HomeMy WebLinkAbout21 18.40.530 Approval criteria for all conditional uses.
(1)The county may approve or approve with modifications an application for a conditional use permit(i.e., uses listed in Table 3-
1 in JCC 18.15.040 as"C(a),""C(d)"or"C") if all of the following criteria are satisfied:
(a)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 of the subject property and with the physical
characteristics of the subject property;
Yes,the intended greenhouse/agricultural use will be in keeping with the existing neighborhood/community of north
Marrowstone Island. The history of the island since original settlement has been to harvest from the land and water all types of
agricultural and aquacultural products. An agricultural structure approx 130' long, 20-wide and 15' tall is located 1 mile from the
site on Swartz Rd. The greenhouse has a modulating mass consisting of four ridges 18-24' in ht. It is placed near the north
property line with 60-70' tall trees bordering 90%of the parcels property edges. The last 10%is clustered trees where additional
plantings will be made. (see landscape plan notes). The single story home is located south of the greenhouse and stands
approx 20' tall at the ridge. The entire greenhouse covers only 3% of the site. All impervious surfaces amount to only 7%
coverage. The site itself was logged and cleared by a previous owner. This project will improve the character of the site through
multiple plantings for both the greenhouse and other landscaping by the owner.
Structure—Clearly the current code allows for home businesses including ancillary structures such as"barns". This
greenhouse is a single enclosed structure with two smaller roof lines (18' at the ridge) and two larger roof lines(24' at
the ridge) reaching only 60%of the allowed height. If you look at the county aerial views 15"you
at will
e frind
de hs a looks ogle like a
large chicken house only a mile away to the SE and spans over a 125' in length, app
structure and homes are far larger with far greater impact.
(b)The conditional use will be served by adequate infrastructure including roads,fire protection, water,
wastewater disposal, and stormwater control;
Yes,there is adequate infrastructure to accomodate the greenhouse. PUD is providing all power and water. The existing
Flagler Rd is a two lane road sufficient for 2-3 family cars and occasional box truck delivery. There will be no additional
wastewater from the greenhouse and all stormwater is being infiltrated onsite as per code and stormwater engineering (see
stormwater plan). The island is currently served by a local fire district and the greenhouse will not require any additional
measures. Only state approved fertilizers on the PICOL list provided by the state will be used if appropriate. Growing medium
sphagnum moss and coconut husks are fully recycled by a Puget Sound business creating a natural by-product
(c)The conditional use will not be materially detrimental to uses or property in the vicinity of the subject parcel;
No, the greenhouse will not be materially detrimental to iocai piuperty or uses. The operation is contained in a greenhouse that
will be virtually undetected by adjacent properties and passers-by. Use of light control methods, air filtration and screening will
effectively negate impact.
(d)The conditional use will not introduce noise, smoke, dust, fumes, vibrations, odors, or other conditions or
which unreasonably impact existing uses in the vicinity of the subject parcel;
No, the greenhouse uses multiple components to restrict impact to parcels in the area including
Odor—We are using both a natural biodegradable "fog" system that molecularly breaks down odor and then a carbon
scrubbing filtration system that cleans the air before exhaust. I was told by an independent engineer that you could
stand directly outside the exhaust and you will smell nothing. Neither of these systems are required by regulating
agencies. I am doing so at significant additional cost because in my opinion it is the right thing to do.
Noise—The fan system being used is state of the art as are many of his features and standing outside the building near
the fan two people can carry on a conversation. Anyone beyond a few dozen feet would have difficulty hearing anything
from the system. Fans are 48 in greenhouse Schaeffer is the brand.They are they best and quietest
Light Pollution—a light depravation system that is computer controlled extends a curtain above and around the interior
of the greenhouse eliminating light. The system cost over 15K and was not required by the state or local code. NextGen
light deprivation system, keeps 100%of the light in or out depending on the light schedule and time of day elimanting
light intrusion.
Camera/security—The infrared cameras are placed as per law and directed into the fencing area and greenhouse not
out to adjacent areas and use no additional lighting. There are no armed guards.
Processing—no chemicals are used in the processing of the plant material. Mechanical Spinning and compression only.
(e) The location, size, and height of buildings, structures, walls and fences, and screening vegetation for the
conditional use will not unreasonably interfere with allowable development or use of neighboring properties;
No, the size and location of the greenhouse on the property with existing fencing along with natural vegitative screening will not
interfere with development and use of neighboring properties. The greenhouse structure is 160' back from the road and offset
from the neighbor with natural native forest screening surrounding the property.
