HomeMy WebLinkAbout112513_ca07JEFFERSON COUNTY
BOARD OF COUNTY COMMISSIONERS
CONSENT REQUEST
TO: Board of County Commissioners (BoCC)
Philip Morley, County Administrator
FROM: Carl Smith, Director of Community Development (DCD)
Stacie Hoskins, Planning Manager
David Wayne Johnson, Project Plann'IFL
DATE: November 25, 2013 /v"/
SUBJECT: Final Short Plat Approval for Pumpkin Patch Short Plat, SUB 12 -00008
STATEMENT OF ISSUE: Final short plat approval of a two -lot short subdivision located at 27
Lords Lake Loop Road, Quilcene, WA 98376. Requesting final approval and signing by the BoCC per
Chapter 18.35 JCC and RCW 58.17.170. The Applicants are Wayne and Patty Brown.
ATTACHMENTS:
• Written Findings and Conclusion w/ Final SEPA MDNS
• Type II Land Use Approval — MLA 12- 00118.
• Final Plat Review Copy
• Mylar ready for BoCC signing
ANALYSIS: Staff has determined that the application as submitted on May 30, 2012 meets the
required criteria of Chapter 18.35.130 as addressed in written Findings and Conclusions and Preliminary
Plat Approval MLA12- 00018. Written Findings and Conclusions are required per RCW 58.17.195 which
state in part that a county makes a formal written finding of fact that the proposed subdivision or proposed
short subdivision is in conformity with applicable zoning ordinance or other land use controls which may
exist.
ALTERNATIVES: The requested action is mandatory per RCW 58.17.170 and Chapter 18.35 JCC.
FISCAL IMPACT /COST BENEFIT ANALYSIS: There is no identifiable fiscal impact related
to this request for final plat approval.
RECOMMENDATION: Per Jefferson County Ordinance and State Law, DCD requests that the
BoCC grant final short plat approval by adopting the written findings and conclusions and sign the final
Mylar.
REVIEWED BY:
bu y Administrator
FINDINGS AND CONCLUSIONS FOR
ADMINISTRATIVE SUMMARY DECISION
Wayne Brown
WAYNE BROWN SHORT PLAT; SUB12- 00008/MLA12 -00118
Proposal: Subdivide 10.73 acres into 2 lots with a minimum lot size of 5.00 acres for
residential use. The property is zoned RR 1:5.
Property Location: The property is located at 27 Lords Lake Loop Road, Quilcene; just
northwest of the intersection of SR 101 and Lords Lake Loop Road,
Quilcene.
Legal Description: APN 702 -111 -004; North '/2 NE quarter (South 330 feet west of the USFS
Road) within Section 11, Township 27 North Range 2 West, WM.
Property
Description: Lords Lake Loop Road runs parallel to the eastern property boundary and
the Little Quilcene River runs parallel to the western property boundary just
inside the parcel boundary. The parcel has two existing single family
residences, two wells, two septic system and components and some out-
buildings. The property is heavily vegetated except where driveway
accesses and development have occurred. A driveway runs parallel to
proposed Lot 1 southern property line and then continues to head north on
the eastern portion of proposed Lot 2 to the parcel north of the subdivision
where it connects to Lords Lake Loop Road. The northwest comer of the
parcel is at an elevation of approximately 197 feet; the southwest comer's
elevation is approximately 191 feet; the southeast corner's elevation is
approximately 188 feet and the northeast comer is approximately 200 feet.
Proposed Lot 2 has the highest elevation of approximately 208 feet. The lots
are served by a private driveway accessed off of Lords Lake Loop Road
located in the southeast corner of the parcel and runs parallel to Lot 1
southern boundary then continues north through the eastern portion of Lot 2
and continues through to the parcel to the north of the proposed subdivision
where it reconnects to Lords Lake Loop Road.
Community Plan: The Jefferson County Comprehensive Plan Land Use Map designates the
site as Rural Residential 1:5.
Surrounding Area: The smallest parcel in the vicinity of the proposed subdivision consists of
approximately 0.41 -acres however; the majority of the surrounding parcels
on average are close to 5 -acres in size. The parcel immediately west of the
proposed short plat is approximately 81 -acres in size. Several of the
Report prepared: January 3, 2013
Wayne Brown Short Plat
MLA 12- 00118 /SUB 12 -00008
Page 1 of 20
surrounding parcels have existing houses and several of the parcels are
undeveloped. Access to surrounding parcels is via Lords Lake Loop Road,
SR 101, Rice Lake Road, Leland Valley Road and private easements.
Applicable Goals and Policies:
Jefferson County Comprehensive Plan
Chapter 3, "Rural Residential Land Use Policies ", pages 3 -47 to 3 -49.
Chapter 3, "Transportation Policies ", page 3 -61.
Chapter 3, "Rural Character Policies ", 3 -61 to 3 -64.
Applicable Ordinances:
Ordinance No. 11- 1218 -00, Jefferson County Code (Title 18)
SEPA: The proposed short subdivision is subject to environmental review under WAC 197 -11 -800
(6)(a); approval of short plats on lands covered by water.
Notice Information: Mailed to county agencies and adjacent property owners July 20, 2012.
Published in the July 25, 2012 edition of the Jefferson County -Port Townsend Leader. Applicant
posted site on July 30, 2012 per Affidavit of Posting Notice.
Testimony: No verbal or written testimony was received on this application.
Agency Responses:
• County Public Works Department: Written comments dated December 13, 2012 are
hereby incorporated by reference.
• County Health Department: Written comments dated November 13, 2012 are hereby
incorporated by reference.
• Jefferson County Assessor's Office: Written comments dated July 26, 2012 are hereby
incorporated by reference.
• Department of Ecology: Written comments dated August 8, 2012 are hereby
incorporated by reference.
• City of Port Townsend Community Development: No comment received.
• PUD #1: No comment received.
• Jefferson Transit: No comment received.
• Port of Port Townsend: No comment received.
• WDFW SEPA: No comment received.
• DNR SEPA: No comment received.
• East Jefferson Fire & Rescue: No comment received.
• Port Townsend School District 48: No comment received.
• Hoh Indian Tribe: No comment received.
• Point No Point Treaty Council: No comment received.
• Port Gamble S'Klallam Tribe: No comment received.
• Quinault Indian Nation: No comment received.
Report prepared: January 3, 2013
Wayne Brown Short Plat
MLA 12- 00118 /SUB 12 -00008
Page 2 of 20
• Quileute Nation: No comment received.
• Skokomish Tribe: No comment received.
• Suquamish Tribe: No comment received.
• Jamestown S'Klallam Tribe: No comment received.
Staff Findings and Conclusions:
1. The proposal is to subdivide 10.73 acres parcel into two (2) residential lots.
2. The proposed short subdivision is subject to the policies of the Jefferson County
Comprehensive Plan. The applicable policies are discussed below.
3. The proposed short subdivision is subject to the requirements of Chapters 18.30 and 18.35
of the Jefferson County Code (JCC). There are several ordinance requirements that apply to
the proposed subdivision: Chapter 18.30.30 JCC Water Supplies; Chapter 18.30.040 JCC
Sewage Disposal; Chapter 18.30.080 and 090 JCC Roads; Chapter 18.35 Article PV JCC
Short Subdivisions. The applicable criteria and requirements are discussed below.
4. The Jefferson County Comprehensive Plan Rural Residential Land Use Policy LNP 3.3
states:
"Rural residential densities shown on the Land Use Map shall be designated by three (3)
residential land use densities: one dwelling unit per five (5) acres, one dwelling unit per ten
(10) acres, and one dwelling unit per twenty (20) acres in size and subject to the following
criteria:
LNP 3.3.1: A residential land use designation of one dwelling unit per 5 acres (RR 1:5)
shall be assigned to those areas throughout the County with:
a. an established pattern of the same or similar sized parcels (i.e., 5 acres) or smaller
sized existing lots of record;
b. parcels of similar size (i.e., 5 acres) or pre- existing smaller parcels along the coastal
areas;
C. parcels immediately adjacent to the boundaries of the Rural village Centers; and
d. as an overly to pre- existing developed "suburban" platted subdivisions.
C. Parcels designated as Forest Transition Overlay.
The parcel is a legal conforming lot consisting of 10.73 acres and zoned RR 1:5. The subject
property is surrounded by on average 5 -acre parcels. Lords Lake Loop Road runs parallel to the
eastern boundary and the Little Quilcene River runs parallel to the western property boundary just
inside the parcel boundary. Approval of this subdivision request is consistent with the mapped
zoning designation of RR 1:5 and the surrounding parcels. To create an additional lot within the
county continues to have a sufficient variety of rural densities as it has legislatively created RR 1:5;
RR1:10 and RR1:20 zones and is consistent with the Comprehensive Plan Land Use Policy.
