HomeMy WebLinkAbout102615_ca12JEFFERSON COUNTY
BOARD OF COUNTY COMMISSIONERS
CONSENT AGENDA REQUEST
TO: Board of County Commissioners
Philip Morley, County Administrator
FROM: David Goldsmith, Interim Director.
Colleen Zmolek, Associate Planner
DATE: October 26, 2015
SUBJECT: Final Approval for Amber Hill Short Plat, MLA12 -00053 / SUB12 -00053
ATTACHED:
1) Short Plat Survey
2) Administrative Summary Decision
3) Preliminary Short Plat Approval
STATEMENT OF ISSUE:
Final short plat approval of a two -lot short plat located between Cape George Road and Blue Ridge Road,
Port Townsend. Requesting final approval by the Board per JCC Section 18.35.200 and RCW 58.17.170.
Applicants are Paul and Ruth Abbie Van Leuven and Jim and Elizabeth Moore.
BACKGROUND:
Jefferson County Department of Community Development, Public Works, Environmental Health, Assessor
and the Treasurer determined that the application as submitted on March 15, 2012 met said criteria of
Jefferson County Code (JCC) Section 18.35. 100 in written Findings and Conclusions dated February 12,
2013. The Department of Community Development Administrator approved a one year extension for plat
final on July 13, 2015 extending the expiration date from July 13, 2015 through July 13, 2016. 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 are 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 Jefferson County Code Section 18.35.130(1)(c).
FISCAL IMPACT /COST- BENEFIT ANALYSIS:
There is no identifiable fiscal impact related to this request for final plat approval. Applicant has paid 2015
full year property taxes in the amount of $1,145.35.
RECOMMENDATION:
Per Jefferson County Ordinance and State Law, the department requests that the Board grant final short plat
approval and adopt the written findings and conclusions.
REVUE Y
Morley, oun Administ ator Date
JEFFERSON COUNTY
DEPARTMENT OF COMMUNITY DEVELOPMENT
UNIFIED DEVELOPMENT CODE
TYPE I LAND USE PERMIT
APPLICANT: PAUL & RUTH ABBIE VAN LEUVEN
JIM & ELIZABETH MOORE
333 DISCOVERY RIDGE RD
PORT TOWNSEND WA 983689083
DATE ISSUED: July 13, 2012
DATE EXPIRES: July 13, 2015
MLA NUMBER: MLA12 -00053
PROJECT PLANNER: Michelle Farfan
PROJECT DESCRIPTION:
Subdivided an undeveloped ten -acre parcel into a two -lot short plat; each lot consi §ting of
approximately 5 acres each. Each lot will be served by the Quimper public water system and served by individual
on -site septic systems. Lot 1 will have direct access off of Cape George Road (a county minor collector) and Lot 2 will
have direct access off of Blue Ridge Road (a private road).
PROJECT LOCATION:
Parcel number 001 301 003, Section 30, Township 30N, Range 1W, WM located at 6353 Cape George Rd, Port
Townsend 98368
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.) Cape George Road, Blue Ridge Road, Blue Sky Drive and Discovery Ridge Road shall be graphically portrayed
on the face of the final mylar.
3.) The easements that provide access to Lot 2 shall be depicted on the final plat and the Auditor's File Number for
the easements shall be referenced on the final mylar.
4.) The preliminary plat depicts an existing road approach to Cape George Road that serves Lot 1. There is no
record of a road approach permit in county records, therefore, a road approach permit shall be applied for,
approved and constructed to the requirements of the Department of Public Works.
5.) The status of road maintenance agreements for Lot 2 shall be clarified and noted on the face of the final mylar
under "Notice to Potential Purchasers."
(a) If the owners of Lot 2 will be subject to and /or benefit from road maintenance agreements for Blue Sky
Drive, Discovery Ridge Road, and /or Blue Ridge Road, the agreements shall be referenced on the final mylar.
(b) If there are not road maintenance agreements for Blue Sky Drive, Discovery Ridge Road, and /or Blue Ridge
Road, this shall be stated on the final mylar.
6.) The following notice shall be placed on the face of the final plat under "Notice to Potential Purchasers"
In order to provide a turnaround for fire and emergency vehicles, the initial 30 foot segment of the driveway frorn
Blue Ridge Road to the residence on Lot 2 shall be constructed with a 20 foot width and a minimum 6 inches
compacted gravel base and 2 inches compacted crushed rock,
7.) Addresses shall be assigned to all lots. Addresses may be shown on the final plat or may be applied for at the
time of building permit application.
8.) Address plates for the lots shall be located in accordance with the provisions of the Jefferson County 911
Emergency Locator System Ordinance.
9.) 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.
10.) 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.
