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HomeMy WebLinkAboutEx 19 to 22 SUB2025-23LOG ITEM JEFFERSON COUNTY 1 DEPARTMENT OF COMMUNITY DEVELOPMENT fag �,® �y 621 Sheridan Street I Port Townsend, WA 98368 360-379-4450 1 email: planning@co.jefferson.wa.us sillNS 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 N1A-vember2GDecember 3, 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 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 standard 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, 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 northern ed the site. and a 20-foot buffer comprised of similar components along the western edge of the property that abuts D Street. 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(PHUGA) 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. 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). The site is approximateIV 5 to 20 feet lower in elevation than irrounding areas to the north east and south and approximately 10 feet above in elevation to the area to the west. 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. West of the subject property beyond D Street lies a storage facility with a manufactured home park established west of that (Exhibit 2). 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 18.22.330 and 18.22.730 (Exhibit 2). k. 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). I. 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. Notice of Application - Public Noticing Requirements (Exhibit 9): Incomplete Application Received Date: August 6, 2025 Application Complete Date: September 24, 2025 Notice of Application published in The Port Townsend Leader: October 1, 2025 Notice posted on property: October 1, 2025 Notice mailed to adjacent property owners: October 1, 2025 Notice 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 Hearing (_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 anytime. 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 zones 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. 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 (SR 116). 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. Storm water 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 to 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 I 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) and have a 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 a 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 Sections 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. Sto, f 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. 5tofcomment: See applicant's response above. A 15 foot buffer with screening, fencing, a berm and landscaping will mitigate any potential impacts to nearby residential 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 in Section 4 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 an 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 response: 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(1) 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. 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 in rural areas could also displace resource lands 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 to ensure that there is adequate access, 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. 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 5). DCD determined the application completed on September 24, 2025 (Exhibit 7). (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) 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 % open space which is the area that does not contain RVs and access roads (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. This plan will be reviewed through a Stormwater Management Permit. Access: The Department of Public Works makes recommendation of road way width for land divisions. For this proposal a 24 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: Public Works provided a letter dated September 19, 2025(Exhibit 8) stating that they have the capacity to connect the proposal to the system. 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 help the proposal 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 of the community. 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) The processing of this application meets the preliminary plat process, which outlines 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. 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. 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 would 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 review the final proposal to ensure that all components meet fire and life/safety components (Exhibit 17) prior to final plat approval. 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 consists of 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 Comrnent: This proposal is for the creation of 90 RV spaces. Phased 1 would be for45 RVspaces in the northern portion of the site. Phase 2 be for an additional 45 sites 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". The RV park will provide rental space for the traveling public visiting the area. b. 18.18.040 Use tables. Staff Comment: RV Parks are not a named used within the 18.18.040land 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 are listed 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 the land use table in 18.18.040 (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 adjacent residential properties exceeds the requirement for commercial use setbacks (Exhibit 3). d. 18.18.060 Development requirements and performance standards. Staff Commen t: 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 residential properties includes vegetation, fencing, and a berm and therefore exceeds these requirements (Exhibit 3). 