HomeMy WebLinkAbout061019_ra01 Regular Agenda
JEFFERSON COUNTY
BOARD OF COUNTY COMMISSIONERS
AGENDA REQUEST
TO: Board of County Commissioners
Philip Morley, County Administrator
FROM: Patty Charnas, Department of Community Development Director
Joel Peterson, Associate Planner, DCD
DATE: June 10, 2019
SUBJECT: Public Hearing on 2019 Amendment Cycle Final Docket
STATEMENT OF ISSUE: The Board of County Commissioners will conduct a public
hearing on Monday, June 10, 2019 at 10:00 A.M. in the Commissioners' Chambers, for the
purpose of taking oral and written testimony regarding whether or not to include any of four
text amendments previously considered by the Planning Commission in the 2019
Comprehensive Plan Final Docket. Including a potential text amendment in the Final Docket
does not constitute a decision that the amendment should be adopted, but rather, that it will be
further reviewed and assessed by the Department of Community Development, undergo SEPA
analysis, and be reviewed and assessed by the Planning Commission.
ANALYSIS:
As part of the 2019 Docket cycle, the County received one site-specific Comprehensive Plan
amendment proposal from the public, which pursuant to County Code is automatically on the
2019 Final Docket: MLA 19- 0013 Andrew and Sarah Wilke proposal to rezone the 11-acre
tax parcel 001184004 from Rural Residential 1:10 to Rural Residential 1:5.
The Department of Community Development(DCD) published its analysis and preliminary
recommendations regarding four suggested text amendments, summarized below. In that
March 27, 2019 memorandum, DCD recommended against moving any of the suggested text
amendment onto a 2019 docket. This recommendation was based on a comprehensive analysis
of need, urgency, appropriateness, staff capacity and cost and budgeting. DCD cited the recent
approval and adoption of the updated county Comprehensive Plan and a full workload already
in place for 2019. The Planning Commission received this department recommendation,
scheduled and held a public hearing and published its final recommendation memorandum to
the Board of Commissioners. The Planning Commission did not agree with the DCD
recommendation and recommended that all four suggested text amendments be placed on the
2019 docket. These materials are attached to the agenda request.
Regular Agenda
On May 13, 2019 the Board of County Commissioners (BoCC) considered the May 1, 2019,
Planning Commission Report and Recommendation for the 2019 Comprehensive Plan
Amendment Final Docket, pursuant to JCC 18.45.060(4). There are potentially four text
amendments that were considered by the Planning Commission that the BoCC can decide
whether or not to also include in the Final Docket. At its May 13 meeting, the BoCC
motioned to direct DCD to schedule a BoCC public hearing to accept public comment on
whether to add or subtract suggested text amendments for the 2019 Final Docket:
MLA19-00018 is a proposal to amend Comprehensive Plan and UDC to rescind
provisions of the Forest Transition Overlay (FTO) currently codified in JCC
18.15.571. Jefferson County Planning Commission recommends not addressing this
suggested text amendment in 2019, but to move it to the 2020 Amendment Cycle
docket.
MLA19-00019. Jefferson County Planning Commission suggests a review and
amendment of JCC 18.20.295 Recreational Marijuana addressing community
concerns regarding land use issues experienced with recreational marijuana
production in rural residential zones.
MLA19-00020. Jefferson County Planning Commission suggests development of
new regulations using "Eco-ADU" as a method for permitting multiple Accessory
Dwelling Units (ADUs) per parcel. The suggestion would allow the existing square
footage of ADUs to be allotted over multiple ADUs per parcel when certain "eco"
performance standards are met.
MLA19-00023. Jefferson County Planning Commission suggests an amendment to
the Comprehensive Plan adding a priority work item to the Housing Element's
Action Plan to "convene a panel of citizens knowledgeable in the innovative
technologies listed in Policy HS-P-2.3 to research and recommend a set of
performance measures upon which to build a set of opt-in, very-low-impact and/or
impact-positive standards for Jefferson County."
Including a text amendment in the Final Docket does not constitute a decision that the
amendment should be adopted, but rather, that it will be further reviewed and assessed by
DCD, undergo SEPA analysis, and be further reviewed and assessed by the Planning
Commission, as outlined in JCC 18.45.070 et seq.
The public comment period opened with the publication of the June 10 Hearing Notice on May
22, 2019. The Hearing Notice was published again May 29, 2019.
FISCAL IMPACT:
Cost of work associated with the County's Comprehensive Plan and related activities under the
State Growth Management Act are largely supported by the county's general fund.
Regular Agenda
RECOMMENDATION:
DCD continues to recommend against moving the suggested text amendments onto the 2019
docket for the same reasons published in the March 27, 2019 memorandum. DCD further
recommends that the BoCC consider the DCD recommendation, consider the Planning
Commission's May 1, 2019 recommendation memorandum and conduct a public hearing in
accordance with JCC 18.45.060(4). DCD also recommends that at the end of the hearing, the
Board deliberate and make a final decision or make a motion to set a subsequent agenda date
to deliberate on the public record and decide on the content of the 2019 Final Docket.
REVIEWED BY:
r/
- ‘77
Philip M.6;'fou rator Date
ATTACHMENTS:
March 27,2019 Department of Community Development Review and Recommendation
on the 2019 Comprehensive Plan Amendment Preliminary Docket
May 1, 2019, Planning Commission Report and Recommendation for the 2019
Comprehensive Plan Amendment Final Docket
MLA19-00018; MLA19-00019; MLA19-00020; and, MLA19-00023
To: Port Townsend&Jefferson County Leader
LEGAL NOTICE
Publish Two (2)Times: Wednesday,May 22,2019
Wednesday, May 29,2019
Please use 7-point font.
Bill: Jefferson County Department of Community Development
621 Sheridan St., Port Townsend, WA 98368
Account No. #15832
Staff Contact: Joel Peterson, Associate Planner, (360) 379-4457
Date: May 20, 2019
NOTICE OF PUBLIC HEARING BEFORE THE
JEFFERSON COUNTY BOARD OF COUNTY COMMISSIONERS REGARDING SUGGESTED TEXT
AMENDMENTS TO COMPREHENSIVE PLAN & UNIFIED DEVELOPMENT CODE FOR THE
2019 FINAL DOCKET
NOTICE IS HEREBY GIVEN that the Jefferson County Board of County Commissioners will hold a
public hearing on Monday, June 10, 2019, beginning at 10:00 a.m. in the Commissioners'
Chambers, Jefferson County Courthouse, 1820 Jefferson Street, Port Townsend. The purpose of the
hearing is to receive oral and written public testimony regarding which suggested amendments should
be on the 2019 Amendment Cycle Final Docket pursuant to JCC 18.45.060(4). In addition to testifying
at the June 10 Public Hearing, written testimony may also be submitted and received by the County
any time beginning May 22, 2019 through the end of the June 10 Public Hearing.
The public hearing is required before the Board of County Commissioners adds or subtracts for
inclusion on the Final Docket suggested amendments to the County Comprehensive Plan and/or
Unified Development Code that were considered by the Planning Commission. Including a potential
amendment in the Final Docket does not constitute a decision that the amendment should be adopted,
but rather, that it will be further reviewed and assessed by the Department of Community
Development, undergo SEPA analysis, and be reviewed and assessed by the Planning Commission.
A brief summary of the four potential amendments follows:
(1) MLA19-00018. Jefferson County Planning Commission recommends not addressing
this suggested text amendment in 2019, but to move it to the 2020 Amendment Cycle
docket. MLA19-00018 is a proposal to amend Comprehensive Plan and UDC to
rescind provisions of the Forest Transition Overlay (FTO) currently codified in JCC
18.15.571.
(2) MLA19-00019. Jefferson County Planning Commission suggests a review and
amendment of JCC 18.20.295 Recreational Marijuana addressing community
concerns regarding land use issues experienced with recreational marijuana
production in rural residential zones.
(3) MLA19-00020. Jefferson County Planning Commission suggests development of new
regulations using "Eco-ADU" as a method for permitting multiple Accessory Dwelling
Units (ADUs) per parcel. The suggestion would allow the existing square footage of
ADUs to be allotted over multiple ADUs per parcel when certain "eco" performance
standards are met.
(4) MLA19-00023. Jefferson County Planning Commission suggests an amendment to
the Comprehensive Plan adding a priority work item to the Housing Element's Action
Plan to "convene a panel of citizens knowledgeable in the innovative technologies
listed in Policy HS-P-2.3 to research and recommend a set of performance measures
upon which to build a set of opt-in, very-low-impact and/or impact-positive standards
for Jefferson County."
Oral and written testimony will be taken at the Public Hearing. Written testimony on the 2019 Final
Docket may also be submitted and must be received by the County May 22, 2019 through the end of
the June 10, 2019 hearing. Written testimony may be emailed to jeffboccCa co jefferson.wa.us, or
mailed or delivered to Jefferson County Courthouse Commissioner's Office, 1820 Jefferson Street,
P.O. Box 1220, Port Townsend, WA 98368.
Copies of the applications, recommendations, and project materials can be found at:
http://test.co.jefferson.wa.us/WebLinkExternal/O/foi/1937528/Rowl.aspx. For further information
please contact Dept. of Community Development, 621 Sheridan Street, Port Townsend, WA 98368,
(360) 379-4450.
- ON �7J/ JEFFERSON COUNTY
DEPARTMENT OF COMMUNITY DEVELOPMENT
621 Sheridan Street I Port Townsend, WA 98368
it: -' 360-379-4450 I email: dcd@co.jefferson.wa.us
'-.LAN - http://www.co.jefferson.wa.us/260/Community-Development
Department of Community Development's Review and Recommendation on the
2019 Comprehensive Plan Amendment Preliminary Docket
TO: Jefferson County Board of Commissioners, County Administrator, Planning Commission, and
Interested Parties
FROM: Department of Community Development
DATE: March 27, 2019
Under Chapter 18.45 of the Jefferson County Code (JCC),the Jefferson County Department of Community
Development (DCD) annually accepts applications for formal site-specific Comprehensive Plan amendments(re-
zones) and suggested text amendments to the Jefferson County Comprehensive Plan and Unified Development
Code (UDC)for inclusion in the annual Comprehensive Plan amendment preliminary docket. DCD accepts
applications for each cycle's docket until March 1st. DCD received one formal site-specific amendment from a
property owner and four suggested text amendments from the Jefferson County Planning Commission.All
proposals were placed on the annual amendment cycle's preliminary docket. Formal site-specific amendments
are automatically included in the final docket.
Chapter 18.45 of the JCC requires that the preliminary docket be reviewed by DCD,the Planning Commission,
and the Jefferson County Board of County Commissioners (BoCC) prior to adoption of the final docket. During
this process DCD reviews and recommends whether a suggested text amendment should be included in the final
docket. Under JCC 18.45.060, DCD's review and recommendation includes the following factors:
a) Need;
b) Urgency;
c) Appropriateness;
d) DCD staff capacity to substantively review and manage the suggested text amendments;and
e) Anticipated DCD cost and budget for processing the suggested amendments.
DCD's review and recommendations are presented to the Planning Commission for their review of the
preliminary docket and recommendation on the final docket,after a public hearing,to the Board of County
Commissioners. If the Board of County Commissioners decides to adopt a final docket differing from the
Planning Commission's recommended final docket,the BoCC is required to hold a separate public hearing prior
to the adoption of the final docket. Please see Figure 1 for a timeline of the preliminary to final docket. During
this process, DCD continually reviews and recommends whether items should be placed on the final docket
using the analysis above under JCC 18.45.060.
Page 1 of 4
Figure 1-Process and Proposed Timeline for Preliminary Docket to Final Docket
Date Activity
March 27,2019 Staff distributes the Department of Community Development's review and
recommendation on the 2019 Comprehensive Plan amendment preliminary docket.
April 3, 2019 Staff reviews preliminary docket with the Planning Commission.
April 17, 2019 Planning Commission holds public hearing on suggested text amendments on the
preliminary docket.
May 1, 2019 Planning Commission prepares a report and recommendation to the BoCC on the
preliminary docket.
May 13, 2019* BoCC considers the preliminary docket, including the Staff's and Planning Commission's
report and recommendations by the second regular BoCC meeting in May.
July 1, 2019* Possible BoCC hearing on the preliminary docket if BoCC decides to modify the Planning
Commission's recommended preliminary docket. Hearing to be held no later than the
first BoCC meeting in July.
July 2019 BoCC adopts final docket consisting of suggested text amendments which the BoCC
elects to consider and all formal site-specific amendments.
*Scheduled as required by Chapter 18.45 JCC
2019 Formal Site-Specific Amendment(Automatically Included in the Final Docket)
1. MLA19-00013.Andrew and Sarah Wilke, 240 Sand Road, Parcel#00184004. Requests a rezone of their
approximately 11-acre parcel from Rural Residential 1 dwelling per 10 acres(RR1:10)to Rural
Residential 1 dwelling per 5 acres (RR1:5).
