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HomeMy WebLinkAboutDCD 2018 Conservation Futures Projects AnalysisJJEEFFFFEERRSSOONN CCOOUUNNTTYY DDEEPPAARRTTMMEENNTT OOFF CCOOMMMMUUNNIITTYY DDEEVVEELLOOPPMMEENNTT 621 Sheridan Street, Port Townsend, WA 98368 | Web: www.co.jefferson.wa.us/communitydevelopment Tel: 360.379.4450 | Fax: 360.379.4451 | Email: dcd@co.jefferson.wa.us __________________________________________________________________________________________ SquareONE Resource Center | Building Permits & Inspections | Development Review | Long Range Planning TO: Tami Pokorny, Jefferson County Water Quality and Environmental Health FROM: Joel Peterson, Associate Planner DATE: September 11, 2018 RE: 2018 Jefferson County Conservation Futures Program Property Acquisition and/or Operations and Maintenance Project Applications: 1. Chimacum Forest—Acquisition, 65 acres RF-40 & RR1:10 2. Dabob Bay Natural Area Addition—Acquisition, 5.11 acres RR1:5 3. Marrowstone Mise—Conservation Easement, 35.19 acres RR1:10/RR1:5 4. Ruby Ranch Preservation—Easement, ca.60 acres AP-20 5. Snow Cr. Middle Reach Forest Protection—Acquisition, ca 7.5 ac RR1:5 Summary of DCD Findings for 2018 Conservation Futures Program: The Department of Community Development (DCD) reviewed the proposed 2018 Jefferson County Conservation Futures Program Property Acquisition and/or Operations and Maintenance Projects and provides the following findings. When a local government chooses to use Conservation Futures Fund money to purchase an interest in land, it must consider and analyze whether taking land out of the ‘pool’ of land that can be developed leaves enough land subject to development to accommodate allocated housing and employment growth (RCW 84.34.240). From our analysis, we provide two findings to support this requirement and additional findings from the Jefferson County Comprehensive Plan. Methods: Housing Analysis: DCD reviews the estimated number of potential dwelling units that could be forgone by the Conservation Futures actions and the effect this may have on the County’s ability to accommodate our projected 20-year population growth (2018-2038); and how the actions may affect the County’s ability to provide employment growth in our 20-year planning period. Note that any determination made in this exercise is only an estimate based on zoning and a map review of possible site conditions. Employment Growth Analysis: Impacts on Jefferson County’s ability to provide for anticipated employment growth, resulting from the Conservation Futures program actions, were reviewed by observing current employment conditions in the vicinity of the project parcels, the prevalent employment sector in the area, and consideration of any other potential effects resulting from conservation action that may limit or enhance the County’s ability to provide for economic development or jobs. 2 Findings: 1. Housing. The proposed acquisitions and easements of the 2018 Conservation Futures program would extinguish development rights or purchasing land for conservation purposes which would remove approximately 18 theoretical single family dwelling units, and approximately 18 theoretical accessory dwelling units (ADUs) that would be allowed with those residences. Jefferson County has a documented surplus of vacant and underdeveloped parcels which can accommodate the land needs of the projected population during the 20-year planning period (2018-2038 Draft Comprehensive Plan Land Use Element). The proposed conservation actions do not reduce the County’s capacity to accommodate future planned growth. 