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Home My WebLink About21 Marrowstone Island Community Development Plan ,v✓P5 5;171,-,0--C-5- v ce,s s}`- �� w,`-'1,)r MAY 01 2017 * `,t1n 1,-,,,J) t?c - Nov-S, L'''C-- MvCoh^6}r^ ?'— V FA\ --C---) E? rilD) 6'►M ^C--' ` ^ cam—" UQ26 1- _111 TV _..„.,,,,,,,_ ,:, ,,„.s ...„ ,,,,,!..,, .., ..,...,... .,,...,...„ 7:::,. '-;" .:-.'„'''71`,:-. CC "\ 111 t i . S + .,I 1 ISI •�1: ; fi p 11 I :, , : :„ . i• ..,::ny.,,,,,,d, i 111 .F' ' {' 11'11 ( 1 }1 1 t i Ii b 1 ... f ; 1 tr . 1( 21 I 12 J MARROWSTONE ISLAND COMMUNITY DEVELOPMENT PLAN Jefferson County Board of Commissioners Carroll M. Mercer, Chairman B.G. Brown, Commissioner A.M. O'Meara, Commissioner Jefferson County Planning Commission Karl Randolph, Chairman Chet Dalgleish Dorithe Harrington Richard Kenyon Harry Pollard Norris Short Finis Stevens William Svensson Eva Taylor Marrowstone Island Citizens Planning Committee Captain J. Edward Richey, Chairman Alan Baldwin Smitty Bedell Ted Buckland Nancy Butts Harold Cash Lloyd Chandler Molly Davis Herman Dishington Tom Hall Dr. Robert Marriage Kathy Jenks Monty McCoy Marty Peterson William Pittis Don Sweeney Alma Taylor Dr. John Taylor Bruce Travis Jefferson County Planning Department David Cunningham, Director David Goldsmith, Community Development Planner Laura Southmayd, Clerical Assistance Peter Steel , Graphics 2 12 TABLE OF CONTENTS PAGE CHAPTER 1: INTRODUCTION AND PURPOSE 1 CHAPTER 2: MARROWSTONE ISLAND AND ITS RESOURCES 2 Location and History 2 Landforms and Geology 2 Soils 4 Vegetation 7 Marine Resources 8 Wildlife 8 Climate 9 Topography 9 Community Facilities and Services 9 Community Government and Special Purpose Districts 10 CHAPTER 3: MARROWSTONE ISLAND AND ITS PEOPLE 11 Population Growth 11 Population Characteristics 11 Development Trends 11 CHAPTER 4: COMMUNITY VALUES 12 CHAPTER 5: COMMUNITY DEVELOPMENT PLAN 15 Housing and Residential Development 16 Commerce and Industry 17 Signs and Outdoor Advertising 19 Resource Prdocution (Agriculture, AquicVltUre, and Forestry) 20 Open Space and Recreation 21 Transportation and Circulation 22 Community Facilities and Services 24 CHAPTER 6: IMPLEMENTATION: HOW TO MAKE THE PLAN WORK 27 �� l� . . cation or assembling of products or materials. At present, the Nordland General Store serves as the commercial center for the Island. A concession is operated at Fort Hagler State Park to serve the needs of summer tourists. A larger, commercial center is located at nearby Hadlock. Also, there are a number of business enterprises home-based on the Island, but which conduct the major part of their operations elsewhere. Examples include the Carl Johnson truck/freight firm, and Stevens Stage Lines. Small logging or excavating contractors who maintain or store their equipment on Marrowstone, but perform their work off the Island are similar examples. There are no industrial developments on the Island. GOALS 1. To provide for a level of commerce that is adequate for the needs of Island residents and to a lesser degree summer tourists. 2. To insure that commercial development is located, designed, constructed and operated in a desirable and well-planned manner. POLICIES I. Many residents on the Island are retirement age. The opportunity should exist for those who desire to supplement their retirement incomes through home ttabusinesses. ivi*f such as a beauty parlor, tax accounting, sign painting, etc. Home or cottage businesses should: (a) employ no more than two persons outside of the immediate family. (b) be contained within primary residential structures or common outbuildings such as garages or barns; and (c) not - affect the use, value, or enjoyment of adjacent areas or properties. ' 2. Home-based businesses on the Island should: (a) be acces-o., to a prim- ary idence, the . ' and (b� ` theu/� value, 0� enjoyment of adjacent properties. 3~ Intensive activites, other than "Ma and Pa" stores, type home ' » or cottage businesses, home-based businesses, personal services, and / ~ enterprises coincidential with agriculture or aquaculture production should be considered incompatible with the rural character of the Island and this plan. 4' activities are considered an urban and should not be considered compatible with the goals and policies of this plan. Strip commercial development along arterials leads to unnecessary traf- fic congestion, automobile aCCidents^ proliferation of signs, and diminished property values. 5. Commercial development should be located adjacent to exisitng commercial areas near the Nordland Store in a block-like fashion. 6' Commercial development should provide sufficient off-street parking with limited access, a separate off-street loading or delivery zone, adequate screening or buffering from adjoining uses, and not create a situation which would adversely affect the use, lue or enjoyment of adjacent areas or properties. 7. Commercial signs should follow the policies in the following section entitled "Signs and Outdoor Advertising." 18 � \ . ' 4 o� � | �°— resolution no. 23-78 WHEREAS, the Washington State Planning Enabling Act, R.C.W. 36.70, permits the Jefferson County Comprehensive Plan to be "amplified or augmented in scope by progressively including more completely planned areas consisting of natural homogeneous communities, distinctive geograph- ical areas, or other types of districts having unified interests within the total area of the County", and WHEREAS, Marrowstone Island constitutes such a distinctive geograph- ical area whose citizens have unified interests, and WHEREAS, the Marrowstane Island Community Development Plan has been prepared by the mutual cooperation of the property owners of Marrowstone Island, the Jefferson County Planning Commission, the Jefferson County Planning Department, and other interested and responsible parties, and WHEREAS, said Plan has been reviewed in compliance with the State Planning Enabling Act, including the required public hearings, and WHEREAS, the Jefferson County Planning Commission has approved said Plan and recommended that this Board of County Commissioners also approve and certify same, and WHEREAS, this Board finds the adoption of said Plan to be in the interest of the public health, safety, and welfare of the citizens of Marrowstone Island and the citizens of Jefferson County, NOW THEREFORE BE IT RESOLVED, that the Marrowstone Island Community Development Plan is hereby approved and certified as an official amend- ment to the Jefferson County Comprehensive Plan. It fi • APPROVED and CERTIFIED this C day of ,f innA,f'. , 1978. SEAL: JEFFERSON COUNTY BOARD OF COMMISSIONERS ter . : ;,. (:(14: .. .,.., as i. .1 N 1 ().,_cuLzicemy/. /ini, „cg," Carroll M. Mercer, Chairman + -- / . . r ' -.I ' i Gl A A.M. O'Meara, ommissioner ATTEST: g=` 'Z- � 4 �� r / Ketty A rson, County Audir�rand Ex-Officio 0e.' Clerk of the Board B.G. Brown, Commissioner 6 IL- . _ , , __, .... ,...._,..._.__...- - - - - . ' ---- - les.saMs........amiasemacamokenanavasolo. $ I 245 1"7 . . 6). 2'-)4 ib Se-'(("c 'sLYvk. ___ 0 ct-.5$ - -..) c.....- - rr--- ,y'' go,5 ,JAN- 04-'3 , . t /-) 6vd.J2-,...r, Cd1-- 61j)17 . ,,.1-1,•,,,z_.v/1,4— (1/7-4i'- fro-e-k .70 6,___ 5-41 6- .5 1' q 2_ D DCW( n = IlAir- A • - 1 --r--3 — ' r\A r a H , 3 i . fli , 1 _ . N . .. . .. . . . . -," • ... — ...,,,...,. C . .,_ . ,... . . .. ,.... ..._ . . . •:- .••,•,.. ......., . . . ,...... ........ ,... .,..... ....... ....... :. _„ ..,. ,...... . „ .. . .. . . . . .. . . . ._. .. . . • - ,.. • ...... ... . • .. .... . . . . ...... ••. - ,• . — _... ... ,.. •,,,.. . ...., .„...:.. - • - -4— - --- . .-:,.—... . - . ....', .......-;,, ...,.. •- =,•.--....' . .- ,,,:. -..- - _ .... - •- .. „ - . . '-'..._--....:,.r..--,'••• -: •, '.... - -..-':.:: '',:::=-,.•--.''..;'' ,''..,.., e...,,....c..;i--,.- . ..,,'. _.,,•-. ,s... .. ,. , ..,.., ,• .,: _ .., ,;„,.,, '.:.: ' . 1, :.`.;;-..-. .::,. -'..: .. . .,, ;','"'^',1?"'1777Trn,i;•.11.; . ,. , . , . , ., .,. . , - . . .• . • •. .I_. .,• ••1' . • • : . - . . . , ., : :.,, . - • • i••• ' .. -1;"..