HomeMy WebLinkAboutSUB2025-00007_13 Staff Report 12 05 2025 JEFFERSON COUNTY
DEPARTMENT OF COMMUNITY DEVELOPMENT
621 Sheridan Street | Port Townsend, WA 98368
360 379 4450 | email: dcd@co.jefferson.wa.us
www.co.jefferson.wa.us/260/Community-Development
STAFF REPORT TO THE
JEFFERSON COUNTY HEARINGS EXAMINER
Re: JEFFERSON COUNTY AIRPORT ) PROPOSED FINDINGS
LIGHT INDUSTRIAL PARK ) CONCLUSIONS, AND
BINDING SITE PLAN ) RECOMMENDATIONS )
File No.: SUB2025-00007 )
)
This staff report was prepared by the Development Review Division of the Jefferson County Department of Community Development (DCD) on December 5, 2025, based on the information available
at the time of preparation. It is intended to supersede all previous staff reports related to this proposal.
PROJECT INFORMATION
Landowner/Applicant: Port of Port Townsend
ATTN: Dave Nakagawara
2701 Jefferson St.,
Port Townsend, WA 98368
Representative: Bart Brynestad, PE
AHBL Inc.
bbrynestad@AHBL.com
Request: The applicant is proposing a Binding Site Plan (BSP) under Jefferson County Code (JCC) 18.35.450 Article V Binding Site Plans, to prepare 11 lots, approximately one acre each,
for individual development primarily on a 23.62-acre site. Access will be from a new private road off of Four Corners Road. Each lot will be developed with a light industrial use consistent
with JCC 18.15 Article III-A and JCC 18.15.453. Improvements to each lot would include a building up to 10,000 sf, parking areas, and outdoor storage areas. The buildings and lots
will include a mixture of light industrial uses allowed within the Airport Essential Public Facility zoning district and the Airport Overlay III zone. The project includes grading and
storm drainage improvements, a new private road with internal circulation, a public water main to provide fire protection and services to each lot, a Large Onsite Sewage System (LOSS)
to be approved by the Washington State Department of Health, and landscaping with native vegetation retention. Dry utilities including power, fiber, and communications will be provide
by Jefferson PUD.
Location: The main site is located north of the intersection of Four Corners Road and Night Owl Road in Jefferson County. Abbreviated legal description: S33 T30 R1W SW NE (Less Tax 50)
and parcel number is 001331005. Access to the main site is via the southern parcel 001334041, with an abbreviated legal description of S33 T30N R1W Tax 102. See vicinity map below:
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Zoning/Comprehensive Plan Designation: The main site (001331005) is zoned Airport Essential Public Facility (AEPF) and is also subject to the Airport Overlay III per amendment under
Ordinance No. 09-1209-24. Parcel No. 001334041 is zoned Rural Residential-10 (RR-10). This parcel is intended to be utilized for access and utilities only.
New development within the AEPF district shall be restricted principally to aviation support facilities and aviation-related manufacturing/light industrial uses. However, certain public
and quasi-public uses and non-aviation-related rural light industrial uses may be permitted as specifically set forth in JCC 18.15, Article III-A, and JCC 18.15.453.
Access: The property is accessed from a private access road off Four Corners Road.
Property Characteristics: The proposed light industrial park project site is currently dense forest with cleared pathways throughout. The site has near level slopes throughout and a
steep slope in the northeast corner.
Surrounding Area: The proposed light industrial park is bordered to the north by the Jefferson County International Airport. The site is bounded by developed and undeveloped parcels
to the east and west; one of which operates a nursery and landscaping company, and the other is a historic gravel mine currently being review for an expansion under a conditional use
permit (ZON2024-00012). Directly to the east are two vacant parcels owned by the Jefferson County Fire District #1. Four Corners Road is located to the south. Offsite runoff from the
adjacent parcels is not anticipated.
Project History: The primary parcel 001331005 was rezoned from its previous rural residential designation through a site-specific comprehensive plan amendment (ZON2009-00025) to its
current zoning as Airport Essential Public Facility (AEPF) in 2009, in anticipation of the subject application deemed necessary for light industrial development. The secondary parcel
001334041 abutting Four Corners Road was created through a subdivision-exempt segregation (SUB2024-00027) in 2024 to facilitate the Port’s acquisition of a fee simple interest for development
of an access road and utilities to serve the planned rural light industrial park on parcel 001331005. Parcel 001331006 to the east of the primary parcel was permitted (ZON2019-00033)
and developed most recently as a retention pond to handle stormwater runoff related to airport development.