(f)The pedestrian and vehicular traffic associated with the conditional use will not be hazardous to existing and
anticipated traffic in the vicinity of the subject parcel;
There is very little traffic associated with the greenhouse. Much of the system is automated and what little day to day work is
required can be accomplished by the owners living on the property. At harvest time 2-3 additional cars area expected for 1-2
weeks. No pedestrian trpffic due to the greenhouse is anticipated
(g)The conditional use complies with all other applicable criteria and standards of this code and any other
applicable local, state or federal law; and more specifically, conforms to the standards contained in Chapters
18.2 and 18.3,; JCC;
Yes, the greenhouse has complied with all local and state code requirements and specifically with the standards in Chap. 18 2"
and 18.30 JCC
(h)The proposed conditional use will not result in the siting of an incompatible use adjacent to an airport or
airfield;
No, the proposed use will not be adjacent to any airport or airfield.
(i)The conditional use will not cause significant adverse impacts on the human or natural environments that
cannot be mitigated through conditions of approval;
No the greenhouse will not adversely impact the human or natural environment. The project is using hydroponic drip irrigation
that produces no run-off. Not trees will be removed and additional native plantings will be made for screening. Stormwater is
mitigated onsite. Noise, odor, and light are mitigated using systems described. Traffic is minimal and consistent with a small
cottage industry.
(j)The conditional use has merit and value for the community as a whole;
Yes, the greenhouse business will bring additional seasonal agricultural work and much needed local tax dollars without
straining community resources.
(k)The conditional use is consistent with all relevant goals and policies of the Jefferson County Comprehensive
Plan; and
Yes the use is consistent with the Jefferson County Comp Plan as it relates to local cottage industry and agricultural based
business. In particular the goals of the Comp Plan encourage innovative, sustainable business practices that provide for both
our local economy and environment. This project is a perfect fit.
(I)The public interest suffers no substantial detrimental effect. Consideration shall be given to the cumulative
effect of similar actions in the area.
No, there are no substantial detrimental effects to the community because of the greenhouse and additional greenhouse
structures in the community developed in a similar way would not cumulatively impact the community in a negative way.
(5) In addition to the approval criteria listed elsewhere in this Unified Development Code, the hearing examiner shall not approve
a proposed development unless he/she first makes the following findings and conclusions:
(a)The development adequately mitigates impacts identified under Articles VI-D through VI-I of Chapter 18.15 JCC (i.e.,
environmentally sensitive areas) and Article X of this chapter(i.e., SEPA implementing provisions);
The project has fully mitigated and provided stormwater engineered plans for the project and the only sensitive critical area
located near the property, wetlands, was analyzed and accounted for(see stormwater plan). SEPA review was not required.
(b)The development is consistent with the Jefferson County Comprehensive Plan and meets the requirements and intent
of this Unified Development Code;
Yes the greennouse is consistent with the Jefferson County Comp plan and meets the requirements of the UDC.
(c)The development is not detrimental to the public health, safety and welfare;
The project is not detrimental to the public health, safety and welfare.
17R-ey? A VL461.1172- 2D
0
tS7lNC1 RC-S1btivGE w,/ !S/
•- lotC,tt' R.4DC?�
1MIIf "6 "., ...
1
,. !'ti*r
max'
r a.
r
6, / Ge-OAd2- F 1cE" .t' 6- (<57- 16-7
UL's, (2�s�-IU1N)C-?
�,�wt .4...0.
a' glJp
� l..(1vthG (40-71,0&)
` r ''.'k-- .41;;a
s /A)Get o
`
cr lip-,. r>
r
[iii.—pi ei ffitSilit D ,Ivy wAy --1-z)k,o 4-te.1) R /4-6 Lt.-,72_ c2
r r i i yam:yam.. y s -' I- it t 1
��,yy[
,{"A/b i ' � ,. ''.f.., '/ ilk" ♦.n -
44.
•
a4
:•r. ;e-.
A.'
•'
5ry •
S ,••w
4.. �� ' > t
,3 e
+s yv ' 4
i Y O .. • w.