The Jefferson County Comprehensive Plan Rural Residential Land Use Policy LNP 14.1
states:
Report prepared: January 3, 2013
Wayne Brown Short Plat
MLA l 2-00118/SUB 12 -00008
Page 3 of 20
"Ensure that land use decisions are based on land use ordinances which are in compliance
with the Critical Areas Ordinance and all applicable state and federal environmental laws."
The proposed lots both have existing single family residences and garages. Each lot has its own
septic system and drainfields as well as individual on -site wells.
The entire parcel is located within a SUSC aquifer recharge area. A septic permit (SEP71 -46) was
permitted for the 1972 house. A second septic permit (SEP02 -251) was permitted for the 2003
manufactured home. The submitted proposal does not require additional aquifer protection
measures. Future permits will be reviewed by the county to assure the greatest protection of the
aquifer recharge area.
Development of a stormwater site plan is not required for the development of the plat.
Proposed Lot 2 western boundary is identified as conservancy shoreline designation due to the
location of the Little Quilcene River. The stream requires a 150 foot buffer on each side of the
stream as measured from OHWM. In addition to the 150 foot buffer, a 5 foot building setback is
also required on each side of the stream, measured from the edge of the stream buffer.
The parcel is identified as being located within a seismic hazard and erosion hazard zones on the
west side of the river. East of the river are two existing single family residences and septic
systems. The short plat is to divide the parcel so that each residence and improvements are
located on its own parcel. No development will occur on the west side of the river within the
seismic or erosion hazard zones.
The portion of the parcel lying adjacent to the river and to the west of the river is identified as
being located within a flood hazard Zone A. No development exists on the west side of the river
and no development is being proposed on the west or east side of the Little Quilcene River.
Existing residences, out buildings, wells, septic and components located on each proposed lot,
are well outside of the mapped flood zone hazard area. Future permit reviews will assure that
proposed building and /or development will continue to be located outside of the flood zone
hazard area.
The surveyor shall be responsible for surveying the existing location of the Little Quilcene River
on both sides to accurately reflect its location and the 150 foot FWHCA buffer and the 5 foot
building setback line.
No other critical areas were identified on site.
6. The Jefferson County Comprehensive Plan Transportation Policy LNP 17.1 states:
"Encourage development and land use proposals that utilize existing transportation systems
and provide non - motorized transportation opportunities."
Report prepared: January 3, 2013
Wayne Brown Short Plat
MLA l 2- 00118 /SUB 12-00008
Page 4 of 20
There is an existing driveway that is accessed from Lords Lake Loop Road in the southeast comer
of the parcel. A twenty foot wide easement is proposed across Lot I to Lot 2. The easement needs
to be wide enough to accommodate the access road and utilities. The typical road section required
to serve a development of this type is 14 feet wide drivable width with intervisible 20 foot wide
turnouts, ditches, and cut and fill slopes. On moderate terrain a minimum 30 foot wide easement
would be necessary.
The initial segment of the access road appears to be located on the adjoining parcel to the south.
This should be noted on the final plat.
An adequate access road will ensure protection for public health and safety. Provision of a second
access to the site from the public road system is not necessary.
Chapter 18.30.030 JCC Water Supplies:
"When the development or redevelopment of land requires the availability of a supply of
potable water as determined by the Administrator, potable water shall be delivered by a
means approved by the Washington Department of Health and/or Jefferson County Health
and Human Services."
There are two existing wells that serve the two parcels within this short plat. Water quality
information submitted with the application indicated adequate source of water from both wells.
The wells must be identified on the plat with the well tag number if applicable and the 100 foot
well radius easement. Label Lot 1 well with USR 03 -07 to distinguish it from the other well. The
final mylar shall depict the water line located from the well to the existing residence on proposed
Lot 1.
8. Chapter 18.30.040 Sewage Disposal:
"All development shall be provided with an individual, on -site septic system and drainfield
approved by the Jefferson County Health Department in compliance with Chapter 8.15
JCC, unless the Jefferson County Health Department determines that public sewer is
available which would then require connection to the approved public sewer."
There are two existing septic permits on the subject parcel; SEP71 -46 which serves Lot t and
SEP02 -251 which serves Lot 2. Soils test pits were evaluated on each lot and shall be graphically
portrayed on the face of the final plat with their respective soil log number. Environmental Health
provided the following comments as conditions of preliminary approval:
Remove the building constructed over the drainfield as depicted on Lot 2. Removal shall be
verified prior to final plat approval.
On Proposed Lot 1 the area identified as 21' x 70' reserve area for existing house shall be
removed. (Remove the language and the box/reserve area itself).
Report prepared: January 3, 2013
Wayne Brown Short Plat
MLA 12- 00118 /SUB 12 -00008
Page 5 of 20
9. Chapter 18.30.080 7CC Roads:
"Roads providing access to or within subdivision shall be constructed to the standards of the
Department of Public Works. Public Works road design standards require provision of a 20
foot wide clear zone."
There is an existing driveway accessed off of Lords Lake Loop Road that is located in the southeast
corner of the parcel. A twenty foot wide easement is proposed across Lot 1 to Lot 2. The easement
needs to be wide enough to accommodate the access road and utilities. The typical road section
required to serve a development of this type is 14 feet wide drivable width with intervisible 20 foot
wide turnouts, ditches, and cut and fill slopes. On moderate terrain a minimum 30 foot wide
easement would be necessary.
The initial segment of the access road appears to be located on the adjoining parcel to the south.
This should be noted on the final plat.
An adequate access road will ensure protection for public health and safety. Provision of a second
access to the site from the public road system is not necessary.
If access road improvements are required, the access easement from Lords Lake Loop Road to Lot
2 shall have a minimum 30 foot width. If access road improvements are not required, prior to final
plat approval the proponent shall demonstrate to the satisfaction of the Public Works Department
that the proposed 20 foot wide easement is adequate to accommodate the access road and utilities.
Otherwise a wider easement adequate to accommodate the access road and utilities shall be
provided.
The access road will serve two existing residences with the potential for two ADUs. It will have a
very low traffic volume. It may not be wide enough to ensure adequate fire and emergency vehicle
access.
In order to ensure adequate fire and emergency vehicle access, the access road should meet the
Department's minimum standard for a Rural Access Road / Driveway. It should have a 14 foot
wide traveled way and intervisible turnouts with a 20 foot width for a length of 50 foot and 25 foot
tapers at each end. A turnout should be constructed where the access road curves to the right,
approximately 800 feet west of Lords Lake Loop Road. In addition, the road approach from Lords
Lake Loop Road should be constructed with a 20 foot width for the initial 30 foot with a 25 foot
long taper to the 14 foot wide traveled way.
If access road improvements are required, they should be constructed with a 6 inch minimum
compacted thickness of gravel base and two inches minimum compacted thickness of crushed
surfacing top course.
As an alternate to constructing these improvements, the proponent may provide written
confirmation from the Quilcene Fire District that access road improvements are not necessary to
ensure adequate fire and emergency vehicle access.
Report prepared: January 3, 2013
Wayne Brown Short Plat
ML.A 12 -001 1 SiSUB 12 -00008 Page 6 of 20
10. Chapter 18.30.080(1)m JCC Roads:
"Easements for private roads providing access to and/or internal circulation within
subdivisions shall be 60 feet in width. Easement width may be reduced on the
recommendation of the Department of Public Works based on a finding that the public
health, safety, and welfare will be protected and that the easement width is adequate for the
construction and maintenance of roads and utilities. Where reduced access easement widths
are proposed, parallel utilities easements may be required."
There is an existing driveway accessed off of Lords Lake Loop Road that is located in the southeast
corner of the parcel. A twenty foot wide easement is proposed across Lot I to Lot 2. The easement
needs to be wide enough to accommodate the access road and utilities. The typical road section
required to serve a development of this type is 14 feet wide drivable width with intervisible 20 foot
wide turnouts, ditches, and cut and fill slopes. On moderate terrain a minimum 30 foot wide
easement would be necessary.
If access road improvements are required, the access easement from Lords Lake Loop Road to Lot
2 shall have a minimum 30 foot width. If access road improvements are not required, prior to final
plat approval the proponent shall demonstrate to the satisfaction of the Public Works Department
that the proposed 20 foot wide easement is adequate to accommodate the access road and utilities.
Otherwise a wider easement adequate to accommodate the access road and utilities shall be
provided.
11. Chapter 18.30.080(1)n JCC Roads:
"Access easements from the County Road system to the subdivision shall be provided
consistent with the requirements of this Code. Access from the public road system shall be
depicted on the final plat."
Lords Lake Loop Road and SR 101 shall be graphically portrayed on the face of the final plat. All
easements of records shall be graphically portrayed on the final plat with the Auditor's File Number
(AFN) of the easements also reference on the face of the plat.
12. Chapter 18.30.080(1)p JCC Roads:
"Subdivisions shall establish an agreement for the continuing maintenance of private roads
either by recording a separate instrument and referencing said instrument on the plat or by
declaring a maintenance agreement on the plat. The applicant shall submit the maintenance
agreement to the Department of Public Works for review and approval prior to final plat
approval."
