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HomeMy WebLinkAbout36 41 John Comstock 11 Reef Road Nordland, WA 98358 360 316 1305 27 June, 2017 RE: File MLA17-00019:ZON17-00002-ZON170003-BLD17-00093 Proposed Greenhouse 9272 Flagler Rd. Marrowstone Island. Thank you examiner Causseax and members of Jefferson County Planning and Community Development for hearing this issue. I am John Comstock, a Nordland resident and member of the Marrowstone Is- land Preservation Committee. I'm speaking on their behalf. We would like to welcome Mr. Austin Smith as a new neighbor to Marrowstone Island and share what we presume is his intent to provide safe and conflict-free legal marijuana to our county. It is clear that Mr Smith has planned to incorporate many of the latest marijuana growing technologies in his project. While we en- dorse the intent of the 65% of Jefferson County voting for 1502, we are concerned that its implementation not shortcut county and local land use law. We argue that the County's Criteria for Conditional Uses that you have before you are not being met by the proposed project and recommend that you disap- prove it for this location. Our argument focuses on substantial failure to comply with the JCC 18140.530 Approval criteria for all conditional uses. 1 . The county may approve or approve with modifications an application for a conditional use permit if all the following criteria are satisfied: a. The conditional use is harmonious and appropriate in character and quality of development in the vicinity of the subject property and with the physical characteristics of the subject property. The scale of this industrial greenhouse is many times that of existing or similar facilities, and would set a non-conforming precedent for industrialization of our is- land. Its approval would place many other parcels zoned rural-resi- dential at risk on Marrowstone for similar development. b. The conditional use will be served by adequate infrastructure including roads, fire protection, water, wastewater disposal, and stormwater control. The site is remote from fire protection and law enforcement, estimat- ed water use and stormwater management for the 10,000sf roof are problematic in the event of a storm or clogged pipe or gutter. c. The conditional use will not be materially detrimental to uses of property in the vicinity of the subject parcel. Schaefer Fan Engineers were unable to provide noise level for the proposed Schaefer 48" belt-driven fans. They state that next larger 54" fan produces 77db five feet from the fan. Calculations for the 48" fan are approximately 66db. (ASHRAE Handbook 11.1) WAC 173 (table below) limits noise from such sources to 55db from 7am to 10pm, and 10db less at night. Planning summary seems to have wrongly cited 400 feet of heavily wooded buffer to the south. The 400 foot "buffer" next to the residential RV park belongs to another property owner and is currently for sale, and (according to its owner) may be soon logged. d. The conditional use will not introduce noise, smoke, dust, fumes, vibra- tions, odors or other conditions which unreasonably impact existing uses in the vicinity of the subject parcel. Besides the eight exhaust fans and 20 HAF fans, the effectiveness of odor and light pollution are promised, WAC 173-60-040 Maximum permissible environmental noise levels. (1)No person shall cause or permit noise to intrude into the property of another person Which noise exceeds the maximum permissible noise levels set tO th below in this section. (2)(a) The noise limitations established are as set forth in the following table alter any applicable adjustments provided for herein arc applied. EL)NA or LINA OF NOTSF, SOT MCP RECEIVING PROPERTY [_lass A Class B Class C CLASS A 55 tIBA 5 7 dBA 60 d13 A ('.IASS H 57 6{) (5 CLASS c' 60 (i5 70 (b1 Bet,veen the hours of 10:00 p.m. and 7:00 a.m. the noise limitations of the foregoing table shall be reduced by I('1 dBA for receiving,property within Class A EDNAs. (e)At any hour of the day or night the applicable noise limitations in(a)and (b) above may be exceeded for any receiving property by no more than: (i) 5 dl3A for a total of 15 minutes in any one-hour period; or (ii) 10 dRA for a total of5 minutes in any one-hour period: or (iii) 15 (IDA for a total of 1.5 minutes in any one-hour period. [Order 74-32, § 173-60-0-10_ filed 4/22x75, effective 9/1:751 but not included as the terms of the permit. Use of the adjoining properties for peace and quiet, and freedom from odor and light pol- lution are not protected by conditions of the permit. e. The location, size, and height of the buildings, structures, walls, and fences, and screening vegetation for the conditional use will not unreason- ably interfere with allowable development or use of neighboring properties. This 23' tall 70x140 foot building will dwarf any neighboring structure, and would adversely affect prospective owners considering family homes. I am unaware of any other 8' fence, or similar screening fac- ing any road on Marrowstone Island. 