Pre-application Conference: A pre-application conference with land use, building, Environmental Health, and Public Works was held on October 4, 2024 (Exhibit 4).
Site Development Review: A Site Development Review (SDR2024-00191 – Exhibit 5) was issued by DCD on October 25, 2024, as required under JCC 18.40.440, and included an analysis of critical
areas on-site, and relevant next steps to development.
Date of Application: Application was received on January 16, 2025 and deemed substantially complete on January 28, 2025 (Exhibit 3)
Notice of Application Information (Exhibit 7):
Application Received Date: January 16, 2025
Application Complete Date: January 28, 2025
Notice publication, posting on site and posting at DCD offices and Courthouse date: March 5, 2025
Notice mailed to adjacent property owners (Exhibit 8): March 4, 2025
Public Comment closing date: March 19, 2025
Public Comment:
Staff mailed the notice of application and received no written public comments.
Department/Agency Review and Comments:
The application and associated draft and plans were forwarded to the following departments, agencies and service providers:
Jefferson County Environmental Public Health: comments received; relevant comments have been incorporated into the conditions of approval.
Jefferson County Public Works Department: comments received; relevant comments have been incorporated into the conditions of approval.
Jefferson County Assessor: comments received (the first comment has been addressed by the applicant and incorporated into a revised BSP Plan/Map – Exhibit 6). Other relevant comments
have been incorporated into the conditions of approval.
Jefferson County Fire Marshal: comments received; relevant comments have been incorporated into the conditions of approval.
East Jefferson Fire and Rescue: comments received; relevant comments have been incorporated into the conditions of approval.
Jefferson County Sheriff: No comments received.
Jefferson County Transit: No comments received.
Jefferson County PUD#1: comments received; relevant comments have been incorporated into the conditions of approval.
Olympic Regional Clean Air Agency (ORCAA): comments received; relevant comments have been incorporated into the conditions of approval.
Washington State Department of Ecology: comments received; relevant comments have been incorporated into the conditions of approval.
Washington State Department of Transportation: comments received; relevant comments have been incorporated into the conditions of approval.
Public Hearing Notice Information:
Notice publication, posting on site and posting at DCD offices and Courthouse date: June 18, 2025 (Exhibit 9) and November 24, 2025 (Exhibit 22)
Notice mailed to adjacent property owners: June 17, 2025 and November 24, 2025
CONTEXT OF STAFF ANALYSIS AND RECOMMENDATION
The Development Review Division of DCD is charged with the duties of upholding and administering the land use ordinances of Jefferson County and the State of Washington. With the adoption
of the Jefferson County Comprehensive Plan in 1998, as amended, the Board of Jefferson County Commissioners set forth goals and policies designed to provide guidance for orderly development
to occur in Jefferson County consistent with the Growth Management Act and the desires of area residents. JCC Title 18 Unified Development Code (UDC) is one tool developed for the implementation
of these policies. JCC 18.05.010 provides the intended purpose of the UDC: “This code is a principal tool for implementing the goals and policies of the Jefferson County Comprehensive
Plan, pursuant to the mandated provisions of the State of Washington’s Growth Management Act (Chapter 36.70A RCW (Revised Code of Washington)), Shoreline Management Act (Chapter 90.58 RCW),
Subdivisions Code (Chapter 58.17 RCW), State Environmental Policy Act (Chapter 43.21C RCW), and other applicable state and local laws.”
The following analysis takes into consideration the standards and requirements in the Jefferson County Code in relation to the subject application. This analysis also takes into account
the goals and policies of the Comprehensive Plan as a means of providing additional direction and clarification for the development of a fair and consistent decision. This analysis
is recommended by staff based on an evaluation of the facts of the proposal available at this time. The public hearing process is also required, thereby allowing additional testimony
and interpretation of the applicable ordinances, which may have a significant bearing on the record and subsequent decision. There are many Comprehensive Plan and development code elements
that may be applicable. The following are considered by staff to be particularly applicable to the subject proposal.
