HomeMy WebLinkAbout100118_ca05 �¢soN co JEFFERSON COUNTY
ti� ° DEPARTMENT OF COMMUNITY DEVELOPMENT
621 Sheridan Street,Port Townsend,WA 98368 Web:www.co.iefferson.wa.us/communitydevelopment
`�ssX, o) Tel:360.379.4450 I Fax:360.379.4451 I Email:dcd at co.jefferson.wa.us
SquareONE Resource Center I Building Permits & Inspections I Development Review I Long Range Planning
Jefferson County
Board of County Commissioners
Consent Agenda Request
To: Board of County Commissioners
Philip Morley
Through: Austin Watkins, Planning Manager ,
From: Michelle Farfan, Associate Planner
Date: Consent Agenda for October 1, 2018
Subject: Final Short Plat Approval for"June" Short Plat, MLA17-00067/ SUB17-00014
Statement of Issue: Final short plat approval of a two-lot short plat located at 300 Walden Lane, Port
Ludlow. Requesting final approval by the Board per JCC Section 18.35.200 and RCW 58.17.170.
Applicant's are Greg and Sandi Johnson.
Analysis: Staff determined that the application as submitted on October 4, 2017 met said criteria of
Jefferson County Code (JCC) Section 18.35.100 in written Findings and Conclusions dated April 30,
2018 followed by a written approval with conditions. All conditions have been met and verified by each
department as verified by signing the survey mylar and copies. Written Findings and Conclusions are
required per RCW 58.17.195 which state in part that a county makes a formal written finding of fact that
the proposed subdivision or proposed short subdivision is in conformity with applicable zoning
ordinance or other land use controls which may exist.
Alternatives: The requested action is mandatory per RCW 58.17.170 and Jefferson County Code
Section 18.35.130(1)(c).
Fiscal Impact: There is no identifiable fiscal impact related to this request for final plat approval.
Applicant has paid 2018 full year property taxes in the amount of$5,158.52.
Recommendation: Per Jefferson County Ordinance and State Law, the department requests that the
Board grant final short plat approval and adopt the written findings and conclusions.
Reviewed by:
11 / /%, /J-7/'
P ilip Morley Cou ty Admin'str r
4 '".•:,S
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JEFFERSON COUNTY
1� DEPARTMENT OF COMMUNITY DEVELOPMENT
. , 4 s UNIFIED DEVELOPMENT CODE
-57shJ N��° TYPE II LAND USE PERMIT
APPLICANT: GREG JOHNSON
PO BOX 65361
PORT LUDLOW WA 98365
DATE ISSUED:April 30,2018
DATE EXPIRES:April 30,2023
MLA NUMBER: MLA17-00067
PROJECT PLANNER: Emma Bolin
PROJECT DESCRIPTION:
SUB17-00014-Two Lot Short Plat with SEPA: Subdivide 8.97 acres into one 4.99 acre parcel and one 3.98 acre
parcel zoned "Master Planned Resort Single Family Tracts." Each lot will be served by community sewer system and
water through Olympic Water and Sewer Inc. Access will be off of private road, Walden Lane. SEPA is required due
to a Type NS Non fish bearing seasonal stream less than 20% grade, according to the Stream Type and Verification
Report by C3 Habitat Corp dated July 10, 2017, which requires a 50 foot buffer from the Ordinary High Water Mark
(OHWM). A geotechnical report was submitted by Envirosound Consulting dated September 26, 2017
recommending a 30 foot buffer and five foot setback from the top of bank above the stream.
PROJECT LOCATION:
Parcel number 821 085 001, Section 8, Township 28N, Range 1E, located at 300 Walden Ln, Port Ludlow, WA 98365
CONDITIONS:
1.) Public Works Conditions
2.) All easements of record shall be shown on the final plat with the Auditor's File Number(AFN)of the
easement(s) also referenced on the final plat.
3.) Shovy the driveway approach for 111 Walden Lane on the final plat.
4.) Correct 5.3% and 5.6% slope labels on the final plat.
5.) Refer to attached red line Exhibit A depicting revisions requested by Public Works.
6.) The proponent shall pay all fees incidental to the proposal prior to final approval. The Department's fee is $86
per hour(subject to change under current fee schedules). In the event the proponent does not complete the
proposal, the proponent shall still be responsible for paying the Department's fees.
7.) Assessor's Conditions
8.) Remove the parcel number reference on the upper right-hand corner from all pages.
9.) A legal description of the property being platted shall be depicted on the face of the short plat.
10.) The current owner's name, address, and site address shall be removed from the final short plat.
