HomeMy WebLinkAboutEXHIBIT_039q?q
CROSS SOUND
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Dee Boughton, Attorney
Brittany Cline, Attorney
Shane Seaman, Attorney
Kate Gamble, of Counsel Attorney
19307 8th Ave NE Ste C
Poulsbo, WA 98370
360-s98-23s0
www.crosssou nd law.com
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February 25,2020
Jefferson County DCD
David Johnson, Planner
621 Sheridan Street
Port Townsend, WA 98368
RE: Response to StaffComments; and Objection to certain proposed conditions
Application: MLAI3-000102: ZONI3-00039 -
Dear Johnson, and Mr. Hearings Examiner
On behalf of the applicant(s) Luke and/or Tracy Williamson, the following comments
and objections are entered into the public hearing record. Jefferson County DCD is
recommending approval of the relevant applications herein. The Applicant(s) agree with, and
support, staff s recommendation of approval. In the interest of brevity, and economy, the
applicant(s) will not repeat comments already made in the staff report, and will therefore limit
comments that follow to other additional relevant information.
The proposed action meets all of the criteria required for the issuance of a
Conditional Use Permit.
(l) The county may approve or approve with modifications an application for a
conditional use permit (i.e., uses listed in Table 3-1 in JCC 18.15.040 as "C(a),"
"C(d)" or "C") if all of the following criteria are satisfied:
(a) The conditional use is harmonious and appropriate in design, character and
appearance with the existing or intended character and quality of development in
the vicinity of the subject property and with the physical characteristics of the
subject property;
(b) The conditional use will be served by adequate infrastructure including roads,
I.
fire protection, water, wastewater disposal, and stormwater control;
(c) The conditional use will not be materially detrimental to uses or property in
the vicinity of the subject parcel;
(d) The conditional use will not introduce noise, smoke, dust, fumes, vibrations,
odors, or other conditions or which unreasonably impact existing uses in the
vicinity of the subject parcel;
(e) The location, size, and height of buildings, structures, walls and fences, and
screening vegetation for the conditional use will not unreasonably interfere with
allowable development or use of neighboring properties;
(f; The pedestrian and vehicular traffic associated with the conditional use will
not be hazardous to existing and anticipated traffrc in the vicinity of the subject
parcel;
(g) The conditional use complies with all other applicable criteria and standards of
this code and any other applicable local, state or federal law; and more
specifically, conforms to the standards contained in Chapters 1I.:$ and 18.30
JCC;
(h) The proposed conditional use will not result in the siting of an incompatible
use adjacent to an airport or airfield;
(i) The conditional use will not cause significant adverse impacts on the human or
natural environments that cannot be mitigated through conditions of approval;
O The conditional use has merit and value for the community as a whole;
(k) The conditional use is consistent with all relevant goals and policies of the
Jefferson County Comprehensive Plan; and
(l) The public interest suffers no substantial detrimental effect. Consideration
shall be given to the cumulative effect of similar actions in the area. JCC
18.40.s30
If all of the above criteria are met, then the county may issue a conditional use permit. Id.
A. The proposed action is harmonious in design. character and appearance with the
existine or intended character and qualit_y of development in the vicinity
Staff has commented in their staff report that the action here is agricultural and that the
proposed building(s) are similar in size to other similar structures in the near vicinity. Marijuana
production is clearly identified as an agricultural use in the county code. See JCC 18.15.040,
Table 3-1. The uses proposed by the applicant are consistent with the Jefferson County Code
which specifically allows Recreational Marijuana production and processing in Rural Residential
zones if the uses meet the conditions imposed for Conditional Uses, or if the uses can be
sufficiently conditioned to meet those criteria. This decision has been made by Jefferson County
and codified. To say these uses are inconsistent with rural character is a misstatement of existing
county code.
It almost goes without saying that agriculture is synonymous with rural. As stated above
the use proposed here is agricultural and therefore is quintessentially rural. Additionally, the
buildings proposed are agricultural in nature and will be sited with significant set backs and
vegetative buffers. Specifically, the buildings will be sited a minimum of 100 fett from Coyle
Rd., 25 feet from the North and South property lines. There will be a minimum 43 foot
vegetative buffer from Coyle Rd. and 250 foot buffer from the rear setback.