CRITERIA FOR APPROVAL
The proposal is subject to review to determine consistency with the Jefferson County Comprehensive Plan and the Jefferson County Code, Title 18 Unified Development Code, including any
incorporated standards.
Definitions chapter 18.10 JCC
The following are relevant definitions per JCC 18.10 regarding a light industrial park binding site plan:
Chapter 18.10.020 JCC defines a binding site plan as “a drawing to appropriate scale that: (a) Identifies and shows the areas and locations of all roads, improvements, utilities, open
space, and any other matters specified by local regulations; (b) Contains inscriptions or attachments setting forth such appropriate
limitations and conditions for the use of the land as are established by Jefferson County; and (c) Contains provisions requiring that any development be in conformity with the site plan.”
Chapter 18.10.120 defines “Light Industrial” as “a use involving: (a) basic processing and manufacturing of materials or products predominantly from previously prepared materials; or
(b) finished products or parts, including processing, fabrication, assembly, treatment, packaging, incidental storage, sales, and distribution of such products, but excluding basic
processing of raw materials except food products.
Chapter 18.10.130 defines “Manufacturing” as “the mechanical or chemical transformation of materials or substances into new products, including the assembling of component parts, the
creation of products, and the blending of materials, such as lubricating oils, plastics, resins, or liquors.”
Staff Comment: This proposal is for the creation of an 11-lot light industrial park for lease only. The preliminary drawing (Exhibit 6) includes the areas and locations of all roads,
improvements, utilities, open space and common areas. New development within the AEPF district shall be restricted principally to aviation support facilities and aviation-related manufacturing/light
industrial uses. However, certain public and quasi-public uses and non-aviation-related rural light industrial uses may be permitted as specifically set forth in chapter 18.15 Article
III-A. The primary parcel is also located within the Airport Overlay III and therefore non-aviation-related light industrial/manufacturing uses are also permitted, pursuant to chapter
18.15.453 JCC.
Conformance with chapter 18.35 JCC: :
The Binding Site Plan is being processed under JCC 18.35.450 Article V
Staff Comment: The proposed Binding Site Plan would create a 11-lot light industrial park south of the Jefferson County International Airport, and is subject to land division standard
as an alternate form of subdivision. The Definitions of a Binding Site Plan, Light Industrial and related terms are found in chapter 18.10 JCC. The standards for new development within
the Airport Essential Public Facility district (AEPF) can be found in chapter 18.15 Article III-A. Future development within the recorded binding site plan must comply with these standards.
Prior to Final Binding site plan approval, the applicant must satisfy the requirements for final binding site plan approval as outlined in chapter 18.35.510, chapter 18.35 Article VI
and the recommended conditions provided herein.
Article V BINDING SITE PLAN PROCESS
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 create 11 lots for lease; and to ensure that there is adequate access, water, sewer, electrical, and fire protection to serve
the proposed light industrial use.
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: This proposal is not a condominium or PRRD. The applicant proposes a unified scheme of light industrial development within the light industrial park.
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.
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: The applicant provided the application and other requirements specified by DCD. DCD deemed the application complete on January 28, 2025. The applicant provided additional
special reports and included all required elements contain in JCC 18.35.280,290 and 300, see also division section below. As stated, this is not a condominium proposal.
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) Conformance with the Comprehensive Plan: The Jefferson County Comprehensive Plan: Airport Essential Public Facility (AEPF) is a land use district consists of land
owned by the Port of Port Townsend that directly and indirectly supports operations of the Jefferson County International Airport (JCIA) as an essential public facility. It is intended
to promote compatible land uses and the long-term economic viability of the JCIA consistent with County goals regarding essential public facilities, the preservation of rural character,
and economic development.
The purpose of the Airport Overlay III is to provide a limited opportunity for rural scale non-aviation-related industrial uses that contribute to the long-term financial viability of
the AEPF and to enhance the economic vitality and quality of life for the citizens of Jefferson County.
Additionally, the JCIA has developed a Master Plan as of 2014 and together with the County can help implement preferred aviation and allowable non-aviation uses to advance the county’s
economy. The plan also includes recommendations regarding land use restrictions in general aviation areas and other land use matters.