2019 Suggested Text Amendments
1. MLA19-00018. Jefferson County Planning Commission suggests an amendment to the Comprehensive
Plan and UDC to rescind provisions of the Forest Transition Overlay(FTO).
• Need:
o This suggestion is not needed.Jefferson County must maintain the ability to grow in a
sustainable manner.The existing FTO permits forest land in a highly limited manner to
be converted to rural residential providing needed housing within Jefferson County.
• Urgency:
o The FTO has never been used.This proposal is likely not urgent.
• Appropriateness:
o This suggestion was identified as an action item in the Comprehensive Plan's Natural
Resource Element Action Plan. However,the FTO may permit additional residential lots
within the county and act as a transition between forest lands and higher intensity uses.
• DCD Staff Capacity:
o DCD staff lacks the capacity to efficiently process this suggested amendment.
• Cost:
o Estimated level of effort: 20 hours
o Estimated cost: $1,980.00(20 hours @ $94 per hour and $100 in prorated
administrative costs,such as printing and legal ads)
Page 2 of 4
2. MLA19-00019.Jefferson County Planning Commission suggests a review and amendment of JCC
18.20.295 Recreational Marijuana addressing community concerns regarding land use issues
experienced with recreational marijuana production in rural residential zones.
• Need:
o Review of these code sections is needed to address community concern over
implementation of marijuana grow, production, and processing in rural residential
zones.
• Urgency:
o This an urgent suggestion.This topic was identified during the periodic review and
update of the Comprehensive Plan and Unified Development Code. Further,this topic
has been raised by several community organizations and citizens.
• Appropriateness:
o This suggested amendment provides specific code updates; however,the proposed code
updates may be limiting in nature. Multiple policy options exist to address community
concerns not suggested by this amendment.The proposal requires substantial DCD staff
time and resources.
• DCD Staff Capacity:
o DCD staff lacks the capacity to efficiently process this suggested amendment.
• Cost:
o Estimated level of effort: 72 hours
o Estimated cost: $7,168.00(72 hours @ $94 per hour and$400 in prorated
administrative costs,such as printing and legal ads)
3. MLA19-00020.Jefferson County Planning Commission suggests development of new regulations using
"Eco-ADU" as a method for permitting multiple Accessory Dwelling Units (ADUs) per parcel.The
suggestion would allow the existing square footage of ADUs to be allotted over multiple ADUs per parcel
when certain "eco" performance standards are met.
• Need:
o Innovative affordable housing options are needed to address housing affordability and
homelessness within Jefferson County.
• Urgency:
o This an urgent suggestion. However, substantial compliance issues are noted.
• Appropriateness:
o This proposal touches on existing broad Comprehensive Plan goals. However,substantial
compliance issues with Washington's Growth Management Act are present.The
suggestion,as drafted, has high implementation and monitoring costs, including a
review board and appeal processes outside of existing code procedures.The suggestion
requires substantial staff time and resources.
• DCD Staff Capacity:
o DCD staff lacks the capacity to efficiently process this suggested amendment.
Page 3 of 4
• Cost:
o Estimated level of effort: 184 hours
o Estimated cost: $17,696.00(184 hours @$94 per hour and$400 in
prorated administrative costs,such as printing and legal
ads)
4. MLA19-00023.Jefferson County Planning Commission suggests an amendment to the Comprehensive
Plan adding a priority work item to the Housing Element's Action Plan to"convene a panel of citizens
knowledgeable in the innovative technologies listed in Policy HS-P-2.3 to research and recommend a set
of performance measures upon which to build a set of opt-in,very-low-impact and/or impact-positive
standards for Jefferson County."
• Need:
o Innovative affordable housing options are needed to address housing affordability and
homelessness within Jefferson County.
• Urgency:
o This suggestion is not of high urgency as it does not substantively address identifiable
policy issues relating to housing.
• Appropriateness:
o If docketed and implemented this suggestion likely involves DCD and outside agencies
involvement to ensure compliance with complex laws and regulations,such as
Washington's Growth Management Act.There are more appropriate methods of
increasing housing within Jefferson County.
• DCD Staff Capacity:
o DCD staff lacks the capacity to efficiently process this suggested amendment and lacks
capacity to convene and manage an additional citizen panel.
• Cost:
o Estimated level of effort: 22 hours
o Estimated cost: $2,168.00(22 hours @ $94 per hour and $100 in prorated
administrative costs,such as printing and legal ads)
Department of Community Development Final Docket Recommendation
DCD has extremely limited staff capacity for any additional suggested text amendments beyond the on-going
and planned 2018 code updates including:Critical Areas Ordinance, Shoreline Master Program, Regulatory
Reform updates, and Code Enforcement. Placement of any suggested text amendments on the final docket will
likely result in significant increases in land use and building permitting processing times.
If any suggested text amendments are docketed on the final docket, DCD requests supplemental budget
authority to support the docket work. DCD estimates that the preliminary docket requires 298 staff hours and a
supplemental budget of$29,012. As DCD relies on a combination of on-going general fund, project specific
general fund,and grant dollars to support all long-range planning work, DCD's existing budget cannot support
any suggested text amendments without supplemental budget authority.
DCD recommends against placing any suggested text amendments on the final docket.
Page 4 of 4
R5oN c. JEFFERSON COUNTY
�` �j'� PLANNING COMMISSION
44,
621 Sheridan Street l Port Townsend,WA 98368
49 + 360-379-4450 C email:PlanComm@co.jefferson.wa.us
`5'HI N`J� http://www.co.jefferson.wa.us/580/Planning-Commission
TO: Jefferson County Board of Commissioners
FROM: Jefferson County Planning Commission
DATE: May 1,2019
SUBJECT: Jefferson County Planning Commission's Report and Recommendation for the
2019 Comprehensive Plan Amendment Final Docket
The Jefferson County Planning Commission has conducted its review of the 2019, Preliminary Docket and
forwards this report and recommendation to the Jefferson County Board of Commissioners(BoCC). This report
identifies those suggested text amendments the Planning Commission is recommending for consideration by the
BoCC during the annual amendment process. We have based our recommendation on need,urgency,and
appropriateness of each suggested text amendment.
On April 17, 2019,the Planning Commission held a duly noticed public hearing to accept testimony regarding the
four suggested text amendments on the 2019,Preliminary Docket. Seventeen members of the public provided
verbal testimony and eight letters of written testimony were received.The public hearing record was provided
to the Board on April 29,2019, by the Department of Community Development.
The Jefferson County Planning Commission, representing the express will of the citizens of Jefferson County,
respectfully requests the opportunity to revisit the current Jefferson County Code(JCC) 18.20.295,Marijuana
Regulations, in order to refine, revise and improve current regulations.
Further,the Jefferson County Planning Commission is advocating that the time to address pressing issues of
affordable housing with ultra-low-impact and impact-positive development is now.
We depend upon the Department of Community Development(DCD)to assist with the cultivation and analysis
of new approaches and ideas,especially when those new proposals are of an urgent planning nature. Because
we rely on the department to provide community-based planning and analysis, it is critical that the BoCC fund
additional DCD work in the public interest in ways that are unattached to permit fees and are compatible with
the Department's everyday operations. Furthermore,we request you to encourage the prompt and complete
staffing of the Department of Community Development.
We submit to you the following recommendations regarding which suggested text amendments should be
placed on the Final Docket:
E
Jefferson County Planning Commission Recommendations on Final Docket
2019 Comprehensive Plan&Unified Development Code Annual Amendment Cycle
2019 Suggested Text Amendments on Preliminary Docket
1. MLA19-00018.Jefferson County Planning Commission suggests an amendment to the Comprehensive
Plan and UDC to rescind provisions of the Forest Transition Overlay(FTO).
• Need:This suggestion is needed.Jefferson County must maintain the ability to grow in a
sustainable manner.The existing FTO permits forest land in a highly limited manner to be
converted to rural residential.
• Urgency:The proposal is pertinent and the Planning Commission recommends that it be
included on the docket for 2020.
• Appropriateness:This suggestion was identified as an action item in the Comprehensive Plan's
Natural Resource Element Action Plan.
Through a motion with seven(7)in favor and one(1)opposed,the Jefferson County Planning
Commission recommends that MLA19-00018-Rescind the Forest Transition Overlay provisions of JCC
18.15.571—not be placed on the 2019 Final Docket;and through a second motion,with unanimous
approval,that MLA19-00018 be re-addressed for placement on the 2020 Final Docket.
2. MLA19-00019.Jefferson County Planning Commission suggests a review and amendment of JCC
18.20.295 Recreational Marijuana addressing community concerns regarding land use issues
experienced with recreational marijuana production in rural residential zones.
• Need: Review of these code sections is needed to address community concern over
implementation of marijuana production and processing in rural residential zones.
• Urgency:This is an urgent recommendation.This topic was identified during the periodic review
and update of the Comprehensive Plan and Unified Development Code. Further,this topic has
been raised by several community organizations and citizens.
• Appropriateness:This recommended amendment provides specific code updates;however,
additional options should be considered and reviewed.
The Jefferson County Planning Commission unanimously recommends that MLA19-00019-Review and
amendment of JCC 18.20.295 Recreational Marijuana addressing community concerns regarding land
use issues experienced with recreational marijuana production in rural residential zones is forwarded
to the Board of County Commissioners(BoCC)to be included on the 2019 Final Docket,and that the
associated work with this proposal be fully funded.
3.
MIA19-00020.Jefferson County Planning Commission suggests development of new regulations using
"Eco-ADU" as a method for permitting multiple Accessory Dwelling Units(ADUs) per parcel.The
suggestion would allow the existing square footage of ADUs to be allotted over multiple ADUs per parcel
when certain "eco" performance standards are met.
2
Jefferson County Planning Commission Recommendations on Final Docket
2019 Comprehensive Plan& Unified Development Code Annual Amendment Cycle
• Need: innovative affordable housing options are needed to address housing affordability and
homelessness within Jefferson County.
• Urgency:This is an urgent recommendation.
• Appropriateness:This proposal touches on existing broad Comprehensive Plan goals.
Through a motion passing with five(5)in favor,two(2)opposed,and one(1)abstention,the Jefferson
County Planning Commission recommends that MLA19-00020-New"Eco-ADU" performance
standards as a method for permitting multiple Accessory Dwelling Units(ADUs)per parcel Is
forwarded to the Board of County Commissioners(BoCC)to be included on the 2019 Final Docket,and
that the associated work with this proposal be fully funded.
4. MLA19-00023.Jefferson County Planning Commission suggests an amendment to the Comprehensive
Plan adding a priority work item to the Housing Element's Action Plan to "convene a panel of citizens
knowledgeable in the innovative technologies listed in Policy HS-P-2.3 to research and recommend a set
of performance measures upon which to build a set of opt-in,very-low-impact and/or impact-positive
standards for Jefferson County."
• Need: Innovative affordable housing options are needed to address housing affordability and
homelessness within Jefferson County.
• Urgency:This suggestion is of high urgency.
• Appropriateness:This proposal touches on existing broad Comprehensive Plan goals.
Through a motion passing with five(5)in favor,two(2)opposed,and one(1)abstention,the Jefferson
County Planning Commission recommends that MLA19-00023-Amend the Comprehensive Plan,
adding a priority work item to the Housing Element's Action Plan to"convene a panel of citizens
knowledgeable in the innovative technologies listed in Policy HS-P-2.3 to research and recommend a
set of performance measures upon which to build a set of opt-in,very-low-impact and/or impact-
positive standards for Jefferson County"is forwarded to the Board of County Commissioners(BoCC)to
be included on the 2019 Final Docket,and that the associated work with the proposal be fully funded.
Thank you fo con •ering this important document.
Michael Nilssen C air Dat
3
. ........_. ...
SON e DEPARTMENT OF COMMUNITY DEVELOPMENT
G
4� 6;t. 621 Shendan Street,Port Townsend,WA 98368
Tel:360.379.4450 I Fax:360.379.4451
Web:WWW.CO.iefftlsommea.us/varanmutydevclopment
E-mail:dcd@co,jefferson.wa.us
Sy! NCi(O
SUPPLEMENTAL APPLICATION
TEXT AMENDMENT PROPOSALS
COMPREHENSIVE PLAN/UNIFIED DEVELOPMENT CODE
Project/Applicant Name: Jefferson County Planning Commission MLA# 19-00018
For Comprehensive Plan amendments, applications must be completed and submitted to the Department
of Community Development by March 1 of the current calendar year in order to be considered during this
year's amendment process. Completed applications that are received after March 1 will be placed on the
preliminary docket for the following calendar year. Generally, applications for text amendments are
proposals that broadly apply to the goals, policies and implementation strategies of the
Comprehensive Plan. Applications for suggested UDC amendments may be considered on a rolling
basis. Applications that are incomplete (i.e., that do not include all of the information required under the
Jefferson County Code)will be returned to the applicant.