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 height 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. This shall be reviewed by DCD prior to operational approval. 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 show 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, and DCD and Public Works shall approve all aspects of the road access prior to plat approval. 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 do 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 proposal will be permitted through a storm water management permit with DCD. b. 18.30.070 Stormwater management standards. Staff Comment.: The requirements of the section will be reviewed through a stormwater management permit. See section 2(b) c. 18.30.080 Roads Staff Comment: The requirements of this section will be reviewed by DCD and Public Works prior to plat approval. 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 November 26, 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 East Jefferson Fire Rescue. 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 operational approval, the shower v. ~^`tr-eo ' facility laundry facility shall obtain a building permit and receive final occupancy from the Jefferson County Building Division. 8. E a s e Fn e nts f.oF p rivatn eads prr.yid inn r=rsess 9r i ema ek-ewlatio I A ed u cti width way be co sj&-�G Y n.1 F' .n by the fld, and +hr. r. rl width remains �ate fE)F the n r+rL4r+i.. and maintena ni - arlr and Utilitieg. Wher_6 Feduzed easements aFe a N yed, parallel be requ;;zd.Prior to operation of the RV park, the applicant shall submit an operations plan to DCD for review and aDnroval. The ooeration plan should address on -site management, quiet hours, fire restrictions, and rules of the park. 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 116 an access connection permit shall be required from WA State Department of Transpiration (WADOT). In addition, WADOT may require a Traffic Impact Analysis (TIA) to be submitted for review. 14. The applicant shall improve D Street from Ness Corner Road to the proposed access point on D Street. 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 Vehicles (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. Locations of all dumpster/recycling receptacles 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. 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 sign permit application 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 2024 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, 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, 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 binding site plan 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 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 binding site plan 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. -1 FIING`� Jefferson County (SUB2025-00023) `D' STREET RV PARK TRANSPORTATION MEMORANDUM December 1, 2025 FE-.. Jake Traffic Engineering, Inc. Mark J. Jacobs, PE (OR and WA), PTOE, President 2614 39th Ave. SW - Seattle, WA 98116 - 2503 Tel. 206.762.1978 - Cell 206.799.5692 E-mail iaa Ceiraf- ic@comcasc.net LOG ITEM 1� 0 _ Page - Of JTE. Jake Traffic Engineering, Inc . 'gip ig Mark J. Jacobs, PE, PTOE President 2614 391h Ave. SW - Seattle, WA 98116 - 2503 Tel. 206.162.1978 - Cell 206.799.5692 E•ma':l ; .. -.. . -. December 1, 2025 JEFFERSON COUNTY Attn: John Fleming, Engineer III, Public Works 623 Sheridan Street Port Townsend, WA 98368 Re: 'D' Street RV Park - Jefferson County (SUB2025-00023) Transportation Memorandum Dear Mr. Fleming, I have prepared this Transportation Memorandum per correspondence with the County, copy attached. The proposed project comprises a 90 - space RV park, to be developed in two phases, 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. Access to the site is provided via a driveway on 'D' Street. An aerial view of the site obtained from Jefferson County GIS is below: 0\-px Yd42V025M-W Pak - Zana.e B Made--P>i H"A%Tm—:'r: ••:a -r—P.- kdP: 00LAR COPY ONLY JTE 11 JEFFERSON COUNTY Attn: John Fleming, Engineer III, Public Works December 1, 2025 Page -2- Per correspondence this report includes: - Project description - Trip Generation - 'D' Street o Existing Conditions o Traffic Information o Site Access/Safety o Operational Inspection o Existing and Future Road Type - Summary and Recommendations I have inspected the site and surrounding road system and intersections. Full development and occupancy of the proposed 'D' Street RV Park project is anticipated to occur in 2027/2028, presuming the permits are issued in a timely manner Project Description Attached is the preliminary site plan prepared by Zenovic & Assogiates dated 11.13.2025. The plan depicts 90-RV spaces, a small office, a laundromat, community trash receptacles, circulation and an access driveway on 'D' Street. The southwest section of the Site Plan additionally illustrates an Emergency Access entrance that connects to an existing drive aisle that provides access to Ness Corner Road (SR - 116) to the south. Trip Generation Definitions A vehicle trip is defined as a single or one direction vehicle movement with either the origin or destination (exiting or entering) inside the proposed development. Traffic generated by development projects consists of the following types: Pass -By Trips: Trips made as intermediate stops on the way from an origin to a primary destination. Diverted Link Trips: Trips attracted from the traffic volume on a roadway within the vicinity of the generator, but which require a diversion from that roadway to another roadway to gain access to the site. Captured Trips: Site trips shared by more than one land use in a multi -use development. Primary (New) Trips: Trips made for the specific purpose of using the services of the project. C\-ft. HaV0150:E Ni41-Z.mrk6Afrms'.u-Pnilue>d4•+mcu<r.