•'''- i I _., L1:1[..';!:,: ..' ': : - .. .- . ' : 1(Ai,:lY.:''• •,,.. 1 ' ' •i, .• it,.hi'; !1!; : - I. '• Aillk14111111 1 ' • •',1):,..‘ •-! ri,..0..,1 ' . ,i+:• •• , :. ,; ! .::l'd .4,! '.,t. •lil‘ 1: .•: r!,'..• :•:'• .^:0,,•:', . ., • .:•; I ..-: 1 ' '. . ''• ,. I, ( , , r I 11, 1 r, ' . 1''1 1.. I i1LNIT , 1' 't ' • - k- I'l '1 111 1 I 11 11-- ,.: I . ,t 1 i 1 ; 1 ...,. _., 1 . _ -2....I -7 \ . MARROWSTONE ISLAND COMMUNITY DEVELOPMENT PLAN Jefferson County Board of Commissioners Carroll M. Mercer, Chairman B.G. Brown, Commissioner A.M. O'Meara, Commissioner Jefferson County Planning Commission Karl Randolph, Chairman Chet Dalgleish Dorithe Harrington Richard Kenyon Harry Pollard Norris Short Finis Stevens William Svensson Eva Taylor Marrowstone Island Citizens Planning Committee Captain J. Edward Richey, Chairman Alan Baldwin Smitty Bedell Ted Buckland Nancy Butts Harold Cash Lloyd Chandler Molly Davis Herman Dishington Tom Hall Dr. Robert Harriage Kathy Jenks Monty McCoy Marty Peterson William Pittis Don Sweeney Alma Taylor Dr. John Taylor Bruce Travis Jefferson County Planning Department David Cunningham, Director David Goldsmith, Community Development Planner Laura Southmayd, Clerical Assistance Peter Steel , Graphics 21 _ - ^ TABLE OF CONTENTS PAGE CHAPTER l: INTRODUCTION AND PURPOSE 1 CHAPTER 2: MARROWSTONE ISLAND AND ITS RESOURCES 2 Location and History 2 Landforms and Geology 2 Soils 4 Vegetation 7 Marine Resources 8 Wildlife 8 Climate 9 Topography 9 Community Facilities and Services 9 Community Government and Special Purpose Districts 10 CHAPTER 3: MARROWST0NE ISLAND AND ITS PEOPLE 11 Population Growth 11 Population Characteristics ll Development Trends 11 CHAPTER 4: COMMUNITY VALUES 12 CHAPTER 5: COMMUNITY DEVELOPMENT PLAN 15 Housing and Residential Development 16 Commerce and Industry 17 Signs and Outdoor Advertising 19 Resource Prdocution (Agriculture, AqUfCultUre, and Forestry), 2D Open Space and Recreation 21 Transportation and Circulation 22 Community Facilities and Services 24 CHAPTER 6: IMPLEMENTATION: HOW TO MAKE THE PLAN WORK 27 111 CT cation or assembling of products or materials. At present, the Nordland General Store serves as the commercial center for the Island. A concession is operated at Fort Flagler State Park to serve the needs of summer tourists. A larger, commercial center is located at nearby Hadlock. Also, there are a number of business enterprises home-based on the Island, but which conduct the major part of their operations elsewhere. Examples include the Carl Johnson truck/freight firm, and Stevens Stage Lines. Small logging or excavating contractors who maintain or store their equipment On Marrowstone, but perform their work off the Island are similar examples. There are no industrial developments on the Island. GOALS 1. To provide for a level of commerce that is adequate for the needs of Island residents and to a lesser degree summer tourists. 2. To insure that commercial development is located, designed, constructed and operated in a desirable and well-planned manner. POLICIES I. Many residents on the Island are retirement age. The opportunity should exist for those who desire to supplement their retirement incomes through home t businesses. such as a beauty parlor, tax accounting, sign painting, etc. Home or cottage businesses should: (a) emPloY no more than two Persons outside of the immediate faniily; (b) be contained within primary residential structures or common outbuildings such as garages or barns; and (c) not - affect the use, value, or enjoyment of adjacent areas or properties.� 2. Home-based businesses on the Island should: (a) be accessory to aim- `- -. ary residence, and (b) aversely affect the value,` or '� �t of adjacentProperties. ^ ~ J. Intensive commercial `activites, other than "M� and Pa' type stores, home ' * or cottage businesses, home-based businesses, personal services, and ~ - enterprises coincidential with agriculture or aquaculture production should be considered incompatible with the rural character of the Island and this plan. 4. are consideredan urban land use and should not be considered compatible with the goals and policies of this plan. Strip commercial development along arterials leads to unnecessary traf- fic congestion, automobile aCrfdent�, proliferation of signs, and diminished property values. 5. Commercial development should be located adjacent to exisitng commercial areas near the Nordland Store in a block-like fashion. 6' Commercial development should provide sufficient off-street parking with limited access, a separate off-street loading or delivery zone, adequate screening or buffering from adjoining uses, and should not create a situation which would adversely affect the use, value or enjoyment of adjacent areas or properties. 7. Commercial signs should follow the policies in the following section entitled "Signs and Outdoor Advertising." 18 � � ) [l | � • - , -_ @�' Aok, I resolution no. 23-78 t.IHEREAS, the Washington State Planning Enabling Act, R.C.W. 36.70, permits the Jefferson County Comprehensive Plan to be "amplified or augmented in scope by progressively including more completely planned areas consisting of natural homogeneous communities, distinctive geograph- ical areas, or other types of districts having unified interests within the total area of the County", and WHEREAS, Marrowstone Island constitutes such a distinctive geograph- ical area whose citizens have unified interests, and WHEREAS, the MarrowstOne Island Community Development Plan has been prepared by the mutual cooperation of the property owners of Marrowstone Island, the Jefferson County Planning Commission, the Jefferson County Planning Department, and other interested and responsible parties, and WHEREAS, said Plan has been reviewed in compliance with the State Planning Enabling Act, including the required public hearings, and WHEREAS, the Jefferson County Planning Commission has approved said Plan and recommended that this Board of County Commissioners also approve and certify same, and WHEREAS, this Board finds the adoption of said Plan to be in the interest of the public health, safety, and welfare of the citizens of Marrowstone Island and the citizens of Jefferson County, NOW THEREFORE BE IT RESOLVED, that the Marrowstone Island Community Development Plan is hereby approved and certified as an official amend- ment to the Jefferson County Comprehensive Plan. APPROVED and CERTIFIED this .Z e� day of ,4n0/L�',� 1978. SEAL: JEFFERSON COUNTY BOARD OF COMMISSIONERS n tc .b.It (. -( )J% Jyyl.t-c, " ' Carroll M. Mercer, Chairman . , . ,., Cilk... .i_441._ , =-.-, �' ' A.M. O'Meara, ommissioner ATTEST: rra Vr4)1'0,./71,_//AILA2_76.2`Bett 'Arson1 YY Audi E4yand Ex-Officio o'k%, Clerk of the Board B.G. Brown, Commissioner 21 II I1- ,v✓P5 5;171,-,0--C-5- v ce,s s}`- �� w,`-'1,)r MAY 01 2017 * `,t1n 1,-,,,J) t?c - Nov-S, L'''C-- MvCoh^6}r^ ?'— V FA\ --C---) E? rilD) 6'►M ^C--' ` ^ cam—" UQ26 1- _111 TV _..„.,,,,,,,_ ,:, ,,„.s ...„ ,,,,,!..,, .., ..,...,... .,,...,...„ 7:::,. '-;" .:-.'„'''71`,:-. CC "\ 111 t i . S + .,I 1 ISI •�1: ; fi p 11 I :, , : :„ . i• ..,::ny.,,,,,,d, i 111 .F' ' {' 11'11 ( 1 }1 1 t i Ii b 1 ... f ; 1 tr . 