11.) 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.
12.) 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.
13.) A septic modification permit for SEP05 -143 that separates the tanks from the glendon drainfield needs to be
completed prior to final plat approval. The application must be prepared by a licensed septic system designer.
14.) Remove from the survey the "Septic Line" from the tanks to the septic system area as identified on Sheet 3 of 4
15.) Sheet 3 of 4 on Lot 2, the "Septic Mound" label needs to be changed to read "Existing Septic System Area."
16.) The following notice shall be placed on the face of the final plat under "Notice to Potential Purchasers"
Lot 1 requires a new full septic permit application and fees prior to any future building permit approvals.
Lot 2 requires a septic tank only permit application prior to any future building permit approvals.
17.) The following notice shall be placed on the face of the final plat under "Notice to Potential Purchasers"
The lots, parcels or tracts contained within this subdivision were based on design standards and regulatory
requirements in effect at the time of final approval. Complete sewage disposal systems have not been
approved for the lots, parcels or tracts contained within the subdivision. On -site sewage disposal systems shall
meet design standards and regulatory requirements in effect at the time of application for a sewage disposal
permit. Purchaser should contact the Jefferson County Health Department for procedures concerning permit
applications,
Any removal of or major disturbances of soil within the proposed drainfield areas may create site conditions that
are unacceptable for the installation of sewage disposal systems.
18.) Prior to final plat, all potable water facilities (lines and meters) shall be installed to meet the utilities minimum
standards. (Contact Bob Phillips at the PUD #1 at 360- 385 - 5800).
19.) A written contract shall be developed with the water purveyor and applicant to formalize the conditions of water
service responsibilities.
20.) As -built locations of water lines and water meters shall be portrayed on the face of the final plat.
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.
v2.) An accurate vicinity map shall be graphically portrayed on the face of the final plat.
�03.) The final blue lines l depict the name of the subdivision and the county assigned number of
SUB12- 00003/M L 11 0053 on all sheets of the mylar.
✓2.4.) The names and pa I numbers of adjacent owners shall be deleted from the final mylar survey.
✓25.) The vicinity map on Sheet 1 of 4 depicts "Discovery Road" which needs to be changed to its correct name of
"South Discovery Road" on the final mylar survey.
26.) The existing legal description as described in the updated plat certificate shall be referenced on the face of the
(277)final mylar.
There are several subdivision names starting with "Blue." It is recommended that this short plat be re -named to
something different or maybe adding a name in front of "Blue."
.8.) On Sheet 3 of 4, please remove all references to "trees" and 'orchard ".
v129.) On Sheet 3 of 4, please add the respective lot numbers and their acreages.
0.) On Sheet 3 of 4, there is a "dash line" starting at the driveway of Cape George Road that encumbers both lots.
There is no reference to this dash line in the legend. Please remove this dash line.
31 An updated plat certificate or supplement shall be submitted with the final blueline and shall be 30 days current.
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.
3,) 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.
34. Arrangements shall be made by the applicant to install underground utility lines for electricity and telephone
service to all lots prior to final plat approval.
35.) 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.
Mot 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.
36.) 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.
J 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.
37.) 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 %.
JMinimum 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.
38.) 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.
r/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.
Q.- 9) 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.
40.) 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.
41.) NOTICE: The sale of lots prior to final short plat approval is unlawful.
42.) EXPIRATION: Preliminary approval will expire on July 13, 2015. The Department of Community Development
shall not be responsible for notifying the applicant of impending preliminary short plat expiration.
43.) 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 Jefferson County Superior Court
within twenty -one (21) calendar days of the date of issuance of this land use decision. For more information related to judical
appeals see JCC 18.40.340.
M „
UDC Al ministrator
MLA12 -00053
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7/13/2012
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Chapter 18.35 LAND DIVISIONS
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18.35.180 Final short plat requirements.
The applicant must submit a reproducible copy, plus five paper copies of the proposed final short plat to the
administrator. The reproducible copy of the approved final short plat will contain the elements as described in
JCC 18.35.120 and shall include certifications and other requirements as provided in JCC 18.35.370 for long
plats. [Ord. 8 -06 § 1 ]
18.35.190 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. 8 -06 § 11
18.35.200 Final short plat approval.
The final short plat shall be approved by the administrator upon satisfaction of all conditions of approval and all
requirements as provided in this article and Article VI of this chapter. Final approval of short plats by the
Jefferson County board of county commissioners shall be required. All final short plats shall be approved,
disapproved or returned to the applicant within 30 days of their filing, unless the applicant consents to an
extension of time in writing. [Ord. 8 -06 § 1]