11.) Auditor's Conditions
12.) Refer to attached red line Exhibit B depicting revisions requested by the Auditor's Office pertaining to spelling
revisions as well as drafting styles that overlap or have too much contrast.
13.) Environmental Health Conditions
14.) Prior to final plat approval, the applicant shall submit a completed Utility Service Review Procedure Certificate of
Water Supply Utility Service form and fee payment of$134.00 for potable water review.
15.) Development Review Conditions
16.) Based on requirements of Chapter 18.35 JCC Final Short Plat, the final mylar shall be prepared in accordance
with the final short plat checklist. A copy of Chapter 18.35 JCC is attached.
17.) Addresses shall be assigned to the new lot. The address may be shown on the final plat or may be applied for
at the time of building permit application.
18.) Address plates for the lots shall be located in accordance with the provisions of the Jefferson County 911
Emergency Locator System Ordinance.
19.) The proponent shall submit a blue line copy of the survey and lot closure information prepared by a licensed
surveyor to the Department for review. The proponent shall make any corrections or additions prior to final
approval.
20.) An updated plat certificate or supplement shall be submitted with the final blueline and shall be 30 days current.
21.) Utilities and transportation facilities should be installed in the same rights-of-way when the effect will be to
Page 1 of 3
reduce the adverse impacts on the physical environment.
22.) Arrangements shall be made by the applicant to install underground utility lines for electricity and telephone service
prior to final plat approval.
23.) Prior to final plat approval a water service line from the water main must be installed to each property boundary
and capped within an adequately sized valve box to support the future meter installation. The existing service
lines and valve boxes must be surveyed and shown and labeled on the plat for each parcel.
24.) Prior to final plat approval, the proponent shall submit $386 for mitigation of direct, identified impacts to the
Jefferson County Fire District#3 as a result of the proposed subdivision.
25.) The identified Fish and Wildlife Habitat Area (Type NS stream)shall maintain a vegetative buffer setback of
50-feet on each side of the stream. The setback shall be measured horizontally from the Ordinary High Water
Mark(OHWM). The stream buffers shall be graphically depicted on the face of the final mylar.
26.) A vegetative buffer of 30-feet shall be permanently maintained from the top or edge of the Landslide Hazard
Area. All buffers shall be measured perpendicularly from the top of the Landslide Hazard Area. The geohazard
area buffer shall be graphically depicted on the face of the mylar.
27.) An additional setback of five (5)foot building setback is required from the edge of the stream and geohazard
buffer areas. This additional 5-foot setback shall be depicted on the face of the final plat.
28.) The following notice shall be placed under Notice to Potential Purchasers
a. Sewer and water connection shall be obtained through Olympic Water and Sewer Inc.
b. Outdoor residential storage shall be maintained in an orderly manner and shall create no fire safety, health
or sanitary hazard.
c. Not more than 2 unlicensed vehicles shall be stored on any lot unless totally screened from view of
neighboring dwellings and rights-of-way. Such screening shall meet all applicable performance and
development standards specific to the district in which the storage is kept, and shall be in keeping with the
character of the area. Screening shall meet the requirements of Chapter 18.30 JCC. Outdoor storage of 3 or
more junk motor vehicles is prohibited except in those districts where specified as an automobile wrecking yard
or junk(or salvage) yard and allowed as a permitted use in Table 3-1 or Chapter 18.18 JCC, and such storage
shall meet the requirements of JCC 18.20.100, Automobile wrecking yards and junk (or salvage)yards. In no
case, shall any such junk motor vehicles be stored in a critical area.
d. Exterior lighting for residential uses shall not exceed twenty feet(20') in height from the finished grade
excepting when such lighting is an integral part of building or structure. Ground level lighting is encouraged.
e. Exterior lighting shall be energy efficient and shielded or recessed so that direct glare and reflections are
contained within the boundaries of the parcel.
f. Exterior lighting shall be directed downward and away from adjoining properties and public rights-of-way.
No lighting shall blink, flash, or be of unusually high intensity or brightness.
g. All lighting fixtures shall be appropriate in scale, intensity, and height to the use they are serving.
h. Maximum building height shall not exceed 35 feet.
i. Maximum impervious surface coverage shall not exceed 25%.
j. Minimum setback from Osprey Ridge Drive and Walden Lane rights-of-ways shall be 20 feet. Minimum
side yard setbacks shall be 5 feet.
k. Any further subdivision of the lots within this plat will be subject to the densities permitted in the Jefferson
County Ordinances and Codes in effect at time of such application. These lots may or may not be further
subdivided in the future.
I. Approval of this subdivision does not constitute approval of building permits on each lot. Permit approval
will be subject to building lot plans, type of use, contours, and soils on individual lots. Permits will be reviewed
in accordance with site conditions and regulations existing on the date the permits are applied for.