•"As
44.j/Z(a.G t7'C GrUO A o -a ICG" (S L A-tv-
t'
S '
4," 1-
/1 4/6a67zi - ccfrl2E
18.40.530 Approval criteria for all conditional uses.
(1)The county may approve or approve with modifications an application for a conditional use permit(i.e., uses listed in Table 3-
1 in JCC 18.15.040 as"C(a),""C(d)"or"C") if all of the following criteria are satisfied:
(a)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 of the subject property and with the physical
characteristics of the subject property;
Yes,the intended greenhouse/agricultural use will be in keeping with the existing neighborhood/community of north
Marrowstone Island. The history of the island since original settlement has been to harvest from the land and water all types of
agricultural and aquacultural products. An agricultural structure approx 130' long, 20-wide and 15' tall is located 1 mile from the
site on Swartz Rd. The greenhouse has a modulating mass consisting of four ridges 18-24' in ht. It is placed near the north
property line with 60-70' tall trees bordering 90%of the parcels property edges. The last 10%is clustered trees where additional
plantings will be made. (see landscape plan notes). The single story home is located south of the greenhouse and stands
approx 20' tall at the ridge. The entire greenhouse covers only 3% of the site. All impervious surfaces amount to only 7%
coverage. The site itself was logged and cleared by a previous owner. This project will improve the character of the site through
multiple plantings for both the greenhouse and other landscaping by the owner.
Structure—Clearly the current code allows for home businesses including ancillary structures such as"barns". This
greenhouse is a single enclosed structure with two smaller roof lines (18' at the ridge) and two larger roof lines(24' at
the ridge) reaching only 60%of the allowed height. If you look at the county aerial views 15"you
at will
e frind
de hs a looks ogle like a
large chicken house only a mile away to the SE and spans over a 125' in length, app
structure and homes are far larger with far greater impact.
(b)The conditional use will be served by adequate infrastructure including roads,fire protection, water,
wastewater disposal, and stormwater control;
Yes,there is adequate infrastructure to accomodate the greenhouse. PUD is providing all power and water. The existing
Flagler Rd is a two lane road sufficient for 2-3 family cars and occasional box truck delivery. There will be no additional
wastewater from the greenhouse and all stormwater is being infiltrated onsite as per code and stormwater engineering (see
stormwater plan). The island is currently served by a local fire district and the greenhouse will not require any additional
measures. Only state approved fertilizers on the PICOL list provided by the state will be used if appropriate. Growing medium
sphagnum moss and coconut husks are fully recycled by a Puget Sound business creating a natural by-product
(c)The conditional use will not be materially detrimental to uses or property in the vicinity of the subject parcel;
No, the greenhouse will not be materially detrimental to iocai piuperty or uses. The operation is contained in a greenhouse that
will be virtually undetected by adjacent properties and passers-by. Use of light control methods, air filtration and screening will
effectively negate impact.
(d)The conditional use will not introduce noise, smoke, dust, fumes, vibrations, odors, or other conditions or
which unreasonably impact existing uses in the vicinity of the subject parcel;
No, the greenhouse uses multiple components to restrict impact to parcels in the area including
Odor—We are using both a natural biodegradable "fog" system that molecularly breaks down odor and then a carbon
scrubbing filtration system that cleans the air before exhaust. I was told by an independent engineer that you could
stand directly outside the exhaust and you will smell nothing. Neither of these systems are required by regulating
agencies. I am doing so at significant additional cost because in my opinion it is the right thing to do.
Noise—The fan system being used is state of the art as are many of his features and standing outside the building near
the fan two people can carry on a conversation. Anyone beyond a few dozen feet would have difficulty hearing anything
from the system. Fans are 48 in greenhouse Schaeffer is the brand.They are they best and quietest
Light Pollution—a light depravation system that is computer controlled extends a curtain above and around the interior
of the greenhouse eliminating light. The system cost over 15K and was not required by the state or local code. NextGen
light deprivation system, keeps 100%of the light in or out depending on the light schedule and time of day elimanting
light intrusion.
Camera/security—The infrared cameras are placed as per law and directed into the fencing area and greenhouse not
out to adjacent areas and use no additional lighting. There are no armed guards.
Processing—no chemicals are used in the processing of the plant material. Mechanical Spinning and compression only.
(e) The location, size, and height of buildings, structures, walls and fences, and screening vegetation for the
conditional use will not unreasonably interfere with allowable development or use of neighboring properties;
No, the size and location of the greenhouse on the property with existing fencing along with natural vegitative screening will not
interfere with development and use of neighboring properties. The greenhouse structure is 160' back from the road and offset
from the neighbor with natural native forest screening surrounding the property.