With these types of buffers and vegetative screening, the proposed buildings and/or uses
will be nearly indetectable from roads or neighboring properties. This will be consistent with, or
a vast improvement over similar sites and uses in the immediate neighboring vicinity.
B The proposed use will not introduce noise. smoke. dust. fumes. vibrations. odors. or other
conditions or which unreasonably impact existine uses in the vicinity of the subject
Parcel.
The applicant has provided a noise study and an ORCAA approved odor mitigation plan
which clearly indicate that the proposed action and use can be permitted with conditions which
will eliminate or insure that the use will not introduce noise, dust, fumes, odors or vibrations
which would have an unreasonable impact on neighbors or neighboring uses.
Staff has pointed out previous conditionally approved recreational marijuana
production/processing cottage industry permits. This is certainly not the first such application in
Jefferson County, and at this stage, it is quite clear from past practice, that it is well within
technological constraints to operate the type of proposed agricultural use within a rural
residential zone without causing adverse impacts to neighboring properties or uses. The applicant
has submitted studies and plans which adequately condition the proposed use so that the use will
be invisible to neighboring parcels and uses.
C The proposed action is not stent with existine CCR's.
First, it is not within the authority of the hearing examiner to construe existing CCR's nor
to rule on the relative property rights of interested parties herein. Further at this level of review,
it would be entirely inappropriate for the Hearings Examiner to declare property rights or to quiet
title in interests in real property. To the extent that the hearing examiner is called upon to
construe the CCR's that may effect the real property in question, the applicant objects as it is
beyond the examiner's jurisdiction to do so.
That said, the application at issue hear is consistent with existing CCR's which are
attached hereto. See specifically CCR #5, which specifically allows uses pursuant to cottage
industries pemit.
D. The pedestrian and yehicular traffic associated with the conditional use will not be
hazardous to existing and anticipated traffic in the vicinity of the subject parcel:
The proposed action will involve primarily a single family residence. Traffic will be
consistent with a single family residence. By definition, this will be consistent with existing
traffic in the vicinity. The cottage industry limitations permit no more than 4 off site employees,
and additionally staff makes clear that additional vehicular activity beyond the single resident
will only occur once or twice ayear at harvest time. Clearly vehicular traffic will not be any
more intense or hazardous than the underlying residential use.
il. The proposed action qualifies as a cottage industry.
The Jefferson County Comprehensive Plan sets forth when and how a cottage industry is
to be located within the rural residential zone:
POLICY tNP 6.2
Permit cottage industries conducted by the owner or lessee of the property, who
shall reside within the dwelling unit, as an accessory use within a single family
dwelling or building accessory to a dwelling and which are accessory to the
residential use of the property throughout the unincorporated portions of the
County, subject to conditional use permit review procedures.
This policy has been codified in JCC 18.20.170.
In keeping with these policies the Jefferson County Code clearly requires that "The
cottage industry shall be operated by at least one full-time, bona fide resident in a single-family
residence of the parcel on which the proposed use is being requested." JCC 18.20.170 (4Xa).
This is subject to the pu{pose, which is "To provide for small-scale economic development
activities on residential parcels, subordinate to the primary residential use." [d. at Sec. (l).
This is precisely the type of action/use that is being proposed in this case. The applicant
has applied for a building permit and has nearly completed his residence on the subject property.
Mr. Williamson has invested considerable money and time in building his residence. This is
clear evidence that it is his legitimate and bona fide intent to reside on the subject property.
What he requesting here is a permit which allows him to operate a cottage industry business that
is subject to and subordinate to his bona fide residence on the same property.
The Jefferson County code provides a list of uses which are allowable as cottage
industries. These uses include:
(a) Sales of antiques and collectibles;
(b) Art or photography studios;
(c) Com puter software developmenU(d) Handicrafts;
(e) lronworking or blacksmith shop;(f) Construction office;
(g) Furniture repair or refinishing;(h) Pottery shop;
(i) Real estate sales office;U) Small equipment repair;(k) Woodworking shop;
(l) Excavating contractors;(m) Small engine and boat repair; and
(n) Auto and truck repair and service (excludes auto and truck sales, fuel stations and heary
equipment repair). JCC I 8.20.170(2)
All of these allowable uses are permittable as accessory uses with conditions even though
some classified as industrial or commercial use which might otherwise be prohibited in a rural
residential zone. "Accessory IJse" means use of land or of a building or portion thereof
incidental and subordinate to the principal use or building and located on the same lot with the
principal use. JCC 18.10.010.