29.) The following notices shall be placed on the final plat under"Notice to Potential Purchasers;"
• A permanent physical separation along the boundary of the 30-foot geohazard buffer area shall be installed
and permanently maintained. Such separation can include installing logs, trees, a hedgerow, or any other
prominent physical marking approved by the UDC Administrator.
• Geohazard and stream buffers shall be retained in their natural condition; however, minor pruning of
vegetation to enhance views or provide access may be permitted as long as the function and character of the
buffer are not diminished.
• All trees and understory lying outside of road rights-of-way and utility easements shall be retained (except for
hazard trees) during clearing for roadways and utilities; provided, that understory damage during approved
clearing operations may be pruned.
• Damage to vegetation retained during initial clearing activities shall be minimized by directional felling of trees
to avoid critical areas and vegetation to be retained.
• Stream buffers shall maintain a vegetative buffer setback of 50-feet on each side of the stream. The setback
shall be measured horizontally from the Ordinary High Water Mark (OHWM).
Page 2 of 3
• A vegetative buffer of 30-feet shall be permanently maintained from the top or edge of the Landslide Hazard
Area. All buffers shall be measured perpendicularly from the top of the Landslide Hazard Area.
• Stream and geohazard buffer perimeters shall be marked with temporary signs at an interval of one per parcel
or every one hundred (100)feet, whichever is less. Signs shall be in place prior to and during construction
activities. The signs shall contain the following statement: "Buffer- Do Not Remove or Alter Existing
Vegetation."
30.) The applicant must submit a reproducible copy plus seven (7) paper copies of the proposed final short plat to
the Department of Community Development. The proposed final short shall contain elements as described in
Chapter 18.35.120 JCC and shall include certifications and other requirements as provided in Chapter
18.35.190 JCC and 18.35.370 JCC.
31.) The sale of lots prior to final short plat approval is unlawful.
32.) Preliminary approval will expire on April 30, 2023. The Department of Community Development shall not be
responsible for notifying the applicant of impending preliminary short plat expiration.
33.) It is the responsibility of the applicant or authorized representative to ensure the final short plat is submitted in
accordance with the conditions of preliminary approval. This includes paying all property taxes and submitting a
recording fee for the final plat and supply an updated plat certificate(within 30 days of submittal), all of which is
outlined in the final short plat checklist.
FINDINGS:
1.) The Administrator finds that this application complies with applicable provisions of the Unified Development Code,
all other applicable ordinances and regulations, and is consistent with the Jefferson County Comprehensive Plan
and Land Use map.
2.) See Staff Report for subdivision findings.
APPEALS:
Pursuant to RCW 36.70C,the applicant or any aggrieved party may appeal this final decision to the Hearing Examiner within
fourteen (14)calendar days of the date of issuance of this land use decision. For more information related to administrative
appeals see JCC 18.40.330.
UDC Administrator
MLA17-00067
DEPARTMENT OF COMMUNITY DEVELOPMENT
621 Sheridan Street I Port Townsend, WA 98368
360-379-4450 I email: dcd@co.jefferson.wa.us
www.co.jefferson.wa.us/commdevelopment
Page 3 of 3
FINDINGS AND CONCLUSIONS FOR
ADMINISTRATIVE SUMMARY DECISION
Re: Type II Short Plat
File No.: SUB 17-00014
Applicant: Greg Johnson
SUMMARY APPLICATION AND RECOMMENDATION
Date of Application: The application was received on October 4, 2017, and was found substantially
complete on November 18, 2017.
Proposal: Two Lot Short Plat with SEPA: Subdivide 8.97 acres into one 4.99 acre parcel and one 3.98
acre parcel zoned"Master Planned Resort Single Family Tracts." Each lot will be served by community
sewer system and water through Olympic Water and Sewer Inc. Access will be off of private road,
Walden Lane. SEPA is required due to a Type NS Non-fish bearing seasonal stream less than 20%grade,
according to the Stream Type and Verification Report by C3 Habitat Corp dated July 10, 2017, which
requires a 50-foot buffer from the Ordinary High Water Mark(OHWM). A geotechnical report was
submitted by Envirosound Consulting dated September 26, 2017 recommending a 30-foot buffer and
five-foot setback from the top of bank above the stream.
Project Location: Parcel number 821 085 001, Section 8, Township 28N, Range 1E, located at 300
Walden Ln, Port Ludlow,WA 98365
Legal Description: PORT LUDLOW NO 6 LOT 1 V9/P40-41 8/17-28N-R1E
Recommendation: Approval with conditions
Project Planner: Emma Bolin
BACKGROUND INFORMATION
Applicant: GREG JOHNSON
PO BOX 65361
PORT LUDLOW WA 98365
Site Conditions: The subject parcel (821085001) is approximately 8.98 acres located in a forested
residential area. The property is bounded by Todd Road on the west and Osprey Ridge Drive on the east.