1( 21 I 12 J MARROWSTONE ISLAND COMMUNITY DEVELOPMENT PLAN Jefferson County Board of Commissioners Carroll M. Mercer, Chairman B.G. Brown, Commissioner A.M. O'Meara, Commissioner Jefferson County Planning Commission Karl Randolph, Chairman Chet Dalgleish Dorithe Harrington Richard Kenyon Harry Pollard Norris Short Finis Stevens William Svensson Eva Taylor Marrowstone Island Citizens Planning Committee Captain J. Edward Richey, Chairman Alan Baldwin Smitty Bedell Ted Buckland Nancy Butts Harold Cash Lloyd Chandler Molly Davis Herman Dishington Tom Hall Dr. Robert Marriage Kathy Jenks Monty McCoy Marty Peterson William Pittis Don Sweeney Alma Taylor Dr. John Taylor Bruce Travis Jefferson County Planning Department David Cunningham, Director David Goldsmith, Community Development Planner Laura Southmayd, Clerical Assistance Peter Steel , Graphics 2 12 TABLE OF CONTENTS PAGE CHAPTER 1: INTRODUCTION AND PURPOSE 1 CHAPTER 2: MARROWSTONE ISLAND AND ITS RESOURCES 2 Location and History 2 Landforms and Geology 2 Soils 4 Vegetation 7 Marine Resources 8 Wildlife 8 Climate 9 Topography 9 Community Facilities and Services 9 Community Government and Special Purpose Districts 10 CHAPTER 3: MARROWSTONE ISLAND AND ITS PEOPLE 11 Population Growth 11 Population Characteristics 11 Development Trends 11 CHAPTER 4: COMMUNITY VALUES 12 CHAPTER 5: COMMUNITY DEVELOPMENT PLAN 15 Housing and Residential Development 16 Commerce and Industry 17 Signs and Outdoor Advertising 19 Resource Prdocution (Agriculture, AquicVltUre, and Forestry) 20 Open Space and Recreation 21 Transportation and Circulation 22 Community Facilities and Services 24 CHAPTER 6: IMPLEMENTATION: HOW TO MAKE THE PLAN WORK 27 �� l� . . cation or assembling of products or materials. At present, the Nordland General Store serves as the commercial center for the Island. A concession is operated at Fort Hagler State Park to serve the needs of summer tourists. A larger, commercial center is located at nearby Hadlock. Also, there are a number of business enterprises home-based on the Island, but which conduct the major part of their operations elsewhere. Examples include the Carl Johnson truck/freight firm, and Stevens Stage Lines. Small logging or excavating contractors who maintain or store their equipment on Marrowstone, but perform their work off the Island are similar examples. There are no industrial developments on the Island. GOALS 1. To provide for a level of commerce that is adequate for the needs of Island residents and to a lesser degree summer tourists. 2. To insure that commercial development is located, designed, constructed and operated in a desirable and well-planned manner. POLICIES I. Many residents on the Island are retirement age. The opportunity should exist for those who desire to supplement their retirement incomes through home ttabusinesses. ivi*f such as a beauty parlor, tax accounting, sign painting, etc. Home or cottage businesses should: (a) employ no more than two persons outside of the immediate family. (b) be contained within primary residential structures or common outbuildings such as garages or barns; and (c) not - affect the use, value, or enjoyment of adjacent areas or properties. ' 2. Home-based businesses on the Island should: (a) be acces-o., to a prim- ary idence, the . ' and (b� ` theu/� value, 0� enjoyment of adjacent properties. 3~ Intensive activites, other than "Ma and Pa" stores, type home ' » or cottage businesses, home-based businesses, personal services, and / ~ enterprises coincidential with agriculture or aquaculture production should be considered incompatible with the rural character of the Island and this plan. 4' activities are considered an urban and should not be considered compatible with the goals and policies of this plan. Strip commercial development along arterials leads to unnecessary traf- fic congestion, automobile aCCidents^ proliferation of signs, and diminished property values. 5. Commercial development should be located adjacent to exisitng commercial areas near the Nordland Store in a block-like fashion. 6' Commercial development should provide sufficient off-street parking with limited access, a separate off-street loading or delivery zone, adequate screening or buffering from adjoining uses, and not create a situation which would adversely affect the use, lue or enjoyment of adjacent areas or properties. 7. Commercial signs should follow the policies in the following section entitled "Signs and Outdoor Advertising." 18 � \ . ' 4 o� � | �°— resolution no. 23-78 WHEREAS, the Washington State Planning Enabling Act, R.C.W. 36.70, permits the Jefferson County Comprehensive Plan to be "amplified or augmented in scope by progressively including more completely planned areas consisting of natural homogeneous communities, distinctive geograph- ical areas, or other types of districts having unified interests within the total area of the County", and WHEREAS, Marrowstone Island constitutes such a distinctive geograph- ical area whose citizens have unified interests, and WHEREAS, the Marrowstane Island Community Development Plan has been prepared by the mutual cooperation of the property owners of Marrowstone Island, the Jefferson County Planning Commission, the Jefferson County Planning Department, and other interested and responsible parties, and WHEREAS, said Plan has been reviewed in compliance with the State Planning Enabling Act, including the required public hearings, and WHEREAS, the Jefferson County Planning Commission has approved said Plan and recommended that this Board of County Commissioners also approve and certify same, and WHEREAS, this Board finds the adoption of said Plan to be in the interest of the public health, safety, and welfare of the citizens of Marrowstone Island and the citizens of Jefferson County, NOW THEREFORE BE IT RESOLVED, that the Marrowstone Island Community Development Plan is hereby approved and certified as an official amend- ment to the Jefferson County Comprehensive Plan. It fi • APPROVED and CERTIFIED this C day of ,f innA,f'. , 1978. SEAL: JEFFERSON COUNTY BOARD OF COMMISSIONERS ter . : ;,. (:(14: .. .,.., as i. .1 N 1 ().,_cuLzicemy/. /ini, „cg," Carroll M. Mercer, Chairman + -- / . . r ' -.I ' i Gl A A.M. O'Meara, ommissioner ATTEST: g=` 'Z- � 4 �� r / Ketty A rson, County Audir�rand Ex-Officio 0e.' Clerk of the Board B.G. Brown, Commissioner 6 IL- . _ , , __, .... ,...._,..._.__...- - - - - . ' ---- - les.saMs........amiasemacamokenanavasolo. $ I 245 1"7 . . 6). 2'-)4 ib Se-'(("c 'sLYvk. ___ 0 ct-.5$ - -..) c.....- - rr--- ,y'' go,5 ,JAN- 04-'3 , . t /-) 6vd.J2-,...r, Cd1-- 61j)17 . ,,.1-1,•,,,z_.v/1,4— (1/7-4i'- fro-e-k .70 6,___ 5-41 6- .5 1' q 2_ D DCW( n = IlAir- A • - 1 --r--3 — ' r\A r a H , 3 i . fli , 1 _ . N . .. . .. . . . . -," • ... — ...,,,...,. C . .,_ . ,... . . .. ,.... ..._ . . . •:- .••,•,.. ......., . . . ,...... ........ ,... .,..... ....... ....... :. _„ ..,. ,...... . „ .. . .. . . . . .. . . . ._. .. . . • - ,.. • ...... ... . • .. .... . . . . ...... ••. - ,• . — _... ... ,.. •,,,.. . ...., .„...:.. - • - -4— - --- . .-:,.—... . - . ....', .......-;,, ...,.. •- =,•.--....' . .- ,,,:. -..- - _ .... - •- .. „ - . . '-'..._--....:,.r..--,'••• -: •, '.... - -..-':.:: '',:::=-,.•--.''..;'' ,''..,.., e...,,....c..;i--,.- . ..,,'. _.,,•-. ,s... .. ,. , ..,.., ,• .,: _ .., ,;„,.,, '.:.: ' . 1, :.`.;;-..-. .::,. -'..: .. . .,, ;','"'^',1?"'1777Trn,i;•.11.; . ,. , . , . , ., .,. . , - . . .• . • •. .I_. .,• ••1' . • • : . - . . . , ., : :.,, . - • • i••• ' .. -1;"..•'''- i I _., L1:1[..';!:,: ..' ': : - .. .- . ' : 1(Ai,:lY.:''• •,,.. 1 ' ' •i, .• it,.hi'; !1!; : - I. '• Aillk14111111 1 ' • •',1):,..‘ •-! ri,..0..,1 ' . ,i+:• •• , :. ,; ! .::l'd .4,! '.,t. •lil‘ 1: .•: r!,'..• :•:'• .^:0,,•:', . ., • .:•; I ..-: 1 ' '. . ''• ,. I, ( , , r I 11, 1 r, ' . 