HomeMy WebLinkAboutDECISION SUB2025-23 Hearing Examiner Decision1
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SUB2025-00023 FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION - 1
Stephanie Marshall, Attorney at Law
Jefferson County Hearing Examiner
OFFICE OF THE HEARING EXAMINER
JEFFERSON COUNTY
IN RE
AN APPLICATION FOR RV PARK
CONDITIONAL USE AND BINDING SITE
PLAN, FILE NO. SUB2025-00023, FOR 90-
UNIT RV PARK WITHIN
IRONDALE/PORT HADLOCK URBAN
GROWTH AREA
SUB2025-00023 FINDINGS OF FACT,
CONCLUSIONS OF LAW AND
DECISION
PUBLIC HEARING
The undersigned Hearing Examiner conducted a video conference open record public
hearing with remote access technology on Wednesday, December 10, 2025, at 10:00 a.m. on
Type III applications for a zoning conditional use permit and preliminary binding site plan
approval for a proposed 90-unit recreational vehicle (RV) park to be developed in two (2) phases
located within the Irondale/Port Hadlock Urban Growth Area, file no. SUB2025-00023.
The following exhibits comprise the record on the petition:
Exhibit 1 Staff Report dated November 26, 2025
Exhibit 2 Parcel and vicinity maps
Exhibit 3 Site plan dated November 26, 2025
Exhibit 4 State Environmental Protection Act (SEPA) checklist dated August 8,
2025
Exhibit 5 Incomplete application communications sent to applicant August 27, 2025
and September 2, 2025
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SUB2025-00023 FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION - 2
Exhibit 6 Email chain between applicant, DCD and Public Works regarding internal
traffic review. Dated September 18 and 19, 2025
Exhibit 7 Complete application submitted September 24, 2025
Exhibit 8 Water and sewer availability forms submitted September 24, 2025
Exhibit 9 Notice of application, mailing list, email to agencies dated October 1 and
2, 2025, and certificate of mailing
Exhibit 10 Communication between DCD and Washington State Department of
Transportation between October 2 and November 3, 2025 regarding
WSDOT requirements for the proposal
Exhibit 11 Comment from Notice of Application comment period dated October 15,
2025
Exhibit 12 Additional information request (AIR) dated October 10, 2025 and
response from representative dated October 30, 2025
Exhibit 13 SEPA Determination dated November 10, 2025
Exhibit 14 Notice of Public Hearing (NOPH) and SEPA Determination, mailing list,
physical posting pictures, email to agencies dated November 10, 2025, and
certificate of mailing
Exhibit 15 SEPA/NOPH Comments between November 17, 2025 and November 26,
2025
Exhibit 16 Review from Emma Erickson – Environmental Public Health dated
November 25, 2025
Exhibit 17 Review from Brian Tracer – Deputy Fire Marshal dated November 26,
2025
Exhibit 18 Review from John Fleming – Public Works engineer dated November 26,
2025
Exhibit 19 Minor edits to the Staff Report dated December 3, 2025
Exhibit 20 D Street RV Park Transportation Memorandum dated December 1, 2025
Exhibit 21 E-mail from John Fleming, Jefferson County Public Works (JCPW) dated
December 8, 2025
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SUB2025-00023 FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION - 3
Exhibit 22 E-mail from Samantha Harper JCPW dated December 10, 2025
The following persons provided testimony at the public hearing:
1. Greg Ballard, Jefferson County Code Administrator
2. Seth Rodman, P.E., Senior Design Engineer, Zenovic & Assoc., Inc.
3. Louann Short, interested member of the community
No member of the public provided testimony at the public hearing. At the conclusion of
the public hearing, the Hearing Examiner closed the record and the hearing.
FINDINGS OF FACT
After reviewing the record and hearing testimony, the Hearing Examiner makes the
following Findings of Fact:
1. Landowner/Applicant: The landowner/applicant is Thomas Johnson of Island 3
Investments LLC, with an address of 123 Ponderosa Place Nordland, WA 98358. Exhibits 1 and
19.
2. Representative: The Applicant’s representative is Seth Rothman of Zenovic and
Associates Inc., 301 E 6th Street, Suite 1, Port Angeles, WA 98362. Exhibits 1 and 19.
3. Proposal: The Applicant seeks a zoning conditional use permit and approval of a
preliminary binding site plan to establish a new RV park with a total of 90 spaces, developed in
two (2) phases within the Port Hadlock/Irondale Urban Growth Area on a 9.39 acre parcel. Each
of the RV sites will be served with public water, sewer, and electrical service (Exhibits 3 and 4).
The standard size of the RV spaces is proposed to be 40 feet by 69 feet (Exhibit 3). The narrow
RV spaces will be 35 by 69 feet in size (Exhibit 3). The proposal will be served by 24-foot-wide
internal access roads. Stormwater will 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). The spaces within the
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SUB2025-00023 FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION - 4
RV park are not to be sold but to be leased. (Exhibit 12). The proposed RV park will have
approximately ten percent (10%) open space, which is the area that does not contain RVs and
access roads (Exhibit 12).
Phase 1 of the project will consist of development of 45 RV sites, to be located in the
northern portion of the site, with access off D Street and restricted (gated or collapsible bollards)
emergency access through the Applicant’s southern parcel 901024029 onto Highway 116.