There is a gravel easement road, Walden Lane,to the south of the parcel, which connects Osprey Ridge
Dr. to Todd Rd. There is an existing single-family residence on the proposed western 4.99-acre parcel.
Olympic Water and Sewer have an easement on the western proposed parcel, which contains a water
storage tank, and a well house east of the residence. The area is vegetated with mature coniferous and
deciduous trees with fern and salal understory. An area was recently cleared on the proposed eastern
parcel. A north-south draining stream in the center of the proposed parcels passes through a culvert under
Walden Lane. Side slopes in the stream drainage are 10-30 degrees. Slopes elsewhere on the property are
gentler sloping. An entrance gate provides access to the subject property, properties within Ingram
Heights to the west and to the property located at 111 Walden Lane to the south.
MLAI7-00067/SUB17-00014 Page 1 of 9
Johnson Short Plat
Surrounding Area: The area to the west has been platted as Ingram Heights Long Plat,which is outside
the Master Planned Resort,and is comprised of approximately 20-acre lots zoned RR1:20.The area to the
south is comprised of Port Ludlow No. 6 Long Plat lots 2-5 and is zoned Master Planned Resort Single
Family Tracts 2.5 dwelling units per acre.The area to the east is comprised of Port Ludlow No. 4, which
are more densely zoned as Master Planned Resort Single Family 4 dwelling units per acre. The parcels to
the north range from 3-6 acres, are also outside the MPR, and zoned RR1:5. One lot to the northeast is
within the Witter Short Plat.
Site Visit: January 29, 2018
Comprehensive Plan Designation: The Jefferson County Comprehensive Plan (adopted August 28,
1998)designates the subject parcels MPR SFT.
Jefferson County Comprehensive Plan
Chapter 3,"Master Planned Resort Policies",pages 3-64.
Chapter 3,"Transportation Policies",page 3-61.
Applicable Ordinances:
Ordinance No. 11-1218-00,Jefferson County Code(Title 18)
State Environmental Policy Act(SEPA)Review: The subdivision is subject to review under the State
Environmental Policy Act under WAC 197-11-355. The SEPA Responsible Official issued a Final
Determination of Non-Significance pursuant to WAC 197-11-340 on February 16, 2018.
Procedural Information:
Notice of Application
• Application submitted to the Department of Community Development: October 4, 2017
• Staff determined the application substantially complete: December 18, 2017
• This application is vested under the ordinances in effect on October 4, 2017
• Notice of Application mailed to adjacent property owners& agencies: January 17,2018
• Posting of Notices by applicant/representative: January 16, 2018
• Publication of Legal Notices: January 17, 2018 (Port Townsend-Jefferson County Leader)
• Comment period was open for 20 calendar days (per JCC 18.40.220)through February 9, 2018
Comments:
Notices were sent to adjacent property owners within 300 feet of the subject parcel. Ruth Altis submitted
written comments dated January 30, 2018 expressing concern that the preliminary short plat failed to
show a utility easement benefitting her property. This easement was updated through a Supplement to the
Title Certificate from the Title Company and communicated to the applicant.
• Agency Comments Received:
o Jefferson County Department of Public Works: Written comments dated February 12, 2018 is
hereby incorporated by reference.
o Jefferson County Department of Environmental Health: Written comments dated January 29,
2018 is hereby incorporated by reference.
o Jefferson County Auditor's Office: Written comments dated January 17, 2018 is hereby
incorporated by reference.
MLA17-00067/SUB17-00014 Page 2 of 9
Johnson Short Plat
o Jefferson County Assessor's Office: Written comments dated January 30, 2018 is hereby
incorporated by reference.
o Jefferson County GIS: Written comments dated January 29, 2018 provided no comment on
the application.
o WA Department of Natural Resources commented that a Forest Practice Application may be
required for the proposal. DNR then visited the property and commented that the trees slated
for removal are indeed rather small and would not exceed the threshold that would require a
Forest Practice Permit.
o Department of Archaeology and Historic Preservation: No Comment
o Skokomish, Jamestown S'Klallam, Port Gamble S'Klallam, Point No Point, Suquamish
Tribes: No comment
o Fire District 3: No Comment
o Chimacum School District#49: No Comment
o Jefferson County Sheriff: No Comment
o Port Ludlow Drainage District: No Comment
o Jefferson County Public Utility District: No Comment
STAFF FINDINGS AND CONCLUSIONS
1. The proposal is to subdivide 8.97 acres into one 4.99 acre parcel and one 3.98 acre parcel A County
DCD Pre-application Conference for the project was held on September 21,2017.
