HomeMy WebLinkAbout121619_ca13JEFFERSON COUNTY
BOARD OF COUNTY COMMISSIONERS
CONSENT REQUEST
TO: Board of County Commissioners (BoCC)
Philip Morley, County Administrator
FROM: Pa9charnas, Director of Community Development (DCDr/V'
Linda Paralez, Interim Building and Plannin Manager
David Wayne Johnson, Project Planner
DATE: December 16, 2019
SUBJECT: Final Short Plat Approval for Jacobsen Short Plat
SUB 16-00021 /MLA 16-00085
STATEMENT OF ISSUE: Final short plat approval of a two -lot short subdivision. The proposal site
is located at 1982 Oak Bay Road, Port Hadlock, WA 98339, between Oak Bay Road and Liberty Street.
Staff is requesting final approval and signing by the BoCC per Chapter 18.35 JCC and RCW 58.17.170.
The Applicants and Property Owners are Paul & Ginger Jacobsen.
ATTACHMENTS:
• Type II Land Use Approval — MLA16-00085
• Final Plat Review Copy
• Written Findings and Conclusions — Staff Report
• Mylar ready for BoCC signing
ANALYSIS: Staff has determined that the application as submitted on October 4, 2016 meets the
required criteria of Chapter 18.35.130 as addressed in the written Findings and Conclusions of the
attached Staff Report, and have satisfied the written conditions of approval for the attached Preliminary
Plat Approval MLA16-00085. Written Findings and Conclusions are required per RCW 58.17.195 which
state in part that a county makes a formal written finding of fact that the proposed subdivision or proposed
short subdivision is in conformity with applicable zoning ordinance or other land use controls which may
exist.
ALTERNATIVES: The requested action is mandatory per RCW 58.17.170 and Chapter 18.35 JCC.
FISCAL IMPACT/COST BENEFIT ANALYSIS: There is no identifiable fiscal impact related
to this request for final plat approval.
RECOMMENDATION: Per Jefferson County Ordinance and State Law, DCD requests that the
BoCC grant final short plat approval by adopting the written findings and conclusions and signing the
final Mylar.
REVIEWED BY:
JEFFERSON COUNTY
DEPARTMENT OF COMMUNITY DEVELOPMENT
UNIFIED DEVELOPMENT CODE
TYPE II LAND USE PERMIT
APPLICANT: PAUL JACOBSEN
GINGER JACOBSEN
1982 OAK BAY RD
PORT HADLOCK WA 98339-9727
DATE ISSUED: October 21, 2019
DATE EXPIRES: October 22, 2024
MLA NUMBER: MLA16-00085
PROJECT PLANNER: David Wayne Johnson
PROJECT DESCRIPTION:
SUB16-00021- Proposed Short Plat to divide one 12.85 acre parcel into two parcels. Lot 1 is 5.96 acres
in size, and Lot 2 is 6.89 acres in size. Both lots will have an existing residence and septic system located on the lot.
Potable water on both lots are served by PUD water. Lot 1 will have direct access off of Oak Bay Road, a county
road. Access for lot 2 will be located off of Graceland Way through access easements.
PROJECT LOCATION:
Parcel number 921 073 005; Section 7, Township 39N, Range 1E; located at 1980 Oak Bay Road, Port Hadlock, WA
98339.
CONDITIONS:
1.) 1. A Road Maintenance Agreement shall be established for the continued maintenance of the private shared
access road from Graceland Way to the point where it leaves the Irondale Acres Plat. The Agreement shall be
recorded with the Jefferson County Auditor and referenced on the final plat. Prior to final plat approval, the
proponent shall submit the Agreement to the Public Works Department for review. The Agreement shall include
all of the following 8 impacted parcels: Lot 1 of Jacobsen Short Plat, Lot 2 & 3 of proposed Oak Hills Short Plat
(as per drawing for this short plat), Tracts H, 63, 64, 65 & 66.
2. A Road Maintenance Agreement shall be established for the continued maintenance of the first 115 feet of
the private shared access road south of the proposed Jacobsen Short Plat. The Agreement shall be recorded
with the Jefferson County Auditor and referenced on the final plat. Prior to final plat approval, the proponent
shall submit the Agreement to the Public Works Department for review.
3. Based on requirements of Chapter 18.35 JCC Final Short Plat, the final Mylar shall be prepared in
accordance with the final short plat checklist.