From the Economic Development Element, page 7-25:
Policy ED-P-3.1 Support the efforts of the Port of Port Townsend in diversifying the Jefferson County International Airport (JCIA) to provide for a broader number of trades, manufacturing,
and services. This may include, but is not limited to, the siting of appropriately scaled aviation and non-aviation-related industrial/manufacturing activities in the Airport Essential
Public Facilities District.
From the Land Use Element of the Comprehensive Plan, page 1-91:
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The proposed Binding Site Plan is consistent with the Comprehensive Plan.
Staff Comment: 1(a)(ii) Conformance with title 18 JCC, Zoning and Development Standards:: The primary parcel is zoned AEPF and the uses are regulated under JCC 18.15 Article III-A. Uses
allowed at the proposed binding site plan shall comply with permitted uses in the Airport Essential Public Facility (AEPF) zoning district. For those uses not listed as permitted, a
conditional use permit may be required.
Additionally, all future uses and structures will be built and businesses will operate is also regulated under the Airport Overlay III regulations, which were created specifically for
the subject site when it was re-zone under ZON2009-00025 in 2009 under a Comprehensive Plan Text Amendment, Ordinance 11-1215-09, so that non-aviation related light industrial uses
could be permitted on that site. While the access and utility corridor parcel are zoned Rural Residential 1-10 (RR10), there is no prohibition in the code from using RR zoned property
for access or utilities only. There is no lot size limitation listed in either section of code, and therefore the lots specified in the draft BSP (Exhibit 6) comply with code.
Staff Comment: 1(b) Prior to final binding site plan approval, 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, and sewage disposal. The light industrial park is not likely to require services such as parks,
playgrounds, schools, sidewalks and other improvements to assure safe walking conditions
for students who walk to and from school.
Staff Comment: 1(c) Conformance with the State Environmental Policy Act Implementation, chapter 18.40 Article X and the State Environmental Policy Act (SEPA) Chapter 197-11 WAC: This
proposal does not meet the categorical exemptions found in WAC 197-11-800, and a SEPA environmental checklist has been submitted for the proposal. A SEPA pre-threshold determination
of non-significance was issued on March 5, 2025. DCD received comments from agencies, but no written comments from the public regarding this proposal. Based on comments received, the
existing Jefferson County development regulations, the design of this proposal, and the site specific studies and reports submitted, a final DNS was issued on June 18, 2025. No appeal
was received.
Staff Comment: 1(d) Public interests: To ensure the public health, safety, welfare, use and interest is preserved and protected, the application and related materials were routed for
comments in March, June and November 2025 (Exhibits 7, 9 and 22). The proposal is consistent with these provisions. Provisions for open spaces, drainage ways, streets/roads, alleys/other
public ways, potable water supplies, and sanitary wastes have previously been addressed. The public interest would be served by the establishment of this 11-lot light industrial park
division via the binding site plan process.
Staff Comment: Conformance with the Floodplain Management Code: Not applicable since this proposal is not located within the frequently flooded area (i.e. floodway and 100 year flood
plain).
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 III Permit. DCD provided notice to the agencies (See Section A, numbers 12 and 14). This included the Jefferson County
Building Official and Offices of Fire Marshal, Public Works, Environmental Health, East Jefferson Fire & Rescue, Jefferson PUD, Olympic Region Clean Air Agency, Washington State Department
of Transportation, and Department of Ecology. The processing of this application meets the preliminary binding site plan process, which would outline the conditions of approval for
final binding site plan approval. Prior to final approval all of the conditions, which focus on the primary improvements such as road, utilities, and other requirements outlined in
this decision must be complied with and inspected, if warranted. Final binding site plan approval will be approved by the Board of County Commissioners and recorded with the County
Auditor’s office..
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.
18.35 Article VI. Subdivision Development Standards
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: AHBL, Inc is an engineering firm licensed in WA State and will ensure that these requirements are met prior to final binding site plan approval.