(Exhibits 3 and 4). Phase 1 is proposed to include a 15-foot-wide buffer comprised of berm,
fencing, and trees along the northern edge of the site, and a 20-foot buffer comprised of similar
components along the western edge of the property that abuts D Street. Phase 1 will also include
two garbage containers, an onsite laundry facility, and three (3) general parking spaces.
Stormwater will be accommodated through three (3) 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).
The Applicant proposes 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 also will
be a 20-foot-wide landscaped buffer along D Street along the western edge of the proposal
(Exhibit 3).
Phase 2 will consist of development of an additional 45 RV sites and is proposed to be
located in the southern portion of the site. It will include a community space area, an office
building with three parking spaces, and two (2) garbage containers (Exhibit 3).
The Applicant proposes 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. (Exhibit 3). There
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SUB2025-00023 FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION - 5
will also be a 20-foot-wide landscaped buffer along D Street along the western edge of the
proposal (Exhibit 3).
4. Permitting Process: Jefferson County Code (JCC) Chapter 18.18 regulates
development within the Irondale/Port Hadlock UGA(PHUGA); it is silent on the requirements
for an RV park. An RV park therefore 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 exercised his discretion and determined that a Type III Zoning Conditional Use
Permit is the appropriate process for review of the proposed RV Park, along with review of a
Type III Binding Site Plan Land Division Permit (Exhibit 5).
The purpose of binding site plan review is to ensure that there is adequate access, water,
sewer, electrical, and fire protection to serve the proposed RV park. Based on the nature of a RV
park, the administrator waived the survey requirement for the review of preliminary plat approval.
With approval of a zoning conditional use permit and binding site plan, the Applicant will be
required to submit a survey for the boundary of the property and show the proposed
improvements consistent with JCC 18.35.280, .290 and 300.
5. 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) (the “Property”).
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SUB2025-00023 FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION - 6
6. 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. A restricted (gated or collapsible bollards) emergency access is proposed
through the Applicant’s southern parcel 901024029 (Exhibit 3).
7. Property Characteristics: The Property is 9.39 acres in size, and has historically
been used as a gravel pit and equipment storage yard. It 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 Property has been cleared (Exhibits 2 and 4).
The Property is approximately 5 to 20 feet lower in elevation than the surrounding areas to the
north, east and south, and approximately 10 feet above in elevation to the area to the west. Id.
8. Zoning: The Property is zoned Urban Growth Area (UGA) – Urban Commercial.
It is located in the Irondale/Port Hadlock UGA and is served by sanitary sewer. 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 Property lies
between commercial and residential property within the 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
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SUB2025-00023 FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION - 7
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 Property and the properties to the south and west are within the sewer availability
area and are zoned Urban Commercial. However, the parcels to the north and east of the 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.
9. Surrounding Development: The Property 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 Property beyond D Street lies a storage facility with a manufactured
home park established west of that facility (Exhibit 2).
10. Critical Areas: The Jefferson County Critical Areas Map layers do not identify
any critical areas on the Property. 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).
11. 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
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SUB2025-00023 FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION - 8
memo. (Exhibit 6). An additional D Street RV Park Transportation Memorandum dated
December 1, 2025 was submitted. (Exhibit 20).
12. Required Permits. In order to develop the proposed RV Park, the Applicant must
obtain the following approvals:
• 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
13. Notice of Application/Public Noticing Requirements The Applicant’s
applications originally were determined to be incomplete. (Exhibit 5). Once complete, DCD
provided notice of application to agencies in the form of a Notice of Application (Exhibit 9).
DCD also provided a Notice of Public Hearing (Exhibit 14). Notice to agencies 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.
• Incomplete Application Received Date: August 6, 2025
• Application Complete Date: September 24, 2025 (Exhibit 7)
• Notice of Application published in The Port Townsend Leader: October 1, 2025
(Exhibit 9)
• Notice posted on property: October 1, 2025 (Exhibit 9)
• Notice mailed to adjacent property owners: October 1, 2025 (Exhibit 9)
• Notice sent to Tribes and Agencies: October 2, 2025 (Exhibit 9)
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SUB2025-00023 FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION - 9
The Public Comment closing date was October 14, 2025. (Exhibit 9). One comment was received.
(Exhibit 11).
14. State Environmental Policy Act Review: The proposal is subject to review under
SEPA. The Applicant submitted a SEPA environmental checklist. (Exhibit 4). A Mitigated
Determination of Non-significance (MDNS) per WAC 197-11-350 was issued by Jefferson
County on November 10, 2025 (Exhibit 13). The comment period ended on November 24, 2025.
The MDNS appeal period ended on December 9, 2025. (Exhibit 13).
The MDNS includes the following condition, “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.” Compliance with this mitigation measure is required as a condition of
approval in this Decision. (Exhibit 13)
15. Notice of Public Hearing (Exhibit 14): In accordance with the Type III permitting
process described in JCC 18.40.230, a public hearing was scheduled for December 10, 2025 and
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
16. Public Works submitted comments on the applications on November 26, 2025
(Exhibit 18) stating that D Street will need to be upgraded to Road Standard 4 at the Applicant’s
cost from the intersection with Ness Corner Road to the proposed access location. The letter also
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SUB2025-00023 FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION - 10
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, the Hearing Examiner includes a condition of
approval in this Decision, requiring the Applicant to obtain DCD and Public Works review of
transportation plans and infrastructure, with input from WSDOT, prior to final plat approval.