Submittal Requirements
1. A completed Permit Application and all required Exhibits.
2. A completed and signed State Environmental Policy Act(SEPA)Checklist.
3. Any additional information deemed necessary by the Administrator to evaluate the proposed
amendment.
4. Please prepare and label as"Exhibit A," a description of the proposed text Comprehensive Plan/UDC
amendment.Applications for such amendments that do not specify proposed uses and potential
impacts are assumed to have maximum impact to the environment and public facilities and
services.
5. Please prepare and label as"Exhibit B," proposed amendatory language (i.e., to affected text of both
the Comprehensive Plan and UDC) shown in "bill" format, with text to be added indicated with
underlining (e.g., underlining), and text to be deleted indicated with strikeouts(e.g.,stri s)
6. Please prepare and label as "Exhibit C," a thorough explanation of how the proposed amendment,
meets, conflicts with, or relates to the following inquiries(NOTE:Simple"yes"or"no"responses are
unacceptable.)
a. Is growth and development as envisioned in the Comprehensive Plan occurring faster or
slower than anticipated,or is failing to materialize?
b. Has the capacity of the county to provide adequate services diminished or increased;
c. Is sufficient urban land designated and zoned to meet projected demand and need?
d. Are any of the assumptions upon which the Jefferson County Comprehensive Plan is based no
longer valid, or is new information available which was not considered during the adoption
process or any annual amendments of the Jefferson County Comprehensive Plan?
e. Does the proposed amendment reflect the current widely held values of the residents of
Jefferson County?
See JCC Chapter 18.45 COMP PI AN AMEND APP DOC REV 01/2019
f. Do changes in county-wide attitudes necessitate amendments to the goals of the plan and the
basic values embodied within the Comprehensive Plan Vision Statement?
g. Do changes in circumstances dictated a need for amendment?
h. Do inconsistencies exist between the Comprehensive Plan and the GMA or the Comprehensive
Plan and the County-wide Planning Policy for Jefferson County?
Demonstrate that the following conditions are met(if applicable):
The proposed text amendment meets concurrency requirements for transportation and does not
adversely affect adopted level of service standards for other public facilities and services (e.g., sheriff,
fire and emergency medical services,parks,fire flow,and general governmental services);
The proposed text amendment is consistent with the goals, policies and implementation strategies of the
various elements of the Jefferson County Comprehensive Plan;
k. The proposed text amendment will not result in probable significant adverse impacts to the county's
transportation network, capital facilities, utilities, parks, and environmental features that cannot be
mitigated,and will not place uncompensated burdens upon existing or planned service capabilities;
In the case of a text amendment to the Land Use Map,that the subject parcels are physically suitable for
the requested land use designation and the anticipated land use development,including,but not limited
to,the following:
(A)Access;
(B) Provision of utilities;and
(C)Compatibility with existing and planned surrounding land uses;
m. The proposed text amendment will not create a pressure to change the land use designation of other
properties,unless the change of land use designation for other properties is in the long-term best interests
of the county as a whole;
n. The proposed text amendment does not materially affect the land use and population growth projections
that are the bases of the Comprehensive Plan;
o. If within an unincorporated urban growth area(UGA),the proposed text amendment does not materially
affect the adequacy or availability of urban facilities and services to the immediate area and the overall
UGA;
p. The proposed amendment is consistent with the Growth Management Act(Chapter 36.70A RCW), the
County-Wide Planning Policy for Jefferson County, any other applicable inter-jurisdictional policies or
agreements,and any other local,state or federal laws.
See JCC Chapter 18.45 COMP PLAN AMEND APP DOC REV 0112019
7. Please provide an explanation of why the amendment is being proposed. (Attach additional sheets, if
necessary.)
The proposal is to update the UDC to remove the Forest Transition Overlay,Article VI-N,1CC 18.15.571.
This provision was originally established to minimize conflicts between forestry and adjacent rural
residential uses, but is not widely applicable in the County, has never been implemented, has not
responded to any conflicts, nor shown to be protective of natural resources.
The applicant hereby certifies that the statements contained in this application are true and provide an
accurate representation of the proposed amendment; and the applicant(s) hereby acknowledges that any
approval issued on th's ap• ication may be revoked if any such statement is found to be false.
/LA).
Signatur4 it( to Print Name: C Gia i r Date:.-7 i?7 Oi
See 1CC Chapter 18.45 COMP PLAN AMEND APP DOC REV 012019
Jefferson County Code Page 1/3
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� oN o DEPARTMENT OF COMMUNITY DEVELOPMENT
44.4CS2 6 621 Sheridan Street,Port Townsend,WA 98368
a 1 Tel:360.379.4450 I Fax:360.379.4451
Web:www.co.ieffersonma.tisicommunityderelopment.
E-mail:dcd(ri co.jcfferson,wa.us
95ill
N(-K4
SUPPLEMENTAL APPLICATION
TEXT AMENDMENT PROPOSALS
COMPREHENSIVE PLAN/UNIFIED DEVELOPMENT CODE
Project/Applicant Name: Jefferson County Planning Commission MLA# 19-00019
For Comprehensive Plan amendments, applications must be completed and submitted to the Department
of Community Development by March 1 of the current calendar year in order to be considered during this
year's amendment process. Completed applications that are received after March 1 will be placed on the
preliminary docket for the following calendar year. Generally, applications for text amendments are
proposals that broadly apply to the goals, policies and implementation strategies of the
Comprehensive Plan. Applications for suggested UDC amendments may be considered on a rolling
basis. Applications that are incomplete (i.e., that do not include all of the information required under the
Jefferson County Code)will be returned to the applicant.
Submittal Requirements
1. A completed Permit Application and all required Exhibits.
2. A completed and signed State Environmental Policy Act(SEPA)Checklist.
3. Any additional information deemed necessary by the Administrator to evaluate the proposed
amendment.
4. Please prepare and label as "Exhibit A," a description of the proposed text Comprehensive Plan/UDC
amendment. Applications for such amendments that do not specify proposed uses and potential
impacts are assumed to have maximum impact to the environment and public facilities and
services.
5. Please prepare and label as"Exhibit B," proposed amendatory language (i.e.,to affected text of both
the Comprehensive Plan and UDC) shown in "bill" format, with text to be added indicated with
underlining (e.g., underlining), and text to be deleted indicated with strikeouts(e.g.,strikeouts).
6. Please prepare and label as "Exhibit C," a thorough explanation of how the proposed amendment,
meets, conflicts with, or relates to the following inquiries(NOTE:Simple"yes"or"no" responses are
unacceptable.)
a. Is growth and development as envisioned in the Comprehensive Plan occurring faster or
slower than anticipated,or is failing to materialize?
b. Has the capacity of the county to provide adequate services diminished or increased;
c. Is sufficient urban land designated and zoned to meet projected demand and need?
d. Are any of the assumptions upon which the Jefferson County Comprehensive Plan is based no
longer valid, or is new information available which was not considered during the adoption
process or any annual amendments of the Jefferson County Comprehensive Plan?
e. Does the proposed amendment reflect the current widely held values of the residents of
Jefferson County?
See JCC Chapter 18.45 COMP PLAN AMEND APP DOC RFV 0112019
f. Do changes in county-wide attitudes necessitate amendments to the goals of the plan and the
basic values embodied within the Comprehensive Plan Vision Statement?
g. Do changes in circumstances dictated a need for amendment?
h. Do inconsistencies exist between the Comprehensive Plan and the GMA or the Comprehensive
Plan and the County-wide Planning Policy for Jefferson County?
Demonstrate that the following conditions are met(if applicable):
The proposed text amendment meets concurrency requirements for transportation and does not
adversely affect adopted level of service standards for other public facilities and services (e.g., sheriff,
fire and emergency medical services, parks,fire flow, and general governmental services):
j. The proposed text amendment is consistent with the goals,policies and implementation strategies of the
various elements of the Jefferson County Comprehensive Plan;
k. The proposed text amendment will not result in probable significant adverse impacts to the county's
transportation network, capital facilities, utilities, parks, and environmental features that cannot be
mitigated,and will not place uncompensated burdens upon existing or planned service capabilities;
In the case of a text amendment to the Land Use Map,that the subject parcels are physically suitable for
the requested land use designation and the anticipated land use development, including, but not limited
to,the following:
(A)Access;
(B)Provision of utilities;and
(C)Compatibility with existing and planned surrounding land uses;
m. The proposed text amendment will not create a pressure to change the land use designation of other
properties,unless the change of land use designation for other properties is in the long-term best interests
of the county as a whole;
n The proposed text amendment does not materially affect the land use and population growth projections
that are the bases of the Comprehensive Plan;
o. If within an unincorporated urban growth area(UGA),the proposed text amendment does not materially
affect the adequacy or availability of urban facilities and services to the immediate area and the overall
UGA;
p. The proposed amendment is consistent with the Growth Management Act(Chapter 36.70A RCW),the
County-Wide Planning Policy for Jefferson County, any other applicable inter-jurisdictional policies or
agreements,and any other local, state or federal laws.
See JCC Chapter 18.45 COMP PLAN AMEND APP DOC REV 01/2019
7. Please provide an explanation of why the amendment is being proposed. (Attach additional sheets, if
necessary.)
See Attachment to Question#7.
Due to community concerns regarding intensities of land use experienced with recreational cannabis
production,review Chapter 18.20.295 to meet community desires, using Exhibit B as an example.
The applicant hereby certifies that the statements contained in this application are true and provide an
accurate representation of the proposed amendment; and the applicant(s) hereby acknowledges that any
approval issued on this applica on ay be revoked if any such statement is found to be false.
Signature: U 1 •rint Name: h i f Date:v9/-�7 QUI7
See JCC Chapter 18.45 COMP PLAN AMEND APP DOC REV 01/2019
QUESTION#7 Response—Reason for Proposal
2/27/2019- DRAFT PLANNING COMMISSION MARIJUANA CODE REVISION
APPLICATION
SUPPLEMENTAL APPLICATION,TEXT AMENDMENT PROPOSALS,
COMPREHENSIVE PLAN/UNIFIED DEVELOPMENT CODE
7. Please provide an explanation of why the amendment is being proposed.(Attach additional sheets,
if necessary.)
Background
In early 2015,when the Jefferson County Planning Commission(JCPC) reviewed proposed code for
cannabis production, processing, and retail in Jefferson County,Jefferson County was under a
moratorium for all cannabis businesses until our county took the time to thoughtfully develop
regulations for locating these facilities.
Medical cannabis(medical marijuana) had been legal in our state for over fifteen years, but the
legalization of recreational marijuana in November of 2012 brought the licensing and enforcement of
cannabis production and processing into the purview of the Washington State Liquor Control Board
(now the Liquor and Cannabis Board)for the first time. As the State scrambled to decide how to
regulate these businesses,so did local jurisdictions. While some jurisdictions in the state chose to
prohibit all cannabis businesses, many chose varied regulations to locate and limit cannabis production,
processing,and retail businesses.
Since Washington State and the State of Colorado were the first to legalize recreational
marijuana/cannabis, little was known about what these businesses looked like and what impacts these
businesses would have on the communities that allowed them.
The JCPC spent six months reviewing draft regulations, studying what other cities and counties around
us were doing to regulate cannabis businesses as well as looking within the hearts and minds of our local
residents to find the right balance for our unique Jefferson County. For six months regular Planning
Commission meetings and special hearings were crowded with both proponents and opponents. Some
community members were excited about the potential for opportunities for local business,
employment,and retail sales taxes as well as the promise of taxes from production (growing)and
processing(packaging and manufacturing). Other community members were concerned about the
effects of cannabis on our health,safety,environment, and communities. Much was unknown.
The JCPC struggled to find a code solution that balanced opportunity with protection,while
acknowledging that because Washington State had no predecessors in the United States, we were doing
our best to guess at and mitigate real impacts. One of the areas that Planning Commissioners discussed
at great length was around cannabis production and processing in rural residential zones. Discussions
around whether production (growing)of cannabis should be likened to agriculture, similar to the
growing of tomatoes,or more closely likened to industrial activity,were long and difficult. State law
dictated special rules and security around any cannabis production or processing,whether indoor or
Page 1 of 3
QUESTION#7 Response—Reason for Proposal
outdoor,and this in and of itself set these businesses apart from other agricultural production and
processing,but what would the impacts be? Would it be as bad as some predicted, no big deal,or
somewhere in between?
Concern for potential opportunity weighed against concern for potential negative impacts as Planning
Commissioners deliberated. Sizing of buildings was discussed at great length—should we follow the
Jefferson County Cottage Industry standard, relying entirely on that code and process to regulate these
facilities? Or should a different standard apply? In a rural agricultural county that voted
overwhelmingly for cannabis legalization in Washington State, but that harbored fears of a drug long
(and still) regulated in the United States as a Schedule 1 drug,and without any real experience of
legalized recreational cannabis to draw on, the Planning Commission took these deliberations and these
concerns very seriously.