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: (1) and 2(a): A Traffic Impact Analysis (TIA) dated November 19, 2024 prepared by TENW was submitted to support the application. The limited TIA found the Levels of Service
(LOS) at the study intersections and site access would operate at acceptable level, and no mitigation measures are recommended. If this proposal is approved, DCD will ensure that Jefferson
County Public Works road access and pedestrian facilities requirements are addressed through the design and conditions of approval. (2)(b): A Preliminary Storm Drainage Report dated
December 2024 was submitted for this proposal. A full onsite conveyance analysis will be provided with the final Storm Drainage Report. A Construction Stormwater Pollution Prevention
Plan (CSWPPP) will be prepared with the final Storm Drainage Report. The proposed project involves construction of stormwater facilities to support proposed infrastructure and future
development. The developed site conditions will manage the anticipated runoff volumes that follow the criteria in the Department of Ecology 2024 Stormwater Management Manual for Western
Washington (SWMMWW). The preliminary report provides a site description and drainage analysis for the proposed stormwater management facilities. The final Storm Drainage Report will
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: A Traffic Impact Analysis (TIA) dated November 19, 2024 concluded that the Levels of Service (LOS) at the study intersections and site access would operate at acceptable
levels, and no mitigation measures are required. The Washington State Department of Transportation (WSDOT) and Jefferson County Public Works reviewed the TIA and provided no additional
comments. WSDOT noted, however, that they wish to reserve further
comment until the specific tenants are identified and it can be confirmed that the assumptions made in the report align with the actual uses.
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 proposal will require water service from the PUD’s Quimper water system. Sufficient water is available to serve all 11 lots with one equivalent residential unit
(ERU) or more per lot, depending on the type of use. The amount of new water service anticipated is within the number of connections or ERUs approved by Washington State Department
of Health for the system. Water availability is not a limitation for this development; however, each new connection will need to submit its own request for water availability when service
is needed. Total number of anticipated ERUs for this project is between 10 and 15. (2) A new Large Onsite Sewage System (LOSS) would provide sewage disposal to the proposal. The Washington
State Department of Health (DOH) completed a site visit on May 6, 2025, and the soil verification and environmental review for this LOSS was complete. DOH has determined the proposed
LOSS is feasible and issued a “Proceed to Engineering” letter on May 27, 2025. Environmental Health staff reviewed the revised site plan and the proceed to engineering letter. The applicant
is required to provide a letter from an approved public management entity stating that they will be managing the LOSS according to the standards set forth in chapter 8.15.100 JCC. Environmental
Health staff noted that frequently in the past for other community and large onsite septic systems this entity has been Jefferson County PUD. (3) The parcels are located within a Susceptible
Aquifer Recharge Area and a Special Aquifer Recharge Area, and high impact activities as defined in JCC Table 18.22.330(1) are prohibited. A plat note will be required to document this
finding.
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 Office of Fire Marshal and the East Jefferson Fire and Rescue (EJFR) reviewed and commented on the proposed light industrial park, and all relevant
comments have been incorporated as conditions of approval.
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 binding site plan approval.
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. Chapter 18.35.350JCC Surety addresses the requirement for bonding of final binding site plan
improvements. This would entail providing a
bond that equals 200% of the cost of the improvements as determined by a licensed engineer.
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).
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 of non-significance (DNS). No additional requirements are added utilizing SEPA’s substantive authority.
18.35.660 Phased subdivision.
Preliminary plat approval must be granted for the entire subdivision and must delineate the separate divisions that are to be developed in phased increments. Where the preliminary plat
approval is conditioned upon completion of the proposed phases in a particular sequence, the preliminary plat approval shall specify a completion date for each phase. Final plat approval
may be granted for each separate phase of the preliminary plat. Any changes at the preliminary plat stage will require approval in accordance with JCC 18.35.340.
Staff Comment: This proposal is for the creation of 11-lot light industrial park and is not a phased proposal. Long plats are valid for 5 years per Section 18.35.410(1) JCC.
Conformance with Shoreline Master Program chapter 18.25 JCC:
Staff Comment: Not Applicable - the subject property is not located within the jurisdiction of the State of Washington Shoreline Management Act, nor the Jefferson County Shoreline Master
Program.
Conformance with Critical Areas chapter 18.22 JCC:
Staff Comment: Critical Aquifer Recharge Area: The majority of the project area is within the Critical Aquifer Recharge Area (CARA) of Jefferson County PUD Quimper water system source
water well Airport 2B Source 14 (S14) and is classified as special aquifer recharge protection area and susceptible aquifer recharge. High impact activities listed in chapter 18.22.330(1)
shall be prohibited. Stormwater runoff shall be controlled and treated in accordance with best management practices and facility design standards as identified and defined in the current
Stormwater Management Manual for Western Washington and the stormwater provisions contained in
chapter 18.30 JCC. To the extent practicable, stormwater should be managed in a way that facilitates aquifer recharge.
