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HomeMy WebLinkAbout4.1 CUP Application NarrativeConditional Use Permit 1) Describe the requested conditional use. The proposed project will add 24 cabins to the 2 cabins already existing at the site (for a total of 26 cabins). Existing use: The property is within the West End Planning Area (WEPA) and currently zoned for residential use. The property consists of 5 total parcels adding up to 23.52 +/- acres. There are 2 cabins currently existing on site which will remain on site and will be integrated as part of the proposed project. Proposed use: The property will remain under existing zoning and be considered a rural recreational lodging per chapter 18.20.350.(1) of the Jefferson County code, which is a conditional use in the applicable zone. A lot consolidation (or BLA) application is already on file for this property and will combine the 5 parcels into one parcel, which will exceed the 20 acre minimum lot size for rural recreational lodging. All 26 cabins will be used for rural recreational lodging. The total square footage of the 26 cabins on the site will equal, in the aggregate, less than 12,000 square feet. 2) Explain how the conditional use is harmonious and appropriate in design, character and appearance with the existing or intended character and quality of development in the vicinity and with the physical characteristics of the subject property. The proposed conditional use meets the intentions of the code provisions applicable to the WEPA and rural recreational lodging. The small cabins will blend into the site and minimize the impact on the existing vegetation relative to one larger building consisting of 26 accommodation rooms. The proposed improvements will be screened from Highway 101 and will not be visible to the traveling public. The area between the Queets River and the Olympic National Park entrance and along Highway 101 is mostly open land. There are a few vacation houses along the bluff. The proposed project matches the character of the rural residential and vacation homes in the area. 3) Describe the infrastructure including but not limited to roads, fire protection, water, wastewater disposal, and stormwater control which will serve the requested conditional use Roads: The property includes an existing private paved 24 foot entrance drive from Highway 101 that transitions to a gravel drive. There are several existing driveways from the existing drive that lead to the existing cabins and sites of the planned additional cabins. The existing private drive and driveways will be utilized as much as possible but there will be some improvements required in order to provide additional parking and vehicular access. See the preliminary site plan for additional clarification. Fire Protection: In a memorandum dated October 23, 2015; Thomas Aumock provided initial comments based on the pre-consultation meeting. The memorandum was referenced in designing the preliminary site plan and a copy is provided in Appendix G. Water: The site has an existing well. The well has been tested for quality and quantity and the report has been provided. An additional tank has been proposed to allow for additional settling time, fire storage and allowing the proposed project to stay below a 5,000 gallon per day maximum threshold. A water design narrative has also been provided in Appendix E. Wastewater Disposal: There is an existing leach field on site. A geotechnical investigation and preliminary septic design have been conducted. Septic tanks will be provided for a group of cabins. The effluent from each septic tank will then be pumped to a new leach field. See the preliminary septic design for additional clarification. Stormwater Control: There is minimal impervious area being introduced to the site. Splash guards will be provided for all cabins and small bio swales will be constructed to minimize any storm water impacts. Preliminary calculations show approximately 8,500 cubic feet of additional stormwater storage will be required for a 2 year rain event. 4) Describe the location, size, and height of buildings, structures, signage, walls and fences and screening vegetation for the use. The proposed cabins will be two different sizes. 12 of the cabins will be at ground level and will be slightly larger than the cabins we are calling tree houses. The 12 tree houses, which will be smaller, will be elevated up to 5 feet in the air. Each will be 1 story and will include a small deck extending up to 10 feet from the cabin. The cabin locations have been carefully selected to meet the geotechnical recommendations and minimize the impacts on the site. The site has already been cleared for a previously proposed RV park. The cleared spots will be used as much as possible as building and parking locations. Trees larger than 24 inches dbh (diameter at breast height) have been avoided as much as possible during the site plan design. A small sign will be used (similar to the existing “SeaCrest” sign) at the entrance along with informational signs within the site. The site is already screened from Highway 101 by existing vegetation and the existing screen should be sufficient for the proposed project. No walls or fences are planned at this time but small fences may be required to keep people away from the bluff. 5) Describe any noise, smoke, dust, fumes, vibrations, odors, outdoor lights or other impacts will be generated by the conditional use. Noise: Noise impacts will be minimal and will mainly be caused by additional traffic flow and people on the property. No amplified sounds or mechanical noise is planned. There will be minimal construction related noise during the building phase of the proposed project. Smoke: Minimal smoke will be introduced by the proposed project. There are approximately 5 existing campfire sites on the property and the proposed project will include up to 5 total shared campfire sites within the property (the site plan currently shows 2 fire pit locations). Dust: There should be minimal to no additional dust generated by the proposed project. Construction of the new cabins will occur primarily offsite and the recreational lodging use will not be a significant source of dust. Fumes: There are no known fumes that will be introduced as a part of the proposed project. Vibrations There are no known vibrations that will be introduced as a part of the proposed project. Odors There are no known odors that will be introduced as a part of the proposed project. Outdoor Lights Outdoor lights may be added along the gravel road and driveways along with the access paths to the cabins and on the cabins themselves. All efforts will be made to minimize the impacts of lighting by means of shielding and pointing the lights in the downward direction. 