17. DCD received a letter from the Jefferson County DCD Deputy Fire Marshal dated
November 26, 2025 (Exhibit 17). The Fire Marshal’s letter raised the following issues:
a. General: Distance between RVs.
b. Access: Questioning whether a turning radius of 30 feet is sufficient for access by
emergency vehicles. The letter also noted that Phase I has roadway widths of 24 and
30 feet in width, but the roadway widths for Phase 2 are not specified.
c. Roads: The Fire Marshal commented that one point of access is not adequate for the
proposal. He stated that no parking shall be allowed on the access roads. Roads need
to be designed to accommodate a fire truck (up to 75,000 pounds) and have a radius
of approach and departure that are adequate to accommodate emergency vehicles.
d. Fire Flow: The Fire Marshal stated that 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.
e. Fire Hydrants: The Fire Marshal stated that 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. In the
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SUB2025-00023 FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION - 11
staff report, DCD recommended 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.
The Hearing Examiner includes the Fire Marshal comments as conditions of approval of this
Decision.
18. 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 comments: 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). These comments are included as conditions of approval of this Decision.
19. 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). As a condition of this approval, a stormwater plan
shall be reviewed through a stormwater management permit prior to final plat approval.
20. Landscaping: In the staff report, DCD does not recommend a buffer between the
areas to the south of the Property that are zoned UGA commercial. (Exhibits 1 and 19). The area
to the east is currently zoned RR 1:5. However, when the proposal brings sewer to the site, this
area will be zoned UGA commercial. DCD does not recommend a buffer between commercial
zones per JCC 18.18.070(3). (Exhibit 1 and 19). DCD stated 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 the proposal is compatible with the surrounding area. (Exhibits 1 and 19).
Conditions of approval are included with this Decision.
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SUB2025-00023 FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION - 12
21. Zoning Conditional Use Criteria: The Applicant submitted responses addressing
the zoning conditional use criteria set forth in JCC 18.40.530 as follows:
(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’s response: The parcel is located within the Port Hadlock Urban
Growth Area. This area will be served by the Port Hadlock Sewer System which
is expected to be operational at any time. When that system is extended to the site,
the zoning of the parcel will automatically transition from Rural Residential 1:5
to Urban Commercial which naturally comes with a much higher expected
development intensity. The lots to the north of the proposed park will remain as a
residential zoning and development of this property as an RV park will provide a
quasi-residential use to buffer the existing residential uses from the commercial
uses to the south of the proposed park
(b) The conditional use will be served by adequate infrastructure including roads, fire
protection, water, wastewater disposal, and stormwater control;
Applicant’s 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. Stormwater will be managed onsite through the use of
subsurface infiltration systems. Fire protection will be provided by East Jefferson
Fire and Rescue.
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SUB2025-00023 FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION - 13
(c) The conditional use will not be materially detrimental to uses or property in the
vicinity of the subject parcel;
Applicant’s 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.
(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’s 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 RVs may include unshielded
lighting.
(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’s 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
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SUB2025-00023 FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION - 14
adjacent to residentially zoned properties and will include fencing and
landscaping as well as berms where topography allows.
(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’s 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.
(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’s 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 JCC 18.18.060 the
proposal will provide street upgrades as required, has obtained water and sewer
availability certificates, and will provide onsite stormwater 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.
(h) The proposed conditional use will not result in the siting of an incompatible use
adjacent to an airport or airfield;
Applicant’s response: This use will not affect an adjacent airport or airfield.
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SUB2025-00023 FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION - 15
(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’s response: This use will not cause any significant adverse impacts on
the human and natural environment.
(j) The conditional use has merit and value for the community as a whole;
Applicant’s 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.
(k) The conditional use is consistent with all relevant goals and policies of the Jefferson
County Comprehensive Plan; and
Applicant’s 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
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SUB2025-00023 FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION - 16
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).
(l) The public interest suffers no substantial detrimental effect. Consideration shall be
given to the cumulative effect of similar actions in the area.
Applicant’s 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.
22. 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, the proposal, as conditioned in this Decision, is
uniquely appropriate in design, character and appearance for the subject parcel and area.
23. Potential impacts to the surrounding property could occur from improper
screening, stormwater, or traffic plans of the proposed RV Park. Conditions of approval are
included to address and minimize such impacts.
24. Because no critical areas exist on site and the Property is not nearby any type of
critical area that could be impacted, significant adverse impacts to the environment are not
expected (Exhibits 2 and 4). Potential impacts to the human environment will be mitigated
through the proposed buffer, berm, fence and landscaping, and the design and conditions of
approval in this Decision.
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25. In its staff report, DCD recommends 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. (Exhibits 1 and 19). The purpose of the on-site manager is to ensure that there is
adequate supervision of the proposal. DCD also recommends requiring that lighting be shielded
and that lighting shall not leave the site or impact D Street. (Exhibits 1 and 19). These
recommendations are included as conditions of approval in this Decision.
26. 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. A condition of approval is included in this Decision to require the same.
27. 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.
28. In the staff report, DCD stated that it contends that there are not undeveloped 5-
acre sized parcels zoned UGA commercial that would propose an RV park. DCD stated that
because this use utilizes the sewer, it is different than 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.