•a:•�—K�: ^ M'rrM<:: COLOR COPY ONLY JTE, Gnc. JEFFERSON COUNTY Attn: John Fleming, Engineer III, Public Works December 1, 2025 Page -3- Trip Generation The `D' Street RV Park project is expected to generate the vehicular trips during the average weekday, street traffic AM and PM peak hours as shown in Table 1. The trip generation for the project is calculated using trip rates from the Institute of Transportation Engineers (ITE) Trip Generation,12th Edition for Campground/Recreational Vehicle Park (ITE LUC 416). All site trips made by all vehicles for all purposes, including commuter, visitor, and service and delivery vehicle trips are included in the trip generation values. The ITE LUC 416 trip generation data is based on occupied campsites. Data I have obtained in the past from a campsite operator, 3-years of data, indicates the typical annual occupancy of about 75 percent. The 75% value is used in the analysis. No daily trip rate data is noted for a Campground/Recreational Vehicle Park. A similar use, Public Park ITE LUC 411, provides daily trip data that I compared to its PM peak hour data. The ratio, 7.09 (0.78 ADT/0.15 PMPHT), is projected to be similar for a Campground/Recreational Vehicle Park. TABLE 1-TRIPGE ERATIM 17 STR EEr RV PARK-JffFERSON OOUMY TRANISPORMTON M9NDRU& N 'HIMPerlod I ME I TOMe00 I ErMr% BWrT" BK%6 15 tT" PawAjr Pmby Tot IM 96** 1 Tripe "8e Total Proposed. CampgrAuncyFkmamatKmal Veh:de Park-Gereral Urbar/SLtxnban (tTELDC416; 6S -om ied campsites) Weekday* 68 11 .4 1 50% 1 481 50% 1 481 95 - I- - W peakhour 681 021 1 36% 1 51 64% 1 91 14 - I- - PM peak hour 681 027 1 65% 1 iZ 35% 1 61 32 - I- - where R= occupied units (75%annual average occupancy (90 slots* 0.75 = 68)), T =Trips -no ITE data for LUC 416, the ADT/PM ratio for Public Park (LUC 411) Is 0.78 ADT/0.15 PMPHT - 5.20, thus 027 x 5.20 - 1.91 ** - pass -try per ITE and JFE Inc. experience, mall/service delivery type trips, not applicable this use Trip generation per the ITE Tr1p Generation Manual Sdh Edition Note: Due to rounding some values may not add up The proposed project is projected to generate about 18 PM peak hour trips. No adjustment for the prior site use as a Concrete Batch Plant or current use as Contractor Storage Yard (per ITE data a 9.39-acre Truck and Trailer Parking LUC 35 use generates about 135 daily trips and 10 PM peak hour trips) Is taken. Jefferson County Traffic Threshold The County provided the applicant with a copy of the Traffic Impact Analysis Technically Complete Checklist, copy attached, pertinent section below: COLOR COPY ONLY JTE, Inc. JEFFERSON COUNTY Attn: John Fleming, Engineer III, Public Works December 1, 2025 Page 4- 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 informaton 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. The proposed development would not generate more than 200 ADT or 25 PMPHTs thus a TIA is not warranted. This Transportation Memorandum reviews the site access, safety and ascertains the appropriate County Road Cross -Section for'D' Street with the site development 'D' Street: The proposed project has access on 'D' Street. Existing Conditions '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 the information provided to me by the project Civil Engineer Seth Rodman, PE). The road is generally strait and level. Traffic Information There are roughly nine SFDU's with access to 'D' Street; that correlates 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: c�-cr�a ruaaozens mv:. Lwr.,em��a. kw...aavn.w.crn •..sn Ris...r: COLOR COPY ONLY JTE, Inc. JEFFERSON COUNTY Attn: John Fleming, Engineer III, Public Works December 1, 2025 Page -5- Mason Street Neighborhood Development Traffic _Imoact An@ly_sis prepared by Parametrix dated June 20, 2025. This 136-unit residential project is located to the west and is bounded by Mason Street to the north and Cedar Avenue to the east. The report Includes substantial traffic data, pertinent information included in the Appendix, that I have inspected as a part of my review of the proposed 'D' Street RV project. Site Access/Safety I inspected sight lines using Bing Aerial streetside data. The streetside photographs looking to the north and south on 'D' Street, respectively, are depicted below: e�•rxeed..�zozz �s.nv r,.w.:�,.ee bum. rr w¢.n�m�..n.�mo�u�mem,mvv.kaoa COLOR COPY ONLY I JEFFERSON COUNTY Attn: John Fleming, Engineer III, Public Works December 1, 2025 Page -6- Good sight visibility exists at the proposed site driveway presuming vegetation is properly maintained and site signage is located properly. Safety inspection: Incident data was inspected using the WSDOT accident data portal available online at hops:Ilremoteaons.wsdot.wa.gov/hWwaysafeWcoillsion/data rtal,GpublicL. This portal was used to review incidents in the site vicinity for the years 2020 to 2024. The WSDOT data is attached. 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 V Street are good via Traffic Engineering Inspection. Existing and Future 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 and an 8.5 x 11" copy in the Appendix: Jefferson County Road Standards Nov. 21, 2022 Rd Sra Tyrg a 1 I 2 3 � 5 6 7 Road Rural Access Rd_ Local 3ervlce Rd LocalAuass Rd. ADT ADT DHV DHV Class cation (� ..a� a. s 100 ADT s 400 ADT 400 750 751-1000 100 20D x 201 noadway Wirth 14 0. 