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. Truck parking for this business may be inadequate as the truck maneuvering area used by the previous owner will be occu- pied by the greenhouse. Recent truck delivery had to park on the highway to offload the greenhouse. g. The conditional use complies with all other applicable criteria and stan- dards of this code and any other applicable state and federal law Appli- cant has repeatedly described this grow factory as Hydroponic; specifically prohibited by JC Public health language of the permit application. h. Site is not near an airport So this criterium may not apply. i. The conditional use will not cause significant adverse impacts on the hu- man or natural environments that cannot be mitigated through conditions of approval. Size and scale of this marijuana factory cannot be miti- gated unless relocated to a site zoned commercial, which is our pref- erence. Accidental spills of fertilizer, fungicide, or pesticide into our sole source aquifer, or into the type F stream running to Mystery bay shellfish farms are not amenable to mitigation without an impervious catchment basin underlying the greenhouse, a safety measure which is not part of the project. j. The conditional use has merit and value for the community as a whole. Unlike other cottage industries on the island, whose owners live on- island, and provide products and services for immediate use by neighbors, this is an extractive industrial business, whose product will be packaged and sold off-island. This business model contrasts dramatically with those of other cottage industries on Marrowstone Island. k. The conditional use is consistent with all relevant goals and policies of the Jefferson County Comprehensive Plan. This project is not consistent with many elements of Marrowstone Island Community Plan, which is referenced in the Jefferson County Comprehensive plan.—particular- ly with respect to size and character of the operation, residents actu- ally living on the site, and cottage industry character of the operation. I. The public interest suffers no substantial detrimental effect. Consideration shall be given to the cumulative effect of similar actions in the area. The cumulative effect of industrial marijuana greenhouses would be cat- astrophic for the rural residential character of Marrowstone Island. As evidenced by the seven producer/processor operations in the Glen Cove neighborhood, there is intense pressure to replicate this type of lucrative business wherever possible. The Liquor Board map currently shows 1100 grow operations in the state, and 14 in Jeffer- son County. We are concerned that the trend toward ever-larger grow operations to will render Mr Smith's operation non-competitive and leave the island with an unsightly and degraded parcel of land, not suitable for rural residential use. m. In instances where all of the above findings cannot be made, the applica- tion shall be denied. We submit that most of these criteria are not and cannot be met by a fair consideration of the facts. Recognizing that 1502 permits legal grows of marijuana in Washington, we ask that it be done right. Location of these operations in commercial—or appropriate agricultural zoning will address our concerns for reduced property values, pollution, odor, and acrimonious neighborhood relations. The i502 website shows only $12,500 tax revenue returning to Jefferson County in 2016. Clearly this is insufficient to compensate our local staff for the workload this evolving stampede represents. We observe that while the county imposed a moratorium pending revision of marijuana code in 2015, current code contains conflicting language and may lead to unwise plan- ning decisions. Examples of this conflicting language include criteria for SEPA review, and agreement with Washington State Liquor and Marijuana Board code. We ask that this particular permit be disapproved, and that Jefferson Coun- ty restrict these facilities to commercial/industrial zoning. 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AI �© Q l 2/0„,,,,/*-- 's ' -- 0 Q: UM O i�r-1 .. �M N M a, w w �' i O w ,1o 1- a s '.. 2NM U U v �I ° U� Z • r.1- o ,no to `° m 4l — \ "ate ^ 1....