The proponent shall establish an agreement for the continued maintenance of the access road by
recording a road maintenance agreement with the Jefferson County Auditor and referencing the
Agreement on the final plat. Prior to final plat approval, the proponent shall submit the Agreement
to the Public Works Department for review.
Report prepared: January 3, 2013
Wayne Brown Short Plat
MLA l2- 001181SUB 12 -00008 Page 7 of 20
13. Chapter 18.35.130(a)
"Short subdivisions shall be given preliminary approval, including preliminary approval
subject to conditions, upon finding by the administrator that all of the following have been
satisfied:
(1) The proposed subdivision 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;
(2) Utilities and other public services necessary to serve the needs of the proposed
subdivision 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.
(3) Approving the proposed short subdivision will serve the public use and interest and
adequate provision has been made for the public health, safety and general welfare.
Based on the previous findings, the proposal is found to be consistent with the Comprehensive
Plan, Chapter 18 of the Jefferson County Code and the Jefferson County Coordinated Water
System Plan.
Provisions for open spaces, drainage ways, streets /roads, alleys/other public ways, potable water
supplies, sanitary wastes, and parks and recreation have previously been addressed. The site is not
within the vicinity of Jefferson Transit bus routes. The site is within the Quilcene School District.
Based on current policy of the school district, students living within the site boundaries would not
be required to walk to school. Bus service would be provided under the current policy of the
district.
There is no probable significant adverse environmental impact. The public interest would be
served by the division of the 10.73 -acre parcel into two lots intended for recreational /residential
use.
Report prepared: January 3, 2013
Wayne Brown Short Plat
MLA 12- 00118/SUB 12 -00008
Page 8 of 20
WAYNE BROWN SHORT PLAT
PRELIMINARY CONDITIONS
DEPARTMENT OF PUBLIC WORKS:
1. All easements of record shall be graphically portrayed on the final plat with the Auditor's
File Number (AFN) of the easement(s) also referenced on the face of the plat.
2. Lords Lake Loop Road and SR 101 shall be graphically portrayed on the face of the final
mylar.
3. If access road improvements are required, the access easement from Lords Lake Loop Road
to Lot 2 shall have a minimum 30 foot width. If access road improvements are not required,
prior to final plat approval the proponent shall demonstrate to the satisfaction of the Public
Works Department that the proposed 20 foot wide easement is adequate to accommodate
the access road and utilities. Otherwise a wider easement adequate to accommodate the
access road and utilities shall be provided.
4. There shall be a Notice to Potential Purchasers on the face of the final plat that stating that
the initial segment of the access road is on the adjacent parcel.
5. The access road shall be constructed to the specifications of the Jefferson County Public
Works Department's typical section for a Rural Access Road / Driveway. It shall have a 14
foot wide traveled way and intervisible turnouts with a 20 foot width for a length of 50 feet
and 25 foot tapers at each end. A turnout shall be constructed where the access road curves
to the right, approximately 800 feet west of Lord Lake Loop Road. In addition, the road
approach from Lords Lake Loop Road shall be constructed with a 20 foot width for the
initial 30 feet with a 25 foot long taper to the 14 foot wide traveled way. Access road
improvements shall be constructed with a 6 inches minimum compacted thickness of gravel
base and 2 inches minimum compacted thickness of crushed surfacing top course.
6. If road improvements are constructed, the proponent shall implement temporary erosion and
sedimentation control best management practices to avoid tracking sediment on to Lords
Lake Loop Road.
7. Prior to final plat approval the proponent shall either construct the access road to the Public
Works Department standard or provide an original written, signed confirmation from the
Quilcene Fire District that access improvements are not necessary.
8. The proponent shall establish an agreement for the continued maintenance of the access
road by recording a Road Maintenance Agreement with the Jefferson County Auditor and
referencing the Agreement on the final plat. Prior to recording the Agreement and prior to
final plat approval, the proponent shall submit it to the Public Works Department for
review.
9. Existing addresses shall be verified for accuracy and consistency with the 911 Emergency
Locator System Ordinance and if corrections to addresses are required, they shall be made
prior to final plat approval.
10. Address plates for the lots shall be located in accordance with the provisions of the
Jefferson County 911 Emergency Locator System Ordinance.
11. In accordance with the Jefferson County Fee Schedule Ordinance, the Public Works
Department charges an hourly fee for application and plan reviews, project inspections,
Repon prepared: January 3, 2013
Wayne Brown Short Plat
MLA 12 -001 18 /SUB 12 -00008
Page 9 of 20
meetings, hearings, and final review. The proponent shall pay all fees incidental to the
proposal prior to final approval. In the event that approval for the proposal is denied by
Jefferson County or the proponent does not complete the proposal, the proponent shall
still be responsible for paying the Department's fees. The Department's fee is currently
$79 per hour.
12. The proponent shall submit a blue line copy of the site plan and lot closure information
prepared by a licensed surveyor to the Department for review. The proponent shall make
any corrections or additions prior to final approval.
13. After all preliminary plat conditions are met; the proponent shall submit a final mylar of
the plat to the Department for approval by the Director of Public Works.
HEALTH DEPARTMENT:
14. The location of the soil test pits and corresponding test pit number shall be graphically
portrayed on the face of the final plat.
15. The building constructed over the drainfield on proposed Lot 2 shall be removed.
Removal must be verified prior to final plat approval.
16. Remove from the survey drawing the area identified as "21' X 70' Reserve Area For
Existing House." Remove the language and the box /reserve area itself. (This is shown
on Proposed Lot 1).
17. In the same area as mentioned above, remove the language "for House #27." Retain the
box /reserve area and the label of the reserve area.
18. The two wells must be identified on the plat with the well tag number if appropriate.
19. The well on proposed Lot 1 shall also be labeled with county assigned number USR03 -7.
20. Show the existing water line location from the well to the existing residence on proposed
Lot 1.
DEVELOPMENT REVIEW DIVISION:
21. Based on requirements of Chapter 18.35 JCC Final Short Plat, the final mylar shall be
prepared in accordance with the final short plat checklist. A copy of Chapter 18.35 JCC
is attached.
22. An accurate vicinity map shall be graphically portrayed on the face of the final plat.
23. The final blue line shall depict the name of the subdivision and the county assigned number
of SUB 12- 00008/MLA12 -00118 on all sheets of the mylar.
24. The names and parcel numbers of adjacent owners shall be deleted from the final mylar
survey.
24. The name of the short plat will need to be changed to remove `Brown" as there are already
several plats with that name in it. Whatever the new name will be, will need to be verified
by the county to assure it is not a duplicate or similar to a previously recorded plat.
25. Any discharge of sediment -laden runoff or other pollutants to waters of the state is in
violation of Chapter 90.48 RCW, Water Pollution Control and WAC 173 -201A, Water
Quality Standards for Surface Waters of the State of Washington, and is subject to
enforcement action.
Report prepared: January 3, 2013
Wayne Brown Short Plat
MLA12- 00118lSUB 12 -00008
Page 10 of 20
26. Erosion control measures must be in place prior to any clearing, grading, or construction.
These control measures must be effective to prevent stormwater runoff from carrying soil
and other pollutants into surface water or storm drains that lead to waters of the state. Sand,
silt, clay particles, and soil will damage aquatic habitat and are considered to be pollutants.
27. Proper disposal of construction debris must be on land in such a manner that debris cannot
enter water of the state (e.g. Ludlow Creek, streams and their buffers) and storm drains
draining to waters of the state or cause water quality degradation of state waters.
28. During construction, all releases of oils, hydraulic fluids, fuels, other petroleum products,
paints, solvents, and other deleterious materials must be contained and removed in a manner
that will prevent their discharge to waters and soils of the state. Cleanup of spills should
take precedence over other work on the site.
29. After completion of this project, there is likelihood that stormwater runoff will contain
increased levels of grease, oils sediment, and other debris. It is recommended that
stormwater treatment devices be installed so that any discharge will be appropriately treated
to remove these substances.
30. Clearing limits and/or any easements or required buffers shall be identified and marked in
the field prior to the start of any clearing, grading, or construction. Some suggested
methods are staking and flagging or high visibility fencing.
31. A permanent vegetative cover shall be established on denuded areas at final grade if they are
not otherwise permanently stabilized.
32. Properties adjacent to the site of a land disturbance shall be protected from sediment
deposition through the use of buffers or other perimeter controls, such as filter fence or
sediment basins.
33. All temporary erosion control systems shall be designed to contain the runoff from the
developed two year, 24 -hour design storm without eroding.
34. Provision shall be made to minimize the tracking of sediment by construction vehicles onto
paved public roads. If sediment is deposited, it should be cleaned every day by shoveling or
sweeping. Water cleaning should only be done after the area has been shoveled or swept.
35. Wash water from paint and wall finishing equipment shall be disposed of in a way which
will not adversely impact waters of the state. Untreated disposal of this wastewater is a
violation of State Water Quality laws and statutes and, as such, would be subject to
enforcement action.