1''1 1.. I i1LNIT , 1' 't ' • - k- I'l '1 111 1 I 11 11-- ,.: I . ,t 1 i 1 ; 1 ...,. _., 1 . _ -2....I -7 \ . MARROWSTONE ISLAND COMMUNITY DEVELOPMENT PLAN Jefferson County Board of Commissioners Carroll M. Mercer, Chairman B.G. Brown, Commissioner A.M. O'Meara, Commissioner Jefferson County Planning Commission Karl Randolph, Chairman Chet Dalgleish Dorithe Harrington Richard Kenyon Harry Pollard Norris Short Finis Stevens William Svensson Eva Taylor Marrowstone Island Citizens Planning Committee Captain J. Edward Richey, Chairman Alan Baldwin Smitty Bedell Ted Buckland Nancy Butts Harold Cash Lloyd Chandler Molly Davis Herman Dishington Tom Hall Dr. Robert Harriage Kathy Jenks Monty McCoy Marty Peterson William Pittis Don Sweeney Alma Taylor Dr. John Taylor Bruce Travis Jefferson County Planning Department David Cunningham, Director David Goldsmith, Community Development Planner Laura Southmayd, Clerical Assistance Peter Steel , Graphics 21 _ - ^ TABLE OF CONTENTS PAGE CHAPTER l: INTRODUCTION AND PURPOSE 1 CHAPTER 2: MARROWSTONE ISLAND AND ITS RESOURCES 2 Location and History 2 Landforms and Geology 2 Soils 4 Vegetation 7 Marine Resources 8 Wildlife 8 Climate 9 Topography 9 Community Facilities and Services 9 Community Government and Special Purpose Districts 10 CHAPTER 3: MARROWST0NE ISLAND AND ITS PEOPLE 11 Population Growth 11 Population Characteristics ll Development Trends 11 CHAPTER 4: COMMUNITY VALUES 12 CHAPTER 5: COMMUNITY DEVELOPMENT PLAN 15 Housing and Residential Development 16 Commerce and Industry 17 Signs and Outdoor Advertising 19 Resource Prdocution (Agriculture, AqUfCultUre, and Forestry), 2D Open Space and Recreation 21 Transportation and Circulation 22 Community Facilities and Services 24 CHAPTER 6: IMPLEMENTATION: HOW TO MAKE THE PLAN WORK 27 111 CT cation or assembling of products or materials. At present, the Nordland General Store serves as the commercial center for the Island. A concession is operated at Fort Flagler State Park to serve the needs of summer tourists. A larger, commercial center is located at nearby Hadlock. Also, there are a number of business enterprises home-based on the Island, but which conduct the major part of their operations elsewhere. Examples include the Carl Johnson truck/freight firm, and Stevens Stage Lines. Small logging or excavating contractors who maintain or store their equipment On Marrowstone, but perform their work off the Island are similar examples. There are no industrial developments on the Island. GOALS 1. To provide for a level of commerce that is adequate for the needs of Island residents and to a lesser degree summer tourists. 2. To insure that commercial development is located, designed, constructed and operated in a desirable and well-planned manner. POLICIES I. Many residents on the Island are retirement age. The opportunity should exist for those who desire to supplement their retirement incomes through home t businesses. such as a beauty parlor, tax accounting, sign painting, etc. Home or cottage businesses should: (a) emPloY no more than two Persons outside of the immediate faniily; (b) be contained within primary residential structures or common outbuildings such as garages or barns; and (c) not - affect the use, value, or enjoyment of adjacent areas or properties.� 2. Home-based businesses on the Island should: (a) be accessory to aim- `- -. ary residence, and (b) aversely affect the value,` or '� �t of adjacentProperties. ^ ~ J. Intensive commercial `activites, other than "M� and Pa' type stores, home ' * or cottage businesses, home-based businesses, personal services, and ~ - enterprises coincidential with agriculture or aquaculture production should be considered incompatible with the rural character of the Island and this plan. 4. are consideredan urban land use and should not be considered compatible with the goals and policies of this plan. Strip commercial development along arterials leads to unnecessary traf- fic congestion, automobile aCrfdent�, proliferation of signs, and diminished property values. 5. Commercial development should be located adjacent to exisitng commercial areas near the Nordland Store in a block-like fashion. 6' Commercial development should provide sufficient off-street parking with limited access, a separate off-street loading or delivery zone, adequate screening or buffering from adjoining uses, and should not create a situation which would adversely affect the use, value or enjoyment of adjacent areas or properties. 7. Commercial signs should follow the policies in the following section entitled "Signs and Outdoor Advertising." 18 � � ) [l | � • - , -_ @�' Aok, I resolution no. 23-78 t.IHEREAS, the Washington State Planning Enabling Act, R.C.W. 36.70, permits the Jefferson County Comprehensive Plan to be "amplified or augmented in scope by progressively including more completely planned areas consisting of natural homogeneous communities, distinctive geograph- ical areas, or other types of districts having unified interests within the total area of the County", and WHEREAS, Marrowstone Island constitutes such a distinctive geograph- ical area whose citizens have unified interests, and WHEREAS, the MarrowstOne Island Community Development Plan has been prepared by the mutual cooperation of the property owners of Marrowstone Island, the Jefferson County Planning Commission, the Jefferson County Planning Department, and other interested and responsible parties, and WHEREAS, said Plan has been reviewed in compliance with the State Planning Enabling Act, including the required public hearings, and WHEREAS, the Jefferson County Planning Commission has approved said Plan and recommended that this Board of County Commissioners also approve and certify same, and WHEREAS, this Board finds the adoption of said Plan to be in the interest of the public health, safety, and welfare of the citizens of Marrowstone Island and the citizens of Jefferson County, NOW THEREFORE BE IT RESOLVED, that the Marrowstone Island Community Development Plan is hereby approved and certified as an official amend- ment to the Jefferson County Comprehensive Plan. APPROVED and CERTIFIED this .Z e� day of ,4n0/L�',� 1978. SEAL: JEFFERSON COUNTY BOARD OF COMMISSIONERS n tc .b.It (. -( )J% Jyyl.t-c, " ' Carroll M. Mercer, Chairman . , . ,., Cilk... .i_441._ , =-.-, �' ' A.M. O'Meara, ommissioner ATTEST: rra Vr4)1'0,./71,_//AILA2_76.2`Bett 'Arson1 YY Audi E4yand Ex-Officio o'k%, Clerk of the Board B.G. Brown, Commissioner 21 II I1- z,7,, 27 , k\HI:r- R -ro-Nt\\\[- r-r-=- - 1 , N- TA\-\,1 A\ ic..-D1 [ ) c) __ _. Ili ' i c\_Th.J J j \_1 nit )1=b__\__J \JO • ..,,,,.,, , ty ., ......:,... ._:..c,.... ,...... ,::. , .. . ,..... .. . .. .. . .. .... • ° `. !!'ilii!!'itl, "1r. 11'IPi .,1 t i , i,�.i,1N,, M Ii • .t '�h M i I . i,i ., 1 ii A if .1. HI r 1'- 1 li! qi i:i'l ii 1 '!1')111- 1 ,li 1 , IittLII:tilif I 1 L, i 11 1l MARROWSTONE ISLAND COMMUNITY DEVELOPMENT PLAN Jefferson County Board of Commissioners Carroll M. Mercer, Chairman B.G. Brown, Commissioner A.M. O'Meara, Commissioner Jefferson County Planning Commission Karl Randolph, Chairman Chet Dalgleish Dorithe Harrington Richard Kenyon Harry Pollard Norris Short Finis Stevens William Svensson Eva Taylor Marrowstone Island Citizens Planning Committee Captain J. Edward Richey, Chairman Alan Baldwin Smitty Bedell Ted Buckland Nancy Butts Harold Cash Lloyd Chandler Molly Davis Herman Dishington Tom Hall Dr. Robert Harriage Kathy Jenks Monty McCoy Marty Peterson William Pittis Don Sweeney Alma Taylor Dr. John Taylor Bruce Travis Jefferson County Planning Department David Cunningham, Director David Goldsmith, Community Development Planner Laura Southmayd, Clerical Assistance Peter Steel , Graphics cation or assembling of products or materials. At present, the Nordland General Store serves as the commercial center for the Island. A concession is operated at Fort Flagler State Park to serve the needs of summer tourists. A larger, commercial center is located at nearby Hadlock. Also, there are a number of business enterprises home-based on the Island, but which conduct the major part of their operations elsewhere. Examples include the Carl Johnson truck/freight firm, and Stevens Stage Lines. Small logging or excavating contractors who maintain or store their equipment on Marrowstone, but perform their work off the Island are similar examples. There are no industrial developments on the Island. GOALS I. To provide for a level of commerce that is adequate for the needs of Island residents and to a lesser degree summer tourists. 2. To insure that commercial development is located, designed, constructed and operated in a desirable and well-planned manner. POLICIES I. Many residents on the Island are retirement age. The opportunity should exist for those who desire to supplement their retirement incomes through home or cottage businesses. Home or cottage businesses are activities such as a beauty parlor, tax accounting, sign painting, etc. Home or cottage businesses should: (a) employ no more than two persons outside of the immediate family; (b) be contained within primary residential structures or common outbuildings such as garages or barns; and (c) not affect the use, value, or enjoyment of adjacent areas or properties. 