(f)The pedestrian and vehicular traffic associated with the conditional use will not be hazardous to existing and
anticipated traffic in the vicinity of the subject parcel;
There is very little traffic associated with the greenhouse. Much of the system is automated and what little day to day work is
required can be accomplished by the owners living on the property. At harvest time 2-3 additional cars area expected for 1-2
weeks. No pedestrian trpffic due to the greenhouse is anticipated
(g)The conditional use complies with all other applicable criteria and standards of this code and any other
applicable local, state or federal law; and more specifically, conforms to the standards contained in Chapters
18.2 and 18.3,; JCC;
Yes, the greenhouse has complied with all local and state code requirements and specifically with the standards in Chap. 18 2"
and 18.30 JCC
(h)The proposed conditional use will not result in the siting of an incompatible use adjacent to an airport or
airfield;
No, the proposed use will not be adjacent to any airport or airfield.
(i)The conditional use will not cause significant adverse impacts on the human or natural environments that
cannot be mitigated through conditions of approval;
No the greenhouse will not adversely impact the human or natural environment. The project is using hydroponic drip irrigation
that produces no run-off. Not trees will be removed and additional native plantings will be made for screening. Stormwater is
mitigated onsite. Noise, odor, and light are mitigated using systems described. Traffic is minimal and consistent with a small
cottage industry.
(j)The conditional use has merit and value for the community as a whole;
Yes, the greenhouse business will bring additional seasonal agricultural work and much needed local tax dollars without
straining community resources.
(k)The conditional use is consistent with all relevant goals and policies of the Jefferson County Comprehensive
Plan; and
Yes the use is consistent with the Jefferson County Comp Plan as it relates to local cottage industry and agricultural based
business. In particular the goals of the Comp Plan encourage innovative, sustainable business practices that provide for both
our local economy and environment. This project is a perfect fit.
(I)The public interest suffers no substantial detrimental effect. Consideration shall be given to the cumulative
effect of similar actions in the area.
No, there are no substantial detrimental effects to the community because of the greenhouse and additional greenhouse
structures in the community developed in a similar way would not cumulatively impact the community in a negative way.
(5) In addition to the approval criteria listed elsewhere in this Unified Development Code, the hearing examiner shall not approve
a proposed development unless he/she first makes the following findings and conclusions:
(a)The development adequately mitigates impacts identified under Articles VI-D through VI-I of Chapter 18.15 JCC (i.e.,
environmentally sensitive areas) and Article X of this chapter(i.e., SEPA implementing provisions);
The project has fully mitigated and provided stormwater engineered plans for the project and the only sensitive critical area
located near the property, wetlands, was analyzed and accounted for(see stormwater plan). SEPA review was not required.
(b)The development is consistent with the Jefferson County Comprehensive Plan and meets the requirements and intent
of this Unified Development Code;
Yes the greennouse is consistent with the Jefferson County Comp plan and meets the requirements of the UDC.
(c)The development is not detrimental to the public health, safety and welfare;
The project is not detrimental to the public health, safety and welfare.
17R-ey? A VL461.1172- 2D
0
tS7lNC1 RC-S1btivGE w,/ !S/
•- lotC,tt' R.4DC?�
1MIIf "6 "., ...
1
,. !'ti*r
max'
r a.
r
6, / Ge-OAd2- F 1cE" .t' 6- (<57- 16-7
UL's, (2�s�-IU1N)C-?
�,�wt .4...0.
a' glJp
� l..(1vthG (40-71,0&)
` r ''.'k-- .41;;a
s /A)Get o
`
cr lip-,. r>
r
[iii.—pi ei ffitSilit D ,Ivy wAy --1-z)k,o 4-te.1) R /4-6 Lt.-,72_ c2
r r i i yam:yam.. y s -' I- it t 1
��,yy[
,{"A/b i ' � ,. ''.f.., '/ ilk" ♦.n -
44.
•
a4
:•r. ;e-.
A.'
•'
5ry •
S ,••w
4.. �� ' > t
,3 e
+s yv ' 4
i Y O .. • w.
•"As
44.j/Z(a.G t7'C GrUO A o -a ICG" (S L A-tv-
t'
S '
4," 1-
/1 4/6a67zi - ccfrl2E