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HomeMy WebLinkAbout6.1 Reasonable Economic Use VarianceReasonable Economic Use Variance 1) From which standards are you requesting a variance? The amount of required buffers, setbacks and unbuildable areas within the site make it impossible to provide a project that is otherwise allowed for this property. The specific variance being requested is the buffer from the coastal lagoon shown on site as an “existing pond.” 2) Describe the requested variance. The requested variance will allow the project to be constructed, as shown in the site plan, with a 100 foot buffer from the coastal lagoon. 3) Describe the proposed standard(s). The proposed standard will be a 100 foot buffer from the existing coastal lagoon for all construction. 4) Describe the extraordinary conditions or unusual circumstances which exist on your property that would justify deviation from the standard (such as topographic features, parcel size and shape, drainage, etc.). Attach topographic photographs or topographic map showing the unique features. The property is bordered by Highway 101 on one side and the Pacific Ocean on the other. The property is at sea level on the western boundary and on a bluff approximately 80 ft in elevation on the western boundary. There is a coastal lagoon between the ocean and the bluff. The property is set within Jefferson County’s WEPA and also within the Quinault Indian Nation. The property is also relatively long and narrow. The required buffers and setbacks would make the proposed project impossible to build. See drawing, attached. Required buffers and setbacks: From Highway 101: 50 feet From Adjacent property (to the North and South): 5 feet From Well: 100 feet From Ordinary High Water Mark: 150 feet From Coastal Lagoon: 200 feet From Wetland on Slope: 50 feet From Top of Slope: 30 ft (setback and buffer combined) 5) Are these conditions unique to your property and not experienced by other properties in the area? (If yes, explain) There are no documented coastal lagoons along the Pacific Ocean within Jefferson County. Along Highway 101, there are very few buildable locations in Southern portion of Jefferson County due to the proximity of the Olympic National Park. 6) Were any of these conditions or circumstances caused directly by you? (If yes, explain) No 7) Describe the hardship the standard places on the use of your property. The amount of buildable area defined by the required buffers and setbacks does not allow for a development that matches the intent of the project. The attached exhibit shows the required buffers and setbacks required for the project. 8) Is the deviation you request the minimum necessary to accomplish you project or is there another reasonable way to accomplish your project that would not require a variance? We do not foresee an alternative site plan that will allow our project to be built without a variance. Great efforts have been made to reduce the impacts on the property and we feel we are requesting the minimum deviation from the standards in order to build our project. Some examples are below: • All development is set away from the ocean and wetlands, on the bluff above. The proposed development should have minimal impacts on the coastal lagoon, which is the buffer variance being requested. • Existing gravel roadways will be used as much as possible to minimize the impacts to the site and minimize the functional characteristics such as the existing contours, vegetation, fish and wildlife resources and hydrological conditions. • The existing well will be used for the project so no additional drilling will be required • Energy efficient cabins will be selected • Cabins, parking and site utilities are placed in a way to minimize impacts to existing trees and vegetation • Pier foundations will be used to minimize the impacts on existing trees and minimize earthwork. • The existing electrical facilities will be used for the project • No additional trails will be created around the wetlands or on the lower section of the property • The property east of the highway is not being developed due to not having a view of the ocean. The property is split by Highway 101 but safety is a concern in splitting the cabins. The East side of the highway will be utilized for any necessary environmental mitigation measures, if possible. • No non-native landscaping will be utilized. • Existing vegetation will be left in place as much as possible. • Water usage will be below 5,000 gallons per day. 9) Describe how granting the variance will not be materially detrimental to the public health, safety, welfare, use, or interest, or injurious to property or improvements in the vicinity. The proposed project will keep the current use of the property the same; it will just be adding additional cabins. The neighboring properties are zoned rural residential, the same as this property. 10) Is there anything else you would add which supports your request? See the environmental reports in Appendix B of this application.