The primary use proposed herein is residential in nature. The other proposed uses here
are secondary to the primary use, which is residential.
III. Conclusion
This action should be approved and requested permits should be authorized as proposed
by the applicant with relevant conditions as the hearings examiner deems appropriate in order for
the application to meet all identified requirements of a cottage industry permit/use.
Respectfully submitted this 25th day of February,2020
Bert D Boughton WSBA
On behalf of the
,t/AR Z 6 2019
NO REAI. ES'I'A'IE
rcnowetl urcn byrhcsaprcrcnrsr tSriiir+t*-iliS'r',iff
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That J A L AssocJatcs (berclnafter referrcd to ar rDoctrrrnt'), owocr of {trt ccrtain' rcnlpropcru decrtocd rs e portion of thcNorth ut of tftcsouthcort l/{ of scctlonl0' Towuhlp-26 North, Rangc I wcst, rituate In Jefcrsoa couaty,stete of
\f,'arhlngJsa, end rnorc comruooly known as lyooduay Lrrgc Lot SubdMsloa,(herclnaftcr referred to 8i athe Plat'), bcrcby orrkes ttrc followiag dcclerltlou of
casanrcot!, covetrants end rcstrictlons oo the imprrr.cmcnt rnd ure ofllt ln the plat
(tcrduefter reforrad to ar !.rrtcnl hcrotry ;pccirytag ert rbac d.crrretloar rtellconsotutc cotncrultl tq ryl Fh iitd red propcrty, rr provldcd t, te., rau *rii ue
b^lndingoo il pertlce end rll prrrons ddritog md; rio- ul foi rac icocor of endtioritetlon W rll frrtura onrcr of thc lptr ii t rnrq .o"o6try to 15c rarnr of ttrcItmlntiom rnd bcnefis hertof.
^
l. Puroosa TDc puqrocc of rhc ncrrlc0oar end lluitetlour lr te cuurc ahcurc of ltrc propcrty b ric Pht for rttrac0vo ud bc*cBchl purporcr, to prcrcnr, thclnpatrmcat of thc trrctlvcncss otthe propcr0, to prcrcli o.irr"ci, riA n.itiiosccurc to ceeh property ovncr lhe full bgrclit r ad aloyarlrltofD! propcrq wio-oogre8ter rcrtrlctlon uporr thc frlt rrd undlslurbcd ,ecoihL properttr, tt.o Gnccs3sqy io ansrre thotc edveategcs to athcr progerty ornocrs.
2- comnron. Easernent. The ownerg of rbc tots in the plot rre herebygrented non-exclusive ctl&rcttts ln commoo wirh eech othcr end wlth rhe p,rlfc fo,pTrp-osel ofingrerq cgress end utillllcs over, udder and etorg tlrc ros6wry locltcdwithin the Plrt; provided, how6rGr, thet thcowncr of cach lol $r[ basolatyrcsponsibtc for (he constnrctlon end melotcoauce of thc Gotr.trcc to Lk lot iror sqchroadway or from lha publlc rord; ond provldcd furtlrer that. lhc cntrancc lo cech lotfrrom roch rordvly or publlc rood rholl locludc r cuh-crl rdoquato to provlrtc fordnlnrgc of lurface wrlcr rlong srcb roadray or pubtic rood.'
3- Nulsencc. No norlous, lll€al, oc offcnrlvc ure of lend rhell bc carrled on. or por_nriStcd upon rny lat ln lbc Plet nor rhall enyr&tog bc doae (hcreon whlch rnry
be or bccoruc ln {nroyrnce or nubqnce to ury Loiownlr h tlepret.