______) N 1 X J It old \\.1:. O TI�;41/110 "IIIIIIIIIIIIuv 40 Z W1 17- � 1:11. ,..9-,b I o O U , : 4.6 IV 0O I I „B O ®© �', f „0-.E I ,.0•,E .,9/5 9-.b IFm w „Z5 „45 „b5 w 41 John Comstock 11 Reef Road Nordland, WA 98358 360 316 1305 27 June, 2017 RE: File MLA17-00019:ZON17-00002-ZON170003-BLD17-00093 Proposed Greenhouse 9272 Flagler Rd. Marrowstone Island. Thank you examiner Causseax and members of Jefferson County Planning and Community Development for hearing this issue. I am John Comstock, a Nordland resident and member of the Marrowstone Is- land Preservation Committee. I'm speaking on their behalf. We would like to welcome Mr. Austin Smith as a new neighbor to Marrowstone Island and share what we presume is his intent to provide safe and conflict-free legal marijuana to our county. It is clear that Mr Smith has planned to incorporate many of the latest marijuana growing technologies in his project. While we en- dorse the intent of the 65% of Jefferson County voting for 1502, we are concerned that its implementation not shortcut county and local land use law. We argue that the County's Criteria for Conditional Uses that you have before you are not being met by the proposed project and recommend that you disap- prove it for this location. Our argument focuses on substantial failure to comply with the JCC 18140.530 Approval criteria for all conditional uses. 1 . The county may approve or approve with modifications an application for a conditional use permit if all the following criteria are satisfied: a. The conditional use is harmonious and appropriate in character and quality of development in the vicinity of the subject property and with the physical characteristics of the subject property. The scale of this industrial greenhouse is many times that of existing or similar facilities, and would set a non-conforming precedent for industrialization of our is- land. Its approval would place many other parcels zoned rural-resi- dential at risk on Marrowstone for similar development. b. The conditional use will be served by adequate infrastructure including roads, fire protection, water, wastewater disposal, and stormwater control. The site is remote from fire protection and law enforcement, estimat- ed water use and stormwater management for the 10,000sf roof are problematic in the event of a storm or clogged pipe or gutter. c. The conditional use will not be materially detrimental to uses of property in the vicinity of the subject parcel. Schaefer Fan Engineers were unable to provide noise level for the proposed Schaefer 48" belt-driven fans. They state that next larger 54" fan produces 77db five feet from the fan. Calculations for the 48" fan are approximately 66db. (ASHRAE Handbook 11.1) WAC 173 (table below) limits noise from such sources to 55db from 7am to 10pm, and 10db less at night. Planning summary seems to have wrongly cited 400 feet of heavily wooded buffer to the south. The 400 foot "buffer" next to the residential RV park belongs to another property owner and is currently for sale, and (according to its owner) may be soon logged. d. The conditional use will not introduce noise, smoke, dust, fumes, vibra- tions, odors or other conditions which unreasonably impact existing uses in the vicinity of the subject parcel. Besides the eight exhaust fans and 20 HAF fans, the effectiveness of odor and light pollution are promised, WAC 173-60-040 Maximum permissible environmental noise levels. (1)No person shall cause or permit noise to intrude into the property of another person Which noise exceeds the maximum permissible noise levels set tO th below in this section. (2)(a) The noise limitations established are as set forth in the following table alter any applicable adjustments provided for herein arc applied. EL)NA or LINA OF NOTSF, SOT MCP RECEIVING PROPERTY [_lass A Class B Class C CLASS A 55 tIBA 5 7 dBA 60 d13 A ('.IASS H 57 6{) (5 CLASS c' 60 (i5 70 (b1 Bet,veen the hours of 10:00 p.m. and 7:00 a.m. the noise limitations of the foregoing table shall be reduced by I('1 dBA for receiving,property within Class A EDNAs. (e)At any hour of the day or night the applicable noise limitations in(a)and (b) above may be exceeded for any receiving property by no more than: (i) 5 dl3A for a total of 15 minutes in any one-hour period; or (ii) 10 dRA for a total of5 minutes in any one-hour period: or (iii) 15 (IDA for a total of 1.5 minutes in any one-hour period. [Order 74-32, § 173-60-0-10_ filed 4/22x75, effective 9/1:751 but not included as the terms of the permit. Use of the adjoining properties for peace and quiet, and freedom from odor and light pol- lution are not protected by conditions of the permit. e. The location, size, and height of the buildings, structures, walls, and fences, and screening vegetation for the conditional use will not unreason- ably interfere with allowable development or use of neighboring properties. This 23' tall 70x140 foot building will dwarf any neighboring structure, and would adversely affect prospective owners considering family homes. I am unaware of any other 8' fence, or similar screening fac- ing any road on Marrowstone Island. 