18.35.210 Time limitation on final short plat submittal.
Approval of a preliminary short plat shall expire unless the applicant submits a proposed final plat in proper
form for final approval within three years after preliminary approval. The department of community
development shall not be responsible for notifying the applicant of an impending expiration. [Ord. 8 -06 § 1]
18.35.220 Effect of an approved final short plat — Valid land use.
Any lots, tracts or parcels in a final short plat filed for record shall be a valid land use notwithstanding any
change in zoning for a period of five years from the date of filing. A short subdivision shall be governed by the
terms of approval of the final short plat, and the statutes, ordinances and regulations in effect on the date of
preliminary plat approval for a period of five years after final short plat approval unless the Jefferson County
board of commissioners finds that a change in conditions creates a serious threat to the public health or safety
of residents within or outside the shop` subdivision. [Ord. 8 -06 § 1]
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Chapter 18.35 LAND DIVISIONS
15:35.230 Distribution of copies and filing of final short plat.
The administrator shall distribute the original and copies of the approved final short plat as follows:
(1) The original shall be returned to the applicant after it has been forwarded to the county auditor for
recording; and
(2) One recorded paper copy shall be retained in the files of the department of community development.
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Chapter 18.35 LAND DIVISIONS
18.35.120 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;
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(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);
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Chapter 18.35 LAND DIVISIONS Page 2 of 6
(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;
0) 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);
0) 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);
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Chapter 18.35 LAND DIVISIONS Page 3 of 6
(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. 8 -06 § 1]
18.35.130 Short plat approval criteria.
In addition to the review criteria provided in Chapter 18.40 JCC, the following criteria are the minimum
measures by which each proposed short subdivision will be considered:
(1) 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:
(a) 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;
(b) 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;
(c) 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.
(2) Notwithstanding the approval criteria set forth in subsection (1) of this section, in accordance with RCW
58.17.120, as now adopted and hereafter amended, a proposed subdivision may be denied because of flood,
inundation or swamp conditions. Where any portion of the proposed short subdivision lies within both a flood
control zone, as specified by Chapter 86.16 RCW, and either the 100 -year floodplain or the regulatory
floodway, the county shall not approve the preliminary short plat unless:
(a) The applicant has demonstrated to the satisfaction of the administrator that no feasible alternative
exists to locating lots and building envelopes within the 100 -year floodplain; and
(b) It imposes a condition requiring the applicant to comply with Article VI -F of Chapter 18.15 JCC and
any written recommendations of the Washington State Department of Ecology. In such cases, the county
shall issue no development permit associated with the proposed short subdivision until flood control
problems have been resolved. [Ord. 8 -06 § 1 ]
18.35.140 Short plat review process.
(1) An application for a short subdivision shall be processed according to the procedures for Type II land use
decisions established in Chapter 18.40 JCC.
(2) The administrator shall solicit comments from the director of the department of public works, the chief of the
fire district in which the proposal is located, local utility providers, sheriff, building official, school district in
which the proposal is located, adjacent jurisdictions if the proposal is within one mile of a city or other
jurisdiction, Washington State Department of Transportation if the proposal is adjacent to a state highway, and
any other local, state or federal officials as may be necessary.
(3) Based on comments from county departments, applicable agencies and other information, the administrator
shall review the proposal subject to the criteria contained in JCC 18.35.130,. A proposed short plat shall only be
approved when consistent with all the provisions of JCC 18.35.130,.
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Chapter 18.35 LAND DIVISIONS
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(4) An applicant for a short subdivision may request that certain requirements established or referenced by this
chapter be modified. Such requests shall be processed according to the procedures for variances in Chapter
18.40 JCC, and shall satisfy the criteria contained in Article IV of Chapter 18.40 JCC, Variances.
(5) Pursuant to RCW 86.56.345, current year and any delinquent taxes must be paid before the approval of a
short subdivision. [Ord. 8 -06 § 1]
18.35.150 Modifications to an approved preliminary short plat.
(1) Minor modifications to a previously approved preliminary short plat may be requested by the applicant and
approved by the administrator subject to the provisions for Type I decisions in Chapter 18.40 JCC; provided,
that the modification does not involve any of the following:
(a) The location or relocation of a road or street;
(b) The creation of an additional lot, tract or parcel;
(c) The creation of a lot, tract or parcel that does not qualify as a buildable lot pursuant to this code;
(d) The relocation of an entire lot, tract or parcel from one parent parcel into another parent parcel.
(2) Before approving such an amendment, the administrator shall make written findings and conclusions
documenting the following conditions:
(a) The modification will not be inconsistent or cause the short subdivision to be inconsistent with the
decision of the county preliminarily approving the application;
(b) The modification will not violate the intent of the original conditions of application approval; and
(c) The modification will not cause the short subdivision to violate any applicable county policy or
regulation.