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29. Greg Ballard, DCD Code Administrator, provided testimony at the open record
public hearing. Mr. Ballard presented the staff report and discussed the proposed conditions of
approval. Mr. Ballard also addressed the additional four (4) exhibits that were submitted after
issuance of the staff report, Exhibits 19-22. Mr. Ballad stated that minor edits were made to the
staff report, including some clarifications regarding easements that are not necessary because the
Applicant owns all the property. Clarification was made to proposed condition 20 regarding an
operating plan. Mr. Ballard noted that the Applicant submitted a revised traffic memo, but that it
did not change DCD’s analysis. (Exhibit 21). Public Works provided some sewer input and gave
the Applicant some information about requirements. (Exhibit 22).
30. Mr. Ballard reviewed the proposed phasing of development of the RV Park in two
phases. He noted the proposed size of the RV spaces of 40’ x 40’ and that there is adequate area
for on-street parking for recreational areas. Mr. Ballard also discussed the proposed limitation on
length of stays. He also discussed road improvement and access, including emergency ingress
and egress to the site. Mr. Ballard also reviewed landscaping requirements and stormwater
management conditions of approval.
31. Seth Rodman of Zenovic & Associates provided testimony on behalf of the
Applicant. He stated that they are excited about the proposed high-quality facility. They are not
trying to maximize the number of spaces, but are focused on providing amenities including
facilities (power, water, sewer) to each site and common facilities, including laundry and an
office. With respect to impacts on other properties, the Applicant is focused on general screening
to ensure they are not impacting residential properties, specifically to the north. Mr. Rodman
stated that they understand the road widening requirements/conditions, which will be a benefit
to the site.
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32. Louann Short provided testimony addressing concerns on maintaining security.
She believes that this is not the best use of property in Jefferson County. Ms. Short stated that we
need more housing and an RV park is temporary. Ms. Short owns a mini-storage facility and
expressed concerns regarding crime impacting her business. Ms. Short submitted a comment
expressing these concerns, included in the record as Exhibit 11.
33. On rebuttal, Mr. Ballard mentioned that there will be an on-site manager at the
RV Park, who will be there 24/7 that will help with security.
34. Mr. Rodman provided closing testimony on the applications. He confirmed that
he reviewed the proposed conditions of approval and did not have any questions or concerns.
CONCLUSIONS OF LAW
1. The applications have been processed as Type III applications in a manner
consistent with JCC 18.40.020, procedures for processing project development permit
applications. The applications have been reviewed by the Hearing Examiner in accordance with
JCC 18.40.280 (review of Type III applications). The Hearing Examiner’s Decision is the final
decision of Jefferson County on the applications. JCC 18.40.040, Table 8.2; JCC 18.40.300(1);
see also JCC 18.40.280(4) (public hearing and notice) and (5) (hearing examiner shall make
written findings and conclusions).
2. SEPA review of the applications was conducted concurrently with project review,
as required by JCC 18.40.030(5).
3. The applications for project permit decisions were submitted on forms provided
by the administrator and deemed complete. The applications include all information required by
JCC 18.40.100(1) and, because the proposal is for a commercial and small-scale recreational and
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tourist use, the applications include all information required by JCC 18.40.100(2), including a
site plan prepared by a civil engineer.
4. JCC 18.40.100(5) 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.” The Hearing Examiner
concludes that the administrator’s waiver of the survey requirement at the preliminary site plan
approval stage is consistent with these requirements.
5. The scope of project review is governed by JCC 18.40.130. Consistent with JCC
18.40.130(2), the Hearing Examiner determines that the applications’ compliance with applicable
regulations (analyzed in more detail in the Conclusions below) is determinative of: (a) the type
of land use permitted at the site, including uses that may be allowed under certain circumstances,
such as planned rural residential developments and conditional uses, if the criteria for their
approval have been satisfied; and (c) availability and adequacy of public facilities identified in
the Jefferson County Comprehensive Plan, if the plan provides funding of these facilities. Density
of residential development, JCC 18.40.130(2)(b) is inapplicable to the proposal.
6. The Hearing Examiner has reviewed the proposed project’s consistency with the
Jefferson County Code and the appropriate elements of the Jefferson County Comprehensive
Plan or subarea plan and made a determination based on consideration of (a) the type of land use;
(b) the level of development such as units per acre or other measures of density; (c) infrastructure,
including public facilities and services needed to serve the development; and (d) the character of
the development, consistent with JCC 18.40.140(1). The determinations made pursuant to JCC
18.40.130 are controlling. JCC 18.40.140(2). “Consistency” includes all terms used in this
chapter and Chapter 36.70A RCW to refer to performance in accordance with this chapter and
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Chapter 36.70A RCW, including, but not limited to, compliance, conformity, and consistency.
JCC 18.40.140(3). Consistent with JCC 18.40.140(5), the site plan submitted has been reviewed
for purposes of determining consistency with the JCC and to determine compliance with the
requirements of JCC Chapters 18.20 and 18.30.
7. Public notice of the applications and of the public hearing was provided consistent
with requirements set forth in JCC 18.40.150 through JCC 18.40.250, including the additional
public notice requirements for Type III preliminary plat actions set forth in JCC 18.40.230.
Members of the public were appropriately provided notice of and an opportunity to comment on
the applications and the MDNS SEPA threshold determination for the proposal issued by
Jefferson County.