4. The owner or authorized representative shall contact the Jefferson County Treasurer's office to determine
what taxes need to be paid prior to final plat approval.
5. Utilities and transportation facilities should be installed in the same right-of-way when the effect will be to
reduce the adverse impacts on the physical environment.
6. The sale of lots prior to final short plat approval is unlawful.
7. Preliminary approval will expire on October 22, 2024. The Department of Community Development shall not
be responsible for notifying the applicant of impending preliminary short plat expiration.
8. It is the responsibility of the applicant or authorized representative to ensure the final short plat is submitted in
accordance with the conditions of preliminary approval. This includes paying all property taxes, submitting the
recording fee for the final plat and supplying an updated plat certificate (dated within 30 days of submittal).
Requirements are outlined in the final short plat checklist.
FINDINGS:
1.) The Administrator finds that this application complies with applicable provisions of the Unified Development Code, all other
applicable ordinances and regulations, and is consistent with the Jefferson County Comprehensive Plan and Land Use
map.
2.) See Staff Report dated October 21, 2019 for findings and conclusions.
APPEALS:
Pursuant to RCW 36.70C, the applicant or any aggrieved party may appeal this final decision to the Hearing Examiner within
fourteen (14) calendar days of the date of issuance of this land use decision. For more information related to administrative
appeals see JCC 18.40.330.
October 21, 2019
UDC Administrator Date
MLA16-00085
DEPARTMENT OF COMMUNITY DEVELOPMENT
621 Sheridan Street I Port Townsend, WA 98368
360-379-4450 1 email: dcd@co.jefferson.wa.us
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H
sON JEFFERSON COUNTY
ti DEPARTMENT OF COMMUNITY DEVELOPMENT
621 Sheridan Street, Port Townsend, WA 98368 1 Web: www.co.iefferson.wa.us/communitvdevelopment
Tel: 360.379.44501 Fax: 360.379.4451 1 Email: dcd(a)co.iefferson.wams
SquareONE Resource Center I Building Permits & Inspections I Development Review I Long Range Planning
STAFF REPORT
TO
THE UDC ADMINISTRATOR
Re: Type II Short Subdivision ) PROPOSED FINDINGS,
Jacobsen Short Plat ) CONCLUSIONS, AND
File No.: MLA 16-00085, SUB 16-00021 ) RECOMMENDATIONS
Owner: Paul and Ginger Jacobsen
Representative: Terry McHugh
SUMMARY APPLICATION AND RECOMMENDATION
Proposal: 2 -LOT SHORT SUBDIVISION: Short Plat to divide one 12.85 acre parcel into two parcels.
Lot 1 is 5.96 acres in size, and Lot 2 is 6.89 acres in size. Both lots will have an existing residence and
septic system located on the lot. Potable water on both lots are served by PUD water. Lot 1 will have
direct access off of Oak Bay Road, a county road. Access for lot 2 will be located off of Graceland Way
through access easements.
Date of Application: The application was submitted to the Department of Community Development on
October 4th, 2016.
Adequacy: Staff determined the application substantially complete: October 26, 2016. This application
is vested under the ordinances in effect on October 4th, 2016.
Recommendation: Approval with conditions. (Recommended Conditions attached to this report).
Project Planner: Anna Bausher
BACKGROUND INFORMATION
Property Owner: Paul and Ginger Jacobsen
1982 Oak Bay Road
Port Hadlock, WA 98368
Representatives: Terry McHugh
PO Box 441
Port Townsend, WA 98368
Property Location: The subject parcel is located at 1982 Oak Bay Road, Port Hadlock, WA 98339.
Property Legal Description:
The South 450 feet of Government Lot 4, Section 7, Township 29 North, Range 1 East, W.M., lying
West of the existing County Road (also known as Oak Bay Road), in Jefferson County, to wit:
Situate in the County of Jefferson, State of Washington
Community Plan: The Jefferson County Comprehensive Plan Land Use Map designates the site as
Rural Residential 1:5.
Site Conditions: The subject parcel is 12.85 acres in size. The highest elevation is along the southern
property line at approximately 175 feet and slopes down to an elevation of approximately 85 feet in the
northwest and northeast corners of the property. Existing improvements to the property include a
driveway running through the property leading to a single family residence, accessory dwelling unit,
garage and shop. There are two existing septic systems on the property, all development is located in the
central portion of the property. The property is predominantly vegetated with grass, shrubs and
seedlings, and some mature trees. A portion of the property along Oak Bay Road is mapped as
geologically hazardous area. Wetlands are mapped off the property to the north and west of the property.