2. The proposed short subdivision is subject to the policies of the Jefferson County Comprehensive
Plan. The applicable policies are discussed below.
3. The proposed short subdivision is subject to the requirements of Chapters 18.30 and 18.35 of the
Jefferson County Code(JCC). There are several ordinance requirements that apply to the proposed
subdivision: Chapter 18.30.30 JCC Water Supplies; Chapter 18.30.040 JCC Sewage Disposal;
Chapter 18.30.080 and 090 JCC Roads; Chapter 18.35 Article IV JCC Short Subdivisions. The
applicable criteria and requirements are discussed below.
4. The Jefferson county Comprehensive Plan Master Planned Resort Policy LNP 23.1 states:
"Ensure that development in Port Ludlow complies with County development
regulations established for critical areas and that on-site and off-site
infrastructure impacts are fully considered and mitigated."
The county maps identify a slight landslide hazard area and a Type Non-fish stream on the parcel.A stream
investigation report by C3 Habitat Corp and a site visit confirmed that the stream enters the property at the
northern property line and flows southerly and eventually off-site. An east to west flowing tributary shown on
Jefferson County maps was not observed in the field.The stream report identified the stream as Non-fish
seasonal.JCC Chapter 18.22.270 states a Type NS stream less than 20%grade requires a 50-foot buffer on
each side of OHWM. In addition to the required stream buffers,an additional building setback line of five
(5)feet is required from the edge of the stream buffer,per JCC 18.22.270(5). Envirosound Counsulting LLC
submitted a Geotechnical Slope Assessment,which identified the stream channel area to be stable under
normal conditions, but may become unstable if modified by man's activities. The report recommended a 30-
foot buffer and an additional 5-foot building setback from the top of the drainage channel side slopes
consistent with JCC 18.22.170(6)Geologically Hazardous Area Buffers.There is no new infrastructure
proposed for the short plat that would affect these critical areas.No other critical areas were identified on site.
5. The Jefferson County Comprehensive Plan Transportation Policy LNP 17.1 states:
MLA17-00067/SUB17-00014 Page 3 of 9
Johnson Short Plat
"Encourage development and land use proposals that utilize existing transportation systems and
provide non-motorized transportation opportunities."
The proposal will utilize existing Walden Ln private road and provide a cost share of road maintenance and
gate maintenance. Jefferson County Public Works states that only the eastern 500 feet of Walden Lane will
be impacted by additional traffic from the proposed new lot and that the access road to Lot 2 is adequate to
ensure public safety.
6. Chapter 18.30.030 JCC Water Supplies:
"When the development or redevelopment of land requires the availability of a supply of potable
water as determined by the Administrator,potable water shall be delivered by a means approved by
the Washington Department of Health and/or Jefferson County Health and Human Services."
Chapter 18.30.040 JCC Sewage Disposal:
"All development shall be provided with an individual,on-site septic system and drainfield approved
by the Jefferson County Health Department in compliance with Chapter 8.15 JCC,unless the
Jefferson County Health Department determines that public sewer is available which would then
require connection to the approved public sewer."
The two lots will be connected to public water and sewer through Olympic Water and Sewer Inc. Lot 1
contains one of the public water supply wells and storage tank for the OWSI system with an easement. Prior
to final plat approval,any water improvements and extensions will need to be completed and installed and
shown on the final plat.As an alternative to the water line installation,the applicant may arrange for a
performance guarantee as provided in Jefferson County Code.
7. Chapter 18.30.020(5) JCC Roads:
"All land use activities shall be served by appropriate transportation facilities.
Chapter 18.30.080(1)(a)JCC rrequires roads serving developments to be designed and constructed to
comply with the adopted standards of the Jefferson County Public Works Department.
Chapter 18.30.080(1)(h)JCC requires subdivision road systems to provide access to the public road
system at two locations,when feasible. One access location may be allowed based on a fmding by
Public Works that a single access location is adequate to protect the public health,safety&welfare.
There is an existing gated,private access road through the proposed subdivision,Walden Lane,which
apparently gives access to proposed lots 1,2 and to the existing,private Todd Road located to the west of the
subject parcel.Walden Lane is accessed on its east end from Osprey Ridge Drive,a county local access road.