APPROVAL CRITERIA FOR ZONING CONDITIONAL USE PERMIT
8. JCC 18.40.490 Purpose, states: “The purpose of the conditional use permit
process is to provide flexibility in the application of the use regulations contained in this code in
order to accommodate uses that may be appropriate in an established district under certain
circumstances, but inappropriate in the same district under others. At the time of application, a
review of the location, design, configuration, and potential impact of the proposed use shall be
conducted by comparing the use to the goals and policies established in the Jefferson County
Comprehensive Plan and to adopted development standards. This review shall determine whether
the proposed use should be permitted by weighing the public need or the benefit to be derived
from the use against the impact that it may cause.”
9. Consistent with JCC 18.40.510, the Applicant’s application for conditional use
permit was submitted to DCD on forms provided by the department, along with the appropriate
fees established; the application included all materials required pursuant to JCC 18.40.100.
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10. The application was appropriately determined to be for a discretionary conditional
use permit pursuant to JCC 18.40.520(2) and referred to the Hearing Examiner to be processed
according to the procedures for Type III land use decisions.
11. JCC 18.40.530(1) sets forth twelve (12) criteria for approval of a zoning
conditional use permit:
(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;
(b) The conditional use will be served by adequate infrastructure including roads, fire
protection, water, wastewater disposal, and stormwater control;
(c) The conditional use will not be materially detrimental to uses or property in the
vicinity of the subject parcel;
(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;
(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;
(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;
(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;
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and more specifically, conforms to the standards contained in Chapters 18.20 and
18.30 JCC;
(h) The proposed conditional use will not result in the siting of an incompatible use
adjacent to 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;
(j) The conditional use has merit and value for the community as a whole;
(k) The conditional use is consistent with all relevant goals and policies of the Jefferson
County Comprehensive Plan; and
(l) The public interest suffers no substantial detrimental effect. Consideration shall be
given to the cumulative effect of similar actions in the area.
12. JCC 18.40.530(2) states that, in instances where the above findings cannot be
made, the application shall be denied.
13. JCC 18.40.530(5) requires that all proposed uses, structures and site
improvements (and modifications thereof) shall comply with the development standards of this
code.
14. Based on substantial evidence in the record, the Hearing Examiner finds that all
applicable criteria in JCC 18.40.530(1) will be met with the Applicant’s compliance with
conditions of approval in this Decision. With respect to JCC 18.40.530(1)(a), substantial
evidence in the record supports the conclusion that the proposed RV Park is harmonious and
appropriate in design, character and appearance with the existing or intended character and
quality of development in the vicinity of the Property and with the physical characteristics of the
Property. This conclusion is based in part on the fact that the Property lies between commercial
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and residential property within the PHUGA. 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, the proposed RV Park, as
conditioned, is uniquely appropriate in design, character and appearance for the subject Property
and area. Compliance with landscaping standards set forth in JCC 18.18.070 and 18.18.080(3) is
addressed in Conclusions below.
15. With respect to JCC 18.40.530(1)(b), substantial evidence in the record supports
the conclusion that the proposed RV Park will be served by adequate infrastructure including
roads, fire protection, water, wastewater disposal, and stormwater control with the Applicant’s
compliance with conditions of approval of this Decision.
16. With respect to JCC 18.40.530(1)(c), substantial evidence in the record supports
the conclusion that the proposed RV Park will not be materially detrimental to uses or to property
in the vicinity of the subject parcel with the Applicant’s compliance with conditions of approval
of this Decision.
17. With respect to JCC 18.40.530(1)(d), substantial evidence in the record supports
the conclusion that the proposed RV Park, as conditioned in this Decision, will not introduce
noise, smoke, dust, fumes, vibrations, odors, or other conditions or which unreasonably impact
existing uses in the vicinity of the subject parcel. The Applicant is required to prepare and submit
for DCD review and approval an operation plan that addresses quiet hours and an on-site
manager/caretaker is required to ensure that there is adequate supervision of the proposal. A
condition of approval requires that lighting shall be shielded and shall not leave the site or impact
D Street. The Applicant shall follow the Olympic Region Clean Air Agency 2024 guide to
handling dust during construction projects.
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18. With respect to JCC 18.40.530(1)(e), substantial evidence in the record supports
the conclusion that the location, size, and height of buildings, structures, walls and fences, and
screening vegetation for the proposed RV Park will not unreasonably interfere with allowable
development or use of neighboring properties. A 15 foot buffer with screening, fencing, a berm
and landscaping will mitigate any potential impacts to nearby residential properties (Exhibit 3).
19. With respect to JCC 18.40.530(1)(f), substantial evidence in the record supports
the conclusion that, as conditioned in this Decision, the pedestrian and vehicular traffic associated
with the RV Park will not be hazardous to existing and anticipated traffic in the vicinity of the
subject parcel;
20. With respect to JCC 18.40.530(1)(g), substantial evidence in the record supports
the conclusion that, as conditioned in this Decision, the proposed RV Park will comply 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. These requirements are addressed in more detail in the
Conclusions below.
21. JCC 18.40.530(1)(h) is not applicable because the Property is not adjacent to an
airport or airfield.
22. With respect to JCC 18.40.530(1)(i), substantial evidence in the record supports
the conclusion that, as conditioned in this Decision, the proposed RV Park will not cause
significant adverse impacts on the human or natural environments that cannot be mitigated
through conditions of approval. 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). The Hearing Examiner concludes that potential impacts
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to the human environment will be mitigated through the proposed buffer, berm, fence and land
caping, the design of the proposal and the Applicant’s compliance with conditions of approval.