A a site inspection by DCD staff on October 18th, 2016, confirmed that wetlands were not located on the
property, however, wetland buffer from offsite wetlands have the potential to be located on the parcel.
Surrounding Area: West of the subject parcel is are largely vacant parcels zoned Rural Residential
1:20. To the north are Rural Residential 1:5 parcels which have some existing residential development.
East of the parcel is Oak Bay Road with residential property zoned Rural Residential 1:5 located across
the road. And south of the parcel is a parcel with an existing single family residence zoned Rural
Residential 1:5.
State Environmental Policy Act (SEPA): The proposed short subdivision is categorically exempt from
SEPA review under WAC 197-11-800(6)(d).
Procedural Information:
Notice of Application
■ Application submitted to the Department of Community Development: October 4, 2016
■ Staff determined the application substantially complete: October 26, 2016
■ This application is vested under the ordinances in effect on October 4, 2016
■ Notice of Application mailed to adjacent property owners & agencies: November 1, 2016
■ Posting of Notices by applicant/representative: November 1, 2016
■ Publication of Legal Notices: November 2, 2016 (Port Townsend -Jefferson County Leader)
Comments:
■ Notices were sent to adjacent property owners within 300 ft. of the parcel.
Staff requested review and comments on the application from the following agencies/departments:
■ Jefferson County Fire District #1:
o Written comments were received from Assistant Fire Chief Brian W. Tracer on
November 4th, 2016 as follows: "I know of the Jacobson property and have no objection
with regard to the dividing of the property. East Jefferson Fire Rescue requests that the
Fire Apparatus Access road guidelines set forth in the International Fire Code (IFC)
2
Section 502 and the Appendix be followed with regard to the driveways of both
properties once divided."
• Tom Aumock (consulting fire code inspector):
o Written comments were received on November 9th, 2016 that addressed roadway ingress
and egress and fire flow water supply and are incorporated by reference. For full
comments please see the attached memorandum.
• Jefferson County Health Department (Septic and Water):
o Written comments were received on November 22, 2016 from Susan Porto and Randy
Marx and are incorporated by reference. Please see the attached memo for full comments.
■ Jefferson County Public Works (John Fleming):
o Written comments were received on November 22, 2016 by John Fleming and are
incorporated by reference. For full comments please see the attached memorandum.
• Jamestown S'Klallam Tribe: No comments received.
• JeffComm 911 Communications: No comments received.
• Jefferson County Assessor's Office (Sherrie Shold and Charlotte Stockard):
• Jefferson County PUD #1: No comments received.
• Jefferson Transit: No comments received.
• Port Gamble S'Klallam Tribe: No comments received.
• Chimacum School District 949: No comments received.
• Washington State Dept. of Archeology and Historic Preservation: No comments received.
• Jefferson County Sheriff Department: No comments received.
• Port of Port Townsend: No comments received.
• Point No Point Treaty Council: No comments received.
• Skokomish Tribe: No comments received.
• Suquamish Tribe: No comments received.
STAFF FINDINGS
1. The proposal is to divide one 12.85 acre parcel into two parcels, one 6.89 acre parcel and 5.96 acre
parcel for residential use.
2. The subject parcel is zoned Rural Residential 1 Dwelling Unit/5 Acres (RR 1:5)
3. The proposed short subdivision is categorically exempt from State Environmental Policy Act
(SEPA) review per WAC 197- 11-800(6)(d).
4. The parcel is legally described as Parcel Numbers 921 073 005; Section 7, Township 29N, Range
IE; and is located at 1980 Oak Bay Road, Port Hadlock, WA 98339.
5. The proposed short subdivision is subject to the policies of the Jefferson County Comprehensive
Plan. The applicable policies are discussed below.
6. The proposed short subdivision is subject to the requirements of Chapters 18.30 and 18.35 of the
Jefferson County Code (JCC). There are several ordinance requirements that apply to the
proposed subdivision: Chapter 18.30.30 JCC Water Supplies; Chapter 18.30.040 JCC Sewage
Disposal; Chapter 18.30.050 JCC Density, Dimension and Open Space Standards; Sewage
Disposal Chapter 18.30.080 and 090 JCC Roads; Chapter 18.35 Article IV JCC Short
Subdivisions. The applicable criteria and requirements are discussed below.