Seismic Hazard: The Seismic Hazard has been reviewed and addressed by Geotechnical Engineering Consultants, Terra Associates, Inc in a Geotechnical Report dated October 16, 2024 (Exhibit
11). The report determined that the risk for damage resulting from soil liquefication or subsidence during a severe seismic event is negligible. Based on the site soil conditions and
the consultant’s recommendation, site class “D” should be used in structural design shall be used per the International Building Code (IBC).
RECOMMENDATION:
Based on the information provided with the application, information on file with the Department of Community Development (DCD)), and the review criteria of JCC 18.35. Staff recommends
that the Hearings Examiner APPROVE the subject 11-lot Light Industrial Park Binding Site Plan (SUB2025-00007) as described in this report, subject to the following conditions:
RECOMMENDED CONDITIONS:
The applicant shall obtain a Class IV General Forest Practice Application (FPA) from the Department of Natural Resources (DNR) to remove the timber from the site. A 50-foot buffer of
native vegetation shall remain along the perimeter of the development site.
Approval of this proposal is contingent upon all future development and associated appurtenances being connected to an approved LOSS and receiving water service from the Quimper water
system.
The applicant shall apply for and obtain a permit for a Large On-site Sewer System (LOSS) from the State Department of Health. Prior to Environmental Health sign off of the final binding
site plan, a letter from an approved public management entity stating that they will be managing the LOSS according to the standards set forth in JCC 8.15.100.
The existing water well shown on the site plan in proposed Tract D with the 100 foot protective radius is a water well owned by Jefferson County PUD (known as the Four Corners well).
This well shall be labelled: Jefferson County PUD water well tag # AGS260.
There is one monitoring well about 90 feet WSW of the PUD’s water well tag # AGS260. On the site plan, the label “Monitoring well” has two arrows – one arrow pointing at the monitoring
well and one arrow pointing at the PUD water well. Remove the second arrow pointing at the PUD water well.
The property is located within the Jefferson County PUD Quimper public water service area. Future building permits proposing plumbing will be required to provide proof of potable water
through a Water Availability Letter from Jefferson PUD.
The industry standard setback of a minimum of 10 feet between potable water line and sewer line components shall be applied to each lot.
The applicant shall obtain a General Construction Stormwater permit from the Department of Ecology.
Pursuant to JCC 18.30.060 and 18.30.070, a stormwater management plan meeting Minimum Requirements #1 through #9 of the Department of Ecology Stormwater Management Manual for Western
Washington shall be submitted to DCD, to be reviewed and approved by the Public Works Department.. The plan must address temporary measures for erosion, sediment and stormwater control
during construction, as well as permanent stabilization and operational features post-construction.
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.
The proponent shall implement the approved stormwater management plan throughout the duration of the development.
Easements for private roads providing access or internal circulation within the binding site plan shall be 60 feet wide. A reduction in width may be considered upon recommendation by
the Department of Public Works, provided that public health, safety, and welfare are not compromised, and the proposed width remains adequate for the construction and maintenance of
roads and utilities. Where reduced easements are approved, parallel utility easements may be required.
Prior to the commencement of construction, the applicant shall submit engineering plans for roads, bridges, stormwater facilities, and other regulated land-disturbing activities to the
Department of Public Works for review and approval.
In accordance with JCC 18.30.080(1)(f), the Department of Public Works shall inspect all clearing, grading, and construction activities involving roads, bridges, utilities, and stormwater
facilities. To facilitate timely inspections, the applicant shall coordinate scheduling with the department at (360) 385-9160. Typical inspections may include:
Installation of temporary erosion and sediment control measures;
Clearing (and Grading) and road subgrade preparation;
Placing roadway gravel base;
Placing roadway crushed surfacing top course;
Placing improved roadway surface (chip seal or asphalt concrete);
Construction of stormwater management facilities;
Final plat review;
Additional inspections may be deemed necessary as project progresses.