There are nine developed parcels and one undeveloped parcel served by Walden Lane and Todd Road
through Walden Lane. With the proposed one additional lot through this proposed subdivision, 11 lots will be
served from Walden Lane. It is estimated that this will generate 66 ADT.In order to accommodate the
anticipated traffic and provide adequate fire and emergency vehicle access,the Walden Lane should meet
Public Works' standard for a Local Service Road: a 20' unobstructed,drivable width with 6"compacted
gravel base over compacted subgrade and a 14' wide traveled way with 2"compacted crushed surfacing top
MLA17-00067/SUB17-00014 Page 4 of 9
Johnson Short Plat
course, and slopes up to 12%.
There is a 250' section of Walden Lane shown on the preliminary short plat with a slope of 16%grade,
between contour line elevations 360' and 400',starting at approximately 1000' from the east end. Roads
with slopes greater than 12%may be required to be paved.
The 5.3%and 5.6%slope labels are not accurate on the preliminary plat.According to the contour lines,the
slopes at those locations are closer to 13%and 17%respectively.
Opening between existing entrance gate posts is 11.5'.
Width of existing gravel road surface varies from 12' to 17'.
Walden Lane was previously reviewed by JCPWD in 2004—2005 for the Ingram Long Subdivision, SUB04-
00029. It was determined then that no improvements to the road were required.
There is a private graveled driveway approach at 111 Walden Lane that could be used as a fire and
emergency response vehicle turnaround.Two other driveway approaches are shown on the preliminary short
plat,but this one is not.This driveway approach serving 111 Walden Lane shall be graphically portrayed on
the final plat.
The proposed lot has a driveway entrance cleared at approximately 500' from the east end of Walden Lane.
Public Works commented that since only the eastern 500' of Walden Lane will be impacted by additional
traffic from the proposed new lot,the access road to Lot 2 is adequate to ensure public safety.
8. Chapter 18.30.080(1)(m)JCC Roads:
"Easements for private roads providing access to and/or internal circulation within subdivisions shall
be 60 feet in width. Easement width may be reduced on the recommendation of the Department of
Public Works based on a fording that the public health, safety,and welfare will be protected and that
the easement width is adequate for the construction and maintenance of roads and utilities. Where
reduced access easement widths are proposed, parallel utilities easements may be required."
Chapter 18.30.080(1)(n)JCC Roads:
"Access easements from the County Road system to the subdivision shall be provided consistent
with the requirements of this Code. Access from the public road system shall be depicted on the
final plat."
Walden Lane is within an existing 60' easement. The easement was established through recording of the
Survey of Port Ludlow No. 6 under Auditor's File Number(AFN)311592 in 1987,and amended under AFN
347178 in 1992.It is not feasible to provide a second access to Lot 2 from the public road system. All
easements of record shall be graphically portrayed on the final plat with the Auditor's File Number(AFN)of
the easement(s) also referenced on the face of the plat.
9. Chapter 18.30.080(1)(p)JCC Roads:
"Subdivisions shall establish an agreement for the continuing maintenance of private roads either by
recording a separate instrument and referencing said instrument on the plat or by declaring a
maintenance agreement on the plat. The applicant shall submit the maintenance agreement to the
MLA17-00067/SUB17-00014 Page 5 of 9
Johnson Short Plat
Department of Public Works for review and approval prior to final plat approval."
Walden Lane has a private maintenance agreement recorded under AFN 330225 in 1990.The agreement
states"...The cost and expense of maintaining the Roadway shall be shared equally by the owners of all
Tracts,including any subdivided portions thereof..."The Ingram Heights Long Subdivision lot owners
served from Todd Road through Walden Lane share road maintenance through the covenant recorded under
AFN 503346 in 2005.A Gate Agreement is recorded under AFN 458095.The Gate Agreement and the
Private Maintenance Agreement shall both be referenced on the face of the final plat by Auditor's File
Number.
10. Chapter 18.35.130(1)(a)
"Short subdivisions shall be given preliminary approval, including preliminary approval subject to
conditions,upon finding by the administrator that all of the following have been satisfied:
a) The proposed subdivision conforms to all applicable county,state and federal zoning,land
use,environmental and health regulations and plans,including,but not limited to the
following:
i. The Jefferson County Comprehensive Plan: and
ii. The provisions of this Code, including any incorporated standards;
b) Utilities and other public services necessary to serve the needs of the proposed subdivision
shall be made available,including open spaces,drainage ways,roads,streets and other
public ways,potable water,transit facilities,sewage disposal,parks,playgrounds, schools,
sidewalks,and other improvements to assure safe walking conditions for students who walk
to and from school.
c) Approving the proposed short subdivision will serve the public use and interest and adequate
provision has been made for the public health,safety and general welfare.
Based on the previous findings,the proposal is found to be consistent with the Comprehensive Plan and
Jefferson County Code.