Jefferson County additionally reviewed potential significant adverse impacts on human or natural
environment through the SEPA review process completed for this proposal.
23. With respect to JCC 18.40.530(1)(j), substantial evidence in the record supports
the conclusion that, as conditioned in this Decision, the proposed RV Park has merit and value
for the community as a whole. Some of these benefits include additional customers to local
businesses and additional tax and utility revenue for the County. Jefferson County has identified
a need for permitted RV parks with urban facilities. 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.
24. With respect to JCC 18.40.530(1)(k), substantial evidence in the record supports
the conclusion that, as conditioned in this Decision, the proposed RV Park is consistent with all
relevant goals and policies of the Jefferson County Comprehensive Plan. The proposal is
consistent with Goal LU-G-30, as it will make use of the recently installed Port Hadlock sewer
system. Locating the RV park in the UGA will place this commercial use in the UGA and limit
the impact to the surrounding rural areas, consistent with 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, consistent with Goal LU-G-32 and Goal LU-G-33. Stormwater from the
site will be mitigated entirely on the site and will include stormwater treatment and infiltration
facilities, consistent with Goal LU-G-34. The project will include road frontage improvements,
consistent with Goal LU-G-35.
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25. With respect to JCC 18.40.530(1)(l), substantial evidence in the record supports
the conclusion that, as conditioned in this Decision, the public interest will not suffer any
substantial detrimental effect as a result of the proposed RV Park. Consideration has been given
to the cumulative effect of similar actions in the area. Other undeveloped 5-acre sized parcels
zoned UGA commercial on which an RV park could be proposed are not available. The proposed
RV Park here will utilize sewer, which differentiates it from other uses like mini-storage that do
not require urban services. The proposed RV Park will provide an opportunity for people to
recreate in the county with urban services provided for these recreational opportunities. This
differs from RV parks in the rural areas that depend on septic and other public utilities and
services to be extended. RV parks in rural areas may result in displacement of resource lands and
may have compatibility issues with the densities of the rural areas of the county.
26. With the Applicant’s compliance with conditions of approval of this Decision, the
proposed use and site improvements will comply with applicable development standards as
required by JCC 18.40.530(5), as discussed in more detail in the Conclusions below.
APPROVAL CRITERIA FOR PRELIMINARY BINDING SITE PLAN
27. JCC 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.
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28. JCC 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.
29. An RV park is a not a use listed in Table 3A-1 of Section18.18.040 of the Irondale
Hadlock UGA. JCC 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.
30. An RV Park is a proposed commercial use that will provide for the lease of fully
improved spaces for RVs. Review of the Applicant’s proposal is pursuant to JCC 18.35.460(1).
This proposal is not a condominium or PRRD.
31. JCC 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
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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.
32. JCC 18.35.470 is not applicable to the Applicant’s proposal a condominium is not
proposed. Non-condominiums binding site plans, as proposed here, are required to meet the short
and long subdivision requirements. Consistency with those requirements is addressed in the
Conclusions below.
33. JCC 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;
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(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:…
34. The Applicant submitted an application that addressed all requirements specified
by DCD (Exhibit 5), consistent with JCC 18.35.480(1), (2) and (3). JCC 18.35.480(4) is not
applicable. The administrator properly determined that the proposed “D” use should be processed
as a Type III Zoning Conditional Use Permit (CUP). 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 appropriately
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waived the survey requirement for the review of this preliminary site plan review. As required in
the conditions of approval in this Decision, the Applicant must submit a survey for the boundary
of the Property and show the proposed improvements, consistent with JCC 18.35.280, .290
and .300, prior to final binding site plan approval.
35. JCC 18.35.490 Binding site plan approval criteria, states:
(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;
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(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.
36. Approval of the Applicant’s preliminary binding site plan, as conditioned, is
consistent with all applicable criteria in JCC 18.35.490(1). JCC 18.35.490(2) is not applicable
because no portion of the Property is located within a floodplain or regulatory floodway.
37. As conditioned, the proposal will be consistent with all applicable county, state
and federal zoning, land use, environmental and health regulations and plans and the Jefferson
County Comprehensive Plan. Utilities and other public services necessary to serve the needs of
the proposed RV Park are available, including potable water, fire protection, and sewage disposal.
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The proposed RV Park sets aside adequate open space. Stormwater will be addressed through the
Applicant’s submittal of an engineered drainage plan that must address Minimum Requirements
1 to 9 of the 2024 Stormwater Management Manual of Western Washington, required as a
condition of approval. The Applicant shall comply with conditions of approval pertaining to
access. If direct access off of Ness’ Corner Road is proposed, a Traffic Impact Analysis may be
required. The Applicant’s compliance with other conditions of approval will provide sidewalks
or paths to allow visitors to the RV Park safe pedestrian access to access the facilities and services
in the Port Hadlock area. In addition, playgrounds or BBQ areas should be provided. With the
pathways and recreation areas the proposal will meet the open space requirement.
38. The proposal has been reviewed pursuant to SEPA and an MDNS was issued.
Substantial evidence in the record supports a conclusion that, 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 JCC 18.18. 070.
39. JCC 18.35.500 Binding site plan review process, states:
(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
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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.
40. Review of the proposal meets all applicable requirements of JCC 18.35.500. The
Applicant’s proposal was appropriately processed as a Type III 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).