It is important to note that the Planning Commission is a volunteer board of nine members from the
three Commissioner Districts around Jefferson County. Any recommendations from the Planning
Commission must pass a majority vote of the Commissioners,and that any majority(or minority)
recommendations from the Planning Commission are merely recommendations to the Board of County
Commissioners of Jefferson County,who can pass the Planning Commission's draft recommendations in
whole or part,or they can ignore these recommendations altogether.
In July of 2015,after six months of study and deliberations,the Planning Commission passed by majority
vote draft regulations to send to the Jefferson County Board of County Commissioners,while clearly
noting that these regulations would require review once Jefferson County and the State of Washington
had more experience with the actual impacts of these businesses. We,the Jefferson County Planning
Commission,believe that time is now.
What we know now
What we now know through experience is that these businesses have impacts beyond what community
members and Planning Commissioners imagined; impacts that were not anticipated. We as a county
now know what these facilities look like,sound like,and smell like. For example, in 2015 the JCPC spent
little time discussing the intense and pervasive smell of a commercial cannabis production facility
because these smells,while now widely known and reported on,were not yet known to us.
Far from being the small and inconspicuous mom and pop businesses that looked more like tomato
farms, large production and processing facilities that have been built in a variety of locations around
Jefferson County,and even more have been proposed, pitting proponents with plans for large industrial
facilities against quiet rural residential neighborhood communities.
While the Conditional Use Process(CUP) is in concept one that gives applicants an opportunity to make
a case that an unnamed or unimagined use which might still befit a site,and while the CUP process is in
its design if not always in its implementation one that relies heavily on the applicant to make a case for
their proposed use, Marijuana/Cannabis businesses as a new and very specific use has proved itself,at
Page 2 of 3
QUESTION#7 Response—Reason for Proposal
least in its current legal context,to be industrial and high-impact in nature and does not fit in rural
residential neighborhoods.
The time is now to take the experience we've garnered in the last three and a half years and use it to
protect existing neighborhoods and future applicants from the cost of a lengthy and stressful process for
an industrial use that ultimately cannot find fit in rural residential neighborhoods. It is our belief that
there are plenty of available locations around our county that befit this kind of industrial production and
processing without including rural residential parcels. Because such activity cannot"be conducted in
rural residential neighborhoods without substantial adverse impact on the residential environment and
rural character in the vicinity",these zones must be removed from consideration for use as cannabis
production and processing and make them a "no" use in rural residential zones in our Jefferson County
Code.
Page 3 of 3
2/27/2019-DRAFT PLANNING COMMISSION MARIJUANA CODE REVISION
APPLICATION
EXHIBIT "A"
SUPPLEMENTAL APPLICATION,TEXT AMENDMENT PROPOSALS,
COMPREHENSIVE PLAN/UNIFIED DEVELOPMENT CODE
4. Please prepare and label as "Exhibit A,"a description of the proposed text Comprehensive Plan/UDC
amendment.
This text amendment will change text in Jefferson County Code sections(list)to disallow marijuana
production and processing in all Rural Residential zones and to reduce the building size allowed for such
businesses in other zones to be consistent with longstanding current JCC Cottage Industry regulations. It
will also reduce the maximum allowable size of growing structures(separate from and in addition to the
allowed 5,000 square foot processing structures,from 21,780 square feet to 10,890 square feet.
EXHIBIT "B"
2/27/2019- DRAFT PLANNING COMMISSION MARIJUANA CODE REVISION
APPLICATION
SUPPLEMENTAL APPLICATION,TEXT AMENDMENT PROPOSALS,
COMPREHENSIVE PLAN/UNIFIED DEVELOPMENT CODE
5. Please prepare and label as "Exhibit B,"proposed amendatory language(i.e., to affected text of both the
Comprehensive Plan and UDC)shown in "bill"format, with text to be added indicated with underlining(e.g.,
underlining), and text to be deleted indicated with strikeouts(e.g.,strikeouts).
Proposed Amendments to JCC 18.20.295 Recreational Marijuana/Cannabis
JCC 18.20.295 (3)(a),(b),(c) and (4)(a),(c),(f),(h)
(3) Use Zones.Three categories of recreational marijuana activities are recognized by rules of the state of Washington
as follows: "production,""processing"and"retailing"; and each category of such use shall be allowed in the following
comprehensive plan zones and as further shown in JCC 18.15.040, Table 3-1,and JCC 18.18.040,Table 3A-1:
(a) Production.Allowed as a yes use in agricultural zoning district, rural industrial and urban industrial zoning
districts.Allowed as a conditional discretionary(C(d))use in and forest resource
zoning districts. Prohibited in rural residential, rural commercial, urban commercial, urban public, urban
residential,county waste management essential public facility(CWMEPF)and mineral resource lands(MRL),
parks, preserves and recreation(PPR)and Port Ludlow master plan resort zoning districts.
(b)Processing. Allowed as yes use in rural industrial and urban industrial zoning districts.Allowed as a
conditional discretionary(C(d))use on agricultural resource lands.Allowed as conditional discretionary(C(d))
with a cottage industry permit in forest resource zoning districts. Prohibited in rural
residential, rural commercial zoning districts, urban commercial, urban public, urban residential, county waste
management essential public facility(CWMEPF)and mineral resource lands(MRL), parks, preserves and
recreation(PPR) and Port Ludlow master plan resort zoning districts.
(c) Retailing.Allowed as a yes use in neighborhood/visitor(NC), general crossroads(GC), rural village center
(RVC), urban commercial(UC)and urban industrial (ULI)zoning districts.Allowed as a conditional discretionary
(C(d)) use on agricultural resource lands.Allowed as conditional discretionary(C(d)) with a cottage industry
permit in forest resource zoning districts. Prohibited in rural residential,convenience
crossroads(CC), visitor-oriented commercial (VOC), urban public, urban residential, county waste management
essential public facility(CWMEPF)and mineral resource lands(MRL), parks, preserves and recreation(PPR)
and Port Ludlow master plan resort zoning districts.
(4) The following standards shall apply for all recreational marijuana activities:
Page 1 of 2
EXHIBIT "B"
(a)Producing in the forest resource lands ancl-rucal-cesidential zones is allowed as a conditional discretionary
(C(d))use subject to the recreational marijuana standards and structure size limitation:
(i) Permanent and temporary growing structures on
and forest resource lands shall meet the following standards in addition to all other applicable sections of
the Jefferson County Code.
feoF-afea.
(B) (A) , - _• - : e -•- : ! -• Forest resource lands CF-80, RF-40, IF—Temporary or
Permanent Growing Structure Size. The allowed structure size is a total combination of square
footage of gross floor area for all growing structures.
(I) Five percent of gross parcel size in square feet, up to a maximum of 21, 80 10,890 square
feet gross floor area.
(c) Processing in the forest zoning districts is allowed subject to a conditional discretionary
(C(d))use permit per JCC 18.20.170, cottage industry standards, and as consistent with this section, recreational
marijuana. In addition to the maximum structure size of 5,000 square feet for a processing structure authorized
as a cottage industry per JCC 18.20.170(4)(o)for cottage industry, an additional growing structure(s)such as
greenhouses may be allowed up to the size limits per parcel size and structure size for producing only per
subsection (4)(a)(i)of this section.
(f)Outdoor Producing.All outdoor producing activities in raFal-residential-and forest zones shall have an unlimited
outdoor canopy without size limitations.All outdoor producing activities for a cottage industry shall have an
unlimited outdoor canopy without size limitations.
(h)Setbacks.All recreational marijuana structures and activities in agriculture,commercial forest, rural forest;or
rural commercial OFfk+Fal- that abut residential zoned land shall be a minimum 25 feet setback
from all property lines including front road setbacks. Setback requirements for other zone combinations are as
stated in JCC 18.30.050, development standards,Table 6-1, Density, Dimension and Open Space Standards. In
the event of conflict, the more restrictive measures shall apply.
Page 2 of 2
EXHIBIT "C"
2/27/2019-DRAFT PLANNING COMMISSION MARIJUANA CODE REVISION
APPLICATION
SUPPLEMENTAL APPLICATION,TEXT AMENDMENT PROPOSALS,
COMPREHENSIVE PLAN/UNIFIED DEVELOPMENT CODE
6. Please prepare and label as "Exhibit C,"a thorough explanation of how the proposed amendment, meets,
conflicts with, or relates to the following inquiries (NOTE:Simple "yes"or"no"responses are unacceptable.)
a. Is growth and development as envisioned in the Comprehensive Plan occurring faster or slower than
anticipated,or is failing to materialize?
Growth and development as envisioned in the Comprehensive Plan occurring at an anticipated pace.
b.
Has the capacity of the county to provide adequate services diminished or increased;
There is no change in the capacity of the county to provide adequate services.
c. Is sufficient urban land designated and zoned to meet projected demand and need?
Yes,sufficient urban land designated and zoned to meet projected demand and need
d.Are any of the assumptions upon which the Jefferson County Comprehensive Plan is based no longer valid,or
is new information available which was not considered during the adoption process or any annual amendments
of the Jefferson County Comprehensive Plan?
The assumptions upon which the Jefferson County Comprehensive Plan is based are still valid.
e. Does the proposed amendment reflect the current widely held values of the residents of Jefferson County?
Yes,the proposed amendment reflects the current widely held values of the residents of Jefferson
County.
f. Do changes in county-wide attitudes necessitate amendments to the goals of the plan and the basic values
embodied within the Comprehensive Plan Vision Statement?
No,changes in county-wide attitudes do not necessitate amendments to the goals of the plan and the
basic values embodied within the Comprehensive Plan Vision Statement. However,changes in county-
wide attitudes and understanding dictate a change to our code.
g. Do changes in circumstances dictated a need for amendment?
Yes,changes in circumstances dictated a need for amendment.
h. Do inconsistencies exist between the Comprehensive Plan and the GMA or the Comprehensive Plan and the
County-wide Planning Policy for Jefferson County?
No, inconsistencies do not exist between the Comprehensive Plan and the GMA or the Comprehensive
Plan and the County-wide Planning Policy for Jefferson County?
Page 1 of 2
EXHIBIT "C"
Demonstrate that the following conditions are met(if applicable):
i.The proposed text amendment meets concurrency requirements for transportation and does not adversely affect adopted
level of service standards for other public facilities and services(e.g.,sheriff,fire and emergency medical services, parks,fire
flow,and general governmental services);
Not applicable for this proposed text amendment.
j.The proposed text amendment is consistent with the goals, policies and implementation strategies of the various elements of
the Jefferson County Comprehensive Plan;
Yes,the proposed text amendment is consistent with the goals,policies and implementation strategies of the various
elements of the Jefferson County Comprehensive Plan.
k.The proposed text amendment will not result in probable significant adverse impacts to the county's transportation network,
capital facilities, utilities, parks,and environmental features that cannot be mitigated,and will not place uncompensated
burdens upon existing or planned service capabilities;
No,the proposed text amendment will not result in probable significant adverse impacts to the county's transportation
network,capital facilities,utilities, parks,and environmental features that cannot be mitigated,and will not place
uncompensated burdens upon existing or planned service capabilities;
I. In the case of a text amendment to the Land Use Map,that the subject parcels are physically suitable for the requested land
use designation and the anticipated land use development,including, but not limited to,the following:
(A)Access;
(B) Provision of utilities;and
(C)Compatibility with existing and planned surrounding land uses;
Not applicable for this proposed text amendment.
m.The proposed text amendment will not create a pressure to change the land use designation of other properties, unless the
change of land use designation for other properties is in the long-term best interests of the county as a whole;
Not applicable for this proposed text amendment.
n.The proposed text amendment does not materially affect the land use and population growth projections that are the bases
of the Comprehensive Plan;
No,the proposed text amendment does not materially affect the land use and population growth projections that are
the bases of the Comprehensive Plan.
o. If within an unincorporated urban growth area(UGA),the proposed text amendment does not materially affect the adequacy
or availability of urban facilities and services to the immediate area and the overall UGA;
Not applicable for this proposed text amendment.
p. The proposed amendment is consistent with the Growth Management Act(Chapter 36.70A RCW),the County-Wide
Planning Policy for Jefferson County,any other applicable inter-jurisdictional policies or agreements,and any other local,state
or federal laws.
Yes,the proposed amendment is consistent with the Growth Management Act(Chapter 36.70A RCW),the County-
Wide Planning Policy for Jefferson County,any other applicable inter-jurisdictional policies or agreements, and any
other local or state laws,or federal law as currently applied. (how do we deal with this?)