2. Home-based businesses on the Island should: (a) be accessory to a prim- ary residence, and (b) not aversely affect the use, value, or enjoyment of adjacent properties. 3. Intensive commercial activites, other than "Ma and Pa" type stores, home or cottage businesses, home-based businesses, personal services, and enterprises coincidential with agriculture or aquaculture production should be considered incompatible with the rural character of the Island and this plan. 4. Industrial activities are considered an urban land use and should not be considered compatible with the goals and policies of this plan. Strip commercial development along arterials leads to unnecessary traf- fic congestion, automobile accidents, proliferation of signs , and diminished property values. 5. Commercial development should be located adjacent to exisitng commercial areas near the Nordland Store in a block-like fashion. 6. Commercial development should provide sufficient off-street parking with limited access , a separate off-street loading or delivery zone, adequate screening or buffering from adjoining uses, and should not create a situation which would adversely affect the use, value or enjoyment of adjacent areas or properties. 7. Commercial signs should follow the policies in the following section entitled "Signs and Outdoor Advertising. " 18 100 Southwest Drive Spartanburg, SC 10,000 Square Foot Industrial Facility 7 1 .1 Acres-.....-- -------- ......110, - VA8311[J3E3'ij@ ......., v. ,... ......., _______ _, ® irra M ztir4, II i I 1 4 i NI,. 1 .--.4 , - #" ,„/ , ,,,--,. a3:�: Lyons Industrial Properties is pleased to offer for lease or sale this very nice industrial facility located off of Interstate 85 at North Blackstock Road in Ly0 \-1 s Spartanburg, SC. This property is located in Southwest Industrial Park. The buildingisperfect for companies lookingfor +/- 10,000 square feet of industrial INDUSTRIAL PROPERTIES p SA +o+L,E.A�S NGspr,DEVELOPMENT space who need excellent I-85 / I-26 access. This facility has +/- 491 square feet of new office space. This building features 17'-21' ceiling heights, two docks, 812 East Main Street one drive in door, metal halide lighting, skylights, etc. A new sewer line has Spartanburg,SC 29302 been extended to this building so public sewer is now available! This building is set up very well for office / warehousing or as a manufacturing operation! 888.420.0011 Toll Free 864.583.0094 Office • +1- 10,000 square feet on 1.1 acres of land Contact: Bobby Lyons,CCIM • +/- 491 square feet of office space ,r 00 or Adam Padgett • 17' 6" — 21' 4" pg 1;�@@°- " blyons@lyonsgroupllc.com • 2 loading dock positions with dock platform `�ww.lyons2roupllc.com • Public sewer available • 2 truck dock positions and 1 drive in door Lease Rate: $3.25 / Sq. Ft. NNN $2,700 per month Grf Sale Price: $325.000 $310.000 M, This information has been ,, taken from sources deemed to f be reliable. No warranty or N. y` , llirepresentation,expressed or s 4 `� � implied, is made to the accuracy of this information. Any 'and all prices lease rates „a„ w�, or other pertinent data may change without notice. Bobby Lyons,ccin '.. �s Interested parties should d .i , '" conduct their own investigations and rely solei., rwm a �w1 �: • _ on their findings. EXHIBIT-3 Re:JEFCO#ZON17-00003/BLD17-00093 Lee Does 8802 Flagler Road Marrowstone Island,WA 98358 r IN 4; 4.. I 1 �„ �� ,t,D a .• C&a n.'Ae'£�"'i't'�i+r 4. .Y� ^xt�4P � _ _ { x . 110,000 SQ.FT. INDUSTRIAL BLDG./(FOR SCALE) • • v• 11111' ., w�,xe. # a mss. ..a' ,•________________ I` � �• y - tn, };', ' 1700 SQ.FT. HOME (APPLICANT'S) PROPOSED BUILDING WOULD BE NEARLY 6-TIMES THE SIZE OF APPLICANT'S RESIDENCE EXHIBIT-2 Re:JEFCO#ZON17-00003/BLD17-00093 Lee Does 8802 Flagler Road Marrowstone Island,WA 98358 r k�4,ON co 27 "s JEFFERSON COUNTY DEPARTMENT OF COMMUNITY DEVELOPMENT 621 Sheridan Street Port Townsend, WA 98368 DEVELOPMENT REVIEW DIVISION STAFF REPORT TO JEFFERSON COUNTY HEARING EXAMINER RE: Application for Type III ) PROPOSED FINDINGS, Zoning Conditional Use Permit ) CONCLUSIONS,AND RECOMMENDATIONS File No: MLA17-00019: ZON17-00002—ZON17-00003 —BLD17-00093. Applicant: Austin Smith 126 SW 148th St Suite C100-228 Seattle,WA 98166 Project Planner: Patrick Hopper Assistant Planner,Development Review Division Department of Community Development Jefferson County,WA. SUMMARY OF APPLICATION AND RECOMMENDATION Date of Application: The Application was received on March 7th, 2017 and deemed complete on April 14th,2017. Open Record Hearing: Tuesday, June 27th, 2017 — Commissioners Chambers, Jefferson County Courthouse. Application: Proposal for a conditional use permit for Olympus Gardens (Washington State Liquor and Cannabis Board License#412943 for Tier 3) 10,000 square foot of canopy for production and a cottage industry permit for processing of recreational marijuana(Processing will be for flower and dry sifted hash)in a rural residential 1:10 zone on Marrowstone Island, case MLA17-00019. Production and processing will take place entirely inside a 10,080 square foot, 23 foot tall greenhouse,being reviewed under building permit BLD17-00093.Type A full screen landscaping is required to screen use from the road and adjacent parcels. Building Permits/Inspections Development Review Division Long Range Planning (360)379-4450 FAX: (360)379-4451 proposed at this location so no customers will be traveling to and from the property.All employees will be residing in the existing single family residence and will not be traveling to and from the site for work. There may be occasional slight increases in traffic due to scheduled deliveries and product pickups. (i)No business may provide drive-through service. Staff Comment: There will be no retail sales of products at this property. Drive through service is not proposed as part of this project. (j)Cottage industries shall be limited in their hours of operation.No business on-site customer service shall be conducted before 8:00 a.m. or after 8:00 p.m., Monday through Friday,and before 9:00 a.m. or after 6:00 p.m., Saturday and Sunday. Staff Comment: There will be no retail sales of products being conducted at this property.There will not be any customers accessing the property,and there will be no customer service provided. (k)The administrator may attach additional conditions or requirements,or may make modifications to the site plan where necessary to protect the health, safety and welfare of the public. Staff Comment: This standard has been acknowledged by the UDC Administrator. (1)The granting of the proposed cottage industry use shall not constitute a rezone.No expansions of approved cottage industries are permitted, except as specified in Article VI-L of Chapter 18.15 JCC,Remote Rural Overlay Districts for the West End Planning Area and the Brinnon Planning Area, concerning the rural remote overlay districts. Staff Comment: The proposed cottage industry will not require a rezone. The proposed project is consistent with this standard. (m)No exterior display of goods for sale shall be allowed. Staff Comment: There shall be no retail sales or displays of goods for sale on the property. The proposed project is consistent with this standard. (n)The cottage enterprise is an accessory use to the residential use of a dwelling unit,and the residential function of the buildings and property shall be maintained. Staff Comment: The project is consistent with this standard.The primary use of the property is residential. (o)Any new structure constructed to accommodate the cottage industry shall be limited in scale so that it is in character with neighboring properties. In no case shall more than 5,000 square feet of total building area on the property be devoted to the cottage industry. Staff Comment: The dedicated area of the greenhouse structure, defined in the plan set as