20 ft.221E 26 ft.281E 34 ft.40 IL 0X2)(4x5) l 111 rLaneWidth 70. 71L 90. 10R 1011 11n 12(L 12X4) Shoulder YMM MA NIA 2 0. 3 tL 4 ft 5 0. 8 R (2)(3x4)[5) - -- -MA - — 3' HMA 4- HMA Surfacing MA Z' HMA (5) 2.5' HMA W HW1 Crushed Surfacing 2' I- 2" 2' 2' 2' 2' 2' Top Course 111 Surfacing Surfag 4' 4- 4' IIIIi 4' 4' 6' E Base Course ! ! Gravel Base (1) WA 4' 6 I 6' G II 1 6' 8' 1Ditch Slope Slopes 0aftert1ann2HAV are Slopes steeper than 4H_1V should only be used s;m slope) desirable where achievable. when achiami; a 4H_1V slope is Impractical. iClear Zone! AASHTO (8) :Side Slopes Nolm (1) For wrbed, distance from face of nab to face of Curb_ For shouldered, (§stance from paved edge to paved edge Of shoulder. (2) May be reduced, by petition to Jefferson County Department of Public Works, to minimum allowed by AASHTO fl; drail (3) When guarIs necessary, provide 2 feet min. of widening of longer posts to ensure lateral support �afr (41 For roads v M traffic volumes or less than 4DO ADT, the low volume road and street standards may be used- the ere code. (5) For guidance for one-way streets, see AASHTO and anent uniform (6) HMA required if County Road- (1) Not requirM ifsubgrade meets specification for Gravel Base, per WSDOT Standard Speduaton 9-0110. (8) When using AASHTO guidance nor dear zone determinations, the roadway engineer should take Into account �I.O all AASHTO materials rateling to dear zone and project circumstances_ f{t}dS7� The Design Hourly volume (DHV) is generally the 3lMm highest h0udy volume (30 DW 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 s usually between 8 to 12 percent or the ADT or AADT. COLOR COPY ONLY JEFFERSON COUNTY Attn: John Fleming, Engineer III, Public Works December 1, 2025 Page -7- The proposed project is projected to add about 100 (95) daily trips to the corridor on a typical day; thus, I would project that appropriate Road Type for the corridor would be a Type 3 and to be conservative a Type 4 that accounts for site 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. Summary and Recommendations: I have prepared this Transportation Memorandum for a 90 - space RV park 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. Access to the site is provided via a driveway on 'D' Street. The traffic projected to be generated by the proposed 90 -space RV park on a typical day does not trigger the need for a Traffic Impact Analysis. Accounting for the prior use as a Concrete Batch Plant or current use as Contractor Storage Yard the delta site traffic would be less. I have inspected the site access sight lines, safety, traffic operations and ascertained the appropriate County Road Type for site frontage improvements should be applied. 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 appropriate If you have any questions, you can contact me at 206.762.1978 or email me at jaketrafficgcomeast.co m. MJJ: mjj Very truly yours, Mark J. Jacobs, PE, PTOE, President JAKE TRAFFIC ENGINEERING, INC. .a/.Zols_ C\-PCPRi.eiu0]S OES FY h•. IemPc6 W..�.s.%•IXIPz��T.anid.�YrL.w�µnlM1V.�iu COLOR COPY ONLY IaOSSY % I M AON13 ar`am � 1 Y T vq NV1d RUS AHVd Au AHYNIWn3Hd wb.+4�r�r,4r.raMl�alrY`-- w O 1 - - - - - - - - - - - - - - -- - - - - - - - -- - - - - - - - - - --- - - - - - - - - - e ' ---- - - ---- + p w- m e$� a . .r r 1 7 APPENDIX jaketraffiic@comcast.net From: Emily Calkins <ECalkins@co jefferson.wa.us> Sent: Thursday, September 18, 2025 10:29 AM To: jaketraffic@comcast.net; Greg Ballard Cc: 'Seth Rodman'; 'Thomas Johnson'; Jennifer taylor' Subject: RE: 2025.055 - RV Park-SUB2025-00023 - Traffic Technical E-mail Attachments: SUB2025-00023 03.pdf SUB2025-00023_10 IncompleteApp.pdf Flag Status: Flagged Hello again, I talked with John Fleming at Public Works, who originally stated that a TIA would be required, and he said that you are welcome to submit a transportation memorandum that defends your reasoning for why a TIA is not required. They will review it and determine if they agree with the memo or if a TIA is required. It will be helpful for the memo to describe exactly how the number of estimated trips were calculated based on the type of use proposed in the application. Limited documentation has been submitted to confirm whether the spaces will be used for long term rental or short term. Public Works would use residential estimates if the spaces were to be rented out on a long term basis. As of right now, the SEPA checklist(attached as SUB2025-00023_03) that was submitted by the applicant states that the units will be used on a short term basis under section 8.i., but also that the site will provide 90 RV spaces as "middle income housing" under 9.a. This inconsistency is something that we plan to iron out with the applicant once they have completed their application(see attached notice of incomplete application). A this time the fees requested by our department have been paid for, but we are still waiting for the conditional use application and the two other documents from the PUD and Public Works. Please feel free to reach out if you have any questions, Emily tis rK , 1• Emily CaCkins Planning Technician SDR Lead Deft of Community Development Ecalkinr@co.ref fe .son.-wa.us 36o-379 4460 Mondav-Thursdav 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 ifs 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. From: Emily Calkins Sent: Thursday, September 18, 2025 9:13 AM To: jaketrafflc@comcast.net; Greg Ballard <GBallard@co.jefferson.wa.us> Cc: 'Seth Rodman' <Seth@zenovic.net>; 'Thomas Johnson'<NordlandConstructionNW@hotmail.com>; 'jennifer taylor' <jmtnci@outlook.com> Subject: RE: 2025.055 - RV Park-SUB2025-00023 -Traffic Technical E-mail Hi Mark, Thank you for reaching out regarding the TIA requirements. I will forward your email to Public Works and ask that one of their transportation reviewers take a look and confirm whether a memo will suffice for this project. We will defer to them and their expertise to determine what is required. Sincerely, Emily Calkins tiv r. 