuring that all roads, walkways parking and service areas are safe for vehicle and pedestrian traffic (see section 2(b). 6. ANALYSIS OF 18.30 Development Standards a. 18.30.060 Grading and excavation standards. Staff Comment: This section regulates clearing and grading in Jefferson County. This project is subject to this section and the clearing and grading associated with this will be permitted through a stormwater management permit with DCD. b. 18.30.070 Stormwater management standards. Staff Comment: See section 2(b) c. 18.30.080 Roads Staff Comment: See section 2(b) 7. RECOMMENDATIONS BASED ON ANALYSIS Based on the foregoing findings, analysis, and conclusions, the Planning Division recommends that the Hearing Examiner APPROVE the application for the conditional use permit (SUB2025-00023) for an RV park within the PHUGA, with the following conditions of approval: A survey of this binding site plan in substantial conformance with the submitted preliminary RV Park Site Plan map dated July 24, 2025, as modified through the conditions cited herein shall be provided to DCD. This decision and conditions of approval are subject to change if information provided by the applicant or their authorized representative proves inaccurate. 2. Approval of this proposal is contingent upon all RV spaces and associated appurtenances being connected to the PHUGA sewer system and receiving water service from the Quimper water system. 3. A water distribution system adequate to provide potable water to each RV Spaces shall be installed and verified prior to final binding site plan approval. The design and installation of the distribution system shall be coordinated through PUD #1 of Jefferson County. A letter and map from the PUD Water System showing the location of water distribution system to each RV Space and verifying that such distribution system has been constructed per their plans and specification. This information must be submitted prior to final binding site plan approval. Individual wells shall not be permitted for use within this RV Park. The improvements may be installed in phases to serve each phase of this proposal. 4. The Applicant shall provide construction plans and specifications for the extension of the water system to the Jefferson County Offices of the Fire Marshal. The plans must be stamped by a registered, professional engineer licensed in the State of Washington. The Jefferson County Offices of the Fire Marshal shall approve these plans in writing prior to installation of the system. 5. Prior to final plat approval, fire protection facilities shall be installed in accordance with the Jefferson County Fire Marshall Letter dated November 26, 2025 unless amended by the Fire Marshal in consultation with EJFR. The location of all hydrants shall be noted on the final plat and all distances verified by a surveyor. The Applicant should consult the Jefferson County Fire Marshal for further information. Approval of the hydrant placement by the Fire Marshal shall be submitted prior to final plat approval. 6. This proposal is required to extend low pressure sewer mains and provide sewer service, including grinder pumps, to the proposed RV units. Design of the development shall require approval through Jefferson County Public Works. 7. Prior to final Plat approval, the shower & restroom facility shall obtain a building permit and receive final occupancy from the Jefferson County Building Division. 8. Easements for private roads providing access or internal circulation within the subdivision shall be 60 feet wide. A reduction in width may be considered upon recommendation by the Department of Public Works, provided that public health, safety, and welfare are not compromised, and the proposed width remains adequate for the construction and maintenance of roads and utilities. Where reduced easements are approved, parallel utility easements may be required. 9. Paved internal private access roads as reviewed and approved by Public Works shall be constructed prior to final plat approval of the binding site plan. The surfacing for the internal access road and RV Spaces shall consist of a minimum 9-inch gravel base with a minimum three (3) —inch crushed gravel surfacing. The minimum 24 foot wide internal access roads shall also have a minimum of 2 inches of hot mix asphalt. The RV spaces, internal access road shall be clearly shown on the face of the final binding site plan. The RV Spaces and internal access roads shall be crowned to facilitate drainage. The improvements may be installed in phases to serve each phase of this proposal. 10. No Parking signs shall be placed along the paved internal access roads. 11. The applicant shall coordinate with Jefferson County Public Works and the Washington State Department of Transportation and adhere to their recommendation to ensure adequate provisions for mobility and safe access related to the proposal. This is the mitigation requirement from the MDNS that was issued by Jefferson County DCD on November 10, 2025 12. Prior to final plat approval, D Street shall 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. 