REVIEW CRITERIA
Applicable Ordinances and Plans:
Jefferson County Comprehensive Plan, adopted August 28, 1998, as amended:
3
Chapter 3, "Rural Residential Land Use Policies", pages 3-47 to 3-48.
Chapter 3, "Environment Policies", page 3-59.
Chapter 3, "Transportation Policies", page 3-61.
Chapter 3, "Rural Character Policies", 3-61 to 3-64.
Jefferson County Unified Development Code (JCC), adopted 1995 as amended:
JCC Title 18, Unified Development Code, as amended:
Chapter 18.15 JCC, Land Use Districts
Chapter 18.20 JCC, Performance and Use -Specific Standards
Chapter 18.30 JCC, Development Standards
Chapter 18.35 JCC, Land Divisions
STAFF ANALYSIS AND CONCLUSIONS
The following Jefferson County Comprehensive Plan Policies apply to the proposal:
The Jefferson County Comprehensive Plan Rural Residential Land Use Policy LNP 3.3 states:
"Rural residential densities shown on the Land Use Map shall be designated by three (3)
residential land use densities: one dwelling unit per five (5) acres, one dwelling unit permit ten
(10) acres, and one dwelling unit per twenty (20) acres in size and subject to the following
criteria:
LNP 3.3.1 A residential land use designation of one dwelling unit per 5 acres (RR 1:5) shall be
assigned to those areas throughout the County with:
a. an established pattern of the same or similar sized parcels (i.e., 5 acres) or smaller sized
existing lots of record;
b. parcels of similar size (i.e., 5 acres) or pre-existing smaller parcels along the coastal,
areas;
c. parcels immediately adjacent to the boundaries of the Rural Village Centers; and
d. as an overlay to pre-existing developed "suburban" platted subdivisions;
e. parcels designated as Forest Transition Overlay.
Staff Anal The parcel is a legal conforming lot consisting of 12.85 acres and zoned RR
1:5. The surrounding parcels are legal conforming and legal non -conforming parcels
consisting of approximately .87 acres to 19.7 acres. The parcels to the west are plated lots
consisting of approximately 4.1 acre parcels know as Irondale Acre Tracts. The parcels to the
west of parcel across Oak Bay Road are smaller parcels approximately one to two acres in
size. The parcel to the south is a larger approximately 19.7 acre parcel and the parcels to the
north are mixed from 1.8 to 6.3 acres. Approval of this subdivision request would be
consistent with the mapped zoning designation of RR 1:5 and the surrounding parcels. To
create an additional lot within the county continues to have a sufficient variety of rural
densities as it has legislatively created RR 1:5; RR 1:10 and RR 1:20 zones and is consistent
with the Comprehensive Plan Land use Policy.
2. The Jefferson County Comprehensive Plan Rural Environment Policy LNP 14.1 states:
Ensure that land use decisions are based on land use ordinances which are in compliance
with the Critical Areas Ordinance and all applicable state and federal environmental laws.
4
Staff Anal The application was reviewed by the Jefferson County Department of
Community Development staff for the potential presence of Environmentally Sensitive Areas
(ESAs) under the provisions of the Unified Development Code (UDC). The detailed analysis
can be found in the section of this staff report for Chapter 18.22 Critical Areas.
The Jefferson County Comprehensive Plan Transportation Policy LNP 17.1 states:
Encourage development and land use proposals that utilize existing transportation systems and
provide non -motorized transportation opportunities.
Staff Anal The proposal for will utilize Oak Bay Road, an existing minor collector road for
access to the short plat. Lot 1 will access the parcel from the existing road approach directly off
of Oak Bay Road. Lot 2 proposes to access from Oak Bay Road via Jacobsen Drive, Graceland
Way and Liberty Street with the Oak Hills Plat. A road approach permit will be needed from
the Public Works Department for this approach on lot 2.
4. The Jefferson County Comprehensive Plan Drainage, Flooding, Stormwater Management &
Polluted Discharges Policy LNP 25.1 states:
Require new development and redevelopment to comply with the standards of the latest edition
of the Department of Ecology Stormwater Management Manual for Western Washington.