(3) Modifications that involve the circumstances described in subsection (1) of this section, or exceed the
criteria set forth in subsection (2) of this section, shall be processed as a new preliminary short plat application.
[Ord. 8 -06 § 1 ]
18.35.160 Surety.
Subdivision applicants may be required to post a surety guaranteeing completion of subdivision improvements
within one year of final plat approval. The surety shall be for 200 percent of the cost of construction of those
improvements estimated by a licensed engineer. Surety shall be in a form acceptable to Jefferson County. In
the event that the applicant does not complete construction within one year, Jefferson County shall be
authorized to complete the construction and pay for the work from the surety account. Surety shall not be
accepted for developing potable water sources. Surety may only be released only after inspection by Jeffersor
County. [Ord. 8 -06 § 1 ]
18.35.170 Director of the department of public works certificate of improvements.
No permit for the construction of improvements within an approved subdivision shall be issued by the county
until the improvement method report, all construction drawings, proposed performance guarantees, and other
submittals in conformance with the development standards contained in Chapter 18.30 JCC and any
incorporated standards have been received and approved by the director of the department of public works. All
construction of improvements shall be inspected and approved in conformance with the development
standards contained in Chapter 18.30 JCC and any incorporated standards. After completion of all required
improvements or the guarantee of the construction of all required improvements, the director of the department
of public works shall submit a certificate in triplicate to the administrator stating the required improvements or
guarantees are in accordance with the provisions of this chapter, the preliminary short plat, including the
county's decision approving the short plat, and in accordance with the development standards contained in
Chapter 18.30 JCC and any incorporated standards. The administrator shall transmit one copy of the
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Chapter 18.35 LAND DIVISIONS Page 5 of 6
certification to the subdivider, together with a notice advising the subdivider to prepare a final plat for the
proposed short subdivision. The administrator shall retain one copy of the certificate. [Ord. 8 -06 § 1]
18.35.180 Final short plat requirements.
The applicant must submit a reproducible copy, plus five paper copies of the proposed final short plat to the
administrator. The reproducible copy of the approved final short plat will contain the elements as described in
JCC 1„8.35.120 and shall include certifications and other requirements as provided in JCC 1.357 for long
plats. [Ord. 8 -06 § 1 ]
18.35.190 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. 8 -06 § 1]
18.35.200 Final short plat approval.
The final short plat shall be approved by the administrator upon satisfaction of all conditions of approval and all
requirements as provided in this article and Article VI of this chapter. Final approval of short plats by the
Jefferson County board of county commissioners shall be required. All final short plats shall be approved,
disapproved or returned to the applicant within 30 days of their filing, unless the applicant consents to an
extension of time in writing. [Ord. 8 -06 § 1]
18.35.210 Time limitation on final short plat submittal.
Approval of a preliminary short plat shall expire unless the applicant submits a proposed final plat in proper
form for final approval within three years after preliminary approval. The department of community
development shall not be responsible for notifying the applicant of an impending expiration. [Ord. 8 -06 § 11
18.35.220 Effect of an approved final short plat — Valid land use.
Any lots, tracts or parcels in a final short plat filed for record shall be a valid land use notwithstanding any
change in zoning for a period of five years from the date of filing. A short subdivision shall be governed by the
terms of approval of the final short plat, and the statutes, ordinances and regulations in effect on the date of
preliminary plat approval for a period of five years after final short plat approval unless the Jefferson County
board of commissioners finds that a change in conditions creates a serious threat to the public health or safety
of residents within or outside the short subdivision. [Ord. 8 -06 § 1]
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Chapter 18.35 LAND DIVISIONS Page 6 of 6
18.35.230 Distribution of copies and filing of final short plat.
The administrator shall distribute the original and copies of the approved final short plat as follows:
(1) The original shall be returned to the applicant after it has been forwarded to the county auditor for
recording; and
(2) One recorded paper copy shall be retained in the files of the department of community development. [Ord.
8 -06 § 1 ]
18.35.240 Transfer of ownership following short plat approval.
Whenever any parcel of land lying within the county is divided under the provisions of this article relating to
short subdivisions, no person, firm, or corporation shall sell or transfer any such lot, tract or parcel without
having first received final approval of the short plat and having recorded the final short plat with the Jefferson
County auditor. It is the responsibility of the applicant to ensure that a final short plat is fully certified and filed
for record with the Jefferson County auditor prior to transferring ownership of any land. [Ord. 8 -06 § 1]
18.35.250 Building and occupancy permits — Issuance after final short plat approval.
(1) No building permit for a structure other than a temporary contractor's office or temporary storage building
shall be issued for a lot or parcel within an approved short subdivision prior to a determination by the relevant
fire district chief or designee that adequate fire protection and access for construction needs exists.