Page 2 of 2
SON c,0 DEPARTMENT OF COMMUNITY DEVELOPMENT
�4. 6, 621 Sheridan Street,Port Townsend,WA 98368
Tel:360.379.4450 ( Fax:360.379.4451
Web:www.co.jeffersonma.usicommunityclevelopment_
.re.., E-mail:drdGt?co,jefferson.wa.us
9sff, NC' '
SUPPLEMENTAL APPLICATION
TEXT AMENDMENT PROPOSALS
COMPREHENSIVE PLAN/UNIFIED DEVELOPMENT CODE
Project/Applicant Name: Jefferson County Planning Commission MLA# 19-000020
For Comprehensive Plan amendments, applications must be completed and submitted to the Department
of Community Development by March 1 of the current calendar year in order to be considered during this
year's amendment process. Completed applications that are received after March 1 will be placed on the
preliminary docket for the following calendar year. Generally, applications for text amendments are
proposals that broadly apply to the goals, policies and implementation strategies of the
Comprehensive Plan. Applications for suggested UDC amendments may be considered on a rolling
basis. Applications that are incomplete (i.e., that do not include all of the information required under the
Jefferson County Code)will be returned to the applicant.
Submittal Requirements
1. A completed Permit Application and all required Exhibits.
2. A completed and signed State Environmental Policy Act(SEPA)Checklist.
3. Any additional information deemed necessary by the Administrator to evaluate the proposed
amendment.
4, Please prepare and label as "Exhibit A," a description of the proposed text Comprehensive Plan/UDC
amendment. Applications for such amendments that do not specify proposed uses and potential
impacts are assumed to have maximum impact to the environment and public facilities and
services.
5. Please prepare and label as"Exhibit B," proposed amendatory language(i.e.,to affected text of both
the Comprehensive Plan and UDC) shown in "bill" format, with text to be added indicated with
underlining (e.g., underlining), and text to be deleted indicated with strikeouts(e.g.,strikeet s).
6. Please prepare and label as "Exhibit C," a thorough explanation of how the proposed amendment,
meets, conflicts with, or relates to the following inquiries(NOTE:Simple"yes'or"no" responses are
unacceptable.)
a. Is growth and development as envisioned in the Comprehensive Plan occurring faster or
slower than anticipated,or is failing to materialize?
b. Has the capacity of the county to provide adequate services diminished or increased;
c. Is sufficient urban land designated and zoned to meet projected demand and need?
d. Are any of the assumptions upon which the Jefferson County Comprehensive Plan is based no
longer valid, or is new information available which was not considered during the adoption
process or any annual amendments of the Jefferson County Comprehensive Plan?
e Does the proposed amendment reflect the current widely held values of the residents of
Jefferson County?
See ICC Chapter 18.45 COMP PLAN AMEND APP DOC REV 01/2019
f. Do changes in county-wide attitudes necessitate amendments to the goals of the plan and the
basic values embodied within the Comprehensive Plan Vision Statement?
g. Do changes in circumstances dictated a need for amendment?
h. Do inconsistencies exist between the Comprehensive Plan and the GMA or the Comprehensive
Plan and the County-wide Planning Policy for Jefferson County?
Demonstrate that the following conditions are met(if applicable):
The proposed text amendment meets concurrency requirements for transportation and does not
adversely affect adopted level of service standards for other public facilities and services (e.g., sheriff,
fire and emergency medical services, parks,fire flow,and general governmental services);
j. The proposed text amendment is consistent with the goals,policies and implementation strategies of the
various elements of the Jefferson County Comprehensive Plan;
k. The proposed text amendment will not result in probable significant adverse impacts to the county's
transportation network, capital facilities, utilities, parks, and environmental features that cannot be
mitigated,and will not place uncompensated burdens upon existing or planned service capabilities;
1. In the case of a text amendment to the Land Use Map,that the subject parcels are physically suitable for
the requested land use designation and the anticipated land use development, including, but not limited
to,the following:
(A)Access;
(B) Provision of utilities;and
(C)Compatibility with existing and planned surrounding land uses;
m. The proposed text amendment will not create a pressure to change the land use designation of other
properties,unless the change of land use designation for other properties is in the long-term best interests
of the county as a whole;
n. The proposed text amendment does not materially affect the land use and population growth projections
that are the bases of the Comprehensive Plan;
o. If within an unincorporated urban growth area(UGA),the proposed text amendment does not materially
affect the adequacy or availability of urban facilities and services to the immediate area and the overall
UGA;
p. The proposed amendment is consistent with the Growth Management Act(Chapter 36.70A RCW),the
County-Wide Planning Policy for Jefferson County, any other applicable inter-jurisdictional policies or
agreements,and any other local,state or federal laws.
See JCC Chapter 18.45 COMP PLAN AMEND APP DOC REV 01/2019
7. Please provide an explanation of why the amendment is being proposed. (Attach additional sheets, if
necessary.)
Response to Question#7 is included in Exhibit A.
The Planning Commission recommends using the Eco-ADU model as a method for multiple ADUs per
parcel in the County as prescribed in the attached documents.
The applicant hereby certifies that the statements contained in this application are true and provide an
accurate representation of the proposed amendment; and the applicant(s) hereby acknowledges that any
approval issued on this app icati,n m be revoked if any such statement is found to be false.
1
i C. ,
Signature: i t Print Name: Chair Dater/ r oJy
See JCC Chapter 18.45 COMP PLAN AMEND APP DOC REV 012019
Supplemental Response to Suggested Text Amendment Application Question#7
Eco-ADU Description 4/9/2019
Matt Sircely
From Matt Sircely 4/5/2019 email to Planning Commission Desk: "Please know that this
was written before the[February 27, 2019]meeting (the title is dated today because I
continued to edit it down this afternoon). In that spirit, please know that this document
does not address some of our constructive conversation at the Wednesday[February
27, 2019]meeting, nor the follow-up emails since."
At the February 27 Planning Commission Meeting, the board voted
unanimously (with the Chair abstaining): "The Planning Commission
recommends using the Eco-ADU model as a method for multiple ADUs per
parcel in the County as prescribed in the attached documents." A text
amendment to the code requires three exhibits, and drafts of these
documents are now available to the public in the county database.
The Eco-ADU proposal combines two longstanding goals in Jefferson
County: ecological protection and affordable housing. The program intends
to serve as a springboard for landowners, farms and sponsor organizations
to develop their own specific solutions with assistance and review from a
group of appointed volunteers.
Opting in to a voluntary eco-standard enables landowners to build multiple
detachable ADUs under a discretionary conditional use permit. Imagine:
Landowners opt-in to a locally defined eco-standard that protects the land
and wildlife from threats such as clear-cuts, synthetic and toxic
contaminants, and extensive grading or erosion. For forest parcels, the
program incorporates a Sustainable Forest Plan. For agricultural parcels,
the program incorporates a Farm Plan.
The program is designed to protect rural character and keep working lands
in intentional production and/or regeneration over the long-term. Likewise,
the program applies principles of social equity to the preservation of rural
character and working lands, designed to help Jefferson residents stay in
Jefferson County at a critical time when land and home prices have been
rapidly outpacing income growth.
Pairing equity with ecology is essential when addressing multiple problems
simultaneously, because rural character and working lands include people,
Supplemental Response to Suggested Text Amendment Application Question#7
Eco-ADU Description 4/9/2019
Matt Sircely
and prices can be prohibitive for county residents, many of whom have
asked for more simple, low-impact options for years. This program works to
achieve these goals by leveraging resilience and ingenuity within the
community by empowering a new Citizen Expert Review Panel to interface
with the department, offer consultations, and maintain a local standard over
time.
The document entitled "Eco-ADU Amendment Exhibit A" explains how the
amendment captures the spirit of our community. Jefferson County has
sufficient local expertise willing to drive this effort, and we clearly have an
urgent need to find solutions to multiple challenges. This new approach
promotes ecological solutions that are equitably-minded, and
simultaneously equitable solutions that are ecologically-minded. The overall
goal of this program is to consider the interests of the land over the
long-term, and to advance affordable housing options in ways that are
urgent, intentional and personalized to the needs of our rural community.
How it works:
Everyone is allowed 1,250 sq ft for an Accessary Dwelling Unit in Jefferson
County. When people opt in to the program, they immediately receive an
additional 300 sq ft, in addition to any their unused ADU allocation. For
someone with no existing ADU, this means a total allocation of 1,550,
which can then be divided among multiple ADUs. Total number of ADUs is
limited to remain consistent with parcel size. For example, more ADUs will
be allowed on 10-A parcels than 5-A.
Additionally, an adaptation from the Seattle Living Building Pilot Project
allows people to expand the total allocation by 15% each time they choose
to incorporate one of three incentivized eco-design features: elevating the
structure to allow passage of wind and wildlife, installing alternative energy
solutions, and incorporating `living building' elements such as living roofs.
Also, the landowner can add 15% if they have a small primary residence.
Example A: For a landowner with a small primary residence (under 1,800
sq ft), with no existing ADU, and choosing one design incentive, the
Eco-ADU allocation would be:
Supplemental Response to Suggested Text Amendment Application Question#7
Eco-ADU Description 4/9/2019
Matt Sircely
1,250 + 300 opt-in allocation = 1,550 x 1.15 (2x) = 2050 sq ft which can be
divided among multiple eco-ADUs
Example B: For a landowner with a small primary residence (under 1,800
sq ft), with an existing 600 sq ft ADU, and opting into two design incentives,
the Eco-ADU allocation would be:
650 + 300 opt-in allocation = 950 sq ft x 1.15 (3x) = 1445 sq ft which can be
divided among multiple eco-ADUs
One additional provision allows neighbors to voluntarily opt-in to the
program together as a way to achieve specific project goals, such as more
effectively clustering Eco-ADUs while preserving more land. This fulfills a
longstanding goal that was discussed by the Planning Commission thirty
years ago during the deliberations over the creation of our first
Comprehensive Plan: the notion of clustering rural housing as a way to
preserve larger stretches of natural areas in the rural county.
A Citizen Expert Review Panel, similar to the Planning Commission,
conducts workshops and helps landowners with consultations and ongoing
reviews. Developing a local standard is an attainable goal, since there are
many consistently updated standards that can be drawn upon. Key to
success is the ability of the Review Panel to make exceptions. Over time,
changes shape the standard through public process.
The program as originally proposed likely necessitates minor alterations to
county codes because it accepts and builds on all existing codes. A
discretionary conditional use permit affords the county maximum flexibility
in the issuance of permits, and although there are some procedural
safeguards to protect landowners, in the end the county maintains full
control over permitting and permit renewals.
Landowners can opt out of the program for any reason. All Eco-ADUs
and/or synthetic components are required to be removable in the event of
an opt-out or a permit revocation. The voluntary nature of the program is
part of what makes it simple and safe — both for the county and for project
participants who choose to opt-out.
Eco-ADU Amendment Exhibit A
This amendment leverages a simple principle that is strong in Jefferson County:
people come together in times of joy, and people come together in times of
hardship. This is how many of us seek to live, and it's part of what characterizes
the rural character of our county. Jefferson County has shown us all that we can
apply that principle to solve the hardships presented by climate change,
environmental contamination, and the rapid decline of the Puget Sound. We can
apply the same principles to put a dent in the affordable housing crisis by
providing more options for voluntary simple living.
A Citizen Expert Review Panel shall be appointed by the county commissioners to
assist as volunteers with the implementation and outreach associated with the
program. The Review Panel will support the director as needed with
consultations, site visits, outreach workshops to reduce pressure on county
staffing and funding levels. In addition, the Citizen Expert Review Panel will be
authorized to collect on-site scientific field data from innovative projects for
research and analysis when appropriate permissions have been received. We
believe the Eco-ADU amendment works to address our current crises while also
fostering rapid and diverse innovations in dignified affordable housing options,
pollution prevention, decarbonization, biodiversity, and the intentional
regeneration of agricultural and forest lands.
Exhibit B
JeffCo ADU CODE:
18.20.020 Accessory uses and structures.
Accessory uses are customarily incidental and subordinate to the principal use of
a structure or site. They must be:
• Clearly secondary to, supportive of, and compatible to the principal or
permissibly principal uses except for Eco-ADU as defined in 18.20.430.
• Consistent with the purpose of the land use district; and
• In compliance with the provisions of this code. The land use category of an
accessory use shall be the same as that of the principal use(s) listed in Table 3-1 or
Chapter 18.18 JCC, unless otherwise specified.
(1) Limitations on Accessory Uses and Structures. Accessory uses and structures
are permitted in any district, except as limited or prohibited in this section, in
Table 3-1, or in the sections covering the various land use districts in Chapter
18.15 JCC, in Chapter 18.18 JCC, or in section 18.20.430.
(2) Accessory Dwelling Units. With the exception of allowing multiple Eco-ADUs as
part of a conditional discretionary use, one accessory dwelling unit is permitted
per legal lot of record as an accessory to an existing single-family dwelling or on a
legal lot of record as an accessory to an existing industrial use in LI or LI/C zones;
provided, that the following requirements are met:
(a) Maximum Size. An accessory dwelling unit shall have a maximum size of 1,250
square feet of gross floor area.
(b) Owner Occupied. To obtain an accessory dwelling unit (ADU) designation, the
owner of the subject property shall reside on the premises, either in the main or
accessory dwelling. An employee of the property owner or tenant business shall
occupy an ADU in place of the owner within LI or LI/C zones.