36. This project may require a construction stormwater permit (also known as National
Pollution Discharge Elimination System (NPDES) and State Waste Discharge General
Permit for Stormwater Discharges Associated with Construction). This permit is required
for projects which meet both of the following conditions:
a. One or more acres of soil surface area will be disturbed by construction activities.
b. The site already has off -site discharge to waters of the state or storm drains or will
have off -site discharge during construction.
An application with instructions can be downloaded from Ecology's website at
http://ww-vN,.ecv.wa.gov/programs/)vq/stormwater/construction/ - Application. Construction
site operators must apply for a permit at least 60 days prior to discharging stormwater.
Report prepared: January 3, 2013
Wayne Brown Short Plat
MLA12- 00118 /SUB12 -00008 Page I1 of 20
37. The surveyor shall survey both sides of the Little Quilcene River to accurately reflect its
current location.
38. A minimum 150 foot streamside buffer width shall be applied to each side of the Type S
shoreline stream (Little Quilcene River) as measured from the OHWM. The buffers shall
be graphically portrayed on the face of the final mylar.
39. A building setback line of five feet is required from the edge of any stream buffer; however,
nonstructural improvements such as septic drainfields may be located within setback areas.
The building setback line shall be graphically portrayed on the face of the final mylar.
40. The following notices shall be placed on the final plat under "Notice to Potential Purchasers ":
• Stream buffers shall be retained in their natural condition; however, minor pruning
of vegetation to enhance views or provide access may be permitted as long as the
function and character of the buffer are not diminished. Vegetation trimming and/or
removal of stream buffers shall be reviewed by the Administrator on a case by case
basis.
• A permanent physical separation along the boundary of the stream buffer area
shall be installed and permanently maintained. Such separation can include
installing logs, trees, a hedgerow, or any other prominent physical marking
approved by the UDC Administrator.
Stream buffer perimeters shall be marked with temporary signs at an interval of
one per parcel or every one hundred (100) feet, whichever is less. Signs shall be
in place prior to and during construction activities. The signs shall contain the
following statement: 'Buffer - Do Not Remove or Alter Existing Vegetation."
• All construction activities shall not encroach upon the stream buffers. This
includes the storage or preparation of materials.
Lighting from any source shall be directed away from the stream buffers.
• Stream buffers shall remain naturally vegetated. Where buffer disturbance has
occurred during construction, replanting with native vegetation shall be required.
41. The following notices shall be placed on the final plat under "Notice to Potential
Purchasers ":
• Petroleum, fertilizers, cleaners, pesticides, etc. should be stored in containers
under cover and away from water sources and critical areas until properly
disposed.
• Avoid using salt on impervious surfaces such as walks and driveways during
freezing weather to prevent it from being washed /transported to the Little
Quilcene River.
• Do not dispose of yard waste (grass clippings, trimmings, etc.) or any other waste
in the stream or its buffer.
• Do not maintain vehicles or equipment in areas where contaminants will wash
directly into the stream buffer. Maintenance areas should include filter swales or
grassy areas of sufficient width to intercept surface flows into critical areas or
their buffers.
Report prepared: January 3, 2013
Wayne Brown Short Plat
MLA12 -00118 /SUB 12 -00008
Page 12 of 20
42. An updated plat certificate or supplement shall be submitted with the final blueline and
shall be 30 days current.
43. Certificates for the Board of County Commissioners, Clerk of the Board, Director of the
Department of Public Works, Department of Community Development Administrator and
Environmental Health Department need to be added.
44. Utilities and transportation facilities should be installed in the same rights -of -way when
the effect will be to reduce the adverse impacts on the physical environment.
45. The following notices shall be placed on the final plat under "Notice to Potential
Purchasers ":
Outdoor residential storage shall be maintained in an orderly manner and shall
create no fire safety, health or sanitary hazard.
Not more than 2 unlicensed vehicles shall be stored on any lot unless totally
screened from view of neighboring dwellings and rights -of -way. Such screening
shall meet all applicable performance and development standards specific to the
district in which the storage is kept, and shall be in keeping with the character of the
area. Screening shall meet the requirements of Chapter 18.30 JCC. Outdoor storage
of 3 or more junk motor vehicles is prohibited except in those districts where
specified as an automobile wrecking yard or junk (or salvage) yard and allowed as a
permitted use in Table 3 -1 or Chapter 18.18 JCC, and such storage shall meet the
requirements of JCC 18.20.100, Automobile wrecking yards and junk (or salvage)
yards. In no case, shall any such junk motor vehicles be stored in a critical area.
46. The following notices shall be placed on the final plat under "Notice to Potential
Purchasers ":
Exterior lighting for residential uses shall not exceed twenty feet (20') in height
from the finished grade excepting when such lighting is an integral part of building
or structure. Ground level lighting is encouraged.
Exterior lighting shall be energy efficient and shielded or recessed so that direct
glare and reflections are contained within the boundaries of the parcel.
Exterior lighting shall be directed downward and away from adjoining properties
and public rights -of -way. No lighting shall blink, flash, or be of unusually high
intensity or brightness.
All lighting fixtures shall be appropriate in scale, intensity, and height to the use
they are serving.
47. The following notices shall be placed on the final plat under "Notice to Potential
Purchasers ":
Maximum building height shall not exceed 35 feet.
Maximum impervious surface coverage shall not exceed 25 %.
Minimum setbacks from Cape George Road, Blue Ridge Road and any
ingress /egress easement rights -of -ways shall be 20 feet. Minimum side yard
setbacks shall be 5 feet.
Report prepared: January 3. 2013
Wayne Brown Short Plat
MLA 12- 00118 /S UB l 2 -00008
Page 13 of 20
48. The following notices shall be placed on the final plat under "Notice to Potential
Purchasers ":
Any further subdivision of the lots within this plat will be subject to the densities
permitted in the Jefferson County Ordinances and Codes in effect at time of such
application. These lots may or may not be further subdivided in the future.
Approval of this subdivision does not constitute approval of building or sewage
disposal permits on each lot. Permit approval will be subject to building lot plans,
type of use, contours, and soils on individual lots. Permits will be reviewed in
accordance with site conditions and regulations existing on the date the permits
are applied for.
Any removal of or major disturbance of soil within the proposed drainfield areas
may create site conditions that are unacceptable of the installation of sewage
disposal systems.
49. Consistent with RCW 84.56.345, current year and, if applicable, all delinquent property
taxes including compensating tax from open space program shall be paid in full prior to
the Treasurer signing the mylar and paper copies of the short plat.
50. The applicant must submit a reproducible copy plus seven (7) paper copies of the
proposed final short plat to the Department of Community Development. The proposed
final short shall contain elements as described in Chapter 18.35.120 JCC and shall
include certifications and other requirements as provided in Chapter 18.35.190 JCC and
18.35.370 JCC.
NOTICE: The sale of lots prior to final short plat approval is unlawful.
EXPIRATION: Preliminary approval will expire on January 8, 2016. The Department of
Community Development shall not be responsible for notifying the applicant of impending
preliminary short plat expiration.
SUBMISSION: It is the responsibility of the applicant or authorized representative to ensure the
final short plat is submitted in accordance with the conditions of preliminary approval. This
includes paying all property taxes and submitting a recording fee for the final plat and supply an
updated plat certificate (within 30 days of submittal), all of which is outlined in the final short
plat checklist.
Report prepared: January 3, 2013
Wayne Brown Short Plat
MLA I2 -00118 /SUB 12 -00008
Page 14 of 20
Chapter 18.35.120 JCC Preliminary short plat contents.
(1) A preliminary short plat shall be submitted on one or more sheets and shall provide the
information described below. All specifications for required improvements shall conform
to the development standards contained in Chapter 18.30 JCC.
(a) The name of the proposed subdivisions together with the words "Preliminary Short Plat";
(b) The name and address of the applicant;
(c) The name, address, stamp and signature of the professional engineer or professional
land surveyor who prepared the preliminary plat;
(d) Numeric scale (50 feet or fewer to the inch), graphic scale, true north point, and date of
preparation;
(e) Identification of all land intended to be cleared, and the location of the proposed access
to the site for clearing and grading during site development or construction; and
(f) A form for the endorsement of the administrator, as follows:
APPROVED BY JEFFERSON COUNTY
Department of Community Date
Development Administrator
(2) The preliminary plat shall contain a vicinity sketch sufficient to define the location and
boundaries of the proposed subdivision with respect to surrounding property, roads, and
other major constructed and natural features.