41. As conditioned, the application is consistent with and meets all requirements of
the preliminary plat process. Prior to final plat approval, all of the conditions, primarily including
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improvements such as road, utilities, and other requirements outlined in this Decision, will be
reviewed by DCD to ensure compliance with applicable code provisions and the conditions of
approval. 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 on the parcel boundary, the RV park configuration, the
location of utilities, access, other requirements, and plat notes.
42. JCC 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 JCC 18.35.570-18.35.660.
43. JCC 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.
44. The preliminary binding site plan meets the requirements of JCC 18.35.570, as
required by JCC 18.35.510. The Applicant’s engineering firm, Zenovic and Associates is
licensed in Washington State. Its preparation of construction plans and will ensure that these
requirements are met prior to final plat approval of the binding site plan. Conditions of approval
require that all improvements will be designed and constructed in conformance with all
applicable development standards. These criteria are met.
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45. JCC 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.
46. With compliance with conditions of approval in this Decision, the proposal will
meet applicable criteria of JCC 18.35.580. Jefferson County Public Works road access and
pedestrian facilities requirements shall be addressed through the design of the proposal. Drainage
requirements will be addressed by submittal of an engineered stormwater plan meeting the
requirements of the 2024 SWMMWW per Jefferson County Stormwater Standards found in JCC
18.30.070(4)(c). This plan must be submitted for review by the Jefferson County Public Works
Department.
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47. JCC 18.35.590 Responsibility for road improvements, stats that, 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.
48. As conditioned in this Decision, the application will be consistent with JCC
18.35.590. All required improvements shall be completed at the Applicant’s cost and inspected
prior to final plat approval.
49. JCC 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.
50. As conditioned in this Decision, the application will be consistent with applicable
requirements in JCC 18.35.600. The PUD will provide water to the Property from its Group A
water system (Exhibit 8). The Port Hadlock Wastewater Treatment System will provide sewage
disposal to the proposal (Exhibit 8). The Property is not located within a critical aquifer recharge
area; therefore, JCC 18.35.600(3) is not applicable.
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51. JCC 18.35.610 Fire and utility standards, states that all divisions of land governed
by this chapter shall meet the fire protection and improvement standards adopted by Jefferson
County.
52. As conditioned in this Decision, the application will be consistent with JCC
18.35.610. 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 will include a review of the adequacy of access roads
for emergency equipment (i.e. largest anticipated fire truck) and a determination that there are
adequate fire hydrants within the proposal.
53. JCC 18.35.620 Plan review, inspection and fees, states that 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.
54. As conditioned in this Decision, the application will be consistent with JCC
18.35.620. DCD and Public Works will ensure that the Applicant complies with all requirements
and installs improvements as designed prior to final plat approval.
55. JCC 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.
56. This provision provides an option for the landowner to bond for certain final
improvements. JCC 18.35.350 JCC – Surety, addresses the requirement for bonding of final plat
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improvements. This would entail providing a bond that equals 200% of the cost of the
improvements as determined by a licensed engineer.
57. JCC 18.35.640 Floods and flood control. This provision states that 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.
58. JCC 18.35.640 is not applicable because the Property is not located with a
frequently flooded area (i.e. flood way or 100-year floodplain).
59. JCC 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,
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and contributions to any county fund established to finance the provision of public services
required by subdivision.
60. The proposal is consistent with JCC 18.35.650. DCD issued a SEPA threshold
determination (Exhibit 13); mitigation measures therein are included as a condition of approval
in this Decision. Additional requirements typically consist of off-site requirements that are not
addressed in the conditional use permit review, binding site plan review, or the existing
development or performance standards applicable to the zone in which a proposal is located.
61. JCC 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.
62. JCC 18.35.660 is applicable because the Applicant proposes two (2) phases of
development of the RV Park. Review of the entire proposal, including both phases, has been
completed in this process; SEPA analysis of the entire proposal was completed. These criteria
are met. Long plats are valid for five (5) years per JCC 18.35.410(1). Therefore, the Applicant
will have five (5) years from the date of this Decision (if not appealed) to complete both phases
of the proposed RV Park.
63. With the Applicant’s compliance with conditions of approval in this Decision, the
proposed preliminary binding site plan will be consistent with all applicable requirements set
forth in JCC Chapter 18.35.
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ANALYSIS OF IRONDALE AND PORT HADLOCK UGA DEVELOPMENT
REGULATIONS
64. JCC 18.18.030 Purpose. This provision sets forth the purpose of UGA land use
and zoning districts. The UGA commercial zones 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 proposed RV park will provide rental space for the
traveling public visiting the area, consistent with the purpose of JCC 18.10.030(1).
65. JCC 18.18.040 Use tables. As discussed in the Conclusions above, RV Parks are
not a listed use within the JCC 18.18.040 land use table for the PHUGA. RV Parks are a listed
use in the Rural Jefferson County land use table in JCC 18.15.040(3) and are listed under the
category of Small-Scale Recreation and Tourist Uses. JCC 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 JCC 18.18.040. As
set forth above, the Hearing Examiner concludes that review of the proposal as an unnamed
commercial use is appropriate.
66. JCC 18.18.050 Density, dimension and open space standards. Density and
setbacks for development within the PHUGA are described in JCC 18.18.050. As applied to the
proposed RV Park, 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. As conditioned
in this Decision, the proposal will comply with JCC 18.18.050. 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
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section. Additionally, the proposed 15-foot buffer from adjacent residential properties exceeds
the requirement for commercial use setbacks (Exhibit 3).