(c) Certificate of Occupancy. A certificate of occupancy is required pursuant to the
International Building Code and shall be obtained from the building official and
posted within the ADU. The code inspection and compliance required to obtain a
certificate of occupancy in an existing building shall be restricted to the portion of
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Exhibit B
the building to be occupied by an ADU and shall apply only to new construction,
rather than existing components.
(d) Outbuildings. Outbuildings may be constructed or expanded to accommodate
an ADU within the structure. ADUs established in these outbuildings shall not be
larger than 1,250 square feet in floor area. ADUs in LI and LI/C zones are exempt
from the special setback requirements for residential uses abutting light industrial
uses or zones specified in Chapter 18.30 JCC.
(e) Exterior Entrance. In order to preserve the outward appearance of
single-family neighborhoods, the front of the house shall have only one exterior
entrance. A separate exit doorway to the outside is required for each dwelling
unit. This provision does not apply to Eco-ADU projects as defined in section
18.20.430.
(f) Water and Wastewater Disposal Service. Prior to obtaining a permit to
construct or place an ADU, the applicant shall provide proof of an adequate
potable water supply as provided in RCW 19.27.097 and applicable regulations
and policies established by the Jefferson County board of health or the Jefferson
County board of commissioners, and proof of on-site septic system approval from
the Jefferson County department of environmental health.
(g) Travel Trailer/Recreational Vehicles. For the purpose of this chapter, accessory
dwelling units shall not be travel trailers, recreational vehicles, recreational park
trailers, buses, truck storage containers, or similar manufactured units which are
not originally intended to be used for residences and built to the International
Building Code adopted by Jefferson County.
(3) Outdoor Residential Storage. This subsection shall apply only to outdoor
storage accessory to residential uses in residential districts. Outdoor storage
other than accessory uses subordinate to a primary residential use may be
permitted only in those districts where specified as a permitted use in Table 3-1
or Chapter 18.18 JCC, and shall meet other applicable requirements of JCC
18.20.280 relative to outdoor storage yards.
(a) Outdoor residential storage shall be maintained in an orderly manner and shall
create no fire, safety, health or sanitary hazard;
(b) Not more than two unlicensed or inoperable vehicles shall be stored on any lot
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Exhibit B
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 three 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.
(4) Junk Yards. Junk yards shall be prohibited, except where permitted as
specified in Table 3-1 or Chapter 18.18 JCC and in accordance with the
requirements of JCC 18.20.100, Automobile wrecking yards and junk (or salvage)
yards.
(5) Minor Public Facility Accessory Structures. Minor accessory additions to
existing public facilities will be considered as accessory uses not requiring
discretionary use review or a conditional use permit. Such minor accessory
structures include, for example, a water tower or small shed at a fire station, or
construction of a cover over an existing playfield at a school or park, but not, for
example, construction of a new wing to a public building or construction of a
major new building or structure on the site. [Ord. 8-06 § 1]
Definitions:
"Eco-ADU". An Eco-ADU is an ADU approved for habitation under this section
following the issuance of a Discretionary ["C(d)"] Use Permit by the Director.
Eco-ADUs are limited to residential parcels of 5 acres or greater. All regulations as
defined in section (cite) apply to Eco-ADUs except for the sixth provision.
Eco-ADUs are not required to contain every amenity that a standard ADU is
expected to contain, with exemptions subject to review by the Review Panel and
the department.
"Agricultural Eco-ADU". An Eco-ADU project located in agricultural zones is
referred to as an Agricultural Eco-ADU, and Eco-ADUs must comply with special
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Exhibit B
criteria, including the maintenance of a farm plan.
"Sustainable Forest Eco-ADU". An Eco-ADU project located in forest zones is
referred to as an Agricultural Eco-ADU, and Eco-ADUs must comply with special
criteria, including the maintenance of a sustainable forestry plan.
"Eco-ADU project" - A project comprised of one of the three types of Eco-ADUs, In
this section, the word 'project' refers to an Eco-ADU project.
"Citizen Expert Review Panel" - In this section, the term "Review Panel" shall refer
to the Citizen Expert Review Panel, a volunteer.
"Living Land Stewardship Standard" - The Living Land Stewardship Standard is also
referenced within this section as "the standard", "the guidelines" or the "Eco-ADU
standard". The voluntary standard intends to ameliorate four primary areas of
concern with regard to allowed conventional construction techniques and lifestyle
choices, and agricultural and forestry practices. The four primary areas of concern
that are addressed by the standard are: 1) the presence and use of toxics and
materials such as synthetic pest control products or synthetic fertilizers that are
intended for outdoor use and/or stored in outdoor storage. 2) substantial
disturbances of soil due to grading, roadbuilding, or erosion 3) the standard
prohibits the siting of ADUs in areas that would require the felling of large trees,
and/or place residents in a location with a high probability of imminent tree fall;
and 4) Eco-ADUs shall not be used as short-term rental units.
"Stewardship Credit" - Land set aside in exchange in order to direct Eco-ADU
allotment credits to a multi-parcel clustered site plan (Conservation Village) may
include, but are not required to include critical areas as currently defined by the
Critical Areas Ordinance. Land set aside in exchange in order to direct Eco-ADU
allotment credits to a multi-parcel clustered site plan (Conservation Village) may
include preservation of other natural and agricultural areas.
"Conservation Village" - a multi-parcel clustered site plan which is able to achieve
approvals from the Review Panel and the department. A Conservation Village is
represented by a singular Project Lead.
"Eco-ADU Project Lead" -The term "Eco-ADU Project Lead" referred to in this
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Exhibit B
section as "Project Lead" is a designated sole point of contact and authoritative
decision-making on behalf of a particular project. All Eco-ADU projects must
identify a singular Project Lead. The Project Lead may be the property owner, and
may also be a tenant or a representative of a sponsor organization, and must be
designated as authorized to act on behalf of the project starting with initial
consultations and continuing through and beyond all permitting procedures. The
Project Lead may designate that a program tenant, representative of a sponsor
organization, or a third party may alternately serve as Project Lead.
The creation of an Eco-ADU shall be subject to the following requirements, which
shall not be subject to variance.
1. Conditional Use.
a) Following initial consultations with the Review Panel and/or Director, all
Eco-ADU project leads shall applicants must attain a Discretionary ["C(d)"] Use
Permit.
b) Upon the granting of a permit, Eco-ADU project participants immediately
receive an additional 300 square feet of ADU allocation in addition to the 1,250 sq
ft limit established by the county, which together with any unused ADU
allocation, can be combined and then divided into multiple detached ADUs
appropriate for lot size and zoning criteria as defined in 2.
c) Applicants located in AP-20 - Commercial Agriculture and AL-20 - Local
Agriculture zones may apply for a Discretionary ["C(d)"] Use Permit to establish a
Agricultural Eco-ADU project. In addition to the other criteria outlined in this
section, applicants must design, submit and pursue a credible farm plan to the
review committee, which then determines whether to continue consultations or
submit a recommendation to the director as to whether the conditional use
permit should be approved or denied. It is not necessary for the Sustainable
Forest Plan to include intent to engage in commercial timber harvest and sales.
Performance evaluations and any variance from the initial plan shall be assessed
no less than annually by the Review Panel. Farm plans shall be limited to use of
agricultural products and materials that are allowed for use in organic production
and processing by the USDA National Organic Program as listed in the federal
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Exhibit B
register in The National List of Allowed and Prohibited Substances (§ 205.600 -
205.608-205.619). The Review Panel may approve additional products and/or
materials for general use in Eco-ADU projects. The Review Panel may also may
choose to approve additional materials use permissions on a case-by-case basis.
d) Applicants in RF-40 - Rural Forest, IF-20 - Inholding Forest, and CF-80 -
Commercial Forest zones may apply for a Discretionary ["C(d)"] Use Permit to
establish a "Sustainable Forest ADU" project. In addition to the other criteria
outlined in this section, applicants must design and submit a credible Sustainable
Forestry Plan under the guidance of the review committee, which then
determines whether to continue consultations or submit a recommendation to
the director as to whether the conditional use permit should be approved or
denied. It is not necessary for the Sustainable Forest Plan to include intent to
engage in commercial timber harvest and sales. Performance evaluations and any
variance from the initial plan shall be assessed no less than annually by the
Review Panel. Sustainable Forestry Plans shall be limited to use of agricultural and
agroforestry products and materials that are allowed for use in organic
production and processing by the USDA National Organic Program as listed in the
federal register in The National List of Allowed and Prohibited Substances (§
205.600 - 205.608-205.619). The Review Panel may approve additional products
and/or materials for general use in Eco-ADU projects. The Review Panel may also
may choose to approve additional materials use permissions on a case-by-case
basis.
2. Number.
a) No more than 2 Eco-ADUs shall be allowed on parcels of 5 acres and less. No
more than 5 Eco-ADUs shall be allowed on parcels between 6 and 10 acres.
b) No more than six Eco-ADUs shall be allowed on parcels between 10 and 20
acres in size.
c) On parcels 20 acres and above, total Eco-ADU allocation shall be limited to 0.5%
of the total surface area of the parcel.
d) On parcels 40 acres and above, the total Eco-ADU allocation is limited to 0.2%
of the total surface area of the parcel.
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Exhibit B
3. Size of Eco-ADU. An Eco-ADU must not exceed 1000 square feet, including any
garage area.
4. Composition and Compliance.
a) The ADU may include facilities for cooking, living, sanitation, and sleeping,
however unlike conventional ADUs, Eco-ADUs are is not required to include every
type of amenity, depending on the project goals, the needs and preferences of
tenants, and the permissions granted by county departments in compliance with
Jefferson County Code.
b) The Review Panel may choose to assist applicants in the development of new
systems and methods to satisfy requirements as set forth by county departments
and the JCC while also meeting program requirements.
5. Citizen Expert Review Panel
a) Members of a Citizen Expert Review Panel (Review Panel) shall establish and
maintain an updated list of criteria that shall be defined as the "Living Land
Stewardship Standard". The standard shall be consistent with all the criteria listed
in this section as well as all other county codes.
b) The Board of County Commissioners shall select nine members members of the
Review Panel by the for a term of two years.. three from each district
appointed by the commissioner who represents the district in which the
appointee resides.
c) The Review Panel shall establish bylaws which shall be updated and approved
annually by the membership. The goal of the Review Panel is to provide guidance,
consultation and official recommendations to the department director. The
director may instruct the Review Panel to answer questions or investigate and/or
address concerns.
d) The Review Panel is tasked with occasionally monitoring and advising opt-in
Eco-ADU projects. In cases of potential conflicts of interest, or if the the
landowner objects, or if there are procedural considerations for any reason, the
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Exhibit B
Review Panel may authorize a third party to perform review, provided that the
individual or organization performing the review is also free of potential conflicts
of interest and has been determined by both the Review Panel and the
department to be reasonably qualified and capable of carrying out the necessary
tasks.
e) Prohibited under the voluntary standard is the outdoor use of synthetic
pesticides, herbicides, fungicides, fertilizers and other nutrients of a synthetic
nature or containing synthetic ingredients, unless allowed for use in organic
production and processing by the USDA National Organic Program as listed in the
federal register in The National List of Allowed and Prohibited Substances (§
205.600 - 205.608-205.619). The Review Panel may approve additional products
and/or materials for general use in Eco-ADU projects. The Review Panel may also
may choose to approve additional materials use permissions on a case-by-case
basis.
f) Eco-ADU projects are subject to inspection by members of the Review Panel. In
cases of potential conflicts of interest, or if the the landowner objects, or if there
are procedural considerations for any reason, the Review Panel may authorize a
third party to perform review, provided that the individual or organization
performing the review is also free of potential conflicts of interest and has been
determined by both the Review Panel and the department to be reasonably
qualified and capable of carrying out the necessary tasks.
g) Program participants and sponsor organizations may choose to offer
appropriate permissions to allow the Review Panel and/or a third-party review
organization to physically sample onsite data for research and analysis.
h) The Review Panel shall maintain clear guidelines for managing household
hazardous waste and contained management of fluids and materials required for
the operation and maintenance of ordinary household vehicles, and assess and
mitigate the presence and/or probability of engine oil drips, for example from
older vehicles or machinery. The Review Panel may require the operator and/or
landowner to design, implement, and maintain a containment plan for any
potentially hazardous materials that are allowed on site.
i) The Review Panel shall consider fire danger as paramount, and ensure that each
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Exhibit B
program participant receives a training in fire-preventative techniques and
immediate response. The Review Panel shall encourage every tenant and program
participant to maintain awareness of current local fire dangers and events, as well
as develop a suite of techniques essential to wildfire prevention. At the Review
Panel's request, either as part of the initial application or during ongoing review
procedures, that the Eco-ADU applicant must detail pathways of access for first
responders and firefighters to all Eco-ADU dwellings and any areas considered by
the Review Panel to be at high-risk of fire for any reason.