(3) Except as otherwise specified in this chapter, the preliminary short plat shall contain the
following existing geographic features, drawn lightly in relation to proposed geographic
features:
(a) The boundaries of the property to be subdivided, and the boundaries of any adjacent
property under the same ownership as the land to be subdivided, to be indicated by bold
lines;
(b) The names of all adjoining property owners, or names of adjoining developers;
(c) All existing property lines lying within the proposed subdivision, including lot lines for lots
of record which are to be vacated, and all existing property lines for any property
adjacent to the subject property which is under the same ownership as the property to
be subdivided (as described in JCC 18.35.110(3)) shall be shown in broken lines;
(d) The location, right -of -way widths, pavement widths and names of all existing or platted
roads, whether public or private, and other public ways within 200 feet of the property to
be divided;
(e) The location, widths and purposes of any existing easements lying within or adjacent to
the proposed subdivision;
(f) The location, size and invert elevation of sanitary sewer lines and stormwater
management facilities lying within or adjacent to the proposed subdivision or those that
will be connected to the subdivision as part of the proposal (if applicable);
(g) The location and size of existing water system facilities including all fire hydrants lying
within or adjacent to the proposed subdivision or those which will be connected to as
part of the proposed subdivision (if applicable);
(h) The location, size and description of any other underground and overhead facilities lying
within or adjacent to the proposed subdivision (if applicable);
(i) The location of any environmentally sensitive areas as described in Article VI -D of
Chapter 18.15 JCC, including all floodplains lying within or adjacent to the proposed
subdivision;
Report prepared: January 3, 2013
Wayne Brown Short Plat
MLA 12- 00118 /SUB 12 -00008 Page 15 of 20
(j) The location of existing sections and municipal corporation boundary lines lying within or
adjacent to the proposed subdivision;
(k) The location of any well and associated setbacks existing within the proposed
subdivision;
(1) The location of any individual or on -site sewage disposal system existing within the
proposed subdivision;
(m) Existing contour lines at intervals of five feet, labeled at intervals not to exceed 20 feet;
(n) The location of any existing structures lying within the proposed subdivision; existing
structures to be removed shall be indicated by broken lines, and existing structures not
to be removed shall be indicated by solid lines.
(4) The preliminary plat shall show the following proposed geographic features:
(a) The boundaries in bold solid lines of any proposed lots, tracts or parcels, the area and
dimensions of each proposed lot, tract or parcel, and the proposed identifying number or
letter to be assigned to each lot, tract or parcel, and block (if applicable);
(b) The right -of -way location and width, the proposed name of each road, street or other
public way to be created and the estimated tentative grades of such roads; where
roadways may exceed the maximum allowable grade or alignment, the director of the
department of public works may require sufficient data, including centerline profiles and
cross - sections, if necessary, to determine the feasibility of said roadway;
(c) The location, width and purpose of each easement to be created;
(d) The boundaries, dimensions and area of public and common park and open space
areas;
(e) Identification of all areas proposed to be dedicated for public use, together with the
purpose and any condition of dedication;
(f) Proposed final contour lines at intervals of five feet; final contour lines shall be indicated
by solid lines; contour lines shall be labeled in intervals not to exceed 20 feet;
(g) The building envelope, as defined in JCC 18.10.020, shall be indicated for each lot;
(h) Proposed monumentation;
(i) Proposed location and description of all individual or community wells, or water system
improvements, including fire hydrants (if applicable);
(j) Proposed location and description of all sewage disposal improvements, including (if
applicable) profiles and all pump stations and their connections to the existing system;
(k) Proposed location and description of all stormwater management improvements;
(1) Proposed road cross - sections, showing bicycle and pedestrian pathways, trails and
sidewalks (if applicable),
(m) Proposed type and location of road lighting (if applicable);
(n) Proposed type and location of landscaping (if applicable);
(o) Proposed location and description of transit stops and shelters (if applicable);
(p) Proposed covenants, conditions and restrictions (CC &Rs) on development (if
applicable).
(5) Upon review of an application, the administrator may require additional pertinent
information, as deemed necessary, to satisfy any other regulatory requirements. The
administrator may also waive specific submittal requirements determined to be
unnecessary for review of an application. In such event, the administrator shall
document the waiver in the project file or log. [Ord. 11 -00 § 7.3(4)]
Report prepared: January 3, 2013
Wayne Brown Short Plat
M LA l 2 -00118 /SUB 12 -00008
Page 16 of 20
Chapter 18.35.190 JCC Accompanying documents — Final short plat.
(1) In cases where any restrictive deed covenants or CC &Rs will apply to lots or parcels
within a subdivision, a type written copy of such covenants, bearing all necessary
signatures, shall be submitted along with the final plat. Where the recordation of specific
deed restrictions or CC &R provisions have been required as a condition of preliminary
plat approval, the administrator shall approve and sign the deed restriction or CC &Rs
prior to final plat approval.
(2) The final plat shall be accompanied by a current (i.e., within 30 days) title company
certification of the following:
(a) The legal description of the total parcel sought to be subdivided;
(b) Those individuals or corporations holding an ownership interest and any security interest
(such as deeds or trust or mortgages) or any other encumbrances affecting the title of
said parcel. Such individuals or corporations shall sign and approve the final plat prior to
final approval;
(c) Any lands to be dedicated shall be confirmed as being owned in fee title by the owner(s)
signing the dedication certificate;
(d) Any easements or restrictions affecting the property to be subdivided with a description
of purpose and referenced by the auditor's file number and/or recording number, and
(e) If lands are to be dedicated or conveyed to the county as part of the subdivision, an
American Land Title Association (A.L.T.A.) policy may be required by the director of the
department of public works.
(3) All maintenance, performance and guarantee bonds or other guarantees as may be
required by the director of the department of public works and the approved
improvement method report to guarantee the acceptability and /or performance of all
required improvements. [Ord. 11 -00 § 7.3(11)]
Report prepared: January 3. 2013
Rayne Brown Short Plat
MLA 12- 00118 /SUB 12 -00008
Page 17 of 20
Chapter 18.35.370 JCC Preparation of a final long plat.
The final long plat shall be prepared in accordance with the following requirements:
(1) The final plat shall be prepared by a land surveyor licensed by the state of Washington
or a Washington state licensed engineer.
(2) Six paper copies of the final long plat shall be submitted, measuring 18 inches by 24
inches in size, allowing one -half inch for border.
(3) A final long plat shall contain the following information:
(a) The name of the subdivision;
(b) Legal description of the property being subdivided;
(c) Numeric scale, graphic scale, true north point and date of preparation of the final plat;
(d) The lot line of the plat, referenced to county (USC &GS) datum and based on an
accurate traverse, with angular and linear dimensions and bearings;
(e) The exact location, width and name of all roads, streets, alleys and other public ways
within and adjacent to the subdivision;
(f} The exact location, width and purpose of all easements and dedications for rights -of-
way provided for public and private services and utilities;
(g) True courses and distances to the nearest established road lines, or sections or quarter
section corner monuments which shall accurately locate the subdivision;
(h) Section lines accurately tied to the lines of the plat by distances and courses;
(i) All lot and block numbers (if applicable) and lines, with accurate dimensions in feet and
hundredths of feet;
(j) All house address numbers as assigned by the county;
(k) Delineation of the building envelope of each lot;
(1) The radii, internal angles, points of curvature, tangent bearings and lengths of arc;
(m) The accurate location of each permanent control monument;
(n) All plat meander lines or reference lines along bodies of water shall be established as
above, but not farther than 20 feet from the high water line of such body;
(o) Accurate outlines and legal descriptions of any areas to be dedicated or reserved for
public use, with the purpose of such dedication or reservation and any limitations
indicated thereon and in dedication;
(p) Accurate outlines of any area to be reserved by the deed covenant for common use of
owners of property within the subdivision, together with the purposes of such
reservation;
(q) Any restrictions or conditions on the lots or tracts within the subdivision, as required by
the county or at the discretion of the property owner, including but not limited to
environmentally sensitive areas buffers;
(r) The auditor's file number of all documents and conveyances recorded with the Jefferson
County auditor associated with preliminary or final plat approval;
(s) The name and seal of the Washington State licensed land surveyor or Washington
State licensed engineer responsible preparation of the final plat, and a signed
certification on the plat by said surveyor to the effect that it is a true and correct
representation of the land actually surveyed by him or her, that the existing monuments
shown thereon exist as located and that all dimensional and geodetic details are correct;
(t) A signed, notarized certification stating that the subdivision has been made with the free
consent and in accordance with the desires of the all persons with ownership and /or
security interests in the property. If the plat includes a dedication, the certificate or a
separate written instrument shall contain the dedication of all roads and other areas to
the public, any individual or individuals, or to any corporation, public or private, as shown
on the plat. Such certificate or instrument shall be signed and acknowledged before a
Report prepared: January 3, 2013
Wayne Brown Short Plat
MLA12- 001 1 8 /SUB12 -00008 Page 18 of 20
notary public by all parties having any interest in the land subdivided. The owner shall
waive all claims against the county, on behalf of the owner and the owner's successors
and assigns, which may be occasioned by the establishment and /or construction of any
roads, streets, storm drainage improvements or other improvements;
(u) An offer of dedication may include a waiver of right of direct access to any road from
any property. Such waiver may be required by the director of the department of public
works as a condition of approval. Any dedication, donation or grant as shown on the
face of the plat shall be considered as a quit claim deed to the said donee or grantee for
use for the purpose intended by the donation or grant;
(v) Signature blocks for the appropriate certification of the county auditor, director of the
department of public works, director of the public health department, and DCD
administrator, as follows:
DIRECTOR OF PUBLIC WORKS
CERTIFICATE
I hereby certify to the best of my knowledge that this final plat is in compliance with the
certificate of improvements issued pursuant to the Jefferson County Unified
Development Code and is consistent with all applicable county improvement standards
and requirements in force on the date of preliminary plat approval, this _ day of
, 20_
Director, Jefferson County Department
of Public Works
DEPARTMENT OF COMMUNITY
DEVELOPMENT ADMINISTRATOR'S
CERTIFICATE
1 hereby certify that on this day of 20_, that this final plat is
in substantial conformance with the preliminary plat and any conditions attached thereto,
which preliminary plat was approved by Jefferson County on the day of
,20
Administrator, Jefferson County
Community Development Department
JEFFERSON COUNTY PUBLIC HEALTH DIRECTOR
CERTIFICATE
Approved by public health department the on this day of 20_.
