HomeMy WebLinkAboutPC Mtg Minutes 11-05-2014 FINAL621 Sheridan St.
Port Townsend WA 98368
ROLL CALL
District 1
Coker: £-Absence
Felder: U-Absence
[Vacant position]
Jefferson County Planning Commission
MEETING MINUTES
District 2
Smith: U-Absence
Farmer: Present
Sircely: Present
Tri-Area Community Center
November 5, 2014
P: 360-379-4450
F: 360-379-4451
plancomm@co.jefferson.wa .us
Call to Order at 6:30 pm
District 3
Brotherton: Present
Giske: Present
Hull: Present
Staff Present
Carl Smith, DCD Director
Stacie Hoskins, DCD Planning Manager
Donna Frostholm, DCD Associate Planner
Colleen Zmolek, DCD Associate Planner
Anna Bausher, DCD Assistant Planner
Elizabeth Williams, DCD Administrative Clerk
Public in Attendance: 11
Approval of Agenda: Richard Hull moved to make a change to the Agenda:
Affordable Housing will be discussed first, then recreational marijuana due to the number
of public in attendance for the topic.
Approval of Minutes: Carl Smith requested approval of the October 1st minutes with the following minor edit:
STAFF UPDATES
New County Treasurer
Removal of "Ready to request an approval from BOCC for a public hearing in Oct." in
regards to the FEMA Biological Opinion.
Tom Brotherton moved to approve the minutes. Patricia Farmer seconded.
4 in favor, 0 against, 1 abstained.
Stacie Hoskins: Announced her last day at DCD to be November 7th. Thanked everyone who donated their
time. She will begin her new position as County Treasurer on November 25th.
New DCD Planner
Carl Smith:
Sign Code
Introduced Anna Bausher as a relatively new assistant planner who is in attendance to
discuss affordable housing.
Carl Smith: Sign Code hearing to take place on November 17th at 10:30am at the BOCC Chambers.
Invited any planning commission members to attend in support of the proposed code.
Planning Commission Vacancy
Carl Smith: The District 1 vacancy is still open. Please spread the word.
COMMISSIONER ANNOUNCEMENTS
Richard Hull: Recently attended the Short Course on Local Planning in Port Orchard, which covered the
Comprehensive Plan update. Stated he did not learn anything new, as Stacie and Carl have
done an excellent job of providing information to the Planning Commissioners.
PUBLIC COMMENT
Tim Fager:
Jim McRae:
Voiced his concerns for overregulation of the marijuana industry. Feels that the state has
already applied many requirements and would like it treated like other agriculture, such as
kale or corn, and on a case-by-case basis.
Landowner in the Quilcene area. Currently growing 500 vines of Pinot Noir. Interested in
cutting and curing and drying marijuana in Tier 1 capacity. Feels that distinguishing the
difference between each Tier is appropriate. Feels that the size of grow restriction should
only include indoor grow and not outdoor.
Page i of 4
621 Sheridan St.
Port Townsend WA 98368
Jean Ball:
Roger Hall:
Gary Johnson:
Tom Thiersch:
Frank Hoffman:
Kyle Craig:
Gary Colman:
Jean Ball:
DISCUSSION
Jefferson County Planning Commission
MEETING MINUTES
Tri-Area Community Center
November 5, 2014
P: 360-379-4450
F: 360-379-4451
plancomm @co .jefferson .wa.us
Owner of Gnarly Dog Farms. Wanted to thank the Planning Commission for their
undertaking of this task The business is already overregulated through the state.
Tier 1 applicant for recreational marijuana. His employer, Nan Duma, sent him with a letter
to read at the meeting. Mr. Hall read the letter aloud. Aligning with Auto repair 50 foot
setback from property line not inappropriate.
I-502 applicant in Brinnon and newcomer to the business. Based on objections at the
Commissioner meetings, the opposition is based on the plant itself. The neighbor that does
not like marijuana will object no matter how many restrictions and setbacks there are.
Restrictions on 1-502 will have unintentional consequences.
Not an applicant. The regulations and limitations proposed may lose the County money.
Okanogan County will be growing all the weed and collecting the excise tax instead of
Jefferson County. Jefferson County cannot afford to take that risk DCD is leaning toward a
particular approach. Why a prejudice on the approach? Consider the "no action" alternative.