13. If non -emergency access is proposed to SR 119 an access connection permit shall be required from WA State Department of Transpiration (DOT). In addition, this may also include a Traffic Impact Analysis (TIA) being required to be submitted to the DOT. 14. The applicant shall improve D Street from Ness Corner Road to the northern The applicant shall obtain a road approach permit for the construction of the proposed road approach at "D" Street, and must comply with current standards for major approaches. 15. Prior to final binding site plan approval, underground utilities must be installed to each RV Space by the land divider including, water, sewer, and electrical service. Television cable is optional, provided that if cable service is installed, it must be installed underground. Reservation of all required utility easements must be assured and clearly shown on the face of the final plat. 16. The following language shall be clearly shown on the face of the final plat. This RV Park is limited to Recreational Vehicle (RV), which is defined as a vehicle designed primarily for recreational camping or travel use that has its own motive power or is mounted on or towed by another vehicle, including travel trailers, fifth -wheel trailers, folding camping trailers, truck campers, and motor homes, but not mobile homes (RCW 43.22.335). All recreational vehicles shall be brought to the site by their intended occupant and removed by them when they depart. 17. The following language shall be clearly shown on the face of the final plat. No on -street parking is permitted within the 24 foot wide and 30 foot wide paved internal access roads within this proposal. 18. The following language shall be clearly shown on the face of the final plat. Approval of this proposal is contingent upon all RV spaces and associated appurtenances being connected to the PHUGA sewer system and receiving water service from the Quimper water system). 19. Prior to final plat approval, a 15 foot wide visual screen along the northern portion of the site and a 20 foot visual buffer along D Street shall be installed as depicted on the binding site plan. All plantings shall meet the standards outlined in JCC 18.18.070. A final landscaping plan must be submitted for approval, and the approved landscaping shall be installed prior to final plat. All landscaping and related support systems shall be maintained throughout the life of the project. 20. Location of the dumpster/recycling shall be shown on the final plat map, shall be provide reasonable distance of each RV space each, and shall be appropriately screened. 21. All outdoor lighting within this proposal shall be directed downward and shielded to prevent direct glare upward into the sky, onto neighboring properties, or onto adjacent right-of-way. A lighting plan shall be submitted and approved prior to the issuance of a building permit to ensure no off -site glare to the street or adjacent properties. All outdoor lighting shall be directed downward and shielded to prevent glare and light trespass onto neighboring properties and roads. The lighting plan shall be prepared by a qualified professional and note the location, type, and intensity of lighting. It shall also demonstrate how location, type, and mitigation measures (ie. shielding) will prevent glare and light trespass. The approved plan must be implemented and any significant changes to the number of lighting fixtures, location, and intensity will require an updated lighting plan to be approved by Jefferson County DCD. 22. Prior to the installation of any signage, a signage plan and a certificate of compliance shall be submitted to DCD Planning for review and approval. This plan shall meet the requirements of JCC 18.18.100. 23. Pursuant to JCC 18.30.060 and 18.30.070, a stormwater management plan meeting Minimum Requirements #1 through #9 of the Department of Ecology Stormwater Management Manual for Western Washington shall be submitted. The plan must address temporary measures for erosion, sediment and stormwater control during construction, as well as permanent stabilization and operational features post -construction. 24. The proponent shall implement the approved stormwater management Plan throughout the duration of the development. 25. Prior to the commencement of construction, the applicant shall submit engineering plans for roads, bridges, stormwater facilities, and other regulated land -disturbing activities to the Department of Public Works for review and approval. 26. Stormwater management facilities shall be constructed under the supervision of a licensed professional engineer. Prior to final project approval, the proponent shall submit a certification letter from the project engineer verifying that all stormwater facilities were constructed in accordance with the approved plans. 