Director, Jefferson County Public Health Dept.
Report prepared: January 3, 2013
Wayne Brown Short Plat
MLA 12 -00118 /SUB 12 -00008 Page 19 of 20
TREASURER
All taxes and /or assessments due are paid in full on this _ day of
20
Jefferson County Treasurer
(w) A form of the approval of the County assessor, as follows:
ASSESSOR'S APPROVAL
Examined and approved this day of 20_
Jefferson County Assessor
Attest:
Deputy Jefferson County Assessor
(x) A form for the certificate of the Jefferson County recorder, as follows:
RECORDING CERTIFICATE
Filed for record at the request of Jefferson County this day of
20 _, at minutes past _M., and recorded in Volume of Plats, page
Records of Jefferson County, Washington.
Jefferson County Recording Number —
Manager
Superintendent of Records
(y) Any additional pertinent information as required at the discretion of the director of the
department of public works or the DCD administrator.
(4) All signatures or certifications appearing on a final plat shall in be reproducible black ink.
[Ord. 11 -00 § 7.4(11)]
Report prepared: January 3, 2013
Wayne Brown Short Plat
MLA 1 2 -001 1 8 /SUB 12 -00008
Page 20 of 20
Building
JEFFERSON COUNTY
DEPARTMENT OF COMMUNITY DEVELOPMENT
621 Sheridan Street I Port Townsend, WA 98368 I Web: www.co.iefferson.wa.us/communitydevelopment
TO 360.379.44501 Fax: 360.379.4451 1 Email: dcd(dco.iefferson.wa.us
Inspections
consistency
Range Planning I Watershed Stewardship Resource Center
FINAL
MITIGATED DETERMINATION OF NON - SIGNIFICANCE
AND LEAD AGENCY STATUS
MLA12 -00118 / SUB12 -00008
DATE: January 3, 2013
PROPONENT: Wayne Brown
PROPOSAL: Subdivide 10.73 acres into 2 lots of which Lot 1 consists of 5.73 -acres and Lot 2
consists of 5- acres. Each lot has an existing single family residences and out - buildings, on -site
individual wells and installed on -site septic systems. Lot I has direct access from Lords Lake Loop
Road and Lot 2 will have an access easement through Lot 1 from Lords Lake Loop Road, Quilcene.
The Optional DNS process of WAC 197 -11 -355 is being used. This will be the only opportunity to
make comments related to SEPA. There will not be another comment period after the threshold
(final) SEPA determination is made. If the threshold determination is a Determination of Non -
Significance (DNS) or a Mitigated Determination of Non- Significance (MDNS), parties of record
may appeal the decision to the Hearing Examiner within 14 days of the final Notice of Decision. A
Determination of Significance (DS) may not be appealed to the Hearing Examiner. Decisions of
the Hearing Examiner may not be further appealed except to Superior Court. The subdivision lots
are proposed for residential use.
LEGAL DESCRIPTION: APN 702 - 111 -004; North '/2 NE quarter (South 330 feet west of the
USFS Road) within Section 11, Township 27 North Range 2 West, WM.
PROJECT LOCATION: The property is located at 27 Lords Lake Loop Road, Quilcene; just
northwest of the intersection of SR 101 and Lords Lake Loop Road, Quilcene.
MITIGATIVE MEASURES:
I. Any discharge of sediment -laden runoff or other pollutants to waters of the state is in
violation of Chapter 90.48 RCW, Water Pollution Control and WAC 173 -201A, Water
Quality Standards for Surface Waters of the State of Washington, and is subject to
enforcement action.
2. Erosion control measures must be in place prior to any clearing, grading, or construction.
These control measures must be effective to prevent stormwater runoff from carrying soil
01
and other pollutants into surface water or storm drains that lead to waters of the state. Sand,
silt, clay particles, and soil will damage aquatic habitat and are considered to be pollutants.
3. Proper disposal of construction debris must be on land in such a manner that debris cannot
enter water of the state (e.g. Ludlow Creek, streams and their buffers) and storm drains
draining to waters of the state or cause water quality degradation of state waters.
4. During construction, all releases of oils, hydraulic fluids, fuels, other petroleum products,
paints, solvents, and other deleterious materials must be contained and removed in a manner
that will prevent their discharge to waters and soils of the state. Cleanup of spills should
take precedence over other work on the site.
5. After completion of this project, there is likelihood that stormwater runoff will contain
increased levels of grease, oils sediment, and other debris. It is recommended that
stormwater treatment devices be installed so that any discharge will be appropriately treated
to remove these substances.
6. Clearing limits and/or any easements or required buffers shall be identified and marked in
the field prior to the start of any clearing, grading, or construction. Some suggested
methods are staking and flagging or high visibility fencing.
7. A permanent vegetative cover shall be established on denuded areas at final grade if they are
not otherwise permanently stabilized.
8. Properties adjacent to the site of a land disturbance shall be protected from sediment
deposition through the use of buffers or other perimeter controls, such as filter fence or
sediment basins.
9. All temporary erosion control systems shall be designed to contain the runoff from the
developed two year, 24 -hour design storm without eroding.
10. Provision shall be made to minimize the tracking of sediment by construction vehicles onto
paved public roads. If sediment is deposited, it should be cleaned every day by shoveling or
sweeping. Water cleaning should only be done after the area has been shoveled or swept.
11. Wash water from paint and wall finishing equipment shall be disposed of in a way which
will not adversely impact waters of the state. Untreated disposal of this wastewater is a
violation of State Water Quality laws and statutes and, as such, would be subject to
enforcement action.
12. This project may require a construction stormwater permit (also known as National
Pollution Discharge Elimination System (NPDES) and State Waste Discharge General
Permit for Stormwater Discharges Associated with Construction). This permit is required
for projects which meet both of the following conditions:
2
a. One or more acres of soil surface area will be disturbed by construction activities.
b. The site already has off -site discharge to waters of the state or storm drains or will
have off -site discharge during construction.
An application with instructions can be downloaded from Ecology's website at
http://www.ecy.wa.goy/proprams/wq/stonnwater/constructiori/ - Application. Construction
site operators must apply for a permit at least 60 days prior to discharging stormwater.
13. A minimum 150 foot streamside buffer width shall be applied to each side of the Type S
shoreline stream (Little Quilcene River) as measured from the OHWM. The buffers shall
be graphically portrayed on the face of the final mylar.
14. A building setback line of five feet is required from the edge of any stream buffer;
however, nonstructural improvements such as septic drainfields may be located within
setback areas.
15. Stream buffers shall remain naturally vegetated.
16. Stream buffers shall be retained in their natural condition; however, minor pruning of
vegetation to enhance views or provide access may be permitted as long as the function
and character of the buffer are not diminished. Vegetation trimming and/or removal of
stream buffers shall be reviewed by the Administrator on a case by case basis.
17. A permanent physical separation along the boundary of the stream buffer area shall be
installed and permanently maintained. Such separation can include installing logs, trees,
a hedgerow, or any other prominent physical marking approved by the UDC
Administrator.
18. Stream buffer perimeters shall be marked with temporary signs at an interval of one per
parcel or every one hundred (100) feet, whichever is less. Signs shall be in place prior to
and during construction activities. The signs shall contain the following statement:
"Buffer - Do Not Remove or Alter Existing Vegetation."
19. All construction activities shall not encroach upon the stream buffers. This includes the
storage or preparation of materials.
20. Lighting from any source shall be directed away from the stream buffers.
21. Stream buffers shall remain naturally vegetated. Where buffer disturbance has occurred
during construction, replanting with native vegetation shall be required.
22. Petroleum, fertilizers, cleaners, pesticides, etc. should be stored in containers under cover
and away from water sources and critical areas until properly disposed.
23. Avoid using salt on impervious surfaces such as walks and driveways during freezing
weather to prevent it from being washed /transported to the Little Quilcene River.
