HomeMy WebLinkAboutEx 22 SEPA Appeal received 5-26-26LOG \TEM
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MAY 2 6 2026
C Jefferson County
0mmunity o eve/opment
BEFORE THE HEARING EXAMINER FOR JEFFERSON COUNTY
In the Matter of the Appeal of:
PL CELL TOWER OPPOSITION COMMITTEE, )
)
Appellant, )
)
V. )
)
)
JEFFERSON COUNTY, HORIZON TOWER, and )
NORMAN MORAN, )
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Respondents. )
Project No.: ZON2025-0001 l
NOTICE OF
ADMINISTRATIVE APPEAL
OF SEPA DETERM INATION OF
NON-SIGNIFICANCE
TO:
AND TO:
Administrator, Jefferson County Department of Community Development,
62 l Sheridan Street, Port Townsend, WA 98368;
All other Parties of Record:
PLEASE TAKE NOTICE THAT: PL Cell Tower Opposition Committee, Appellant herein, seeks
review of the following determination:
I. IDENTIFICATION OF DETERMINATION APPEALED
Appellant seeks review of Jefferson County Department of Community Development's Threshold
Determination of Non-Significance (DNS) issued on May 13, 2026. The DNS was issued for Plan
No. ZON2025-0001 l, Horizon Tower/Verizon Wireless - Mats Mats WCF.
II. IDENTIFICATION OF APPELLANT AND INTEREST IN THE MATTER
Appellant is PL Cell Tower Opposition Committee, 46 Village Way, PMB 118, Port Ludlow, WA
98365; Tel: (541-400-8955). Appellant is interested in the matter because its members are residents
of the community in which the facility is proposed to be constructed, who live in the vicinity
surrounding, and close to, the proposed site. Appellant is a party of record in the matter.
NOTICE OF ADMINISTRATIVE APPEAL, SEPA DNS - 1
III . STANDING TO APPEAL
Appellant has standing under JCC l 8. 40.330 because it submitted comments on the environmental
impacts of the proposal during the designated public comment period. Because Appellant so
commented, it is a party of record. Because it is a party of record Appellant has standing to appeal
the threshold SEPA determination.
IV . STATEME NT OF ERR ORS
The Department of Community Development (DCD) erred in the following particulars:
Error No. 1: The DCD erred by failing to evaluate the probable, significant, adverse, cumulative
environmental impacts of clearing and trenching the proposed ±400 linear-ft., 30-
ft.-wide utility corridor through mature tree canopy in an RR -5 zone.
Error No. 2: The tlu·eshold determination is clearly erroneous because it fails to require adequate
stormwater, erosion, and "track-out" mitigation for heavy commercial vehicles
utilizing the unpaved, gravel access route leading to Fleet Drive ..
Error No. 3: The threshold decision is procedurally and substantively erroneous because the public
notice failed to accurately describe the full geographic scope of the project footprint
acro ss all geographic parcels, and completely failed to evaluate or mitigate the
significant adverse aesthetic and land-use impacts of routing a 30-ft. commercial
corridor through an active residential homesite within the RR-5 Rural Residential
zone.
Error No. 4: The threshold determination is procedurally and substantively deficient because it
relies on a legally invalid project description involving "proposed" easements over
adjacent lands where the applicant has not established present legal authority or
control.
Error No. 5: The threshold determination is procedurally void and issued without jurisdiction
because the applicant failed to list, and the County failed to provide public notice
for, the full geographic scope of the project. Specifically the official public notices
completely omitted the tax parcel numbers and legal descriptions for the residential
parcel to the south (utilizing the gravel access and 30-ft. utility corridor) and the
merger lot to the east, thereby depriving adjacent property owners of their
constitutional and statutory right to fair, accurate, and meaningful notice of the
project's true environmental impacts.
Er ror No. 6: The threshold determination is substantively erroneous because the DCD failed to
evaluate alternative, less environmentally damaging locations, and failed to require
the applicant to demonstrate a technical lack of feasible colocation options within
the meaning of JCC 18.42, thereby bypassing mandatory avoidance metrics for rural
zones.