the head house is where the processing of recreational marijuana shall take place. The head house area is separated from the production dedicated areas of the proposed greenhouse, and contains its own a separate entrance from the outside.The head house measures to be 72 feet by 25 feet, for a total of 1800 square feet dedicated to the cottage industry. Staff Report to the Jefferson County Hearing Examiner MLA17-00019/ZON17-00002,ZON17-00003,BLD17-00093—Type IIl Conditional Use 11 EXHIBIT-4 • Re:JEFCO#ZON17-00003/BLD17-00093 Lee Does 8802 Flagler Road Marrowstone Island,WA 98358 Lee M.Does 8802 Flagler Road Nordland,WA 98358 June 27,2017 Stephen Causseaux,Esq. Jefferson County Hearing Examiner 902 South 10th Street Tacoma,Washington 98405 Re:JEFCO#ZON17-00003IBLD17-00093 Dear Examiner Causseaux: This letter is to express my opposition to the proposed permit for a Tier-3 Marijuana Production facility at 9272 Flagler Rd.,Nordland,WA. Marrowstone Island is a close-knit rural residential community,with only single-point access to mainland services. Under the name Olympus Gardens LLC,applicant Austin Smith is seeking to establish a 10,000 square foot production facility on land currently classified as rural residential.As an island resident and property owner,I would appreciate your rigorous scrutiny re.potential impacts to both neighbors and the community as a whole. The applicant has applied for a permit to operate the proposed facility as a Cottage Industry.Jefferson County code describes the definition and purpose of a Cottage Industry as: 18.10.030(Definition) "Cottage industry"means a commercial or manufacturing activity conducted in whole or in part in either the resident's single-family dwelling unit or in an accessory building, but is of a scale larger than a home occupation or home business.A cottage industry is a limited,small-scale commercial or industrial activity, including fabrication, with limited retail sales,that can be conducted without substantial adverse impact on the residential character in the vicinity. 18.20.170(Purpose) (1)"Purpose.To provide for small-scale economic development activities on residential parcels, subordinate to the primary residential use, if the administrator finds that such activities can be conducted without substantial adverse impact on the residential environment and rural character in the vicinity.The scale and intensity of cottage industries are typically greater than could be accommodated as a home business, but less than would require a land use district designation of commercial or industrial." Based upon the code references above,my specific objections include: 1. Both the scale and intended function of the proposed 10,000 square-foot building are out of character with both the current and historical community,and would be incompatible with Marrowstone Island.At 10,000 square feet,the proposed building would be nearly six times the size of the applicant's 1700-ft. house.Applicant Austin Smith is proposing an industrial-scale operation that does not begin to meet the either the JEFCO or Marrowstone Island descriptions of a cottage industry. (Exhibits 1,2,3) 2. Data from existing Tier-3 operations describe single-harvest yields of approx. .0625 pounds of product per square foot of illuminated growing area.'Assuming 8000-ft of grow area,some 500-lbs of product could be expected from a single harvest.Current wholesale prices for marijuana product are averaging$1600 per pound;or$800,000 per just one of the two annual harvests predicted by the applicant's agent Kevin Coker.This scale of production could not possibly meet the definition of"limited"or"small scale"as outlined in 18.10.030. 3. JEFCO 18.20.170(4a)specifies that"The cottage industry shall be operated by at least one full-time bona fide resident...":At a 15 May MICA(Marrowstone community meeting) this spring,the applicant's agent Kevin Coker stated that home owner(and license holder)Austin Smith intended to maintain his current residence in the Seattle area;leaving others to manage his facility on at least a part-time basis.Based upon this statement alone,the applicant's own representative is disqualifying this permit application. 4. Marrowstone Island's long-standing Community Development Plan(Exhibit 1)states"Intensive commercial activities,other than Ma and Pa type... (are) considered incompatible with the rural character of the Island."2 Note that nearly identical language is contained in the county's 18.10.030 Definition of cottage industry. 5. Speaking from my own prior experience as an heirloom tomato farmer and with considerable experience in greenhouse operations,I would challenge the applicant's claim(through his agent Coker)that noise "would not be an issue."In my experience,all but the smallest greenhouses required continuous air circulation for plant health,and I would expect a 10,000-ft.grow operation to require large high-volume fans in near-continuous operation.Such equipment typically produces a steady rumble/roar that can be both tiresome and distracting to anyone working inside or nearby,and would be out of place in a rural- residential community. [JEFCO 18.20.170(4-S):vibration...noise,etc.] 6. Examples of cottage industries currently operating on Marrowstone Island include saw sharpening,wool felting,knitting,blacksmithing,and pottery. I would hold any of these"Ma&Pa"operations as real- world examples of bona-fide cottage industry. 7. Placing a permanent and single-use building of the size and type the applicant has requested would create a dangerous precedent for Marrowstone Island.Marrowstone is a unique community where residents are on record as being opposed to commercial development beyond that which was"grandfathered in"during previous and recorded planning sessions. I am unaware of a construction permit having been issued at the applicant's Flagler road property,yet it should be noted that several large shipments of building materials and equipment have recently been delivered to the site.While such a preemptive move might be considered a good-faith business practice by some,I would respectfully request that the applicant receive no special consideration regarding either lost time or expense should his permit be denied. Please note that a denial on your part will in no way deprive the applicant from enjoying his new home.I do,however, firmly believe that the applicant's request for permit fails to meet the tests of subheadings a-e,and especially the(j) "merit and value"test of JEFCO 18.40.5303;and respectfully request that the application be denied. Respectfully, Lee M.Does Attachments: (3x) References: i http:I/ww-w.surna.com 2 M.I.Community Development Plan;Policies 3 County approval criteria for all conditional uses z,7,, 27 , k\HI:r- R -ro-Nt\\\[- r-r-=- - 1 , N- TA\-\,1 A\ ic..-D1 [ ) c) __ _. Ili ' i c\_Th.J J j \_1 nit )1=b__\__J \JO • ..,,,,.,, , ty ., ......:,... ._:..c,.... ,...... ,::. , .. . ,..... .. . .. .. . .. .... • ° `. !!'ilii!!'itl, "1r. 11'IPi .,1 t i , i,�.i,1N,, M Ii • .t '�h M i I . i,i ., 1 ii A if .1. HI r 1'- 1 li! qi i:i'l ii 1 '!1')111- 1 ,li 1 , IittLII:tilif I 1 L, i 11 1l MARROWSTONE ISLAND COMMUNITY DEVELOPMENT PLAN Jefferson County Board of Commissioners Carroll M. Mercer, Chairman B.G. Brown, Commissioner A.M. O'Meara, Commissioner Jefferson County Planning Commission Karl Randolph, Chairman Chet Dalgleish Dorithe Harrington Richard Kenyon Harry Pollard Norris Short Finis Stevens William Svensson Eva Taylor Marrowstone Island Citizens Planning Committee Captain J. Edward Richey, Chairman Alan Baldwin Smitty Bedell Ted Buckland Nancy Butts Harold Cash Lloyd Chandler Molly Davis Herman Dishington Tom Hall Dr. Robert Harriage Kathy Jenks Monty McCoy Marty Peterson William Pittis Don Sweeney Alma Taylor Dr. John Taylor Bruce Travis Jefferson County Planning Department David Cunningham, Director David Goldsmith, Community Development Planner Laura Southmayd, Clerical Assistance Peter Steel , Graphics cation or assembling of products or materials. At present, the Nordland General Store serves as the commercial center for the Island. A concession is operated at Fort Flagler State Park to serve the needs of summer tourists. A larger, commercial center is located at nearby Hadlock. Also, there are a number of business enterprises home-based on the Island, but which conduct the major part of their operations elsewhere. Examples include the Carl Johnson truck/freight firm, and Stevens Stage Lines. Small logging or excavating contractors who maintain or store their equipment on Marrowstone, but perform their work off the Island are similar examples. There are no industrial developments on the Island. GOALS I. To provide for a level of commerce that is adequate for the needs of Island residents and to a lesser degree summer tourists. 