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. Truck parking for this business may be inadequate as the truck maneuvering area used by the previous owner will be occu- pied by the greenhouse. Recent truck delivery had to park on the highway to offload the greenhouse. g. The conditional use complies with all other applicable criteria and stan- dards of this code and any other applicable state and federal law Appli- cant has repeatedly described this grow factory as Hydroponic; specifically prohibited by JC Public health language of the permit application. h. Site is not near an airport So this criterium may not apply. i. The conditional use will not cause significant adverse impacts on the hu- man or natural environments that cannot be mitigated through conditions of approval. Size and scale of this marijuana factory cannot be miti- gated unless relocated to a site zoned commercial, which is our pref- erence. Accidental spills of fertilizer, fungicide, or pesticide into our sole source aquifer, or into the type F stream running to Mystery bay shellfish farms are not amenable to mitigation without an impervious catchment basin underlying the greenhouse, a safety measure which is not part of the project. j. The conditional use has merit and value for the community as a whole. Unlike other cottage industries on the island, whose owners live on- island, and provide products and services for immediate use by neighbors, this is an extractive industrial business, whose product will be packaged and sold off-island. This business model contrasts dramatically with those of other cottage industries on Marrowstone Island. k. The conditional use is consistent with all relevant goals and policies of the Jefferson County Comprehensive Plan. This project is not consistent with many elements of Marrowstone Island Community Plan, which is referenced in the Jefferson County Comprehensive plan.—particular- ly with respect to size and character of the operation, residents actu- ally living on the site, and cottage industry character of the operation. I. The public interest suffers no substantial detrimental effect. Consideration shall be given to the cumulative effect of similar actions in the area. The cumulative effect of industrial marijuana greenhouses would be cat- astrophic for the rural residential character of Marrowstone Island. As evidenced by the seven producer/processor operations in the Glen Cove neighborhood, there is intense pressure to replicate this type of lucrative business wherever possible. The Liquor Board map currently shows 1100 grow operations in the state, and 14 in Jeffer- son County. We are concerned that the trend toward ever-larger grow operations to will render Mr Smith's operation non-competitive and leave the island with an unsightly and degraded parcel of land, not suitable for rural residential use. m. In instances where all of the above findings cannot be made, the applica- tion shall be denied. We submit that most of these criteria are not and cannot be met by a fair consideration of the facts. Recognizing that 1502 permits legal grows of marijuana in Washington, we ask that it be done right. Location of these operations in commercial—or appropriate agricultural zoning will address our concerns for reduced property values, pollution, odor, and acrimonious neighborhood relations. The i502 website shows only $12,500 tax revenue returning to Jefferson County in 2016. Clearly this is insufficient to compensate our local staff for the workload this evolving stampede represents. We observe that while the county imposed a moratorium pending revision of marijuana code in 2015, current code contains conflicting language and may lead to unwise plan- ning decisions. Examples of this conflicting language include criteria for SEPA review, and agreement with Washington State Liquor and Marijuana Board code. We ask that this particular permit be disapproved, and that Jefferson Coun- ty restrict these facilities to commercial/industrial zoning. Thank You John Comstock , 11111111t r i''''-:',,,: 7 a IV J• .rut 4j . t R • rilik ,.......„w,,. ,.,:„.., N, Y._ 4 t - - - -',7-t-77,•,. . ..... _ '.ittlitt, .........,., .` ,.... ,.... .. -.. . '' ""...... 15 t4w t vi. 1 IS .sir oh 1 '11;!iii N.., a •Z- *'''' . 1 • * ' I 41......... „, i . -. .... —lo................ 1V . ....--. ...........--......... . . . ..............e, ...... . ....-'"a'. ....4 . .-'. '''' 'trt7.112r ..., ,. •.11, ,....i...44 lt: . ..%,....... _- . r ... I, j , '''''" =II (.''' 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