_ - {_: -outdoo.rrgrnlTF- All ourdmr burnlog orrrcd on or penurttGd upon enyLot ehrll be rttended st rll dmcr. and tharc rbet| ba oo brrnlag of &o tttowiog, *.o
39412s OR I GI NAL
ITECTAILTTION OF DROTECTTyE CoVEN^e,I{xS ANI! REsTRIcTToNs ANDEASEI'ENTS }OR \VOODWAY LARGE LOT STIBDTVISION
AUG 2 6 1996
Vili ii5fi -.,0n,
grrbrgc' deed mlmals, aspbdt, pctrolcrrrn prodoctr, tr&.tcd roo4 pbdlc, or rny
othcr lubltencc the burdng of wLlch rcrutg h I nor'roua or todc rtrlduc or cmdslon
5. Gommcrclrl thpr Profil.bltc4 Erch lat wlthla thc Plat shrll be urcd for
rcsldcathl purpotcs onln end no rot sbdl bc rucd for omacrchl purposcs,
provldc4 horevar, thet thtr rcltrlction rhdl not prccludc thc rcntri of r homc on ray
Lot tor rsidanlful pnqporcq or prccludc thc conJuc[oq of I burlncrs from ivilhiu rrtrldooc puruut lo rnd h firll omplirncc vtth Sct{ba 6s0 of thc Jcfrcrroo
coualy Devdore.at codc crtldGd Eomc Budnirr rgd oothgc Indu{rlcr, aod any
other lppliceblo regulrllons.
6- Anlmab No lh'cslock, poultqy, pels, or othcr onlmals rhrll bc kept on lny
r,ot wlthln thc Dlrt fgr commerclal purposes. A small numbcr of pcts mey be kcpt
loc the gsonll ure end eu1'oyurent of the rcsiderls ofrudr r^ot, provideolhet rucu
enimrls are conlined to the property of thc owner of tha enl,nrtr, rld provldcd
fuahcrthit rald rnlrnelr do not bccooc ln rnnoyocc or nubencc to thc
nclghborhmd.
7' Huntinq. No huatleg or outdoor trrgct pnctlcc nlth llrceimr or borvs
end emorr tbell be cerricd onor pcrmlttod f,lttln thcplrt.
L Fo- tr+t,o k Thc dbchrrgc of fircrorlcr orcrrur, or rry olbor
rplooivc dcrlca k prohlbltcd rlthlu lhc Hrr
9. Tnlhr r+d RVr No tnilcr or rocreetionet vchlc{e rhdl be rtorcd or
uscd rr ! pcrmsrcrrl rcrtdcncc on lprs wirbia tho plati ptottdcd,horrcvcr, thet a
treller, camper or rccrcetionat vehide and boat mey bc lemponrily placcd on r Lot
for e pcdod of not morc thrn slx monthr cach cqlcndarycrr. Rccrcrttonat vchlclcr or
tilYcl treilcrr duly ticensed fortravel on thc publlc hlghweyt end boetr on ticcnscd
treilen mey bc rtored oo Iatr provtdcd thrt r pcrmlnerrt rgtdenco cristr on reid
Lotr-
I0. EqtcrlorAoocrnnoa Trrsh, rbrodoncd vchtctcr, or Juak rhrll rrot bc
pcrmlttcd to remeln on any lat wlthtn thc Plat rnd rhrtl bc promptly rcmovcd by the
oworr orthc r,oc No vctlclc ltrt tr latcndcd for lrll,zdon publlc blghwayr may bc
kapt or rtorcd.on Lotr rrlthln fic Plrt unlcsr it ls currcntly ro llccured.
It. Brf,dlnrRc#alos. No drvclliag or rppurtcarnt rlnrcture rhell bc
ctTtld,' phccd or pcrnlttod upon rrry l.ot unter lt conformr to dl locel building
codcr rod unlcrs thc dwctliog or rtructurc rbo conforms to thc followirlg:
A. Upon the oomnrerccmenf of construclion of eny dwelting or othcr
structure olt lry l,ot wlthtn tlrc Plat, rrld coo{ructlon rhrlt bc pursucd
v0i I-rl-18 ,.,883
dillgcntly rnd contlnuourly unril thc rubrtlothl complcrlon of uld
constructloncbdl bclhished ntttln clghtccn (18) ruooths rllcrseld
comrrcncsmcot of mld conrtnrcllou.