27. In accordance with JCC 18.30.080(1)(f), the Department of Public Works shall inspect all clearing, grading, and construction activities involving roads, bridges, utilities, and stormwater facilities. To facilitate timely inspections, the applicant shall coordinate scheduling with the department at (360) 385-9160. Typical inspections may include: a. Installation of temporary erosion and sediment control measures; b. Clearing (and Grading) and road subgrade preparation; c. Placing roadway gravel base; d. Placing roadway crushed surfacing top course; e. Placing improved roadway surface (chip seal or asphalt concrete); f. Construction of stormwater management facilities; g. Final plat review; h. Additional inspections may be deemed necessary as project progresses. 28. All new and existing buildings must be provided with approved address identification that is clearly legible and visible from the street or road fronting the property. Address permits may be deferred to the applicable building permit for each building or structure requiring an address. Any addresses issued prior to final plat approval shall be shown on the final plat. 29. The final binding site plan shall be signed by all persons with legal ownership interest in the subject property. 30. An Inadvertent Discovery Plan (IDP) shall be submitted to DCD for review and approval. A copy of the finalized IDP shall be maintained on site prior to the commencement of any ground disturbing activities. 31. As required by Chapters 18.35.330 and 18.35.660 JCC, phased final plat approval of the subdivision shall be conditioned upon completion of the proposed phases in the order as shown on the proposed phasing plan. 32. In accordance with Chapter 18.35.390 JCC (Final Long Plat), the final mylar shall be prepared in compliance with the standards set forth in JCC 18.35.300 and 18.35.370. 33. The final blueline shall clearly display the name of the RV Park, along with the county -assigned subdivision number, SUB2025-00023, on all sheets of the mylar. 34. An updated plat certificate or supplement, current within 30 days, shall be submitted with the final blueline. 35. Lot closure information shall be submitted alongside the final blueline and the updated plat certificate. 36. Prior to final plat approval, the applicant shall coordinate the installation of underground utility lines (including water, sewer, electricity, and telecommunications) to serve all lots. All recorded easements shall be accurately depicted on the final plat and shall reference the corresponding Auditor's File Numbers (AFNs) on the face of the plat. 37. All graphical elements on the final plat shall conform to recording standards for legibility. 38. In compliance with RCW 84.56.345, all current -year property taxes and any outstanding or delinquent property taxes, including compensating tax from an open space program if applicable, must be paid in full prior to the County Treasurer signing the mylar and associated paper copies of the plat. 39. The applicant shall submit a reproducible 11" x 17" copy of the proposed final plat to the Department of Community Development. The plat shall include all elements required under JCC 18.35.300 and the certifications and other requirements outlined in JCC 18.35.370 and 18.35.380. 40. All required signatures and professional seals on the mylar shall be in black ink. 41. Pursuant to JCC 18.35.360, no permits shall be issued for construction of improvements within an approved unit lot subdivision until the following have been received and approved by the appropriate departments: the improvement method report, all construction drawings, proposed performance guarantees, and any additional submittals required under applicable provisions of the Jefferson County Code and incorporated standards. All construction activities shall be subject to inspection and approval in accordance with county development standards and any incorporated specifications. 42. The final binding site plan submittal must demonstrate compliance with all conditions of approval. 43. Type III Hearing Examiner decisions shall become final subject to the following: pursuant to RCW 36.70C, the applicant or any aggrieved party may appeal the final decision to the Jefferson County Superior Court within twenty one (21) calendar days of the date of issuance of the final land use decision. For more information related to judicial appeals, see JCC 18.40.340. 44. A final plat which meets all of the requirements of Title 18 JCC and this decision shall be submitted to DCD for processing and approval within five (5) years of the date of this preliminary unit lot subdivision approval. The final plat may be presented to the County at any time during the period of preliminary approval. The preliminary approval shall be null and void unless a final plat is approved and recorded within the original five-year approval period.