'tlri ti, �•• Emify Calkins Pfanning Technician SDR Lead Dept. of Community Deve6Tp t nt Ecalkins@)co je erson.wa.us 360 379-446o Monday -Thursday 9:00-12:00 1:00-4:30 All e-mall 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. From: iaketraffic@comcast_net <iaketraffic@c_omrast.net> Sent: Thursday, September 18, 2025 8:35 AM To: Emily Calkins <ECafkins _ co.iefferson.wa.us>; Greg Ballard <GBaIlard@co.iefferson-wa.us> Cc: 'Seth Rodman' <Seth zenovic.net>; 'Thomas Johnson' <NordlandCnnstruction NW hotmai1.com>; 'jennifer taylor' <initnci 2oudook.corn> Subject: 2025.055 - RV Park-SUB2025-00023 - Traffic Technical E-mail This email originated outside the organization. Do not open attachments or click on links if you are not expecting them. Emily/Greg 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 CM) 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 preliminaryTG data estimate is below: TABLE 1-TRIPGENEFKTi0N RV PARK - FOW RAOUXK TEEMMKYL E h" L Um Period Siae TG Rabe 49 Eir W% ErterTrips Eta Ba T ' TOW M t -W %** t bj► Trips Totem PrWom& Cw"pgrourdJW-v8ROorO1 VO OM Paik-General UrbarilSuburban (FIE LUC416; 68-occupied campsites) Weekday* 68 1-4 1 50% 48 1 50% 481 95 - - - AM peak hour 68 021 36% 51 64% 1 91 14 - - - PM peak hour 68 027 65% 121 35% 1 61 181 - - where X = occupied units (75% annual average occupancy (90 slots * 0.75 = 68)), T = Trips * - no RE data for LUC 416, the ADT/PM ratio for Public Park (WC 411) is 0.78 ADT/0.15PMPHT = 7.09; thus 027 x 7.09 = ** - pass -by per ITE and JTL- kr- experience, mail/service delivery type trips, not applicable this use Trip generation perthe ITETdr) Generation Manual I= Edition Note: Due to rounding some values may not add up `D' Street: 'D' Street between Ness Corner Road and 3`d 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 "057.425 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'D' 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 1 2 3 4 5 1 6 Road Classification Rural Access Rd. Local Service Rd. Local Access Rd. ADT ADT DH (4) residenoes max s 100 ADT 5 400 ADT 400-750 761-1000 100- Roadway Width 14 ft. 20 ft 22 ft. 26 ft. 28 ft. 34 (1)(2)(4)(5) i 11 Lane Width 7 ft 7 ft. 9 ft. loft _ loft (2)(4) Shoulder Width NIA NIA 2 ft. ' 3 ft. 4 ft. 6 f (2)(3)(4)(5) Surfacing NIA NIA 2" HMA (6) 2.5"HMA 3" HMA 4 3" HI Crushed Surfacing 2" 2" 2' 2" 2' 2' Top Course Crushed Surfacing 4" 4" 4" 4" 4" 6" (Base Course Gravel Base 17) NIA 4" 6" 6" 6" 6" (Ditch Slope Slopes flatter than 2H:1 V are Slopes steeper than 4H:1 V should (in- slope) desirable where achievable, when achieving a 4H:1V slope is Clear Zone/ AASHTO (8) Side Slopes Notes: (1) For curbed, distance from face of curb to face of curb. For shouldered, distance from paved edge to paved edge of shoulder. (2) May be reduced, by petition to Jefferson County Department of Public Works, to minimum allowed by AASHTO (3) When guardrail is necessary, provide 2 feet min. of widening or longer posts to ensure lateral support. (4) For roads with traffic volumes of less than 400 ADT. the low volume road and street standards may be used. (5) Far 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 Specification 9.03.10 (8) When using AASHTO guidance for clear zone determinations, the roadway engineer should take Into account all AASHTO materials relating to clear zone and project circumstances 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 between 8 to 12 percent of the The proposed project is projected to add about 100 (95) daily trips to the corridor on a typical day; thus, I would project that appropriate Road Type for the corridor would be a Type 3 and to be conservative a Type 4 that accounts for site 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. have inspected the site access sight lines, safety, operations and the what the appropriate County Road Type for site frontage improvements should be applied. 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 appropriate would think a Transportation Memorandum documenting the above would be appropriate. Please let me know if this is consistent to what the County needs? Thankyou Mark Mark J Jacobs, PE, PTOE JAKE TRAFFIC ENGINEERING, INC 2614 39t' Ave. SW Seattle, WA 98116 — 2503 206.762.1978 o 206.799.5692 c From: Seth Rodman <Seth Ozenovic.net> Sent: Tuesday, September 9, 2025 9:38 AM To: maketraffic comcast.net Subject: FW: Additional Items Required for RV Park-SUB2025-00023 From: Emily Calkins <ECalkins@cQ;iefferson.wa.ys> Sent: Wednesday, August 27, 2025 6:08 PM To: Seth Rodman <Seth _ zenovic.net>; nordlandconstructionnw hotmail.com Cc: Greg Ballard <GBallard@co.iefferson.wa.us> Subject: Additional Items Required for RV Park-SUB2025-00023 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 J$.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 conditions# 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 r)orthadlocksewerc@co.mefferson.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. n 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: o A traffic impact analysis checklist from Public Works • A road standards chart and drawl 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 7IA" —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 Bay 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 e A sewer availability form from Public Works The invoive for the additional fees is attached to this email as "SUB2025-00023 invoice Undated 8-27-2t32S_'. 