Water and sewer connections will serve each lot. Internal roads are existing.
Provisions for open spaces,drainage ways,streets/roads,alleys/other public ways,potable water supplies,
sanitary wastes, and parks and recreation have previously been addressed.The site is outside of the service
area of the local transit provider and consequently unavailable at this time.The site is within the Chimacum
School District.As the adjacent Ingrahm Heights Long Plat staff report discusses safe walking conditions of
students to school, "based on current policy of the school district, students living within the site boundaries
would not be required to walk to school.Bus service would be provided under the current policy of the
district."
The parcel is within Fire District 3.No comment was received by Fire District 3.
There is no probable significant adverse environmental impact.The public interest would be served by the
division of the 8.97-acre parcel into two(2)lots intended for residential use.
MLAI7-00067/SUBI7-00014 Page 6 of 9
Johnson Short Plat
JOHNSON SHORT PLAT
PRELIMINARY APPROVAL CONDITIONS
DEPARTMENT OF PUBLIC WORKS:
1. All easements of record shall be shown on the final plat with the Auditor's File Number(AFN)of the
easement(s)also referenced on the final plat.
2. Show the driveway approach for 111 Walden Lane on the final plat.
3. Correct 5.3%and 5.6%slope labels on the final plat.
4. Refer to attached red line Exhibit A depicting revisions requested by Public Works.
5. The proponent shall pay all fees incidental to the proposal prior to final approval.The Department's fee is
$86 per hour(subject to change under current fee schedules). In the event the proponent does not
complete the proposal,the proponent shall still be responsible for paying the Department's fees.
ASSESSOR'S OFFICE
6. The following comments are provided:
a. Remove the parcel number reference on the upper right-hand corner from all pages.
b. A legal description of the property being platted shall be depicted on the face of the short plat.
c. The current owner's name,address,and site address shall be removed from the final short plat.
AUDITOR'S OFFICE
7. Refer to attached red line Exhibit B depicting revisions requested by the Auditor's Office pertaining to
spelling revisions as well as drafting styles that overlap or have too much contrast.
ENVIRONMENTAL HEALTH
8. Prior to final plat approval,the applicant shall submit a completed Utility Service Review Procedure
Certificate of Water Supply Utility Service form and fee payment of$134.00 for potable water review.
DEVELOPMENT REVIEW DIVISION
9. Based on requirements of Chapter 18.35 JCC Final Short Plat,the fmal mylar shall be prepared in
accordance with the final short plat checklist. A copy of Chapter 18.35 JCC is attached.
10. Addresses shall be assigned to the new lot. The address may be shown on the final plat or may be
applied for at the time of building permit application.
11. Address plates for the lots shall be located in accordance with the provisions of the Jefferson County 911
Emergency Locator System Ordinance.
12. The proponent shall submit a blue line copy of the survey and lot closure information prepared by a
licensed surveyor to the Department for review.The proponent shall make any corrections or additions
prior to final approval.
13. An updated plat certificate or supplement shall be submitted with the final blueline and shall be 30 days
current.
14. Utilities and transportation facilities should be installed in the same rights-of-way when the effect will be
to reduce the adverse impacts on the physical environment.
15. Arrangements shall be made by the applicant to install underground utility lines for electricity and
telephone service prior to final plat approval.
MLAI 7-00067/SUB 17-00014 Page 7 of 9
Johnson Short Plat
16. Prior to final plat approval a water service line from the water main must be installed to each property
boundary and capped within an adequately sized valve box to support the future meter installation. The
existing service lines and valve boxes must be surveyed and shown and labeled on the plat for each
parcel.
17. Prior to final plat approval,the proponent shall submit$386 for mitigation of direct,identified impacts to
the Jefferson County Fire District#3 as a result of the proposed subdivision.
18. The following notice shall be placed under Notice to Potential Purchasers
a. Sewer and water connection shall be obtained through Olympic Water and Sewer Inc.
b. Outdoor residential storage shall be maintained in an orderly manner and shall create no fire safety,
health or sanitary hazard.
c. Not more than 2 unlicensed vehicles shall be stored on any lot unless totally screened from view of
neighboring dwellings and rights-of-way. Such screening shall meet all applicable performance and
development standards specific to the district in which the storage is kept,and shall be in keeping
with the character of the area. Screening shall meet the requirements of Chapter 18.30 JCC. Outdoor
storage of 3 or more junk motor vehicles is prohibited except in those districts where specified as an
automobile wrecking yard or junk(or salvage)yard and allowed as a permitted use in Table 3-1 or
Chapter 18.18 JCC,and such storage shall meet the requirements of JCC 18.20.100,Automobile
wrecking yards and junk(or salvage)yards. In no case, shall any such junk motor vehicles be stored
in a critical area.