NOTICE OF ADMIN[STRATIVE APPEAL, SEPA DNS - 2
E r ro r N o . 7 : T h e th r e s h o ld d e te rm in a tio n is su b sta n tiv e ly d e fi c ie n t u n d e r W A C 1 9 7 -1 1 -4 4 4 (1 )(c )
b e c a u s e it fa ils to e v a lu a te o r m itig a te c u m u la tiv e h y d ro lo g ic a l im p a c ts , sur fa c e
w a te r ru n o ff, a n d p h y s ic a l e n c ro a c h m e n t o n u n m a p p e d stre a m s a n d c ritic a l w e tla n d
b u ffe rs w ith in th e L u d lo w C r e e k W a te r sh e d c o rr id o r, in d ir e c t v io la tio n o f th e
p ro te c tiv e b a s e lin e m e tr ic s e sta b lis h e d b y th e re c e n tly e n a c te d Je ffe rso n C o u n ty
C ri tic a l A r e a s O r d in a n c e (C A O ), JC C 18 .2 2 .
E rr o r N o . 8 : T h e th r e s h o ld d e te rm in a tio n is su b sta n tiv e ly d e fi c ie n t b e c a u se it fa ils to e v a lu a te o r
m it ig a te th e sig n ifi c a n t a d v e r se e n v iro n m e n ta l im p a c ts o f lig h t an d g la re ,
sp e c ifi c a lly th e in tro d u c tio n o f c o m m e r ci a l a v ia tio n o b s tru c tio n li g h tin g in to a lo w -
d e n s ity , d a rk -s k y, ru r a l r e s id e n tia l z o n e , a n d fu r th e r fa il s to a n a ly z e th e stru c tu ra l
h a z a r d ri s k s to lo c a l lo w -a lt itu d e a v ia tio n c o r rid o r s .
Er ro r N o . 9 : T h e D C D e r r e d b y fa ili n g to a n a ly z e o r m it ig a te th e sig n ifi c a n t e n v iro n m e n ta l h e a lth
a n d s a fe ty ris k s in h e r e n t to th e fa c ili tie s c o m m e r ci a l b a c k u p p o w e r sy s te m s ,
in cl u d in g th e fir e , e x p lo sio n a n d to x ic th e rm a l ru n a w a y h a z a rd s a s s o ci a te d w ith
in d u s tri a l b a tt e r y sto ra g e a rra y s o r fu e l sto ra g e ta n k s site d w ith in a h e a v ily w o o d e d ,
h ig h -r is k fi r e z o n e .
E r ro r N o . l 0 : T h e th r e s h o ld d e te rm in a tio n is le g a ll y d e fi c ie n t b e c a u se th e le a d a g e n c y fa il e d to
a n a ly z e o r re q u ir e m it ig a tio n fo r th e d is p ro p o rtio n a te e x tra c tio n , c o n s u m p tio n an d
tra n s m is s io n o f e n e r g y a n d u tility r e s o u r c e s n e c e s sita te d b y ro u tin g a sp ra w li n g
±4 0 0 lin e a r ft. h ig h -v o lt a g e in d u s tr ia l c o n n e c tio n a c ro ss m u lt ip le ru ra l p a rc e ls .
E r ro r N o . 11 : T h e th r e s h o ld d e te r m in a tio n is su b sta n tiv e ly fl a w e d b e c a u s e it co m p le te ly fa ils to
e v a lu a te o r m it ig a te a d v e r se im p a c ts to E a rt h e le m e n ts u n d e r WA C 19 7 -1 1 -
4 4 4 (1 )(a ), sp e c ifi c a ll y th e in c r e a s e d r is k s o f so il e ro sio n , c o m p a c tio n , an d slo p e
in s ta b ili ty c a u s e d b y re m o v in g m a tur e tr e e ro o t m a tric e s a lo n g th e w in d in g ±4 0 0
li n e a r ft u tility c o r r id o r.
E r ro r N o . 12 : T h e D C D e rr e d b y fa ilin g to e v a lu a te o r re q u ir e m itig a tio n fo r p ro b a b le sig n ifi c a n t
a d v e rs e im p a c ts to w ild life a n d m ig ra to r y b ird s u n d e r WA C 19 7 -l l -4 4 4 (l)(d ),
s p e c ifi c a ll y ig n o r in g th e c o ll is io n s a n d h a b ita t d is ru p tio n s th a t a 15 0 -ft. c o m m e rc ia l
m o n o p o le im p o s e s o n a v ia n sp e c ie s w ith in a w a te rsh e d c o r ri d o r.