Please evaluate it as an alternative. The moratorium and work plan was to study this topic.
Attended Planning Commission meetings over the years and will miss Stacie. In addition to
her skill and knowledge, Stacie makes an effort to be fair. In regards to the Navy Joint Land
Use Study, the survey responses were mostly from people in the Navy, who think it's great.
We seem to be considered collateral damage.
Tier 3 applicant. Master's degree in Environmental and Soil Science. Former employee of
WSU. Excited to live in the northwest and be part of Jefferson County. The County has a
great opportunity for cannabis production. Limitation on structural sizes is appropriate for
indoor processing, but size restrictions are not appropriate for outdoor grow operations.
Most horticultural is used for vegetable production and cultivation techniques can also be
used for cannabis production.
Good opportunity to put money into the County treasury. In support of marijuana
operations.
The collective employment potential in 10 years rivals the mill.
Compreh e n s ive Pl a n Am e ndm e nt: Affo rdable Hou s ing
Anna Bausher: Simply updated statistics. Pulled from 1990/2000 Census. Updated with 2010 Census.
Brief paragraph regarding the Housing Action Plan Network proposed to be added. Adopted
in 2006, amendment in 2007. Housing Action Plan has not been included in the
Comprehensive Plan, as the last update was in 2004. One new goal and supporting policies
have been proposed to be added to the Goals and Policies section to support the strategies
of the Housing Action Plan.
Tom Brotherton: We discussed this prior several years ago and we kept track on a flipchart. Are those
concerns addressed and included in the changes?
Stacie Hoskins: I did not have Anna look at that.
Tom Brotherton:
Stacie Hoskins:
Tom Giske:
Carl Smith:
San Juan County had something in their code that if property owners build a house and
occupy it themselves for 6 years, the structure did not require a permit. It had gone to the
courts approximately 10 years ago and it was decided they could do so without following
building code. Perhaps we could consider bringing that to our County.
A lower-cost structure could include trailers and park models, but they would still need a
water source and proper sewage disposal.
Should we consider a change to our plan that would allow our density to be increased in
certain situations?
The Growth Management Act is an obstacle that may not allow us to do so.
--·----------------------··------··---------------------------------··----~~---··------------·--···----··---------------------------·--·· ~ Page2of4
'.'lsff 1 NG'\0
621 Sheridan St.
Port Townsend WA 98368
Patricia Farmer:
Jefferson County Planning Commission
MEETING MINUTES
Tri-Area Community Center
November 5, 2014
P: 360-379-4450
F: 360-379-4451
plancomm@co.jefferson .wa.u s
Can we discuss this further at the next meeting? I am not prepared to discuss it as I have
notes at home and am not familiar with the Housing Action Plan.
Tom Giske: Is Homeward Bound discouraged by our regulations? And if so, why?
UDC Amendment : Mari juana Regulations
Colleen Zmolek: The table provided in the Planning Commission packet includes our current zones and what
Richard Hull:
Carl Smith:
Tom Brotherton:
Patricia Farmer:
Colleen Zmolek:
Stacie Hoskins:
Matt Sircely:
Patricia Farmer:
Richard Hull:
Stacie Hoskins:
Richard Hull:
Carl Smith:
Jim McRae, citizen:
Carl Smith:
Tom Giske:
Matt Sircely:
Patricia Farmer:
Carl Smith:
Stacie Hoskins:
Colleen Zmolek:
Kyle Craig, citizen:
Patricia Farmer:
Stacie Hoskins:
the purposes for each zone is. It includes possible consequences for producing, processing,
and retail in each zone and potential recommendations.
What's our objective tonight?
We would like direction on how the Planning Commission would like DCD to proceed with
recommendations, depending on what the Planning Commission feels is consistent with
each zone.
Would like to disclose that he is owner of a marijuana retail store in Discovery Bay.
Would like to hear why the staff has provided the potential recommendations and how are
other counties handling this?
Nine counties have continued with their existing zoning regulations.
The County has not yet seen the impacts of indoor growing, as grapes and other agriculture
are typically not grown in 20,000 s.f. structures.
The County should encourage outdoor growing, with less power and less employees.
Aren't there restrictions for other agriculture?
Currently, the producing and processing are paired together. However, I feel they are two
separate categories, as there is chemical extractions that could be involved during the
processing stage.
We rely on ORCAA and Dept. of Ecology to address how they're using chemicals.