Staff Analysis: Jefferson County has adopted the Department of Ecology Stormwater
Management Manual for Western Washington — 2012 edition. The approval shall be
conditioned that all land disturbing activity and impervious surface coverage meet the
requirements found in the manual. The applicant shall be required to submit a Jefferson County
Stormwater Site Plan Template for review and approval prior to conduction land disturbing
activities. This shall be submitted, reviewed and approved by the Jefferson County Department
of Public Works prior to conducting any land disturbing activity.
The following chapters from the Jefferson County Code apply to the proposal:
1. Chapter 18.15 JCC, Land Use Districts
Staff Anal Single-family residences are an allowed "Yes" use in the Rural Residential land
use district per Table 3-1. Allowable and Prohibited Uses. This proposal would allow two
parcels for residential development. Table 3-1 identifies accessory dwelling units (ADUs) as an
allowed "Yes" use, permitting up to two homes on each parcel. JCC 18.20.020 addresses the
performance standards for ADUs. The application as proposed would permit ADUs consistent
with JCC 18.20.020. The proposal will result in a single family residence and associated
development on each proposed lot.
2. Chapter 18.22 JCC, Critical Areas
JCC 18.22.170(5)(c) states: In the case of short plat, long plat, binding site plan or site plan
approvals under this code, the applicant shall include on the face of any such instrument the
boundary of the landslide hazard area and its buffer.
JCC 18.22.170(9) (a) (ii) states: An applicant submitting a project application shall submit, and
have approved, a geotechnical report, as specified in Article VIII of this chapter, when the
application involves any of the following:
(i) The alteration of a landslide hazard area or its buffer.
(ii) The creation of a new parcel within a known landslide hazard area.
5
JCC 18.35.120(3)(1) states: The location of any environmentally sensitive areas as described in
Article VI -D of Chapter 18.15 JCC, including all floodplain lying within or adjacent to the
proposed subdivision;
JCC 18.35.120(5) states: Upon review of an application, the administrator may require
additional pertinent information, as deemed necessary, to satisfy any other regulatory
requirements. The administrator may also waive specific submittal requirements determined to
be unnecessary for review of an application. In such event, the administrator shall document the
waiver in the project file or log. [Ord. 8-06 § 1]
Staff Anal
JCC 18.22.330(2)(d)(ii) Subdivisions and Short Subdivisions. The requirement for a wetland
delineation and special report will be waived for subdivisions and short subdivisions of an
existing lot of record if a site assessment made by a qualified wetland evaluator indicates the
following:
(A) Sufficient information exists to estimate the boundaries of a wetland without a
delineation; and
(B) Building envelopes or building setback lines are not proposed to be located within
the distances identified in Tables 18.22.330(1), (2) and (3) from the estimated wetland
boundary.
The application was reviewed by the Jefferson County Department of Community Development
staff for the potential presence of Environmentally Sensitive Areas (ESAs) under the provisions
of the Unified Development Code (UDC). After an initial Geographic Information Systems
mapping review and investigative site inspections, the following ESAs were confirmed to be
present on the subject property: susceptible aquifer recharge area, coastal seawater intrusion
protection zone, slight landslide hazard areas, and stable and unstable shoreline slope stability.
Susceptible Aquifer Recharge Areas may require special protection measures to mitigate water
quality degradation. The submitted proposal does not require additional aquifer protection
measures. However, during construction the project shall follow the Best Management
Practices (BMPs) and facility design standards as identified and defined in the Stormwater
Management Manual for Western Washington.
The parcel is located within a coastal SIPZ (seawater intrusion protection zone) according to the
County GIS map. There are voluntary and mandatory measures identified in the Jefferson
County Seawater Intrusion Policy (Resolution 44-22, effective September 23, 2002) that apply
to well drilling proposals and building permit applications on existing lots of record.
On October 18th, 2016, DCD staff Donna Frostholm and Anna Bausher conducted a site visit to
the subject property for verification of the county mapped wetlands, and fish habitat stream in
close proximity to the parcel with the knowledge of inconsistent mapping for this region. The
site visit did not result in wetlands or streams being found on the property.