24. Do not dispose of yard waste (grass clippings, trimmings, etc.) or any other waste in the
stream or its buffer.
25. Do not maintain vehicles or equipment in areas where contaminants will wash directly
into the stream buffer. Maintenance areas should include filter swales or grassy areas of
sufficient width to intercept surface flows into critical areas or their buffers.
NOTICE OF LEAD AGENCY: Jefferson County has determined that it is the lead agency for
the above - described proposal.
NOTICE OF NON - SIGNIFICANCE: Jefferson County has determined that the above
described proposal, conducted in conformance with the applicable Jefferson County Codes and
Ordinances, would not have a probable significant adverse impact on the environment, and an
environmental impact statement is not required under RCW 43.21 C.030(2)(c). This decision was
made after review of a completed environmental checklist and other information on file with the
Jefferson County Development Review Division and an inspection of the site.
COMMENT PERIOD: This DNS is issued after using the optional DNS process in WAC 197-
11 -355. Jefferson County has considered comments on its preliminary determination of non -
significance. There is no further comment period on the DNS.
APPEAL: This determination is issued pursuant to WAC 197- 11- 340(2)(f). Jefferson County
has considered comments on its preliminary determination. There is no additional comment
period. Any appeal of this determination on the bases of noncompliance with the provisions of
Chapter 43.21c RCW (State Environmental Policy Act) must be submitted in writing and
conform with the procedures as set forth in Jefferson County Code (JCC) 18.40.330(5) with an
appeal fee of $973.00 by 4:30 p.m., December 17, 2012 to the Jefferson County Department of
Community Development, Development Review Division (621 Sheridan Ave, Port Townsend,
WA 98368) for consideration by the Jefferson County Hearing Examiner
Stacie Hoskins, SEPA Responsible Official
N
'2_c�cJz,
Date
JEFFERSON COUNTY
DEPARTMENT OF COMMUNITY DEVELOPMENT
UNIFIED DEVELOPMENT CODE
TYPE 11 LAND USE PERMIT
APPLICANT: WAYNE S BROWN
PO BOX 93
QUILCENE WA 98376 -0093
DATE ISSUED: January 08, 2013
DATE EXPIRES: January 08, 2016
MLA NUMBER: MLA12 -00118
PROJECT PLANNER: Michelle Farfan
PROJECT DESCRIPTION:
Subdivided 10.73 -acres into two residential lots; Lot 1 consists of 5.73 -acres and Lot 2
consists of 5- acres. Each lot has existing single family residences, on -site individual wells and installed on -site septic
systems. Lot 1 has direct access from Lords Lake Loop Road and Lot 2 will have an access easement through Lot 1
from Lords Lake Loop Road, Quilcene.
The Optional DNS process of WAC 197 -11 -355 is being used. This will be the only opportunity to make comments
related to SEPA. There will not be another comment period after the threshold (final) SEPA determination is made.
the threshold determination is a Determination of Non - Significance (DNS) or a Mitigated Determination of
Non - Significance (MDNS), parties of record may appeal the decision to the Hearing Examiner within 14 days of the
final Notice of Decision. A Determination of Significance (DS) may not be appealed to the Hearing Examiner.
Decisions of the Hearing Examiner may not be further appealed except to Superior Court.
PROJECT LOCATION:
Parcel number 702 111 004, Section 11, Township 27, Range 2W, WM, located at 27 Lords Lake Loop Rd, Quilcene
98376
CONDITIONS:
1.) DEPARTMENT OF PUBLIC WORKS:
All easements of record shall be graphically portrayed on the final plat with the Auditor's File Number (AFN) of
the easement(s) also referenced on the face of the plat.
2.) Lords Lake Loop Road and SR 101 shall be graphically portrayed on the face of the final mylar.
3.) If access road improvements are required, the access easement from Lords Lake Loop Road to Lot 2 shall
have a minimum 30 foot width. If access road improvements are not required, prior to final plat approval the
proponent shall demonstrate to the satisfaction of the Public Works Department that the proposed 20 foot wide
easement is adequate to accommodate the access road and utilities. Otherwise a wider easement adequate to
accommodate the access road and utilities shall be provided.
4.) There shall be a Notice to Potential Purchasers on the face of the final plat that stating that the initial segment of
the access road is on the adjacent parcel.
5.) The access road shall be constructed to the specifications of the Jefferson County Public Works Department's
typical section for a Rural Access Road / Driveway. It shall have a 14 foot wide traveled way and intervisible
turnouts with a 20 foot width for a length of 50 feet and 25 foot tapers at each end. A turnout shall be
constructed where the access road curves to the right, approximately 800 feet west of Lord Lake Loop Road. In
addition, the road approach from Lords Lake Loop Road shall be constructed with a 20 foot width for the initial
30 feet with a 25 foot long taper to the 14 foot wide traveled way. Access road improvements shall be
constructed with a 6 inches minimum compacted thickness of gravel base and 2 inches minimum compacted
thickness of crushed surfacing top course.
6.) If road improvements are constructed, the proponent shall implement temporary erosion and sedimentation
control best management practices to avoid tracking sediment on to Lords Lake Loop Road.
7.) Prior to final plat approval the proponent shall either construct the access road to the Public Works Department
standard or provide an original written, signed confirmation from the Quilcene Fire District that access
improvements are not necessary.
8.) The proponent shall establish an agreement for the continued maintenance of the access road by recording a
Road Maintenance Agreement with the Jefferson County Auditor and referencing the Agreement on the final
plat. Prior to recording the Agreement and prior to final plat approval, the proponent shall submit it to the Public
Works Department for review.
9.) Existing addresses shall be verified for accuracy and consistency with the 911 Emergency Locator System
Ordinance and if corrections to addresses are required, they shall be made prior to final plat approval.
10.) Address plates for the lots shall be located in accordance with the provisions of the Jefferson County 911
Emergency Locator System Ordinance.
11.) In accordance with the Jefferson County Fee Schedule Ordinance, the Public Works Department charges an
hourly fee for application and plan reviews, project inspections, meetings, hearings, and final review. The
proponent shall pay all fees incidental to the proposal prior to final approval. In the event that approval for the
proposal is denied by Jefferson County or the proponent does not complete the proposal, the proponent shall
still be responsible for paying the Department's fees. The Department's fee is currently $79 per hour.
12.) The proponent shall submit a blue line copy of the site plan and lot closure information prepared by a licensed
surveyor to the Department for review. The proponent shall make any corrections or additions prior to final
approval.
13.) After all preliminary plat conditions are met; the proponent shall submit a final mylar of the plat to the
Department for approval by the Director of Public Works.
14.) HEALTH DEPARTMENT:
The location of the soil test pits and corresponding test pit number shall be graphically portrayed on the face of
the final plat.
15.) The building constructed over the drainfield on proposed Lot 2 shall be removed. Removal must be verified
prior to final plat approval.
16.) Remove from the survey drawing the area identified as "21'X 70' Reserve Area For Existing House." Remove
the language and the box /reserve area itself. (This is shown on Proposed Lot 1).
17.) In the same area as mentioned above, remove the language "for House #27." Retain the box/reserve area and
the label of the reserve area.
18.) The two wells must be identified on the plat with the well tag number if appropriate.
19.) The well on proposed Lot 1 shall also be labeled with county assigned number USR03 -7.
20.) Show the existing water line location from the well to the existing residence on proposed Lot 1.
21.) DEVELOPMENT REVIEW DIVISION:
Based on requirements of Chapter 18.35 JCC Final Short Plat, the final mylar shall be prepared in accordance
with the final short plat checklist. A copy of Chapter 18.35 JCC is attached.
22.) An accurate vicinity map shall be graphically portrayed on the face of the final plat.
23.) The final blue line shall depict the name of the subdivision and the county assigned number of
SUB12- 00008 /MLA12 -00118 on all sheets of the mylar.
24.) The names and parcel numbers of adjacent owners shall be deleted from the final mylar survey.
25.) The name of the short plat will need to be changed to remove "Brown" as there are already several plats with
that name in it. Whatever the new name will be, will need to be verified by the county to assure it is not a
duplicate or similar to a previously recorded plat.
26.) Any discharge of sediment -laden runoff or other pollutants to waters of the state is in violation of Chapter 90.48
RCW, Water Pollution Control and WAC 173 -201A, Water Quality Standards for Surface Waters of the State of
Washington, and is subject to enforcement action.
27.) Erosion control measures must be in place prior to any clearing, grading, or construction. These control
measures must be effective to prevent stormwater runoff from carrying soil and other pollutants into surface
water or storm drains that lead to waters of the state. Sand, silt, clay particles, and soil will damage aquatic
habitat and are considered to be pollutants.
28.) Proper disposal of construction debris must be on land in such a manner that debris cannot enter water of the
state (e.g. Ludlow Creek, streams and their buffers) and storm drains draining to waters of the state or cause
water quality degradation of state waters.