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 httns:llwww.co;j_efferson.wa.us1617/2715/Fees-Paymeiits. 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 3rd, so if the four items listed above are not completed on September 2"d 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 31 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 soonl Sincerely, Emily Calkins tog'" EmiCy CQikLnS Aanning Technician SDR Lead Dept. of Community DeveCoj ment Eca0iins@co;kfferso?'4 wa.us 360 379 4460 Mondav-Thursdav 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. ►� `; C rJr Department of Public Works 623 Sheridan Street Port Townsend, WA98368 Jefferson County, Washington 360-385-9160 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? N Yes o 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? Technically Complete Checklist Background Information No Project description _Yes _Yes _No Introduction / Context / Analysis area description No Trip generation _Yes Source: ITE Trip Generation Manual? Other? Trip distribution _Yes _No Appropriate analysis period used? AM or PM Peak Hour? Weekday or weekend? _Yes —Yes _No _No TIA has been stamped and signed by a Washington State licensed Professional Engineer? Existing Conditions _Yes _No Road network description: Roads and classifications in analysis area _Yes No Existing traffic operations: Description of existing traffic volumes, posted speed limits, Volume to Capacity Ratios, intersection operations, accident data, and Level of Service _Yes _No Existing roadway deficiencies noted Yes No Existing accident locations, accident corridors, or safety concerns noted Impact Analysis _Yes _No Road segment projected Level of Service _Yes No Intersection operation analysis and projected Level of Service _Yes No NA Left -turn lane warrant analysis Page 1 of 2 Transportation Impact Analysis Technically Complete Checklist Yes No Left -turn refuge / acceleration lane analysis —Yes _NA Right-tum lane / pocket warrant analysis _No No _NA NA Right -turn acceleration lane analysis _Yes —NA Signal warrant analysis _Yes _No Sight distance analysis at access point(s) _Yes _No No No _NA NA Safer routes to school or school bus stop analysis _Yes Yes _NA Pedestrian/bicycle improvements analysis Yes No Access to public transit Yes —No _NA _NA Projected deficiencies Mitigation Required? _Yes No NA Yes No NA NA _Yes _Yes _No _No _NA _No _NA _Yes _Yes _Yes _No _No _NA _NA _Yes No _NA _No _NA _Yes _Yes No _NA Yes No NA Left -turn lane channelization / storage Left -turn refuge / acceleration lane Right -tam lane / pocket Right -turn acceleration lane Signalization Sight distance at access point(s) Safer routes to school or school bus stop Pedestrian / bicycle improvements Access to public transit LOS deficiency corrections Access deficiency corrections Figures and Maps _Yes No Vicinity map _Yes No Site plan _Yes _No Trip generation and distribution diagrams: Existing and projected ADT and peak hour _Yes _No Intersection operation diagrams: Existing and projected peak hour _Yes _No Programmed transportation improvements _Yes No Proposed mitigation discussed in TIA Tables Intersection delay: Existing, projected with project _Yes —Yes _No No Intersection LOS: Existing, projected with project Technical Appendices No _NA Level of Service Calculations _Yes WSDOT Warrants for. No NA Left -turn channelization _Yes No NA Right-tum channelization _Yes Yes No _NA Signalization For Jefferson County Public Works Department: Date Page 2 of 2 P-e'IIh-L.AP`sdor Parametrik let's create tomorrow, together Technical Memorandum DATE: June 20, 2025 TO: Eric Kuzma, Jefferson County FROM: Emily Welter, PE SUBJECT: Mason Street Neighborhood Development Traffic Impact Analysis PROJECT NUMBER: 217-9085-002 PROJECT NAME: Mason Street Neighborhood Development Introduction This technical memorandum analyzes traffic impacts of the proposed Mason Street Neighborhood Development along Mason Street in Jefferson County, Washington. It replaces the earlier memorandum dated May 15, 2025, with updated traffic count data and revised growth assumptions. These changes align the analysis with the Jefferson County Comprehensive Plan, Public Review Draft (April 2025). The proposed development is expected to generate more than 200 average daily trips and 25 peak hour trips, so a traffic impact analysis is required per the Jefferson County's Traffic Impact Analysis Technically Complete Checklist. This traffic impact analysis documents the project background information, existing roadway conditions and traffic operations, project impact analysis, and potential mitigation. Project ?nfoyar, nation The Mason Street Neighborhood Development (project) will be an attractive and vibrant neighborhood, providing affordable homeownership opportunities in East Jefferson County, particularly for the local workforce. The physical design will offer a welcoming, walkable neighborhood emphasizing internal social interaction while enhancing connectivity for the surrounding community. The project includes the construction of 24 duplexes (48 units), 22 fourplexes (88 units), and two group home buildings. The duplexes and fourplexes will provide 136 affordable dwelling units. The two group home buildings will provide common living spaces and caregiving services with a total of 12 dwelling units. The expected opening year of the full site is 2031. The project is bound by Mason Street to the north and Cedar Avenue to the east. There are four site access points to the project site. There is an Internal roadway that runs from the northwest corner of the site to the southeast corner of the site. This roadway will be used for emergency services, waste service, resident moves, and major deliveries but will not be used for daily traffic. Figure 1 shows the proposed project site layout. l; 719 2nd Avenue, Suite 200 • Seattle, WA 98104 1 206.394.3700 1 Parainetrix.com E sum a o a N m o n� 4� m g z La 99 n a n In N rqwN @ N � �lLs 5 � (D �m .