2. To insure that commercial development is located, designed, constructed and operated in a desirable and well-planned manner. POLICIES I. Many residents on the Island are retirement age. The opportunity should exist for those who desire to supplement their retirement incomes through home or cottage businesses. Home or cottage businesses are activities such as a beauty parlor, tax accounting, sign painting, etc. Home or cottage businesses should: (a) employ no more than two persons outside of the immediate family; (b) be contained within primary residential structures or common outbuildings such as garages or barns; and (c) not affect the use, value, or enjoyment of adjacent areas or properties. 2. Home-based businesses on the Island should: (a) be accessory to a prim- ary residence, and (b) not aversely affect the use, value, or enjoyment of adjacent properties. 3. Intensive commercial activites, other than "Ma and Pa" type stores, home or cottage businesses, home-based businesses, personal services, and enterprises coincidential with agriculture or aquaculture production should be considered incompatible with the rural character of the Island and this plan. 4. Industrial activities are considered an urban land use and should not be considered compatible with the goals and policies of this plan. Strip commercial development along arterials leads to unnecessary traf- fic congestion, automobile accidents, proliferation of signs , and diminished property values. 5. Commercial development should be located adjacent to exisitng commercial areas near the Nordland Store in a block-like fashion. 6. Commercial development should provide sufficient off-street parking with limited access , a separate off-street loading or delivery zone, adequate screening or buffering from adjoining uses, and should not create a situation which would adversely affect the use, value or enjoyment of adjacent areas or properties. 7. Commercial signs should follow the policies in the following section entitled "Signs and Outdoor Advertising. " 18 100 Southwest Drive Spartanburg, SC 10,000 Square Foot Industrial Facility 7 1 .1 Acres-.....-- -------- ......110, - VA8311[J3E3'ij@ ......., v. ,... ......., _______ _, ® irra M ztir4, II i I 1 4 i NI,. 1 .--.4 , - #" ,„/ , ,,,--,. a3:�: Lyons Industrial Properties is pleased to offer for lease or sale this very nice industrial facility located off of Interstate 85 at North Blackstock Road in Ly0 \-1 s Spartanburg, SC. This property is located in Southwest Industrial Park. The buildingisperfect for companies lookingfor +/- 10,000 square feet of industrial INDUSTRIAL PROPERTIES p SA +o+L,E.A�S NGspr,DEVELOPMENT space who need excellent I-85 / I-26 access. This facility has +/- 491 square feet of new office space. This building features 17'-21' ceiling heights, two docks, 812 East Main Street one drive in door, metal halide lighting, skylights, etc. A new sewer line has Spartanburg,SC 29302 been extended to this building so public sewer is now available! This building is set up very well for office / warehousing or as a manufacturing operation! 888.420.0011 Toll Free 864.583.0094 Office • +1- 10,000 square feet on 1.1 acres of land Contact: Bobby Lyons,CCIM • +/- 491 square feet of office space ,r 00 or Adam Padgett • 17' 6" — 21' 4" pg 1;�@@°- " blyons@lyonsgroupllc.com • 2 loading dock positions with dock platform `�ww.lyons2roupllc.com • Public sewer available • 2 truck dock positions and 1 drive in door Lease Rate: $3.25 / Sq. Ft. NNN $2,700 per month Grf Sale Price: $325.000 $310.000 M, This information has been ,, taken from sources deemed to f be reliable. No warranty or N. y` , llirepresentation,expressed or s 4 `� � implied, is made to the accuracy of this information. Any 'and all prices lease rates „a„ w�, or other pertinent data may change without notice. Bobby Lyons,ccin '.. �s Interested parties should d .i , '" conduct their own investigations and rely solei., rwm a �w1 �: • _ on their findings. EXHIBIT-3 Re:JEFCO#ZON17-00003/BLD17-00093 Lee Does 8802 Flagler Road Marrowstone Island,WA 98358 r IN 4; 4.. I 1 �„ �� ,t,D a .• C&a n.'Ae'£�"'i't'�i+r 4. .Y� ^xt�4P � _ _ { x . 110,000 SQ.FT. INDUSTRIAL BLDG./(FOR SCALE) • • v• 11111' ., w�,xe. # a mss. ..a' ,•________________ I` � �• y - tn, };', ' 1700 SQ.FT. HOME (APPLICANT'S) PROPOSED BUILDING WOULD BE NEARLY 6-TIMES THE SIZE OF APPLICANT'S RESIDENCE EXHIBIT-2 Re:JEFCO#ZON17-00003/BLD17-00093 Lee Does 8802 Flagler Road Marrowstone Island,WA 98358 r k�4,ON co 27 "s JEFFERSON COUNTY DEPARTMENT OF COMMUNITY DEVELOPMENT 621 Sheridan Street Port Townsend, WA 98368 DEVELOPMENT REVIEW DIVISION STAFF REPORT TO JEFFERSON COUNTY HEARING EXAMINER RE: Application for Type III ) PROPOSED FINDINGS, Zoning Conditional Use Permit ) CONCLUSIONS,AND RECOMMENDATIONS File No: MLA17-00019: ZON17-00002—ZON17-00003 —BLD17-00093. Applicant: Austin Smith 126 SW 148th St Suite C100-228 Seattle,WA 98166 Project Planner: Patrick Hopper Assistant Planner,Development Review Division Department of Community Development Jefferson County,WA. SUMMARY OF APPLICATION AND RECOMMENDATION Date of Application: The Application was received on March 7th, 2017 and deemed complete on April 14th,2017. Open Record Hearing: Tuesday, June 27th, 2017 — Commissioners Chambers, Jefferson County Courthouse. Application: Proposal for a conditional use permit for Olympus Gardens (Washington State Liquor and Cannabis Board License#412943 for Tier 3) 10,000 square foot of canopy for production and a cottage industry permit for processing of recreational marijuana(Processing will be for flower and dry sifted hash)in a rural residential 1:10 zone on Marrowstone Island, case MLA17-00019. Production and processing will take place entirely inside a 10,080 square foot, 23 foot tall greenhouse,being reviewed under building permit BLD17-00093.Type A full screen landscaping is required to screen use from the road and adjacent parcels. Building Permits/Inspections Development Review Division Long Range Planning (360)379-4450 FAX: (360)379-4451 proposed at this location so no customers will be traveling to and from the property.All employees will be residing in the existing single family residence and will not be traveling to and from the site for work. There may be occasional slight increases in traffic due to scheduled deliveries and product pickups. (i)No business may provide drive-through service. Staff Comment: There will be no retail sales of products at this property. Drive through service is not proposed as part of this project. (j)Cottage industries shall be limited in their hours of operation.No business on-site customer service shall be conducted before 8:00 a.m. or after 8:00 p.m., Monday through Friday,and before 9:00 a.m. or after 6:00 p.m., Saturday and Sunday. Staff Comment: There will be no retail sales of products being conducted at this property.There will not be any customers accessing the property,and there will be no customer service provided. (k)The administrator may attach additional conditions or requirements,or may make modifications to the site plan where necessary to protect the health, safety and welfare of the public. Staff Comment: This standard has been acknowledged by the UDC Administrator. (1)The granting