There are known wetlands to the northwest of the property. A depression which appeared to
potentially be wetland to the west of the property was found off of Madison Street. However,
after measurement on the county mapping, the depression appeared to be under the size of a
jurisdictional wetland. From the northern property line it appeared that there was potential for
wetlands to be located on the adjacent property. If wetlands are located on the adjacent property
the wetland buffer could potentially extend onto the subject property. DCD does not have the
authority to be on other private properties outside of the permit application, and neither does a
project biologist. Therefore, if a wetland report is need on properties outside of the parcel in
6
question in the future then this may provide buffer information for future development on the
subject parcel.
The fish habitat stream mapped to the west of the parcel was located just east of Graceland
Way. The location is such that the 150 foot buffer does not extend onto the parcel.
A portion of the parcel along Oak Bay Road is mapped as a slight landslide hazard area with a
small portion of unstable slope stability and a remaining parcel stable slope stability. After
inspection of the area, the parcel slopes to the northeast towards the road, the area along the road
and along the southern property line has remained naturally vegetated, with the exception of the
driveway. The topography of the site is such that there is not a single prominent top and toe to
the slope located on the property. It is not a standard practice for DCD to request geotechnical
reports for stable or slight landslide hazard areas.
While JCC 18.22.170(5)(c) and (9)(a)(ii) along with JCC 18.35.120(3)(i) require special reports
and critical areas and buffers be shown on the face of the plat, JCC 18.35.120(5) also provides
the ability for the administrator to waive specific submittal requirements determined to be
unnecessary for review of an application. As such, staff does not believe that these requirements
are necessary for review of this preliminary short plat. Staff recommended to the UDC
Administrator, who accepted, that these requirements are waived subject to the notice to
potential purchasers as proposed below, be placed on the face of the plat.
Notice to Potential Purchasers:
Jefferson County has mapped wetlands adjacent to this plat. Based off a site inspection, there is
a potential for wetland buffers to be located on a portion of the lots within this plat. Future
development is subject to the critical area regulations in place at the time of the development
application if the proposal is determined to be located within wetland buffers on the parcel.
Jefferson County has mapped a portion of lot 1 located within this plat to be a geologically
hazardous area. Geologically Hazardous Areas in Jefferson County are characterized by slope,
soil type, geologic material, and groundwater that may combine to create problems with slope
stability, erosion, and water quality during and after construction or during natural events such
as earthquakes or severe rainstorms.
3. Chapter 18.30 JCC, Development Standards
a. JCC 18.30.030 Water supplies
JCC 18.30.030 states, "When the development or redevelopment of land requires the
availability of a supply ofpotable water as determined by the administrator, potable
water shall be delivered by a means approved by the Washington Department of
Health and/or Jefferson County Health and Human services. "
Staff Anal
The proposed subdivision parcels are to be served potable water by Quimper WS#05783.
This is public water through the Jefferson County PUD. Proposed Lot 1 and Lot 2 both have
wells that have been decommissioned onsite, as depicted on the face of the plat per Ecology
Notices of Intent.
Chapter 18.30.040 Sewage Disposal
7
JCC 18.30.040 states, "All development shall be provided with an individual, on-site septic
system and drainfield approved by the Jefferson County Health Department in compliance
with Chapter 8.15 JCC, unless the Jefferson County Health Department determines that
public sewer is available which would then require connection to the approved public
sewer.
Staff Anal Environmental Health completed a site evaluation. Randy Marx added the
following findings to the case:
1. A current O&M inspection to be recorded into On-line RME for SEP89-400 for house
number 1984.
2. The primary drainfields are shown correctly, however, the reserve drainfields need to be
adjusted. Refer to the county records for accurate locations. Please change on the next
revision.
3. A "Warning to Potential Purchasers" regarding onsite sewage systems shall be placed on
the final plat (replace the similar notice to potential purchasers): "The lots, parcels or tracts
contained within this subdivision were approved based on design standards and regulatory
requirements in effect at the time of final approval. Sewage disposal systems have not been
approved for the lots, parcels or tracts contained within the subdivision. Onsite sewage
disposal systems shall meet design standards and regulatory requirements in effect at the time
of application for a sewage disposal permit. Purchaser should contact the Jefferson County
Health Department for procedures concerning permit applications. Any removal of or major
disturbances of soil within the proposed drainfield areas may create site conditions that are
unacceptable for the installation of sewage disposal systems."
JCC 18.30.080 Roads
JCC 18.30.080(1)(h) requires subdivisions to provide access to the public road system at two
locations, when feasible. A single access may be allowed provided that the public health,
safety, and welfare are protected.