67. JCC 18.18.060 Development requirements and performance standards.
Applicable development requirements include: 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 properly determined that all roads within the RV Park shall be paved in
to meet the intent of the code in JCC 18.18.060. The proposal is consistent with JCC 18.18.060.
68. JCC 18.18.070 Landscaping. New commercial development is required to 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.” As conditioned in this Decision,
the proposal will comply with JCC 18.18.070. The proposed visual buffer abutting D-Street and
adjacent residential properties includes vegetation, fencing, and a berm, and therefore exceeds
these requirements (Exhibit 3).
69. JCC 18.18.080 Parking and pedestrian circulation. To determine compliance with
JCC 18.18.080, reference to JCC 18.30.100-110 is required. As conditioned in this Decision, the
proposal will comply with JCC 18.18.080 and JCC 18.30.100-.110. The Applicant must submit
plans showing compliance with road and pedestrian requirements, which will be reviewed and
approved by DCD and Public Works prior to final plat approval.
70. JCC 18.18.090 Lighting. This provision references JCC 18.30.140. Per JCC
18.30.140, lighting shall be required to not exceed 30 feet in height and shall be energy efficient
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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. With
the Applicant’s compliance with conditions of approval, the proposal will comply with JCC
18.18.090 and JCC 18.30.140.
71. JCC 18.18.0100 Signs. No signs are proposed at this time. As a condition of
approval, any and all signs proposed in the future will be required meet the requirements of JCC
18.18.100 and will be reviewed under a building permit from DCD.
72. With the Applicant’s compliance with conditions of approval in this Decision, the
proposed RV Park will be consistent with all applicable development regulations of the Irondale
and Port Hadlock UGA, set forth in JCC Chapter 18.18.
ANALYSIS OF JCC CHAPTER 18.20 PERFORMANCE AND USE-SPECIFIC
STANDARDS
73. JCC 18.20.140 Commercial uses – Standards for site development. 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.
74. JCC 18.20.290 Recreational developments. 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.
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75. JCC 18.20.350 Small-scale recreation and tourist uses. 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).
76. With the Applicant’s compliance with conditions of approval in this Decision, the
proposed RV Park will be consistent with all applicable performance and use-specific standards
set forth in JCC Chapter 18.20.
ANALYSIS OF JCC 18.30 DEVELOPMENT STANDARDS
77. JCC 18.30.060 Grading and excavation standards. This section regulates clearing
and grading in Jefferson County. This project is subject to this section. The Hearing Examiner
concludes that the clearing and grading associated with this proposal will be permitted through a
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stormwater management permit with DCD. Consistency with JCC 18.30.060 will be ensured
with the Applicant’s compliance with conditions of approval.
78. JCC 18.30.070 Stormwater management standards. The requirements of the
section will be reviewed through a stormwater management permit. Consistency with JCC
18.30.070 will be ensured with the Applicant’s compliance with conditions of approval.
79. JCC 18.30.080 Roads The requirements of this section will be reviewed by DCD
and Public Works prior to plat approval. Consistency with JCC 18.30.080 will be ensured with
the Applicant’s compliance with conditions of approval
80. With the Applicant’s compliance with conditions of approval in this Decision, the
proposed RV Park will be consistent with applicable development regulations set forth in JCC
Chapter 18.30.
DECISION
Based on the foregoing Findings of Fact and Conclusions of Law, the Hearing Examiner
APPROVES the application for the conditional use permit (SUB2025-00023) for an RV park
within the PHUGA and APPROVES the application for preliminary binding site plan, subject
to the following conditions of approval:
1. This Decision and Conditions of Approval are subject to change if information
provided by the Applicant or their authorized representative proves inaccurate. The Applicant
shall provide a survey of the 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, to DCD.
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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 RV Park 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 binding site plan 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.
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SUB2025-00023 FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION - 47
6. The Applicant 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 and restroom facility and laundry facility
shall obtain building permit(s) and receive final occupancy from the Jefferson County Building
Division.
8. Easements for private roads providing access or internal circulation within the RV Park
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 operation of the RV park, the Applicant shall submit an operations plan to DCD
for review and approval. The operation plan shall 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.
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SUB2025-00023 FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION - 48
11. The Applicant shall coordinate with Jefferson County Public Works and the
Washington State Department of Transportation and adhere to those departments’
recommendations to ensure adequate provisions for mobility and safe access related to the
proposal.
12. Prior to final plat approval, D Street shall be upgraded at the Applicant’s expense 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 three (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 Washington State Department of Transpiration (WSDOT). In addition,
WSDOT 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 shall 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:
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SUB2025-00023 FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION - 49
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 provided at a reasonable distance from each RV space, and shall be appropriately
screened.
21. All outdoor lighting 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 building permit(s) 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
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SUB2025-00023 FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION - 50
location, type, and mitigation measures (i.e. 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 Applicant 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 Applicant 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
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SUB2025-00023 FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION - 51
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 JCC 18.35.330 and 18.35.660, 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.
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SUB2025-00023 FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION - 52
32. In accordance with JCC 18.35.390 (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 RV spaces. 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 final 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.
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SUB2025-00023 FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION - 53
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
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.
Dated this 24th day of December, 2025.
STEPHANIE MARSHALL, Attorney at Law
Jefferson County Hearing Examiner