d. Exterior lighting for residential uses shall not exceed twenty feet(20')in height from the finished
grade excepting when such lighting is an integral part of building or structure. Ground level lighting
is encouraged.
e. Exterior lighting shall be energy efficient and shielded or recessed so that direct glare and reflections
are contained within the boundaries of the parcel.
f. Exterior lighting shall be directed downward and away from adjoining properties and public rights-
of-way. No lighting shall blink, flash,or be of unusually high intensity or brightness.
g. All lighting fixtures shall be appropriate in scale,intensity,and height to the use they are serving.
h. Maximum building height shall not exceed 35 feet.
i. Maximum impervious surface coverage shall not exceed 25%.
j. Minimum setback from Osprey Ridge Drive and Walden Lane rights-of-ways shall be 20 feet.
Minimum side yard setbacks shall be 5 feet.
k. Any further subdivision of the lots within this plat will be subject to the densities permitted in the
•
Jefferson County Ordinances and Codes in effect at time of such application. These lots may or may
not be further subdivided in the future.
1. Approval of this subdivision does not constitute approval of building permits on each lot. Permit
approval will be subject to building lot plans,type of use, contours,and soils on individual lots.
Permits will be reviewed in accordance with site conditions and regulations existing on the date the
permits are applied for.
19. The identified Fish and Wildlife Habitat Area(Type NS stream)shall maintain a vegetative buffer
setback of 50-feet on each side of the stream. The setback shall be measured horizontally from the
Ordinary High Water Mark(OHWM). The stream buffers shall be graphically depicted on the face of
the final mylar.
20. A vegetative buffer of 30-feet shall be permanently maintained from the top or edge of the Landslide
Hazard Area. All buffers shall be measured perpendicularly from the top of the Landslide Hazard Area.
The geohazard area buffer shall be graphically depicted on the face of the mylar.
21. An additional setback of five(5)foot building setback is required from the edge of the stream and
geohazard buffer areas.This additional 5-foot setback shall be depicted on the face of the final plat.
22. The following notices shall be placed on the final plat under"Notice to Potential Purchasers;"
MLA17-00067/SUB17-00014 Page 8 of 9
Johnson Short Plat
• A permanent physical separation along the boundary of the 30-foot geohazard buffer area
shall be installed and permanently maintained. Such separation can include installing logs,
trees, a hedgerow, or any other prominent physical marking approved by the UDC
Administrator.
• Geohazard and stream buffers shall be retained in their natural condition; however, minor
pruning of vegetation to enhance views or provide access may be permitted as long as the
function and character of the buffer are not diminished.
• All trees and understory lying outside of road rights-of-way and utility easements shall be
retained(except for hazard trees)during clearing for roadways and utilities;provided,that
understory damage during approved clearing operations may be pruned.
• Damage to vegetation retained during initial clearing activities shall be minimized by
directional felling of trees to avoid critical areas and vegetation to be retained.
• Stream buffers shall maintain a vegetative buffer setback of 50-feet on each side of the
stream. The setback shall be measured horizontally from the Ordinary High Water Mark
(OHWM).
• A vegetative buffer of 30-feet shall be permanently maintained from the top or edge of the
Landslide Hazard Area. All buffers shall be measured perpendicularly from the top of the
Landslide Hazard Area.
• Stream and geohazard buffer perimeters shall be marked with temporary signs at an interval
of one per parcel or every one hundred(100) feet,whichever is less. Signs shall be in place
prior to and during construction activities. The signs shall contain the following statement:
"Buffer-Do Not Remove or Alter Existing Vegetation."
23. The applicant must submit a reproducible copy plus seven(7)paper copies of the proposed final short
plat to the Department of Community Development. The proposed final short shall contain elements
as described in Chapter 18.35.120 JCC and shall include certifications and other requirements as
provided in Chapter 18.35.190 JCC and 18.35.370 JCC.
NOTICE: The sale of lots prior to final short plat approval is unlawful.
EXPIRATION: Preliminary approval will expire on April 30, 2023. The Department of
Community Development shall not be responsible for notifying the applicant of impending
preliminary short plat expiration.
SUBMISSION: It is the responsibility of the applicant or authorized representative to ensure
the final short plat is submitted in accordance with the conditions of preliminary approval. This
includes paying all property taxes and submitting a recording fee for the final plat and supply an
updated plat certificate (within 30 days of submittal), all of which is outlined in the final short
plat checklist.
MLAI7-00067/SUB17-00014 Page 9 of 9
Johnson Short Plat
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