6. Stewardship Credits.
a) Stewardship credits allow separate entities which willfully enter a mutual
development agreement to create a single entity, known as a Conservation Village
(CV). The Conservation Village must design, manage and maintain a site plan.
Before any construction begins on a project involving Stewardship Credits from
two or more adjoining parcels, there must be a binding legal agreement between
the owners of all parcels involved, as well as any third parties acting as sponsor
organizations.
b) The allocation of Stewardship Credits must be negotiated by the Project Lead.
c) Stewardship Credits shall not augment an Eco-ADU allocation by more than
75%.
7. Removable.
All Eco-ADUs must be removable unless constructed from natural materials such
as wood not treated with chemicals, stone, untreated metals and/or other
non-synthetic materials. In the event of a permit revocation or a Project Lead
choosing to opt-out of the program, all applicable buildings must be removed.
Removal of slabs and footings is not required under such circumstances unless
directed by the Review Panel or Director.
8. Revocation of Eco-ADU Conditional Discretionary Use Permit.
a) The Director retains the authority under the conditional use permitting
procedures to revoke a permit with or without the recommendation and consent
of the Review Panel.
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Exhibit B
b) Permit revocations shall be subject to appeal to the Hearing Examiner.
c) In the event of a dispute between the Review Panel and the Director where the
Director opposes a recommendation from the Review Panel consisting of a vote
of no less than two-thirds of a quorum, the Review Panel may choose to refer the
case to an automatic appeal at no cost to applicant or project. The Review Panel
may also designate one or more members to advocate for the applicant or project
before the Hearing Examiner, but only with the consent of the Eco-ADU Project
Lead or the Project Lead's designee.
9. Eco-ADU Opt-out.
In the event that an existing Eco-ADU Project Lead choses or decides to Opt-out of
the Eco-ADU program, the Project Lead must coordinate the removal of all
Eco-ADUs.
10. Bonus Allocation.
a) Eco-ADU applicants may apply for additions to the Eco-ADU allocation. Project
applicants and participants may calculate how much of their ADU allocation is
unused at the time of application and add that number to the additional 300
square feet that are immediately allocated when a participant opts into the
program.
b) With permission from the Review Panel and Director, applicants and
participants can choose to add to their allocation a bonus of 15% once they have
demonstrated an intention and ability to meet criteria in one or all of four bonus
categories:
• Structure elevation (for example, pier blocks instead of a concrete slab) to allow
the passage of wind, water and wildlife underneath the building.
• Alternative energy installations excluding biomass energy generation.
• Incorporating living building design components that aid biodiversity and
ecosystem vitality as determined by the Review Panel.
• A primary residence with a footprint of less than 1,800 square feet.
Page 10 of 10
EXHIBIT "C"
SUPPLEMENTAL APPLICATION, TEXT AMENDMENT PROPOSALS,
COMPREHENSIVE PLAN/UNIFIED DEVELOPMENT CODE
6. Please prepare and label as "Exhibit C," a thorough explanation of how the
proposed amendment, meets, conflicts with, or relates to the following inquiries
(NOTE: Simple "yes" or "no" responses are unacceptable.)
a. Is growth and development as envisioned in the Comprehensive Plan occurring
faster or slower than anticipated, or is failing to materialize?
Growth and development as envisioned in the Comprehensive Plan is occurring at
an anticipated pace. At the same time, the cost of housing has dramatically
outpaced income growth, which presents new challenges for longstanding
Jefferson County residents and newcomers alike. During the most recent
Comprehensive Plan Update cycle, public comments overwhelmingly favored
affordable housing options and tended to encourage less-intensive land use
practices and environmentally conscious innovations. The goal of this amendment
is to address these public sentiments with a variation on the existing codes and
ordinances governing ADU construction in the county. The amendment intends to
increase low-impact housing options that are environmentally ambitious and
thoughtfully planned. The intent is to create a very affordable option for
individuals, housing cooperatives, and sponsor organizations to explore and use
as a springboard for their own ideas and innovations. This amendment works to
provide access to additional affordable housing in Jefferson County through an
environmentally ambitious opt-in program that allows multiple ADUs in exchange
for adhering to a set of guidelines. The program will foster dignified, affordable
living situations that also reduce impacts over the long term by striving to be
more ecologically responsible than conventional alternatives.
b. Has the capacity of the county to provide adequate services diminished or
increased;
The capacity of the county to provide adequate services has not changed.
Implementation of the amendment will not diminish the capacity of the county to
Page 1 of 7
EXHIBIT"C"
provide adequate services. In so far as the amendment is designed to move
people from substandard housing options into safer, dignified environments,
including with beneficial electrification as prioritized by statewide
decarbonization initiatives, the program may increase the county's capacity to
provide services by reducing overall social costs such as those associated with
substandard housing, illness and homelessness.
c. Is sufficient urban land designated and zoned to meet projected demand and
need?
Yes, there is sufficient land to meet projected demand and need. However,
because land is increasingly expensive, it follows that many of the homes
projected to be constructed in rural Jefferson County using conventional designs
and methods will be large, expensive, and resource-intensive. This amendment
builds on the existing provisions to add a new and flexible option to voluntarily
achieve the goals of the conditional and amendable criteria.
d. Are any of the assumptions upon which the Jefferson County Comprehensive
Plan is based no longer valid, or is new information available which was not
considered during the adoption process or any annual amendments of the
Jefferson County Comprehensive Plan?
All of the assumptions upon which the Jefferson County Comprehensive Plan is
based are valid. This amendment is being proposed outside of the ordinary
Comprehensive Plan Update Cycle as a precautionary way to give the time and
attention necessary to ensure that the amendment works to advance the most
recently updated goals and policies of the Comprehensive Plan.
e. Does the proposed amendment reflect the current widely held values of the
residents of Jefferson County?
Yes, the amendment certainly reflects the current widely held values of the
residents of Jefferson County, as was confirmed during the most recent cycles of
public comment. During the most recent Comprehensive Plan Update cycle,
public comment in favor of affordable housing solutions were common and
compelling. Comments regarding the increase of ecologically-oriented housing
options to foster innovative and localized solutions were extremely common and
Page 2 of 7
EXHIBIT "C"
also overwhelmingly in favor (reference: Appendix A: COMMUNITY ENGAGEMENT
SUMMARY VISION 2038 — Summary of Public Comments and Feedback June
–November 2016; p5). Both of these priorities are deeply held by an
overwhelming majority of Jefferson County residents, according to the public
comment record and as indicated by goals and priorities in the Comprehensive
Plan. This amendment works with both of these county priorities to create a
framework for deliberate rural growth, achieve short-term goals of innovation
f. Do changes in county-wide attitudes necessitate amendments to the goals of
the plan and the basic values embodied within the Comprehensive Plan Vision
Statement?
No, this amendment works to translate county-wide preferences into policy in a
way that is extremely consistent with the goals of the plan and the basic values
embodied within the Comprehensive Plan Vision Statement.
g. Do changes in circumstances dictate a need for amendment?
Yes, an amendment is needed due the challenges of affordable housing
availability, home and land prices outpacing local incomes, and continuing
environmental challenges similar to those faced by other counties in the Puget
Sound region.
h. Do inconsistencies exist between the Comprehensive Plan and the GMA or the
Comprehensive Plan and the County-wide Planning Policy for Jefferson County?
No, there are not inconsistencies. This amendment works to dovetail together a
number of solutions into new affordable and ecologically-oriented housing
options as a way of advancing the county's existing goals and policies.
Demonstrate that the following conditions are met (if applicable):
i. The proposed text amendment meets concurrency requirements for
transportation and does not adversely affect adopted level of service standards
for other public facilities and services (e.g., sheriff, fire and emergency medical
services, parks, fire flow, and general governmental services);
Page 3 of 7
EXHIBIT"C"
Not applicable because there are no changes in zoning, rather an effort to better
focus anticipated growth by fostering more low-impact and affordable options.
Conditional permitting procedures allow county departments to evaluate this
concern and other concerns before permitting on a case-by-case basis.
j. The proposed text amendment is consistent with the goals, policies and
implementation strategies of the various elements of the Jefferson County
Comprehensive Plan;
Jefferson County recently finished its Comprehensive Plan Update cycle, which
incorporated several years of deliberations and hundreds of public comments into
the updated plan. The document is described as a decision-making tool for
officials and citizens in guiding future growth and development in Jefferson
County was adopted following a unanimous vote before the Board of County
Commissioners in late 2018. The "Plan Foundation" contains a subsection entitled
"Framework Goals" which offers substantial support that the goals of this
amendment have received overwhelming public support in Jefferson County.
Specifically, the goals numbered I, II, Ill, IV, VI, IX and X demonstrate that the
amendment is consistent with many goals outlined in the Comprehensive Plan. In
truth, similar issues and proposals have been discussed since the dawn of GMA in
Jefferson County. Positive public sentiment towards these goals and policies have
increased as affordable housing challenges, farmland preservation challenges, and
overall environmental challenges have galvanized public engagement and appear
to have increased support for the goals of the amendment.
Framework Goal I — Preserving Rural Character
Conserve Jefferson County's functioning rural way of life, agricultural and forest
working lands, shoreline and mountain vistas, and natural
ecosystems, not just to be preserved to provide scenery, but to be
preserved as a living, working, and sustaining rural landscape with
which the community has a living/working relationship.
Framework Goal II — Sustainable and Suitable Growth Patterns
Maintain a rural landscape by smartly growing in urban areas, resorts, and
established rural centers and crossroads. Plan for infrastructure
needed to care for these communities. Consider environmental,
Page 4 of 7
EXHIBIT "C"
economic, and fiscal sustainability when investing in infrastructure
and adding new development in rural and urban places.
Framework Goal 111 — Enhancement of the Rural Economy
Grow a robust economy with living wage jobs based on resource lands,
manufacturing, tourist and recreation-oriented services, and evolving
technologies that allows our communities to thrive; through a
concept of a sustainable rural economy– benefiting the county's
clean environment, and benefiting from the county's clean
environment.
Framework Goal IV — Housing Variety and Affordability
Create opportunities for innovation and flexibility in housing types affordable and
attainable across incomes, ages, and abilities. Promote an adequate
supply of quality year-round housing for the work- force, seasonal
housing for farmworkers, and recreational homes or
accommodations for visitors.
Framework Goal VI — Environmental Conservation
Foster environmental stewardship, preserve clean air and water, and protect fish
and wildlife habitat. Anticipate and respond to climate change with
mitigation and adaptation strategies.
Framework Goal IX — Continuous and Ongoing Public Involvement
Provide opportunities for meaningful public involvement. Engage diverse
stakeholders.
Framework Goal X — Compliant with GMA
Maintain a Comprehensive Plan consistent with GMA goals, requirements, case
law, and the County-wide Planning Policies, and within this
framework, strive to provide leadership and collaborative work with
the State on legislative and local solutions to the challenges met with
GMA by rural counties.
Page 5 of 7
EXHIBIT"C"
k. The proposed text amendment will not result in probable significant adverse
impacts to the county's transportation network, capital facilities, utilities, parks,
and environmental features that cannot be mitigated, and will not place
uncompensated burdens upon existing or planned service capabilities;
Yes, there are no changes in zoning, rather an effort to better focus anticipated
growth by fostering more low-impact and affordable options. Conditional
permitting procedures allow county departments to evaluate this concern and
other concerns before permitting on a case-by-case basis.
I. In the case of a text amendment to the Land Use Map, that the subject parcels
are physically suitable for the requested land use designation and the anticipated
land use development, including, but not limited to, the following:
(A) Access;
(B) Provision of utilities; and
(C) Compatibility with existing and planned surrounding land uses;
m. The proposed text amendment will not create a pressure to change the land
use designation of other properties, unless the change of land use designation for
other properties is in the long-term best interests of the county as a whole;
This proposed text amendment is designed to ameliorate and respond to any
public pressure for changes in land use designations. The vast majority of public
sentiment is in favor of better focusing growth by encouraging clustered housing,
small structures, and responsible environmental practices in the county.
n. The proposed text amendment does not materially affect the land use and
population growth projections that are the bases of the Comprehensive Plan;
No, the proposed text amendment does not materially affect the land use and
population growth projections. The amendment may help more Jefferson County
residents remain in Jefferson County as home and land prices will likely continue
to rise.
Page 6 of 7
EXHIBIT "C"
o. If within an unincorporated urban growth area (UGA), the proposed text
amendment does not materially affect the adequacy or availability of urban
facilities and services to the immediate area and the overall UGA;
Not applicable. Eco-ADU projects will not permitted within Jefferson County's
UGA.
p. The proposed amendment is consistent with the Growth Management Act
(Chapter 36.70A RCW), the County-Wide Planning Policy for Jefferson County, any
other applicable inter-jurisdictional policies or agreements, and any other local,
state or federal laws.
Yes, as previously stated, there is longstanding sentiment in Jefferson County that
supports the amendment, and in the spirit of GMA, this amendment represents
how members of the Jefferson County community strive work together to
intentionally solve problems and plan a better future together.