(2) No building permit for a structure other than a temporary contractor's office or temporary storage building
shall be issued for a lot or parcel within an approved short subdivision until the applicant complies with the
improvement method report, all requirements of the department of public works certificate of improvements,
and all requirements of the final plat approval.
(3) No occupancy permit for a structure other than a temporary contractor's office or other approved temporary
building shall be issued for a structure on a lot or parcel within an approved subdivision prior to final inspection
and approval of all required improvements which will serve such lot or parcel to the satisfaction of the director
of the department of public works and county building official. [Ord. 8 -06 § 1]
18.35.260 Accumulative short plats.
Accumulative short plats are not permitted. The short subdivision process may not be used to apply for a series
of short plats within two years from any application, thereby circumventing the long subdivision procedures.
[Ord. 8 -06 § 1 ]
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FINDINGS AND CONCLUSIONS FOR
ADMINISTRATIVE SUMMARY DECISION
Ruth Abbie & Paul Van Leuven
BLUE HILL SHORT PLAT; SUB 12- 00003 /MLA12 -00053
Proposal: Subdivide 10.02 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 6353 Cape George Road, Port Townsend, Cape
George Road runs parallel to the parcels western property boundary and
Blue Ridge Road runs parallel to the parcels eastern property boundary.
Legal Description: APN 001 - 301 -003; Tax 33 lying in the NE quarter of Section 30, Township
30 North Range 1 West, WM.
Property
Description: The northeast corner of the parcel is at an elevation of approximately 398
feet; the southeast corner's elevation is approximately 380 feet; the
southwest corner's elevation is approximately 458 feet and the northwest
corner is approximately 467 feet. The center of the parcel is at
approximately 446 feet in elevation. A good chunk of the parcel has been
cleared for horse pasture, sheds & horse shelter, existing accesses and septic
tanks. However, the parcel perimeter is heavily vegetated with conifers as is
the southwest corner, running parallel to the southern boundary about mid-
way up the parcel boundary. The southeast portion of the parcel also has a
significant amount of conifers. Cape George Road runs parallel to the
parcels western boundary and Blue Ridge Road runs parallel to the parcels
eastern boundary. Proposed Lot 1 has direct access off of Cape George
Road and Proposed Lot 2 has direct access of off Blue Ridge Road. Each
parcel will have public water as served by the Quimper public water system.
Community Plan: The Jefferson County Comprehensive Plan Land Use Map designates the
site as Rural Residential 1:5.
Surrounding Area: The majority of the surrounding parcels consist of approximately 5 -acre
tracts and larger. Several of the surrounding parcels have existing houses
and several of the parcels are undeveloped. Access to surrounding parcels is
via Cape George Road, Blue Ridge Road, and private easements.
Report prepared: July 13, 2012
Blue Hill Short Plat
MLA 12- 00053 /SUB 12 -00003
.. �
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 categorically exempt from environmental review. (WAC
197- 11- 800(6)(a).
Notice Information: Mailed to county agencies and adjacent property owners April 23, 2012.
Published in the April 25, 2012 edition of the Jefferson County -Port Townsend Leader. Applicant
posted site on April 26, 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 May 1, 2012 are hereby
incorporated by reference.
• County Health Department: Written comments dated July 11, 2012 are hereby
incorporated by reference.
• Jefferson County Assessor's Office: Written comments dated April 30, 2012 & May
23, 2012 are hereby incorporated by reference.
• East Jefferson Fire & Rescue: No comment received.
• Jefferson Transit: No comment received.
• Port Townsend School District 50: No comment received.
• City of Port Townsend Community Development: No comment received.
• PUD #1: 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.
• 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 10.02 acres parcel into two (2) residential lots.
2. The proposed short subdivision is subject to the policies of the Jefferson County
Report prepared: July 13, 2012
Blue Hill Short Plat
MLA 12- 00053 /SUB12 -00003 Page 2 of 19
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 IV 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.
e. Parcels designated as Forest Transition Overlay.
The parcel is a legal conforming lot consisting of 10.02 acres and zoned RR 1:5. The subject
property is surrounded by 5 -acre tracts and larger. Cape George Road runs parallel to the western
boundary of the parcel and Blue Ridge Road runs parallel to the eastern property 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.
5. The Jefferson County Comprehensive Plan Rural Residential Land Use Policy LNP 14.1
states:
"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."
Proposed Lot 2 eastern boundary is located within a susceptible (SUSC) aquifer recharge area.