6) Describe the pedestrian and vehicular traffic and parking area associated with the conditional use. Vehicular traffic will enter the site off Highway 101 using the existing paved entrance. One parking space will be provided as close to each cabin as possible while keeping the integrity of the site intact. Additional parking will be provided along the main entrance road. There is no minimum parking space quantity for this project but a 1.5:1 ratio is currently planned. There is a paved path currently designed for pedestrian travel between the parking spots and the cabins and within the site. No additional paths or roads will be constructed off the bluff (near the ocean or wetlands). 7) Will the proposed conditional use result in the siting of an incompatible use adjacent of an airport of airfield? No 8) Are there any significant adverse impacts on the human and natural environments caused directly by the conditional use? If yes, can these impacts be mitigated? See the environmental report and Reasonable Economic Use Variance (REUV) application, attached. 9) Describe how granting the conditional use will not be materially detrimental to uses or property in the vicinity of the subject parcel. The existing cabins located on the property are currently used as vacation rentals. Accordingly, the proposed use is substantially similar to the existing use; it will just add additional cabins. Neighboring properties are zoned rural residential, the same as this property, and are used primarily residences and vacation rentals. 10) Describe how granting the conditional use will not be substantially detrimental to the public interest. The property is within the WEPA and rural recreational lodging is a use that is contemplated to occur within this designated area. The purpose of the WEPA is to allow for expanded rural- compatible employment opportunities in sparsely populated, isolated rural areas. The proposed project will provide economic opportunity while minimizing the impact to the property and surrounding community. 11) Does the conditional use have merit and value for the community as a whole? Yes. The property is within the WEPA and will provide economic opportunity while minimizing the impact to the property and surrounding community. Accordingly, it supports the purpose of the WEPA designation, which is to allow for expanded rural-compatible employment opportunities in sparsely populated, isolated rural areas. 12) Describe how the conditional use complies with all other applicable criteria and standards of the Jefferson County Code (JCC) and any other applicable local, state or federal law; and more specifically, conforms to the standards contained in JCC 18.20 and 18.30. Section 18.20.035 describes the intent of the “Small-scale recreation and tourist uses.” The proposed project meets both the intent of the WEPA (as described above) as well as the code provisions related to small scale recreation and tourist uses. Section 18.20.035 provides: “Small- scale recreation and tourist uses rely on a rural location and setting and provide opportunities to diversify the economy of rural Jefferson County by utilizing the county’s abundant recreational opportunities and scenic and natural amenities in an environmentally sensitive manner consistent with the rural character of the county.” One such use “rural recreational lodging or cabins for overnight rental on parcels 10 acres or larger in size,” is the use contemplated for this proposal. 13) Describe how the conditional use is consistent with all relevant goals and policies of the Jefferson County Comprehensive Plan. The proposed project is addressed in the following excerpt from Chapter 3 of the Jefferson County Comprehensive Plan: The West End The isolated western portion of Jefferson County has no existing commercial lands, and therefore no commercial land for that area was designated in this Plan. The West End is not projected to experience significant growth during the 20-year planning period, with a total 20-year population projection of 43 additional people. Convenience services are available at the Kalaloch Lodge store on National Park land and at a Quinault Nation convenience store at Queets. The regional decline of forestry and fishing has resulted in distressed economic conditions in this area. The decline of natural resource-based industries requires that new employment opportunities in available economic sectors areas be developed for a transition to a more diversified economy. Although the population of the West End is limited, a significant number of people visit the tourist and recreation attractions of the area year-round. During the tourist season, the area experiences a large influx of visitors. Situated on U.S. Highway 101 between the mountain/rainforest and the ocean beach portions of Olympic National Park, the West End receives visitors from Puget Sound regional metropolitan areas, as well as national and international visitors. The Hoh and Quinault Indian Reservation communities are concentrated population centers that both contribute to and rely upon the West End economy. In order to encourage employment opportunities in this economically distressed area, policies in this Plan allow commercial activities serving tourist-related uses to carry a broader range of goods and services to meet the needs of the local population (see LNP 7.6). In addition, policies for home businesses and cottage industries allow for greater flexibility under criteria specific to the West End (see LNP 6.1.12 and LNP 6.2.13). The proposed project, which will serve tourists visiting the area, will provide year-round economic opportunity and produce jobs in an area that the Comprehensive Plan recognizes as economically distressed.