2. Employment Growth. No commercial areas are included in the protected properties. State Employment Security Dept. data do not show employment sectors in the proposed conservation areas which could be precluded, for example Utilities, Manufacturing, Government, Professional & Technical Services (ESD Jefferson County Data Tables, 2016). None of the properties are within or near a rural commercial area or urban growth area. Employment or business development that could be forgone by loss of residential dwelling units would include home business or cottage industry opportunities. There has been no identified reduction in rural employment due to a shortage of residential parcels to support home business or cottage industry. Employment in the project areas would likely consist of home businesses, cottage industries or in the natural resources sectors. Limited loss of timber harvest on residential parcels, inholding forest, or rural forest designated parcels would not make up a significant loss of commercial forestry in Jefferson County. Natural resource conservation has been identified as playing a role in economic development, contributing to a draw of economic development interests to the area due quality of life and a healthy environment. The Comprehensive Plan (2004) also recognizes the benefit of a healthy environment for economic needs, such as expressed in Environment Goal ENG 3.0: “…safe water supply as a critical necessity for [economic needs].” In fact, 2018 Conservation Futures projects that include preservation of agriculture (i.e. Ruby Ranch) are intended to encourage rural economic development. Additional Findings from the Jefferson County Comprehensive Plan: 3. The action is consistent with the goals and policies of the Jefferson County Comprehensive Plan for the preservation and enhancement of open space. The Jefferson County Comprehensive Plan identifies goals and policies for the preservation and enhancement of open space as follows:  Open Space Goal OSG 1.0 guides Jefferson County to preserve and enhance existing open space lands. Open Space Policy OSP 1.5 encourages the pursuit of public acquisition of potential parks, critical wildlife areas and other open space lands by utilizing a variety of funding mechanisms. OSP 1.6 supports efforts by public and non-profit organizations to secure property for open space, wildlife habitat corridors and a County-wide trail system. 3  Natural Resources Goal NRG 1.0 guides Jefferson County to encourage the conservation of resource lands and the long-term sustainable use of natural resource- based economic activities throughout Jefferson County. Natural Resources Policy NRP 1.7 guides us to consider incentive programs to support resource-based economic activities in rural areas. NRP 2.4 states “[p]rotect the environment from cumulative adverse impacts resulting from resource management practices.”  Natural Resources Goal NRG 10.0 guides Jefferson County to conserve and protect the agricultural land base and its associated lifestyle. Natural Resource Policy NRP 10.3 supports the conservation of agricultural land through tax incentive programs, the purchase or transfer of development rights and other methods developed in cooperation with agricultural landowners and managers. NRP 10.9 encourages the preservation of family owned farms by discouraging the conversion of these lands to other uses.  Environment Goal ENG 3.0 recognizes environmental protection as one important aspect of our economic strategy. 4. The Dabob Bay project, which includes area in Shoreline Jurisdiction, the action is consistent with Shoreline Master Program (SMP) Goals:  SMP conservation goals address the protection of natural resources, scenic vistas, aesthetics, and vital shoreline areas for fisheries and wildlife for the benefit of present and future generations. JCC 18.25.120.  SMP restoration and enhancement goals address reestablishment, rehabilitation and improvement of impaired shoreline ecological functions, values and/or processes. JCC 18.25.170. 5. None of the proposals include property in an Urban Growth Area or Rural Commercial area. Attachment: Parcel analysis of 2018 Conservation Futures projects (2018 Evaluation Tables_template.xlsx) [end] CONSERVATION FUTURES 2018 PROJECT NAME APN Zoning District Nominal Acreage Current SFRs Additional Theoretical SFR Yeild Accessory Dwelling Unit Allowance Est. Net New Theoretical D.U./ADU Site Characteristics Employment/Jobs Analysis Chimacum Forest--purchase 65 acres of mostly undeveloped land 901233001 RR1:10 20 0 2*2*4 No encumberances found in recorded docs other than road easement. *-Steep slopes, landslide hazard, and non fish-bearing streams would affect D.U./ADU feasibility. Theoretical employment from Home Business, Cottage Industry, Forestry. Not significant loss of employment tied to Residential, nor significant area of forestry. Steepness may limit timber cut/sales. 