Septic system designs will utilize best management practices to reduce potential impacts to the
aquifer. The submitted proposal does not require additional aquifer protection measures. However,
during construction the project shall follow the Best Management Practices (BMPs) and facility
design standards as identified and defined in the Washington Department of Ecology Stormwater
Report prepared: July 13, 2012
Blue Hill Short Plat
MLA 12- 00053 /SUB12 -00003 Page 3 of 19
Management Manual for Western Washington. Development of a stormwater site plan is not
required for the development of the plat.
Proposed Lot 2 eastern boundary is identified as a slight landslide hazard area. At such time a
permit is applied for, a geotechnical report may be required if development is proposed to be
located within the designated slight landslide hazard area.
Proposed Lot 1 western boundary is located within a coastal SIPZ designation. Both proposed
lots will utilize the Quimper public water system and fixtures that are designed to use low water
flows will be recommended at time of a building permit application. 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."
Proposed Lot 1 has direct access from Cape George Road and proposed Lot 2 has access from Cape
George Road via Blue Sky Drive, Discovery Ridge Road and Blue Ridge Road, existing private
roads on easements created by Discovery Ridge Division II and Discovery Bay Ridge Division IV
and V subdivisions.
Cape George is depicted as a proposed on -road bike route within the Jefferson County
Comprehensive Plan. However, there are existing trails that run parallel to Cape George Road for
bicycles and horse riding.
7. 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."
Both lots are located within the Quimper public water system (LUD #3) and the PUD has stated
they will provide water to this development. The LUD #3 water system has been approved for 505
service connections and currently has 363 active connections.
In accordance with JCC 18.35.130(1)(b), utilities shall be made available including potable water.
In accordance with the Jefferson County Coordinated Water System Plan (CWSP), Section 5.6
"Utility Service Review Procedure" after the preliminary plat is approved, a written contract should
be developed and executed between the utility and applicant to formalize the conditions of service
responsibilities. Each utility may have special considerations to be included within its contract.
Additionally, prior to approval of final plats or building permits, the water facilities are to be
installed to meet the utility's minimum standards and the as -built locations of water lines shall be
portrayed on the face of the final mylar.
Report prepared: July 13, 2012
Blue Hill Short Plat
MLA 12- 00053 /SUB12 -00003 Page 4 of 19
Prior to final plat approval, the applicant shall install any required water utilities and meter of which
shall be depicted on the face of the final mylar. A one -inch main is required at time of water line
installation.
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 is an existing septic permit (SEP05 -143) of which the applicant is applying for a septic
modification that separates the tanks from the glendon drainfield which will cause both (septic tank
& the drainfield) to become incomplete permits. The application must be prepared by a licensed
septic system designer. Proposed Lot 2 will require a septic tank only permit application prior to
future building permit approvals and Proposed Lot 1 will require a new full septic permit
application and fees prior to future building permit approvals.
Soil test pits and their respective soil log numbers shall be graphically portrayed on the face of the
final plat and numbered according to the soil test holes.
The following "Notice to Potential Purchasers" shall be placed on the final mylar:
The lots, parcels or tracts contained within this subdivision were based on design standards
and regulatory requirements in effect at the time of final approval. Complete sewage
disposal systems have not been approved for the lots, parcels or tracts contained within the
subdivision. On -site sewage disposal systems shall meet design standards and regulatory
requirements in effect at the time of application for a sewage disposal permit. Purchaser
should contact the Jefferson County Health Department for procedures concerning permit
applications.
Any removal of or major disturbances of soil within the proposed drainfield areas may
create site conditions that are unacceptable for the installation of sewage disposal systems.
9. Chapter 18.30.080 JCC 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."
Proposed Lot 1 has direct access from Cape George Road and proposed Lot 2 has access from Cape
George Road via Blue Sky Drive, Discovery Ridge Road and Blue Ridge Road, existing private
roads on easements created by Discovery Ridge Division II and Discovery Bay Ridge Division IV
and V subdivisions. The proponents have obtained access easements from the affected property
owners.
Report prepared: July 13, 2012
Blue Hill Short Plat
MLA 12- 00053 /SUB12 -00003 Page 5 of 19
There is an existing 30 foot wide right -of -way for Cape George Road adjacent to proposed Lot 1.
The access to Lot 2 is via Blue Sky Drive, Discovery Ridge Road, and Blue Ridge Road, existing
private roads on easements created by the Discovery Ridge Division ii and Discovery Bay Ridge
Division IV and V subdivisions. It is not feasible to provide a second access to Lot 2 from the
public road system. The access road to Lot 2 is adequate to ensure public safety.
There are limited opportunities for fire and emergency vehicles to turnaround on Blue Ridge Road.