JCC 18.30.080(1)(i) states that access to subdivisions from collector and arterial roads should
be restricted.
JCC 18.30.080(1)(1) requires that when a proposed subdivision is adjacent to a County Road,
a right-of-way 30 feet in width from the roadway centerline shall be conveyed to Jefferson
County by either statutory warranty deed or plat dedication in fee simple, if such a right-of-
way has not been previously dedicated.
JCC 18.30.080(1)(m) requires dedication of 60 feet wide private road easements, but allows a
reduced width on recommendation from the Public Works Department.
JCC 18.30.080(1)(n) requires access easements from the public road system to be portrayed
on the final plat.
Staff Anal The following is an excerpt from the comments submitted by the Department
of Public Works:
1. Provide information identifying development within 35 foot easement to determine if
wide enough. Where the 35 feet wide easement is located on the Preliminary Short Plat,
dedicate additional private road easement width large enough to accommodate all road cut
M.
and fill slopes, ditches and culverts. Verify easement width includes above features by
depicting on Plat by survey.
2. A Road Maintenance Agreement shall be established for the continued maintenance of
the private shared access road from Graceland Way to the point where it leaves the Irondale
Acres Plat. The Agreement shall be recorded with the Jefferson County Auditor and
referenced on the final plat. Prior to final plat approval, the proponent shall submit the
Agreement to the Public Works Department for review. The Agreement shall include all of
the following 8 impacted parcels: Lot 1 of Jacobsen Short Plat, Lot 2 & 3 of proposed Oak
Hills Short Plat (as per drawing for this short plat), Tracts H, 63, 64, 65 & 66.
3. A Road Maintenance Agreement shall be established for the continued maintenance of
the first 115 feet of the private shared access road south of the proposed Jacobsen Short Plat.
The Agreement shall be recorded with the Jefferson County Auditor and referenced on the
final plat. Prior to final plat approval, the proponent shall submit the Agreement to the Public
Works Department for review.
Staff Anal The following shall be made a condition of approval, "The proponent shall
establish an agreement for the continued maintenance of the access road by recording a Road
Maintenance Agreement with the Jefferson County Auditor and referencing the Agreement
on the final plat. Prior to final plat approval, the proponent shall submit the Agreement to the
Public Works Department for review."
JCC 18.35.130 Short plat approval criteria
JCC 18.35.130 requires the short plat comply with the following:
In addition to the review criteria provided in Chapter 18.40 JCC, the following criteria are
the minimum measures by which each proposed short subdivision will be considered:
(1) Short subdivisions shall be given preliminary approval, including preliminary approval
subject to conditions, upon finding by the administrator that all of the following have been
satisfied:
(a) The proposed subdivision conforms to all applicable county, state and federal zoning,
land use, environmental and health regulations and plans, including but not limited to the
following:
(i) The Jefferson County Comprehensive Plan; and
(ii) The provisions of this code, including any incorporated standards;
(b) Utilities and other public services necessary to serve the needs of the proposed
subdivision shall be made available, including open spaces, drainage ways, roads, streets and
other public ways, potable water, transit facilities, sewage disposal, parks, playgrounds,
schools, sidewalks and other improvements to assure safe walking conditions for students
who walk to and from school;
(c) Approving the proposed short subdivision will serve the public use and interest and
adequate provision has been made for the public health, safety and general welfare.
(2) Notwithstanding the approval criteria set forth in subsection (1) of this section, in
accordance with RCW 58.17.120, as now adopted and hereafter amended, a proposed
subdivision may be denied because of flood, inundation or swamp conditions. Where any
portion of the proposed short subdivision lies within both a flood control zone, as specified
by Chapter 86.16 RCW, and either the 100 -year floodplain or the regulatory floodway, the
county shall not approve the preliminary short plat unless:
(a) The applicant has demonstrated to the satisfaction of the administrator that no feasible
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alternative exists to locating lots and building envelopes within the 100 -year floodplain; and
(b) It imposes a condition requiring the applicant to comply with Article VI -F of Chapter
18.15 JCC and any written recommendations of the Washington State Department of
Ecology. In such cases, the county shall issue no development permit associated with the
proposed short subdivision until flood control problems have been resolved.
Staff Anal Based on the previous findings and analysis, the proposal is consistent with
the Comprehensive Plan and Title 18 of the Jefferson County Code (Unified Development
Code).