29.) During construction, all releases of oils, hydraulic fluids, fuels, other petroleum products, paints, solvents, and
other deleterious materials must be contained and removed in a manner that will prevent their discharge to
waters and soils of the state. Cleanup of spills should take precedence over other work on the site.
30.) After completion of this project, there is likelihood that stormwater runoff will contain increased levels of grease,
oils sediment, and other debris. It is recommended that stormwater treatment devices be installed so that any
discharge will be appropriately treated to remove these substances.
31.) Clearing limits and/or any easements or required buffers shall be identified and marked in the field prior to the
start of any clearing, grading, or construction. Some suggested methods are staking and flagging or high
visibility fencing.
32.) A permanent vegetative cover shalt be established on denuded areas at final grade if they are not otherwise
permanently stabilized.
33.) Properties adjacent to the site of a land disturbance shall be protected from sediment deposition through the
use of buffers or other perimeter controls, such as filter fence or sediment basins.
34.) All temporary erosion control systems shall be designed to contain the runoff from the developed two year,
24 -hour design storm without eroding.
35.) Provision shall be made to minimize the tracking of sediment by construction vehicles onto paved public roads.
If sediment is deposited, it should be cleaned every day by shoveling or sweeping. Water cleaning should only
be done after the area has been shoveled or swept.
36.) Wash water from paint and wall finishing equipment shall be disposed of in a way which will not adversely
impact waters of the state. Untreated disposal of this wastewater is a violation of State Water Quality laws and
statutes and, as such, would be subject to enforcement action.
37.) This project may require a construction stormwater permit (also known as National Pollution Discharge
Elimination System (NPDES) and State Waste Discharge General Permit for Stormwater Discharges
Associated with Construction). This permit is required for projects which meet both of the following conditions:
a. One or more acres of soil surface area will be disturbed by construction activities.
b. The site already has off -site discharge to waters of the state or storm drains or will have off -site discharge
during construction.
An application with instructions can be downloaded from Ecology's website at
http: / /www.ecy.wa.gov/ programs /wq /stormwater /construction/ - Application. Construction site operators must
apply for a permit at least 60 days prior to discharging stormwater.
38.) The surveyor shall survey both sides of the Little Quilcene River to accurately reflect its current location.
39.) A minimum 150 foot streamside buffer width shall be applied to each side of the Type S shoreline stream (Little
Quilcene River) as measured from the OHWM. The buffers shall be graphically portrayed on the face of the
final mylar.
40.) A building setback line of five feet is required from the edge of any stream buffer; however, nonstructural
improvements such as septic drainfields may be located within setback areas. The building setback line shall
be graphically portrayed on the face of the final mylar.
41.) The following notices shall be placed on the final plat under "Notice to Potential Purchasers ":
Stream buffers shall be retained in their natural condition; however, minor pruning of vegetation to enhance
views or provide access may be permitted as long as the function and character of the buffer are not
diminished. Vegetation trimming and/or removal of stream buffers shall be reviewed by the Administrator on a
case by case basis.
A permanent physical separation along the boundary of the stream buffer area shall be installed and
permanently maintained. Such separation can include installing logs, trees, a hedgerow, or any other prominent
physical marking approved by the UDC Administrator.
Stream buffer perimeters shall be marked with temporary signs at an interval of one per parcel or every one
hundred (100) feet, whichever is less. Signs shall be in place prior to and during construction activities. The
signs shall contain the following statement: 'Buffer - Do Not Remove or Alter Existing Vegetation."
All construction activities shall not encroach upon the stream buffers. This includes the storage or preparation
of materials.
Lighting from any source shall be directed away from the stream buffers
Stream buffers shall remain naturally vegetated. Where buffer disturbance has occurred during construction,
replanting with native vegetation shall be required.
42.) The following notices shall be placed on the final plat under "Notice to Potential Purchasers ":
Petroleum, fertilizers, cleaners, pesticides, etc. should be stored in containers under cover and away from water
sources and critical areas until properly disposed.
Avoid using salt on impervious surfaces such as walks and driveways during freezing weather to prevent it from
being washed /transported to the Little Quilcene River.
Do not dispose of yard waste (grass clippings, trimmings, etc.) or any other waste in the stream or its buffer.
Do not maintain vehicles or equipment in areas where contaminants will wash directly into the stream buffer.
Maintenance areas should include filter swales or grassy areas of sufficient width to intercept surface flows into
critical areas or their buffers.
43.) An updated plat certificate or supplement shall be submitted with the final blueline and shall be 30 days current.
44.) Certificates for the Board of County Commissioners, Clerk of the Board, Director of the Department of Public
Works, Department of Community Development Administrator and Environmental Health Department need to
be added.
45.) Utilities and transportation facilities should be installed in the same rights -of -way when the effect will be to
reduce the adverse impacts on the physical environment.
46.) The following notices shall be placed on the final plat under "Notice to Potential Purchasers':
Outdoor residential storage shall be maintained in an orderly manner and shall create no fire safety, health or
sanitary hazard.
Not more than 2 unlicensed vehicles shall be stored on any lot unless totally screened from view of neighboring
dwellings and rights -of -way. Such screening shall meet all applicable performance and development standards
specific to the district in which the storage is kept, and shall be in keeping with the character of the area.
Screening shall meet the requirements of Chapter 18.30 JCC. Outdoor storage of 3 or more junk motor
vehicles is prohibited except in those districts where specified as an automobile wrecking yard orjunk (or
salvage) yard and allowed as a permitted use in Table 3 -1 or Chapter 18.18 JCC, and such storage shall meet
the requirements of JCC 18.20.100, Automobile wrecking yards and junk (or salvage) yards. In no case, shall
any such junk motor vehicles be stored in a critical area.
47.) The following notices shall be placed on the final plat under "Notice to Potential Purchasers':
Exterior lighting for residential uses shall not exceed twenty feet (20') in height from the finished grade excepting
when such lighting is an integral part of building or structure. Ground level lighting is encouraged.
Exterior lighting shall be energy efficient and shielded or recessed so that direct glare and reflections are
contained within the boundaries of the parcel.
Exterior lighting shall be directed downward and away from adjoining properties and public rights -of -way. No
lighting shall blink, flash, or be of unusually high intensity or brightness.
All lighting fixtures shall be appropriate in scale, intensity, and height to the use they are serving.
48.) The following notices shall be placed on the final plat under "Notice to Potential Purchasers':
Maximum building height shall not exceed 35 feet.
Maximum impervious surface coverage shall not exceed 25 %.
Minimum setbacks from Cape George Road, Blue Ridge Road and any ingress /egress easement rights -of -ways
shall be 20 feet. Minimum side yard setbacks shall be 5 feet.
49.) The following notices shall be placed on the final plat under "Notice to Potential Purchasers ":
Any further subdivision of the lots within this plat will be subject to the densities permitted in the Jefferson
County Ordinances and Codes in effect at time of such application. These lots may or may not be further
subdivided in the future.
Approval of this subdivision does not constitute approval of building or sewage disposal permits on each lot.
Permit approval will be subject to building lot plans, type of use, contours, and soils on individual lots. Permits
will be reviewed in accordance with site conditions and regulations existing on the date the permits are applied
for.
Any removal of or major disturbance of soil within the proposed drainfield areas may create site conditions that
are unacceptable of the installation of sewage disposal systems.
50.) Consistent with RCW 84.56.345, current year and, if applicable, all delinquent property taxes including
compensating tax from open space program shall be paid in full prior to the Treasurer signing the mylar and
paper copies of the short plat.
51.) The applicant must submit a reproducible copy plus seven (7) paper copies of the proposed final short plat to
the Department of Community Development. The proposed final short shall contain elements as described in
Chapter 18.35.120 JCC and shall include certifications and other requirements as provided in Chapter
18.35.190 JCC and 18.35.370 JCC.
52.) NOTICE: The sale of lots prior to final short plat approval is unlawful.
53.) EXPIRATION: Preliminary approval will expire on January 8, 2016. The Department of Community
Development shall not be responsible for notifying the applicant of impending preliminary short plat expiration.
54.) SUBMISSION: It is the responsibility of the applicant or authorized representative to ensure the final short plat
is submitted in accordance with the conditions of preliminary approval. This includes paying all property taxes
and submitting a recording fee for the final plat and supply an updated plat certificate (within 30 days of
submittal), all of which is outlined in the final short plat checklist.
FINDINGS:
1.) The Administrator finds that this application complies with applicable provisions of the Unified Development Code, all other
applicable ordinances and regulations, and is consistent with the Jefferson County Comprehensive Plan and Land Use
map.
APPEALS:
Pursuant to RCW 36.70C, the applicant or any aggrieved party may appeal this final decision to the Hearing Examiner within
fourteen (14) calendar days of the date of issuance of this land use decision. For more information related to administrative
appeals see JCC 18.40.330.
UDC Administrator
MLA12 -00118
lNtidemark\ data \forms \F_MLT_IssuePermit_U.rpt 1!8!2013
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