B, No dwelliog rhell bG Grcctcd, plecd or eltcrcd on rtry fat uolers lt
wrs constrtclcd or mrnufecturcd tn 1995 or letcr end [r lortellcd on e
contlououl rnd pcrmrnmt foundrtlon
C. No dwclliag shJl bc crccto{ placcd. or rllcrcd on eny lat unlcsr lt
hrr an endosed 0oor lrcr of not lcss than 9fi1rqurrG fcct of lloor arcr (not
Includlng trrrgctr porctcr, breczewq,r, rnd outbuildingr) rnd hlr r roofpltch
of not lcss then {rlt fest
D. /lny structurc on any Lot which is dcstroyed in wholc or in pert by
lirc, wlndstorm, or othcr casurlty thrl bc rcstored or rcbuilt, or.ell debrir
shall bc rcnovcd rnd thc l"ot rcstortd fo e sigttly condirion wlth rasoneble
promptne$, bu3 in no cvcnt no latcr lhen lvo ycrrr rftcr the drtc of ruch
cruurlty.
E No dwclliq rhell bc arcclc4 plrGGd, or dtercd oo rny lat uales it
hs ro crtcrlor 6nbh ofwood ddag, drpborrdr, rhlnglcl. nrroory, vityl or
otbcr qudltlr mrtcrlalr. No *rrrcturr rbdl hrvc rn crlcrior liofuh of trrrc{l
prDcrr ferrcd rhiaglc+ or othcr typcof trrrcd ddlog
F. Extcrlor yerd lightr end dwdliag tights rhrll be lnrtdlcd md
shicldcd ro thrt oo dlrcct llght shlncs onto otlrcr Lott rrlthln thc Plat. No
erterior mcrculy vrpor lightiog rhrll be uscd on any lat wlthln thc Plct.
G. 'Fcnc{ng crcclcd along common l,ot llncr shrll bc comporcd of
convcntiond d"clgr, rnd metcrlals rnd rhall not constitutc e vlruel tirricr
hlgher thln dr (O fcct rbovc gnde
l?- Covaratr Rnunlaqrlth rhel*rd. Tlrcsc oovcurntl rnd rcrtrldlonr
drell nrn wlth thc lrnd md rhrll bc bladlng upon atl purchuen ud dl.pcrrons
clelolog undcr lhca. Ihcrc covenrdl rud rcrlrlctloru mry bc rmcadcd by thc
efilrmellvc votc of ?0'/6 of lhc owncn of thc latr wltun thc Plaq providod, horvcvcr,
thrt crch Lot wlthln thc Plrt' rr dcdgmlcd by rhc Survcy, chrll rcprcseot oocvotc
rvhcther ovncd ln common or lo aggrcgrla
13. Vlohtlonl. If rhc owncr: of t.o'tr rithin thc plrt. or rny of theor, or eny of
thclr helrg or tuccetronr lo lntcrcrt, shrll vlolatc any ofthc covcnenlr or rcrtrlctlonr
hercln contelnod, lt rhrll bc lrwful for rny other pcrgon or pcrrom ownlng rny rerl
voi 5llll '.,884
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propcrty vlthh thc PIat or hevlng e vcrdcc'r lnlcrert uoder I rctl crtrtrc conlnct to
purchrsc rny rcd propcrty uttbtn thc PIet, to prorcortc r procccdlng rt law or in
cqulty rgrlnst thc pcnou or pcrroor violatiog or rtteruptlng to vloletc eny ruch
covcnrut or rcrldcllon rnd clthcr to prcrcnt reld pcnou or pcnoor frou ro dolng or
lo recover drmtgct rr&iry froo ruch vlohilonr
t4. Mlidf$l4. Iavrlidttioo of rnyof thcce covcnrnls or rcrtrlcltoos by r
f udgruart of aoy court of cohpctcntturlrdlctho rhall ln no rrey dfccl eny of the
othcr provlrlonr, whlch rhsll rcurlo ln full forcc tnd clfcct.
IN the owner of Ore Plet hes crccutcd lhc forcgolng,
Dcchretiorr, thlr
JAL
of 1996.
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