� - - e m e M m 4r m� �m �. CDm f'+H rppe� Cam' -a rr. 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Qg ow i 7 2 2 C7pp Fw0 f! W M F oWtnw�ww t in o Np �Z "II�l v op �i=c�7. o vrCo M Lou ,az ���z In O _ UZ� <-L22 pRI? 0�W-W/}L�UC� e pp �0OU JU W W�OU¢J mo— w-j CDy�rZ EUrjjjOZ InW N -EW [n 0O n a- UrnzIa v 7 .VdM—JO-1HJI8 OVON `g -- Cc� N Y.y YJ�.�C Z Greg Ballard From: Sent: To: Cc: Subject: Current staff report is correct. John Fleming Monday, December 8, 2025 10:12 AM Emily Calkins Greg Ballard Re: 2025.055 - RV Park LOG ITEM x� rage of Late reply from applicant's consultants does not constitute an adequate response to transportation requirements. Thank you, John Sent from my Verizon, Samsung Galaxy smartphone Get Outlook for Android From: Emily Calkins <ECalkins@co.jefferson.wa.us> Sent: Monday, December 8, 2025 9:42:19 AM To: John Fleming <JFleming@co.jefferson.wa.us> Cc: Greg Ballard <GBallard@co.jefferson.wa.us> Subject: RE: 2025.055 - RV Park Hi John! Per Greg's email below, here are the conditions we currently have in the staff report related to traffic: 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. 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 116 an access connection permit shall be required from WA State Department of Transpiration (WADOT). In addition, WADOT may require a Traffic Impact Analysis (TIA) to be submitted for review. 14. The applicant shall improve D Street from Ness Corner Road to the proposed access point on D Street. 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. Regards, Emily EmiCy CaCkins Planning technician SDR Lead Dept. of Community Development Eca(kim@>co.iefterson.wa.us ferson.wa.us 360-379-4460 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 From: Greg Ballard <GBallard@co.jefferson.wa.us> Sent: Monday, December 8, 2025 9:34 AM To: Emily Calkins <ECalkins@co.jefferson.wa.us> Subject: RE: 2025.055 - RV Park I might give him our Condition of approvals to address transportation to see if he thinks it addresses his concerns. From: Emily Calkins <ECalkiris co.'eFFerson.wa.us> Sent: Monday, December 8, 2025 9:32 AM To: John Fleming <J FlemingPco.'efferson.wa.us> Cc: Greg Ballard <GBallard co.'efferson.wa.us> Subject: FW: 2025.055 - RV Park Hi John, I am sorry this came to you at a terrible time. Given that the hearing is happening in two days we do not have the ability to hold off on the initial hearing pending a traffic study. Your initial review (attached) has been included in the exhibit log for the hearing. Would you like your email below to be included in a separate exhibit as additional review/comment? Thank you, Emily EmiCy CaCkins Aanning Technician SDR Lead Dept. of Community DeveCopment Ecaikins@coje ff on.wa.zls 360-379-4460 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. From: Greg Ballard <GBallard@co�efferson.wa.us> Sent: Monday, December 8, 2025 9:00 AM To: Emily Calkins <ECalkins@cojefferson.wa.us> Subject: FW: 2025.055 - RV Park fyi From: John Fleming <JFlemingco�efferson.wa.us> Sent: Thursday, December 4, 2025 11:53 AM To: Greg Ballard <GBallard @ co.iefferson.wa.Us> Subject: RE: 2025.055 - RV Park Sorry, Greg, this is coming at me with horrible timing. I have no time to devote to DCD Development review, without negatively impacting the trail project under construction. If the traffic engineer did not include a study of 3 comparable RV Parks with today's housing crisis, instead of ITE data, then it will not be acceptable. Please review my past comments, and recommendations to screen any response by the project proponent and their agents. This proposal does require a traffic impact analysis. From: Greg Ballard < !'I+.< {_iGo. efferson.�va.tls> Sent: Wednesday, December 3, 2025 2:14 PM To: John Fleming <]Flemin coJefferson.wa.us> Subject: FW: 2025.055 - RV Park fyi From: Seth Rodman < eth `-' +vic,ne'.> Sent: Wednesday, December 3, 2025 8:22 AM To: Emily Calkins <ECalkins@co.iefferson.wa.us> Cc: Greg Ballard <GBaIlard co. mefferson.wa.us> Subject: FW: 2025.055 - 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, I understand that it is likely too late to include this in the hearing documents, but the recommendations are in line with John's comments form last week. Also, I have not seen a formal invite to the public hearing. Is that something you can send out so I can distribute to the client. Thanks, Seth Rodman, P.E. Zenovic & Associates, Inc. 301 East 6`1' Street Port Angeles, WA 98363 PH: (360) 417-0501 Fax: (360) 417-0514 From: iaketraffic@comcast.net <iaketraffic@comcast.net> Sent: Monday, December 1, 2025 9:40 AM To: Seth Rodman <Seth@zenovic.ner>; 'Thomas Johnson'<nordlandconstructionnw@hotmail.com> Cc: 'jennifer taylor' <J MTNQ@outlook.corr> Subject: 2025.055 - RV Park Thomas/Seth Attached is the signed Transportation Memorandum for the Street RV Park. Let me know if I need to make any refinements? Otherwise, the team can submit the report to Jefferson County. Contact me if you have any questions. Thank you Mark Mark J Jacobs, PE, PTOE JAKE TRAFFIC ENGINEERING, INC 2614 391h Ave. SW Seattle, WA 98116 — 2503 206.762.1978 o 206.799.5692 c From: Seth Rodman <Seth@zenovic.net> Sent: Friday, November 21, 2025 3:13 PM To:'jaketraffic@comcast.net' <aketraffic@comcast.net>;'ThomasJohnson' <nordlandconstruc_t_ionnw@hotmail.com> Cc:'jennifertaylor'<JMTNCI outiook.com> Subject: RE: RV Park Mark, I just went through the traffic memo and it looks good to me. We may want to include a brief description of the second entrance which will only be for emergency vehicles. 