This could hamper fire and emergency response to Lot 2. The driveway to Lot 2 can provide an
adequate turnaround for fire and emergency service vehicles if the initial 30 foot segment of the
driveway is constructed with a 20 foot width. Construction of the turnaround can be conducted in
conjunction with construction of a residence on Lot 2. It does not need to be constructed prior to
final plat approval.
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 30 foot wide right -of -way for Cape George Road adjacent to proposed Lot 1.
The access to Lot 2 is via Blue Sky Drive, Discovery Ridge Road, and Blue Ridge Road, existing
private roads on easements created by the Discovery Ridge Division ii and Discovery Bay Ridge
Division IV and V subdivisions. These rights -of -ways are all depicted as a 60 foot right -of -way.
Additional easement requirements are not required for the development of the two -lot short plat.
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."
There is an existing access off of Cape George that serves proposed Lot 1. This approach was
constructed when the parcel was created in the 1980's. There is no record of a road approach
permit for the parcel in the Public Works' road approach data base. A road approach permit is
required from the PWD and shall be constructed per the conditions of approval of the road
approach permit prior to final plat approval. The access to Lot 2 is via Blue Sky Drive, Discovery
Ridge Road, and Blue Ridge Road, existing private roads on easements created by the Discovery
Ridge Division ii and Discovery Bay Ridge Division IV and V subdivisions.
South Discovery Road and Timberline Road 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.
Report prepared: July 13, 2012
Blue Hill Short Plat
MLA 12- 00053 /SUB12 -00003 Page 6 of 19
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."
Proposed Lot 1 does not require a road maintenance agreement as it has directed access from Cape
George Road. Proposed Lot 2 has access via existing private roads. The status of existing road
maintenance agreements is not discussed in the application or referred to in the access easement for
Lot 2. It would not be appropriate to require a road maintenance agreement for this subdivision that
is independent of existing agreements. This issue of road maintenance shall be clarified prior to
final plat approval.
• If the owners of Lot 2 will be subject to and/or benefit from road maintenance agreements
for Blue Sky Drive, Discovery Ridge Road, and/or Blue Ridge Road, the agreements should
be referenced on the final plat.
• If there are not road maintenance agreements for Blue Sky Drive, Discovery Ridge Road,
and /or Blue Ridge Road, this should be stated on the final plat.
The status of the road maintenance agreements shall be clarified and an appropriate Notice to
Purchasers shall be placed on the face of the final plat. Prior to preparing the final plat, an analysis
shall be submitted to Public Works for review.
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.
Report prepared: July 13, 2012
Blue Hill Short Plat
MLA 12- 00053 /SUB 12 -00003
Page 7 of 19
(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 Port Townsend 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 10.02 -acre parcel into two lots intended for recreational /residential
use.
Report prepared: July 13, 2012
Blue Hill Short Plat
MLA 12- 00053 /SUB 12 -00003
Page 8 of 19
BLUE HILL SHORT PLAT
PRELIMINARY CONDITIONS
DEPARTMENT OF PUBLIC WORKS:
I . 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. Cape George Road, Blue Ridge Road, Blue Sky Drive and Discovery Ridge Road shall be
graphically portrayed on the face of the final mylar.
3. The easements that provide access to Lot 2 shall be depicted on the final plat and the
Auditor's File Number for the easements shall be referenced on the final mylar.
4. The preliminary plat depicts an existing road approach to Cape George Road that serves Lot
1. There is no record of a road approach permit in county records, therefore, a road
approach permit shall be applied for, approved and constructed to the requirements of the
Department of Public Works.
5. The status of road maintenance agreements for Lot 2 shall be clarified and noted on the face
of the final mylar under "Notice to Potential Purchasers."
• If the owners of Lot 2 will be subject to and/or benefit from road maintenance agreements
for Blue Sky Drive, Discovery Ridge Road, and/or Blue Ridge Road, the agreements shall
be referenced on the final mylar.
• If there are not road maintenance agreements for Blue Sky Drive, Discovery Ridge Road,
and /or Blue Ridge Road, this shall be stated on the final mylar.
6, The following notice shall be placed on the face of the final plat under "Notice to
Potential Purchasers"
• In order to provide a turnaround for fire and emergency vehicles, the initial 30 foot
segment of the driveway from Blue Ridge Road to the residence on Lot 2 shall be
constructed with a 20 foot width and a minimum 6 inches compacted gravel base and 2
inches compacted crushed rock.
7. Addresses shall be assigned to all lots. Addresses may be shown on the final plat or may be
applied for at the time of building permit application.
& Address plates for the lots shall be located in accordance with the provisions of the
Jefferson County 911 Emergency Locator System Ordinance,
9, 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.
10. 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.