of the proposed cottage industry use shall not constitute a rezone.No expansions of approved cottage industries are permitted, except as specified in Article VI-L of Chapter 18.15 JCC,Remote Rural Overlay Districts for the West End Planning Area and the Brinnon Planning Area, concerning the rural remote overlay districts. Staff Comment: The proposed cottage industry will not require a rezone. The proposed project is consistent with this standard. (m)No exterior display of goods for sale shall be allowed. Staff Comment: There shall be no retail sales or displays of goods for sale on the property. The proposed project is consistent with this standard. (n)The cottage enterprise is an accessory use to the residential use of a dwelling unit,and the residential function of the buildings and property shall be maintained. Staff Comment: The project is consistent with this standard.The primary use of the property is residential. (o)Any new structure constructed to accommodate the cottage industry shall be limited in scale so that it is in character with neighboring properties. In no case shall more than 5,000 square feet of total building area on the property be devoted to the cottage industry. Staff Comment: The dedicated area of the greenhouse structure, defined in the plan set as the head house is where the processing of recreational marijuana shall take place. The head house area is separated from the production dedicated areas of the proposed greenhouse, and contains its own a separate entrance from the outside.The head house measures to be 72 feet by 25 feet, for a total of 1800 square feet dedicated to the cottage industry. Staff Report to the Jefferson County Hearing Examiner MLA17-00019/ZON17-00002,ZON17-00003,BLD17-00093—Type IIl Conditional Use 11 EXHIBIT-4 • Re:JEFCO#ZON17-00003/BLD17-00093 Lee Does 8802 Flagler Road Marrowstone Island,WA 98358 Lee M.Does 8802 Flagler Road Nordland,WA 98358 June 27,2017 Stephen Causseaux,Esq. Jefferson County Hearing Examiner 902 South 10th Street Tacoma,Washington 98405 Re:JEFCO#ZON17-00003IBLD17-00093 Dear Examiner Causseaux: This letter is to express my opposition to the proposed permit for a Tier-3 Marijuana Production facility at 9272 Flagler Rd.,Nordland,WA. Marrowstone Island is a close-knit rural residential community,with only single-point access to mainland services. Under the name Olympus Gardens LLC,applicant Austin Smith is seeking to establish a 10,000 square foot production facility on land currently classified as rural residential.As an island resident and property owner,I would appreciate your rigorous scrutiny re.potential impacts to both neighbors and the community as a whole. The applicant has applied for a permit to operate the proposed facility as a Cottage Industry.Jefferson County code describes the definition and purpose of a Cottage Industry as: 18.10.030(Definition) "Cottage industry"means a commercial or manufacturing activity conducted in whole or in part in either the resident's single-family dwelling unit or in an accessory building, but is of a scale larger than a home occupation or home business.A cottage industry is a limited,small-scale commercial or industrial activity, including fabrication, with limited retail sales,that can be conducted without substantial adverse impact on the residential character in the vicinity. 18.20.170(Purpose) (1)"Purpose.To provide for small-scale economic development activities on residential parcels, subordinate to the primary residential use, if the administrator finds that such activities can be conducted without substantial adverse impact on the residential environment and rural character in the vicinity.The scale and intensity of cottage industries are typically greater than could be accommodated as a home business, but less than would require a land use district designation of commercial or industrial." Based upon the code references above,my specific objections include: 1. Both the scale and intended function of the proposed 10,000 square-foot building are out of character with both the current and historical community,and would be incompatible with Marrowstone Island.At 10,000 square feet,the proposed building would be nearly six times the size of the applicant's 1700-ft. house.Applicant Austin Smith is proposing an industrial-scale operation that does not begin to meet the either the JEFCO or Marrowstone Island descriptions of a cottage industry. (Exhibits 1,2,3) 2. Data from existing Tier-3 operations describe single-harvest yields of approx. .0625 pounds of product per square foot of illuminated growing area.'Assuming 8000-ft of grow area,some 500-lbs of product could be expected from a single harvest.Current wholesale prices for marijuana product are averaging$1600 per pound;or$800,000 per just one of the two annual harvests predicted by the applicant's agent Kevin Coker.This scale of production could not possibly meet the definition of"limited"or"small scale"as outlined in 18.10.030. 3. JEFCO 18.20.170(4a)specifies that"The cottage industry shall be operated by at least one full-time bona fide resident...":At a 15 May MICA(Marrowstone community meeting) this spring,the applicant's agent Kevin Coker stated that home owner(and license holder)Austin Smith intended to maintain his current residence in the Seattle area;leaving others to manage his facility on at least a part-time basis.Based upon this statement alone,the applicant's own representative is disqualifying this permit application. 4. Marrowstone Island's long-standing Community Development Plan(Exhibit 1)states"Intensive commercial activities,other than Ma and Pa type... (are) considered incompatible with the rural character of the Island."2 Note that nearly identical language is contained in the county's 18.10.030 Definition of cottage industry. 5. Speaking from my own prior experience as an heirloom tomato farmer and with considerable experience in greenhouse operations,I would challenge the applicant's claim(through his agent Coker)that noise "would not be an issue."In my experience,all but the smallest greenhouses required continuous air circulation for plant health,and I would expect a 10,000-ft.grow operation to require large high-volume fans in near-continuous operation.Such equipment typically produces a steady rumble/roar that can be both tiresome and distracting to anyone working inside or nearby,and would be out of place in a rural- residential community. [JEFCO 18.20.170(4-S):vibration...noise,etc.] 6. Examples of cottage industries currently operating on Marrowstone Island include saw sharpening,wool felting,knitting,blacksmithing,and pottery. I would hold any of these"Ma&Pa"operations as real- world examples of bona-fide cottage industry. 7. Placing a permanent and single-use building of the size and type the applicant has requested would create a dangerous precedent for Marrowstone Island.Marrowstone is a unique community where residents are on record as being opposed to commercial development beyond that which was"grandfathered in"during previous and recorded planning sessions. I am unaware of a construction permit having been issued at the applicant's Flagler road property,yet it should be noted that several large shipments of building materials and equipment have recently been delivered to the site.While such a preemptive move might be considered a good-faith business practice by some,I would respectfully request that the applicant receive no special consideration regarding either lost time or expense should his permit be denied. Please note that a denial on your part will in no way deprive the applicant from enjoying his new home.I do,however, firmly believe that the applicant's request for permit fails to meet the tests of subheadings a-e,and especially the(j) "merit and value"test of JEFCO 18.40.5303;and respectfully request that the application be denied. Respectfully, Lee M.Does Attachments: (3x) References: i http:I/ww-w.surna.com 2 M.I.Community Development Plan;Policies 3 County approval criteria for all conditional uses