Prior to final binding site plan approval, the proponent shall provide certification to the Public Works Department from the project engineer that the roads have been constructed as
per approved plans.
The applicant shall obtain a Road Approach Permit from the Public Works Department for road access off Four Corners Road.
All new 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 approval shall be shown on the final binding site plan.
Prepare and implement a cultural resource management plan (CRMP). The CRMP shall establish a process for continued protection of known or unknown cultural resources within the project
site. This Plan includes a process for unanticipated discovery. The Plan shall set forth protocols to be initiated if cultural resources are inadvertently discovered during construction
or operation of the project. The plan also described the legal requirements and regulatory protocols to be followed if human remains are encountered during construction and operation
of the project.
Prior to final binding site plan approval, fire protection facilities shall be installed in accordance with the Jefferson County Office of the Fire Marshall (OFM) comment letter dated
November 25, 2025 unless amended in writing by the OFM in consultation with East Jefferson Fire Rescue (EJFR).
Water main extensions and water system improvements that may be required to service the development shall
be installed prior to final binding site plan approval. The water purveyor shall provide documentation certifying their water system has the capacity and capability to provide the required
fire flow.
Roads used for emergency or fire access shall be constructed with an asphalt, or concrete, all-weather driving surface capable of supporting the imposed load of fire apparatus weighing
up to 75,000 pounds (34 050 kg). This standard shall also apply to all vaults, lids or other assemblies located within the driving surface.
Signage noting “no parking”, “no loading / unloading”, or “fire lane”, etc. will be required along Loop Road.
Angles of approach and departure - Roadway width and all radius will be reviewed in consultation with East Jefferson Fire Rescue in an effort to ensure sufficient fire apparatus access.
(Example - EJFR Ladder 1 requires R39”). Greater road width and turning radius may be needed based on future design and development.
The Jefferson County's Coordinated Water System Plan (CWSP) requires a minimum 1500 GPM for industrial areas. This minimum standard may be increased based on the need for additional
fire flow. A maximum spacing within industrial areas between hydrants at 1000 to 1500 feet. Additional Fire hydrants may be required based on the need for additional fire flow.
The location of all hydrants shall be noted on the final binding site plan 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 binding site plan approval.
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 binding site plan.
Prior to final binding site plan 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 binding site plan and shall reference the corresponding Auditor’s File Numbers (AFNs) on the face
of the binding site plan.
An updated binding site plan certificate or supplement, current within 30 days, shall be submitted with the final blueline.
The final binding site plan shall be signed by all persons with legal ownership interest in the subject property. All required signatures and professional seals on the mylar shall be
in black ink.
Lot closure information shall be submitted alongside the final blueline and the updated plat certificate.
All graphical elements on the final binding site plan shall conform to recording standards for legibility.
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.
The applicant shall submit a reproducible 11” x 17” copy of the proposed final binding site plan to the Department of Community Development. The binding site plan 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.
The final binding site plan submittal must demonstrate compliance with all conditions of approval.
The following language shall be clearly shown on the face of the final binding site plan, under the heading “DEVELOPMENT NOTES:”
Activities identified in Jefferson County Code Table 18.22.330(1) are classified as high-impact due to their potential adverse effects on groundwater and are strictly prohibited within
this binding site plan.
Development on each individual lot is dependent on compliance with applicable development standards, review and approval criteria. Applications for development or building permits will
be reviewed at the time of submittal for consistency with current federal, state, and county codes and ordinances.
Land uses and development must comply with the standards established in the Federal Aviation Regulations (FAR), Part 77 (Objects Affecting Navigable Airspace). Where county regulations
conflict with FAR, Part 77, the more restrictive shall apply.
Any use or activity that emits electrical currents must be installed in a manner that does not interfere with communication systems or navigational equipment.
New development that produces glare or lighting that interferes with aircraft navigation, including landing and take-off, is prohibited.
Development is subject to the applicable standards set forth in Jefferson County Code chapter18.15.453 (Airport Overlay III) and must incorporate low impact development practices to
the maximum extent feasible.
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.
A final binding site plan 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 binding site plan 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 binding site plan is approved and recorded within the original five-year approval period.
Staff Contact: Greg Ballard, Development Code Administrator
Attachment: Exhibit Log with Exhibits