Report prepared: July 13, 2012
Blue Hill Short Plat
MLA 12 -00053 /SUB 12 -00003
11. 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:
12. The location of the soil test pits and corresponding test pit number shall be graphically
portrayed on the face of the final plat.
13. A septic modification permit for SEP05 -143 that separates the tanks from the glendon
drainfield needs to be completed prior to final plat approval. The application must be
prepared by a licensed septic system designer.
14. Remove from the survey the "Septic Line" from the tanks to the septic system area as
identified on Sheet 3 of 4.
15. Sheet 3 of 4 on Lot 2, the "Septic Mound" label needs to be changed to read "Existing
Septic System Area."
16. The following notice shall be placed on the face of the final plat under "Notice to
Potential Purchasers"
Lot 1 requires a new full septic permit application and fees prior to any future building
permit approvals.
Lot 2 requires a septic tank only permit application prior to any future building permit
approvals.
IT The following notice shall be placed on the face of the final plat under "Notice to
Potential Purchasers"
The lots, parcels or tracts contained within this subdivision were based on design standards
and regulatory requirements in effect at the time of final approval. Complete sewage
disposal systems have not been approved for the lots, parcels or tracts contained within the
subdivision. On -site sewage disposal systems shall meet design standards and regulatory
requirements in effect at the time of application for a sewage disposal permit. Purchaser
should contact the Jefferson County Health Department for procedures concerning permit
applications.
Any removal of or major disturbances of soil within the proposed drainfield areas may
create site conditions that are unacceptable for the installation of sewage disposal
systems.
18. Prior to final plat, all potable water facilities (lines and meters) shall be installed to meet
the utilities minimum standards. (Contact Bob Phillips at the PUD #1 at 360 - 385 -5800)
19. A written contract shall be developed with the water purveyor and applicant to formalize
the conditions of water service responsibilities.
20. As -built locations of water lines and water meters shall be portrayed on the face of the
final plat.
Report prepared: July 13, 2012
Blue Hill Short Plat
MLA 12- 00053 /SUB 12 -00003
Page 10 of 19
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- 00003 /MLA 11 -00053 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 vicinity map on Sheet 1 of 4 depicts "Discovery Road" which needs to be changed to
its correct name of "South Discovery Road" on the final mylar survey.
25, The existing legal description as described in the updated plat certificate shall be referenced
on the face of the final mylar.
26. There are several subdivision names starting with `Blue." It is recommended that this short
plat be re -named to something different or maybe adding a name in front of "Blue."
2T On Sheet 3 of 4, please remove all references to "trees" and "orchard ".
28. On Sheet 3 of 4, please add the respective lot numbers and their acreages.
29. On Sheet 3 of 4, there is a "dash line" starting at the driveway of Cape George Road that
encumbers both lots. There is no reference to this dash line in the legend. Please remove
this dash line.
30, An updated plat certificate or supplement shall be submitted with the final blueline and
shall be 30 days current.
31, 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.
32. 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.
33. Arrangements shall be made by the applicant to install underground utility lines for
electricity and telephone service to all lots prior to final plat approval.
34. The following notices shall be placed on the final plat under "Notice to Potential
Purchasers ":
Blue Hill Short Plat
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.
Page 11 of 19
35. 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.
36 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 right -of -way shall be 20 feet. Minimum side yard setbacks
shall be 5 feet.
37. 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.
38. 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.
39. 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
Blue Hill Short Plat
1,J�-4,12-$*lil53LSIIVJ-2--ftiLiift
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 July 13, 2015. 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: July 13, 2012
Blue Hill Short Plat
MLA 12- 00053 /SUB 12 -00003
Page 13 of 19
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: July 13, 2012
Blue Hill Short Plat
MLA12- 00053 /SUB12 -00003 Page 14 of 19
Q) 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);
Q) 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: July 13, 2012
Blue Hill Short Plat
MLA 12- 00053 /SUB 12 -00003
Page 15 of 19
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: July 13, 2012
Blue Hill Short Plat
MLA 12- 00053 /SUB12 -00003 Page 16 of 19
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;
Q) 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: July 13, 2012
Blue Hill Short Plat
MLA 12- 00053 /SUB12 -00003 Page 17 of 19
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
I 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.
�.
Blue Hill Short Plat
Page 18 of 19
(w)
(x)
TREASURER
All taxes and /or assessments due are paid in full on this
20
Jefferson County Treasurer
A form of the approval of the County assessor, as follows:
ASSESSOR'S APPROVAL
Examined and approved this
Jefferson County Assessor
Attest:
Deputy Jefferson County Assessor
day of
day of 20_.
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: July 13, 2012
Blue Hill Short Plat
MLA 12- 00053 /SUB 12 -00003
Page 19 of 19