901262001 RF-40 44 1 0 1 1 Max. 1 acre for residential (for non- forestry use) without change in Current Use Assessment Resource land Cottage Industry or Home business possible with Residential Not a significant loss (size) of commercial forest to impact forest industries in the County. Steepness may limit timber cut/sales. State Economic Security Dept. data do not show much business development in this area. 64 1 2 3 5* PROJECT NAME APN Zoning District Nominal Acreage Current SFRs Additional Theoretical SFR Yeild Accessory Dwelling Unit Allowance Est. Net New Theoretical D.U./ADU Site Characteristics Employment/Jobs Analysis Dabob Bay Natural Area Addition: Purchase of 5.11 acres 701153025 R1:5 5 0 1 1 2** Environmental constraints, chiefly landslide hazard, may limit site development. Partially in Shoreline Jurisdiciton, feeder bluff, high and moderate landslide hazard, unstable w/ old landslide. No encumberances found in recorded documents. Remote location. Not reasonable to conclude conservation action would preclude employment in any significant way. Not a significant effect in terms of housing or jobs. 5 0 1 1 2* PROJECT NAME APN Zoning District Nominal Acreage Current SFRs Additional Theoretical SFR Yeild Accessory Dwelling Unit Allowance Est. Net New Theoretical D.U./ADU Site Characteristics Employment/Jobs Analysis Marrowstone Mize: Conservation Easement 021204012 R1:10 9 0 1*1 2 021291001 R1:10 4 0 1*1 2 021291035 R1:10 5 0 1*1 2 953700409 R1:5 12 0 2&2 4 975901102 R1:5 0.6 0 1&*1 2 975901101 R1:5 0.5 0 1&*0^1 975900801 R1:5 0.15 0 0&^0^0 975900802 R1:5 0.5 0 1&0^1 975900803 R1:5 1 0 1&1 2 32.75 0 9 7 16^* PROJECT NAME APN Zoning District Nominal Acreage Current SFRs Additional Theoretical SFR Yeild Accessory Dwelling Unit Allowance Est. Net New Theoretical D.U./ADU Site Characteristics Employment/Jobs Analysis Ruby Ranch Preservation: 901254004 AP-20 45 1 1*2*3 901361003 AP-20 15 0 1*1*2 60 1 2 3 5* All nonconforming parcels except 953700409 (12ac R5). All vacant. Critical area mapping needs to be field-truthed. Island is designated Critical Aquifer Recharge Area and Sole Source Aquifer. Easement will allow 1-acre residential build envelope. ^ Potential D.U./ADU yeild likely limited by parcel size and septic requirements. * Potential D.U./ADU yeild may be limited by critical areas (wetlands, DNR Type F stream[?]) & Lots in plats; no recorded interests affecting analysis. Easement proposed to allow activities like farming. Previous owner had concept of golf course (Sm. Scale Rec. & Tourism). Home business/cottage industry possible. In SR19 viewshed. Unknown acreage of Open Space-Ag designation--req. tax change to develop. * Site constraints possibly limiting feasibility of full development: FEMA flood zone, wetlands, fish-bearing stream & tributary setbacks. Employment from farming. Project is designed to have positive effect on rural economic development. Project extinguishes potential development rights from approx. 55 acres; thereby increases affordability, overall benefit toward profitability & economic viability of the farm; net benefit for employment/jobs. PROJECT NAME APN Zoning District Nominal Acreage Current SFRs Additional Theoretical SFR Yeild Accessory Dwelling Unit Allowance Est. Net New Theoretical D.U./ADU Site Characteristics Employment/Jobs Analysis Snow Creek Middle Reach Forest Protection: 946200001 R1:5 1 0 1 1 2 946200003 R1:5 5 0 1 1 2 946200006 R1:5 0.56 0 1 1^2 802024005 R1:5 1 0 1 1 2 Parcels contiguous, relatively flat. 3 non- conforming parcels (zoning). ^ Parcel size may constrain development potential due to septic requirements. Forested parcels (2015 aerial photo). Near US104/101 interchange. R1:5 zoning along corridor among natural resource parcels. Ca. 3 miles south Discovery Bay Neighborhood/ Visitor Crossroad (NC). Discovery Bay NC scaled as services & commercial development for local and travelling public. Sufficient residential zoning exists for local employment. Immediate area employment is farming, home business, cottage industry. Action does not significantly impact employment/jobs.