Provisions for open spaces, drainage ways, streets/roads, alleys/other public ways, potable
water supplies, sanitary wastes, and parks and recreation have previously been addressed.
The site is within the service area of the local transit provider and bus transportation is
available at this time. The site is within the Chimacum School District. Based on current
policy of the school district, students living within the proposed short plat boundaries would
not be required to walk to school. Bus service would be provided under the current policy of
the district.
There is no probable significant adverse environmental impact. The public interest would be
served by the division of the 12.85 acre parcel into two lots intended for residential use.
RECOMMENDED CONDITIONS:
Assessor's Office
1) The Declaration and Acknowledgement should be for a single signature.
Public Works Department
2) Change "Lane" to "Liberty Street" along the east side of Tract 64.
3) Insert the correct information in the blanks for Notes 3 & 4 (Liberty Street and AFN
609612).
4) Insert the correct information in the blank for the well rescission for proposed Lot 2.
5) A Road Maintenance Agreement shall be established for the continued maintenance of
the private shared access road from Graceland Way to the point where it leaves the
Irondale Acres Plat. The Agreement shall be recorded with the Jefferson County Auditor
and referenced on the final plat. Prior to final plat approval, the proponent shall submit
the Agreement to the Public Works Department for review. The Agreement shall include
all of the following 8 impacted parcels: Lot 1 of Jacobsen Short Plat, Lot 2 & 3 of
proposed Oak Hills Short Plat (as per drawing for this short plat), Tracts H, 63, 64, 65 &
66.
6) A Road Maintenance Agreement shall be established for the continued maintenance of
the first 115 feet of the private shared access road south of the proposed Jacobsen Short
Plat. The Agreement shall be recorded with the Jefferson County Auditor and referenced
on the final plat. Prior to final plat approval, the proponent shall submit the Agreement to
the Public Works Department for review.
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Environmental Health Department (Septic)
7) The following notices shall be placed on the final plat under "Notice to Potential
Purchasers":
The lots, parcels or tracts contained within this subdivision were approved based on
design standards and regulatory requirements in effect at the time of final approval.
Sewage disposal systems have not been approved for the lots, parcels or tracts contained
within the subdivision. Onsite sewage disposal systems shall meet design standards and
regulatory requirements in effect at the time of application for a sewage disposal permit.
Purchaser should contact the Jefferson County Health Department for procedures
concerning permit applications. Any removal of or major disturbances of soil within the
proposed drainfield areas may create site conditions that are unacceptable for the
installation of sewage disposal systems.
Development Review Division
8) Based on requirements of Chapter 18.35 JCC Final Short Plat, the final Mylar shall be
prepared in accordance with the final short plat checklist.
9) All easements of record shall be graphically portrayed on the final plat with the Auditor's
File Number (AFN) of the easement(s) also referenced on the face of the plat.
10) The owner or authorized representative shall contact the Jefferson County Treasurer's
office to determine what taxes need to be paid prior to final plat approval.
11) Utilities and transportation facilities should be installed in the same right-of-way when
the effect will be to reduce the adverse impacts on the physical environment.
12) The following notices shall be placed on the final plat under "Notice to Potential
Purchasers":
Any further subdivision of the lots within this plat will be subject to the densities
permitted in the Jefferson County Ordinances and Codes in effect at time of such
application. These lots may or may not be further subdivided in the future.
Approval of this subdivision does not constitute approval of building or sewage disposal
permits on each lot. Permit approval will be subject to building lot plans, type of use,
contours, and soils on individual lots. Permits will be reviewed in accordance with site
conditions and regulations existing on the date the permits are applied for.
Any removal of or major disturbance of soil within the proposed drainfield areas may
create site conditions that are unacceptable of the installation of sewage disposal systems.
NOTICE: The sale of lots prior to final short plat approval is unlawful.
EXPIRATION: Preliminary approval will expire on October 22, 2024. The Department
of Community Development shall not be responsible for notifying the applicant of
impending preliminary short plat expiration.
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SUBNIISSION: It is the responsibility of the applicant or authorized representative to
ensure the final short plat is submitted in accordance with the conditions of preliminary
approval. This includes paying all property taxes, submitting the recording fee for the
final plat and supplying an updated plat certificate (dated within 30 days of submittal).
Requirements are outlined in the final short plat checklist.
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