Page 7 of 7
(30N co DEPARTMENT OF COMMUNITY DEVELOPMENT
621 Sheridan Street,Port Townsend,WA 98368
Tel:360.379.4450 j Fax:360.379.4451
Web:www.co.je ffrson.wa.0 /communitydevelopment
E-mail:dcd{ vo.jeffsrson.wa.us
j N
SUPPLEMENTAL APPLICATION
TEXT AMENDMENT PROPOSALS
COMPREHENSIVE PLAN/UNIFIED DEVELOPMENT CODE
Project/Applicant Name: Jefferson County Planning Commission MLA# 19-00023
For Comprehensive Plan amendments, applications must be completed and submitted to the Department
of Community Development by March 1 of the current calendar year in order to be considered during this
year's amendment process. Completed applications that are received after March 1 will be placed on the
preliminary docket for the following calendar year. Generally, applications for text amendments are
proposals that broadly apply to the goals, policies and implementation strategies of the
Comprehensive Plan. Applications for suggested UDC amendments may be considered on a rolling
basis. Applications that are incomplete (i.e., that do not include all of the information required under the
Jefferson County Code)will be returned to the applicant.
Submittal Requirements
1. A completed Permit Application and all required Exhibits.
2. A completed and signed State Environmental Policy Act(SEPA)Checklist.
3. Any additional information deemed necessary by the Administrator to evaluate the proposed
amendment.
4. Please prepare and label as"Exhibit A," a description of the proposed text Comprehensive Plan/UDC
amendment. Applications for such amendments that do not specify proposed uses and potential
impacts are assumed to have maximum impact to the environment and public facilities and
services.
5. Please prepare and label as "Exhibit B," proposed amendatory language(i.e.,to affected text of both
the Comprehensive Plan and UDC) shown in "bill" format, with text to be added indicated with
underlining (e.g., underlining), and text to be deleted indicated with strikeouts(e.g.,strikeouts).
6. Please prepare and label as "Exhibit C," a thorough explanation of how the proposed amendment,
meets, conflicts with, or relates to the following inquiries(NOTE: Simple"yes"or"no" responses are
unacceptable.)
a. Is growth and development as envisioned in the Comprehensive Plan occurring faster or
slower than anticipated,or is failing to materialize?
b. Has the capacity of the county to provide adequate services diminished or increased;
c. Is sufficient urban land designated and zoned to meet projected demand and need?
d. Are any of the assumptions upon which the Jefferson County Comprehensive Plan is based no
longer valid, or is new information available which was not considered during the adoption
process or any annual amendments of the Jefferson County Comprehensive Plan?
e. Does the proposed amendment reflect the current widely held values of the residents of
Jefferson County?
See JCC Chapter 18.45 COMP Pt AN AMEND APP DOC REV 01/2019
f. Do changes in county-wide attitudes necessitate amendments to the goals of the plan and the
basic values embodied within the Comprehensive Plan Vision Statement?
g. Do changes in circumstances dictated a need for amendment?
h. Do inconsistencies exist between the Comprehensive Plan and the GMA or the Comprehensive
Plan and the County-wide Planning Policy for Jefferson County?
Demonstrate that the following conditions are met(if applicable):
The proposed text amendment meets concurrency requirements for transportation and does not
adversely affect adopted level of service standards for other public facilities and services (e.g., sheriff,
fire and emergency medical services,parks,fire flow,and general governmental services);
j. The proposed text amendment is consistent with the goals,policies and implementation strategies of the
various elements of the Jefferson County Comprehensive Plan;
k. The proposed text amendment will not result in probable significant adverse impacts to the county's
transportation network, capital facilities, utilities, parks, and environmental features that cannot be
mitigated,and will not place uncompensated burdens upon existing or planned service capabilities;
In the case of a text amendment to the Land Use Map,that the subject parcels are physically suitable for
the requested land use designation and the anticipated land use development, including, but not limited
to,the following:
(A)Access;
(B)Provision of utilities;and
(C)Compatibility with existing and planned surrounding land uses;
m. The proposed text amendment will not create a pressure to change the land use designation of other
properties,unless the change of land use designation for other properties is in the long-term best interests
of the county as a whole;
n. The proposed text amendment does not materially affect the land use and population growth projections
that are the bases of the Comprehensive Plan;
o. If within an unincorporated urban growth area(UGA),the proposed text amendment does not materially
affect the adequacy or availability of urban facilities and services to the immediate area and the overall
UGA;
p. The proposed amendment is consistent with the Growth Management Act(Chapter 36.70A RCW),the
County-Wide Planning Policy for Jefferson County, any other applicable inter-jurisdictional policies or
agreements,and any other local,state or federal laws.
See JCC Chapter 18.45 COMP PLAN AMEND APP DOC REV 01/2019
7. Please provide an explanation of why the amendment is being proposed. (Attach additional sheets, if
necessary.)
See Attachment for Question#7.
The applicant hereby certifies that the statements contained in this application are true and provide an
accurate representation of the proposed amendment; and the applicant(s) hereby acknowledges that any
approval issued on this appli :kion may be revoked if any such statement is found to be false.
Signature: C _ .r ; l,�l�L Print Name: r)ici , I'' Date:.2/27/20/T'
See.ICC Chapter 18.45 COMP PLAN AMEND APP DOC REV 0112019
Question#7 Response—Reason for Proposal
2/27/2019- DRAFT PLANNING COMMISSION ECO-PERFORMANCE STANDARD
ACTION-TEXT CODE REVISION APPLICATION
The Jefferson County Planning Commission (JCPC)and the Jefferson County Board of County
Commissioners,Staff,and Citizens have recently completed more than four years of community
engagement in updating the vision,goals,and policies of our Comprehensive Plan.
One of the themes front and center in nearly every community and Planning Commission conversation
was Housing. And more specifically and urgently, how to create opportunities and remove obstacles for
worker housing, including farmworker housing,while holding the true to our community values of
preserving rural and community character, protecting agricultural and forest lands,and not just
preserving but improving the environmental health of our air,our land,and our waters.
This newest revision of our Comprehensive Plan sought to find bold ways of not just"striking a balance"
between human and environmental needs, but in actually finding pathways to excel at both goals,
improving the ability for humans and the environment to thrive.
To this end,the 2018 Jefferson County Comprehensive Plan revision included language to encourage
"innovation" and "performance-based" regulations in relation to residential building, agricultural worker
housing, and environmental goals and policies.
Over the last thirty-five years or so, implementation of green building codes and the development of
alternative building materials and water and energy saving designs and products have revolutionized the
building industry. And concern for the effects of stormwater infiltration and runoff on our ground water
and waterways have brought much needed design and implementation reforms. But far from making
housing more affordable,these regulations have(in concert with other factors, such as the cost of land
and building materials) made the cost of building and buying homes rise beyond the reach of many.
But there is an irony to this trend. While the intention of these prescriptive building standards was to
reduce energy use as a percentage and to lower the impacts both of construction and human habitation,
there is evidence to suggest that large, highly-engineered buildings that meet all current prescriptive
regulations have a far greater impact in real numbers than small,very low-cost, low-impact or impact-
positive residential buildings that use proven innovations in water and nutrient recycling.
And yet some of these very low-impact or impact-positive building methods are either prohibited
outright or they are only allowed along-side higher-impact, higher-cost technologies, costing the
homeowner and our environment much, much more in the process.
Moreover,we all know that stealthy innovators have been building and living in these dwellings in our
county for generations, living always in fear that their low-impact or positive impact homesteads may be
discovered and flagged by county officials, while legal, conforming structures use more water, power,
fuels,chemicals,and high-impact building materials but are legal to build and live in-if you can afford
them.
1
Question#7 Response—Reason for Proposal
This creates a financial and eco-impact burden on our communities and our environment that is
artificially imposed by well-intentioned prescriptive regulations with unintended consequences.
These buildings and systems could be built and maintained at very low cost if we create a set of
regulatory opportunities for owners were willing to subscribe to a level of impact far below what now is
considered standard.
The Jefferson County Planning Commission believes that it is time to start developing new and
innovative regulations that meet or exceed the on-the-ground performance of current codes in ways
that are not currently recognized.
Specifically,to create opt-in standards of low-impact or positive-impact residential performance that
would allow property owners to easily and affordably permit and build residential structures and
alternative black and gray water systems that are not currently allowed under our current regulations
but that significantly and demonstrably lower impact in terms of water use,energy consumption,soil
disruption,and storm water impacts,and herbicide/pesticide/insecticide use.
Once this opt-in, performance-based low-impact/positive-impact standard is developed, benefits to
landowners for signing onto these standards with a note to title might include minimal permitting,the
ability to build on sites that would benefit from positive-impact living, and the ability to build residential
buildings that would perform better with much lower impact,or even positive impact,than we see
demonstrated in conventional building and living.
This would also allow existing stealth homesteads to be legally permitted and for them potentially to
contribute to a performance-based design database of tested and proven gray and black water systems,
and for legal residential structures with out-of-compliance septic systems to build systems that are
affordable, impact—positive,and will keep them on their land and in their homes.
Jefferson County stands out as one of innovative and hardworking community-minded and
independent-thinking individuals who are willing to work together to literally build a better world. It is
important to reward that initiative and fortitude with opportunity. People are hungry to build (or live
legally in)eco-homesteads,eco-ADUs,and eco-clusters.
The City of Port Townsend has a president in their Planned Unit Development code that allows an
applicant to request a waiver from current code by demonstrating a public value. Unfortunately this
code still involves an expensive application process that goes before a hearings examiner. The JCPC
believes that Jefferson County can go farther and with more accessible results by determining a
measurable standard and ultimately a pre-determined code, possibly administered by a citizen permit
review board comprised of knowledgeable and experienced citizen volunteers,that would allow
innovation a legal path to building truly affordable permanent housing for Jefferson County.
The Jefferson County Planning Commission believes it is time to build the path,with the first step to
endeavor now to set the standard for future opt-in low-impact or positive-impact performance
regulations by adding such action item to the Jefferson County Comprehensive Plan in this update.
2
2/27/2019- DRAFT PLANNING COMMISSION ECO-PERFORMANCE STANDARD
ACTION-TEXT CODE REVISION APPLICATION
EXHIBIT "A"
This text amendment would add an action item to the Housing Element of the
Comprehensive Plan to work now to build ultra-low impact/impact-positive eco-building
performance measures that will be used for a future set of opt-in eco-building codes.
Exhibit B
2/27/2019 - DRAFT PLANNING COMMISSION ECO-PERFORMANCE STANDARD
ACTION -TEXT CODE REVISION APPLICATION
ADD TO SECTION 3.5 ACTION PLAN:
[new bullet] Convene panel of citizens knowledgeable in the innovative technologies listed
in Policy HS-P-2.3 to research and recommend a set of performance measures upon which
to build a set of opt-in, very-low-impact and/or impact-positive standards for Jefferson
County.
HOUSING
(--6--)
1
► Policy HS-P-1.5 Support the Peninsula Housing Authority,Habitat for
Humanity,and Olympic Community Action Programs,in their efforts
to assist income-limited households with funding for home repairs
and other housing rehabilitation assistance,including support for
multifamily tax credits such as federal low income housing tax
credits(LIHTC)and project-based vouchers(Section 8),
► Policy HS-P-1.6 Through zoning,incentives,and other strategies,
encourage the development of housing affordable to the county's
workforce across all incomes.These housing types may include
single family dwellings with a variety of lot sizes,manufactured
homes,clustered homes,co-housing,accessory dwelling units,
townhouses,apartments,or other forms appropriate to the urban or
rural location.Promote workforce access to services and
transportation options for commuting.
Refer to Land Use Element,
Goal HS-G-2 Promote a variety of housing choices Section 14 Urban
throughout the county with innovative land use and related policies
practices, community redevelopment strategies,
development standards, design techniques,and
building and infrastructure permit requirements.
► Policy HS-P-2.1 Explore regulatory opportunities that help minimize
costs to developing affordable housing while ensuring that public
health,safety,and environmental quality standards are not
compromised.
► Policy HS-P-2.2 Encourage and support greater opportunity for the
development of innovative housing types to increase the inventory of
affordable housing throughout the county.Work cooperatively with
public and private housing experts on community redevelopment
strategies, residential mixed-use development,single and multi-
family attached housing,accessory dwelling units,duplexes,
triplexes,apartment houses,mixed-use,senior,and multi-care
facilities,community housing,farm worker housing,tiny homes,etc.
Encourage development patterns such as clustering in Rural Village
Centers and Urban Growth Areas, provided adequate infrastructure
1. and services are in place.
► Policy HS-P-2.3 Pursue demonstration and pilot projects that
document the safety and reliability of innovative technologies such
as composting toilets,gray water systems,site-specific nutrient
management plans,water conservation,and net zero energy
systems that minimize housing development costs,reduce
environmental impacts,and provide more affordable housing
\ options throughout the county.
Jefferson County Comprehensive Plan 3-16
December 2018