E r ro r N o . 13 : T h e th r e s h o ld d e c is io n is su b s ta n tiv e ly d e fi c ie n t u n d e r W A C l 9 7 - l l-4 4 4 (2 )(c )
b e c a u s e it fa ils to e v a lu a te o r re q u ir e m itig a tio n fo r a c u te tra ffi c sa fe ty h a z a rd s an d
lo c a l ro a d w a y d e g ra d a tio n a lo n g Fl e e t D r iv e c a u s e d b y th e m a n e u v e ri n g , tu rn in g
ra d ii lim its , a n d h ig h -to n n a g e sta g in g re q u ir e m e n ts o f h e a vy in d u s tri a l c o n s tru c tio n
a p p a ra tu s tra v e r s in g a n a r ro w , w in d in g r e s id e n tia l c o r rid o r .
E r ro r N o . 14 : T h e D C D e rr e d b y is s u in g a D N S w ith o u t re q u iri n g a c o m p r e h e n s iv e , m u lti-p arc e l
c u lt u ra l re s o u r c e s a u d it o r a r c h a e o lo g ic a l a s se s sm e n t u n d e r WA C l9 7 -1 1 -(2 )(b )(v i),
fa il in g to a n a ly z e p o te n tia l sig n ifi c a n t a d v e rse im p a c ts to u nr e c o rd e d h is to ric a l,
c u ltu ra l o r a rc h a e o lo g ic a l re s o u r c e s a c ro s s th e e x p a n s iv e ±4 0 0 lin e a r ft. su b s u rfa c e
u tility tre n c h in g a n d sta g in g a r e a .
NOTlCE OF ADMINISTRATIVE APPEAL, SEPA DNS - 3
Erro r N o. 15: The threshold determ ination is substantively and procedurally deficient under WAC
197-ll -444(2)(b)(iv) because the DCD failed to evaluate or m itigate the significant
adverse visual and aesthetic im pacts to the im m ediately adjacent National Register-
listed cem etery (Parcel 82l081011), com pletely ignoring the perm anent degradation
of the landm ark's historic setting and failing to consult with the Departm ent of
Archaeology and H istoric Preservation (DAHP).
Erro r N o. 16: The DCD erred by issuing the DN S without analyzing the physical and structural
hazards posed to adjacent historical resour ces under WAC l 97- l l-444(l)(a) and
(2)(c), specifically failing to require a geotechnical vibration analysis or a
Subsur face Gro und Penetrating Radar (GPR) buffer survey to prevent structural
dam age to fragile historic grave m arkers and the unlawful disruption of unm apped
historic burials.
V. RE LI EF RE QUESTED
Appellant respectfu lly requests the Exam iner grant the follow ing relief:
1. Find that the DCD 's issuance of a DN S fo r Project ZON2025-00011 was clearly erroneous
based on the extensive, unm itigated and unanalyzed environm ental im pacts to the natural
and built enviro nm ent detailed in Erro rs l-16 above; and
2. Reverse the threshold determ ination; and
3. Substitute the Exam iner's judgm ent fo r that of the DCD, sustain this appeal, and issue a
D eterm ination of Significance requiring the Applicant to prepare a fu ll Environm ental
lm pact Statem ent pur suant to RCW 43.21C.030(2)(c).
In the altern ative, if the Exam iner determ ines that the current adm inistrative record contains
insuffi cient data to concl usively establish the fu ll scope of environm ental significance, Appellant
requests the Exam iner:
1. Vacate the DN S and rem and the m atter to the DCD with instructions to withdraw the
threshold determ ination under W A C 197-11-340 and order the Applicant to subm it the
fo llow ing necessary, non-speculative info rm ation prior to the issuance of any subsequent
threshold determ ination:
a. A fo rm al Visual Im pact Assessm ent (VIS) regarding the National Register-listed
historic cem etery;
b. A subterranean G.PR buffer survey and geotechnical vibration analysis to protect
historic grave m arkers;
c. A m ulti-parcel Critical Areas and Hydro logy Assessm ent under the 2026 Jefferson
County CA O; and
NOTICE OF ADM.INlSTRATIVE APPEAL, SEPA DNS - 4
d . A fi n aliz ed F A A D eterm in atio n of N o H azard u til izin g the O E /AA A N otice C riteri a
T o o l; an d
2 . O rd e r th at all fu rth er co u n ty adm in istra tive p ro cessing , perm ittin g, or site-cl earin g
ap p ro v als fo r P roje ct Z O N 2 0 2 5 -0 0 0 11 be stri ctl y stayed pend in g the com p letio n of the
re lie f ord ered here in ; an d
3. G ra n t su ch o th er an d fu rth er reli ef as th e E x am iner deem s ju st and equ itable und er the
circu m stan ces.