I do not agree. It should depend on the scale of their operations.
The applicant provides an operation plan at the time that they apply for their state license.
The recommendation for the 5,000 sq. ft. limit in Rural Residential zones should be
considered for the structure for indoor growing and should not encompass outdoor grow
operations.
The moratorium will expire in February. If we don't extend the moratorium, the PC will
need to make a decision by December/January. January would include a public hearing and
have recommendations by February. You would give us guidance tonight.
Feels the County is moving in the correct direction with retail. However, we need to stay
focused on the impact, not the product.
Outdoor has a much lesser impact. Would like to the restrictions for producing limited to
indoor growth and not inclusive of outdoor growth.
Applicants need to work on making their neighbors feel comfortable. Would not like to live
next to an 8' fence.
A buffer can help mitigate that.
With an 8' fence and security and lighting, some neighbors would not like that on the
property line.
Some jurisdictions have added performance standards, such increased fence setbacks from
property lines with buffer requirements.
The State requirements for lighting, fences, and infrared cameras are for outdoor grow
operations, not indoor. The lighting is not on the fence, but at the building site, as the crop
would not grow with the lights on 24-hrs a day.
When would this type of business not require a Conditional Use permit?
Under current code, an operation that is just growing, and not processing, would not
require land use permit. Perhaps, just a building permit.
Page 3 of 4
62 1 She ridan St.
Port Townsend WA 98368
Jefferson County Planning Commission
MEETING MINUTES
Tri-Area Community Center
November 5, 2014
P: 360-379-445 0
F: 360-379-4451
plancomm @co .j efferson .wa .us
Tim Giske:
Carl Smith:
Has anyone determined what our tax consequences are one way or the other?
DCD has not determined that.
Stacie Hoskins: The 25% tax at the producing processing all goes to the state. The 25% at retail goes to the
state, however, we still get sales tax.
Colum Tinley, citizen: After a brief estimate of taxes, 2% of sales tax. On a conservative side, Jefferson County
stands to collect 2.2 million annually.
Matt Sircely: I believe most important issue first and foremost, to keep our neighbors safe. Is there a way
to have neighbors work together on this issue?
Kyle Craig, citizen: In addition to the moratorium, another reason why I switched locations was because there
were many citizen complaints. The WA Liquor Control Board offered me my choices of: fight
the complaints, move locations, or withdraw your application. I chose to switch locations.
Matt Sircely: Perhaps the buffers could be eliminated if neighbors are supporting each other.
Stacie Hoskins: Sometimes neighbors change, even if the business is existing.
Matt Sircely: We all have a general consensus that marijuana is different than other agriculture.
Comprehensive Plan Amendment: Joint Land Use Study
Stacie Hoskins: Joel Peterson is the lead planner on this project. A workshop was held a couple of months
ago with a low turn-out. In January, they'll plan to have a draft ofresolution strategies open
for a 30-day comment period. Another workshop in May of 2015. The growth management
act requires jurisdictions near navy bases to plan for compatible uses.
UDC Amendment: In-Lieu Fee Program
Donna Frostholm: The In-Lieu Fee Program is a mitigation program. Our SMP currently allows for in-lieu fees,
however, we would like to add the language to JCC 18.22 in order to make the in-lieu fee
program available to projects impacting in critical areas. Currently, the applicant must do
the mitigation themselves. By providing payment, they are then placing the responsibility
of mitigation onto the "sponsor", which will be determined depending on the area of the
project. We have provided a line in/line out in the packet tonight.
UDC Amendment: Final Plat Vesting
Carl Smith: 2012 Legislature amended the RCW to extend the time period in which a subdivider must
file final plat approval. It was again amended in 2014 to the following:
Preliminary approval before January 1, 2008 and not within SMA jurisdiction: 1 0 years
Preliminary approval before January 1, 2015, including those approved before January 1,
2008 and within SMA jurisdiction: 7 years
Preliminary approval on or after January 1, 2015, regardless of where located: 5 yrs.
Next Planning Commission meeting scheduled for 12/3/14 at 6:30 pm at the Brinnon Community Center.
Adjourned at 9:05 pm __ mm n nnm mm nmm nmm nmmm mmF/m mm n J • • m •
These meeting minutes were approved this day of ---~
~G (~
2015.
Kevin Coker, Chair
Page 4 of 4