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: -affic@comcast.net <iaketraffic comcast.net> Sent: Thursday, November 20, 2025 8:08 AM To: Seth Rodman <Seth,Waenpvv c.net>; 'Thomas Johnson' < iordlandconstructionnw@hotmail.com> Cc:'jennifer taylor'<JMTNCI@outlook.cow> Subject: RE: RV Park Seth Was there any feedback to the draft report? Thank you Mark 206.762.1978 o 206.799.5692 c From: Seth Rodman <Seth@zenavic.net> Sent: Thursday, November 13, 2025 4:57 PM To: 'Thomas Johnson'<norulandconstructionnw@liotmail.corn> Cc: iaketraf c comcast.net;'jennifertaylor'<1MTNC1@outiook.com> Subject: RV Park Tom, Attached is revised first page of the plans (lot layout and general circulation). I am still working on the utilities for phase 2 as well as the buffer and RV pad detailing. I am out of the office tomorrow, but I will be in Monday and can deal with any changes/questions you want then. Thanks, Seth Rodman, P.E. Zenovic & Associates, Inc. 301 East 6"' Street Port Angeles, WA 98363 PH: (360) 417-0501 Fax: (360) 417-0514 Greg Ballard From: Samantha Harper #� Sent: Wednesday, December 10, 2025 6:59 AM To: Emily Calkins page _ of Cc: Greg Ballard; Stephanie Rost; Eric Kuzma Subject: RE: PW Sewer review for SUB2025-00023, Island 3 Investments 90 space RV Park Emily and Greg, I spoke with Seth, Zenovic and Associates, yesterday regarding the sewer design for the RV park. He stated that the layout submitted was very conceptual. I informed him that we have not reviewed the design at this point. The general points I went over with him are below. There will need to be easements for the grinder pump and the low pressure sewer collection system. The location will depend on the design. The county is using Eone for the grinder pump and tank. The ownership of the gravity sewer will also depend on layout and design of the grinder pumps. Thanks, Sam Samantha Harper, P.E. Wastewater Project Manager JEFFERSON COUNTY DEPARTMENT OF PUBLIC WORKS 623 Sheridan Street, Port Townsend, WA 98368 Direct: 360.385.9175 shay er co.ieffersuii.wa.us From: Emily Calkins <ECalkins@co.jefferson.wa.us> Sent: Monday, December 8, 2025 9:53 AM To: Samantha Harper <SHarper@co.jefferson.wa.us> Cc: Greg Ballard <GBallard@coJefferson.wa.us> Subject: RE: PW Sewer review for SUB2025-00023, Island 3 Investments 90 space RV Park Hi Sam, Greg and I were talking about the RV park hearing (happening this Wednesday), and were wondering if the sewer going through the RV park would bring the parcels to the northeast within the sewer availability area (particularly parcel 901024087). Our wonderings led us to the thought that it may be beneficial for an easement to be included on the property for the sake of running sewer through the property to connect parcel 901024087 as well as the parcels north of the subject property. If this (or something similar) is of interest to you and your team we are happy to talk about this at the hearing and propose some conditions to the permit. Thanks! Emily EmiCy CaCkins Planning Technician SDR Lead Dept. of Community Development Eca&ins@co.je f ferson.wa.us 360-379-4460 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. From: Samantha Harper <SHarper@co.iefferson.wa.us> Sent: Tuesday, November 25, 2025 1:05 PM To: Emma Erickson <EErickson co.iefferson.wa.us> Cc: Greg Ballard <GBallard@coJefferson.wa.us>; Emily Calkins <ECalkins@co.iefferson.wa.us> Subject: Re: PW Sewer review for SUB2025-00023, Island 3 Investments 90 space RV Park I sent it to the engineer Get Outlook for iOS From: Emma Erickson <EErickson coJefferson.wa.us> Sent: Tuesday, November 25, 2025 10:55:16 AM To: Samantha Harper <SHarper@co.lefferson.wa.us> Cc: Greg Ballard <GBallard@co.lefferson.wa.us>; Emily Calkins <ECalkins@coJefferson_wa.us> Subject: PW Sewer review for SUB2025-00023, Island 3 Investments 90 space RV Park Good morning Sam, I just spoke with Greg and Emily regarding the above referenced project. I am reviewing potable water for this project and I have requested that DCD add a sewer review to the EPL workflow for you to review/comment/ sign off on. This may seem a little redundant with the sewer availability letter on file, but this is consistent with how the county handles septic reviews for SUBs outside of the UGA. Manage Plan '-fulfil � lrl SurrWrinry �' Ue taih Plan Review Plncetion I r�: I_ij��°,�r.r i I'; . .:'�?'r It�+'-•r'V.�r�:;. 1, riily I :Ir: in.: rI W ul l� Adrrr..ionul info _ _ IIs Notice of Appllcatlon workflow -.,.I'' irq,l-''!Iqi w 't II"-ron7 h (��' Itiuk d itn40(Yk' R&ALli, Approval - Poefilnlnary lfolrlc ., r: ,, I�:i• f'�.111-1r'I 8 CQnTB[7S (2) CPreliminary Approval Fees{>>} t ic.��.ui. c=nnicnr, BoI�Y 10 Final Submittal -:riau gut ACI11"i r, 0 Flriai Review '1 il,: f,au=; rider ru A Prim Docurtwws im . ..er m fd Final Aaeroval Feel free to call me if you have questions. Happy Thanksgiving, Emma Emma Erickson Environmental Health Specialist Jefferson County Public Health eerickson@co.iefferson.wa.us 360-385-9407 Plan Review 0 pf.*t Raviewcts fC.,rtlplexE - 3 of B Revlowa I inRvvi-w 02 20+r142d G9f79 Item taY6ovrs :!Vu- r. .. .., PUW NVQ:Ii- Susrwnllla lit RnM w 11, SaLI&Ael_n 144 kenSs•w FUw 6•ian In Review 09, f,XnrrUrKa irrk;t-. >-L1:6- AidNlrnnt 11 wvv� Lawit Iniamalinn '7r), Access 3