V I. A T T A C H M E N T S
A tru e an d accu ra te co p y o f th e co n tested determ in atio n is att ach ed hereto and in corpora ted by
refe ren c e .
V II . V E Rl F IC A TI O N
M y na m e is N o ur a S . Y u n k er, an d I am a m em b er o f th e P L C ell T ow er O pp osition C o m m ittee,
A p p e ll a n t he rein , an d a p art y of reco rd . I ha ve read th e above N otice of A d m in istrativ e SE P A
A p p e a l o f D e term in atio n o f N o n -S ig n ifi c an ce , an d [ believ e it to be tru e.
D A T E D th is 26 th day of M ay 20 2 6 , at P o rt L u d low , W A .
N o ur a S . Y u n k er, M em b er,
P L C e ll T o w er O pp o sitio n C o m m itt ee
P L C e ll T o w er O p p o sitio n C o m m itt ee
4 6 V illag e W a y , P MB 118
P o rt L u d lo w , W A 98 3 6 5
(54 1) 4 0 0 -8 9 5 5
p lc ellto w ero p p o sitio n @ gm a il.com
NOTICE OF ADMINISTRATIVE APPEAL, SEPA DNS - 5
BE F O RE THE HE A R IN G EX A M IN E R FO R JE FFE R SO N CO UN T Y
In the M att er of the A ppeal of:
P L C E L L TO W E R O P P O SITI O N C O M M IT T E E , )
)
A ppellant, )
)
V. )
)
)
JE F F E R S O N CO UN T Y , H O RI Z O N T O W E R , and )
N O RM A N M O RA N , )
)
R espondents. )
Project N o.: ZO N 2025-0001 l
CE R TI FIC A T IO N O F SER V IC E
N O T IC E A D MI N IST RA TIVE APPEA L
OF SE PA D E T E R M IN A TI O N O F
N O N -SIG N IF ICA N CE
C E R T IF IC A TI O N
I certify under penalty of perjury under the law s of the State of W ashington that, on the 26th day
of M ay 2026, I caused to be delivered the fo regoing "Notice of Administrative Appeal of SEP A
DNS" an d "Final SEPA Determination on Non-Significance (DNS)for Zoning Conditional Use
Permit (ZON2025-000J I)" to the fo llow ing agency and individuals, by the method(s) indicated
belo w :
To :
A dm in istra tor,
Jefferso n C ounty D epartm ent of Com m unity D evelopm ent
621 Sh eridan Street
P o rt Tow nsend, W A 98368
T el:(36 0) 379-4458
T el :(36 0) 279-4454
E m ail: planning@ co. jeff crson. w a. us
Agency
__ V ia First Class M ail
V ia Federa l E xpress ---
V ia Facsim ile ---
XX V ia H and D elivery
___ V ia E m ail
NOTICE OF ADMINISTRATIVE APPEAL, SEPA DNS - 6
To :
B ill N o rth, X X V ia F irst C lass M ail
T he N o rth G ro up, In c., on behalf of
H orizon T ow er and V erizo n W ireless V ia F edera l Express
P . 0 . B o x 2449
Sn o ho m ish, W A 98291-2449 V ia Facsim ile
T el: (425) 876-2909
E m a il: bill n orth@ northgro up.n et
V ia H and D elivery
Applicant Representative xx V ia E m ail
To: xx V ia First C lass M ail
N orm an M o ra n
41 Fl eet D r. V ia Federa l Express
P ort L u d low , W A 98365
T el: (360) 343-4003 V ia F acsim ile
E m a il: popp ym ora nl 7@ gm ail.co m
Property Owner V ia H and D elivery
xx V ia Em ail
Print N am e
CERTIFICATION OF SERVlCE
NOTICE OF ADMJNISTRATIVE APPEAL, SEPA DNS - 7