HomeMy WebLinkAboutEXHIBIT_049Erqq' Kathleen Wald
Coyle Hearing
Date: Feb 25,2020 at 12:10:48 PM 'Q"&s'-a
To: Kathleen kathleen.waldron@icl*ud.com
B cc : kathhen.wa ld ron @icloud.com
Hello. My name is Kathleen Waldron & I live at 50 Beach Drive on
N/arrowstone Island.
We met twice before, when we fought proposals for marijuana
production & processing on RR land on Marrowstone lsland a couple
years ago.Both proposals were denied based upon odor & noise.l\*,+
Since then, many of us have been trying to protect ALL rural
residential county lands from industrial marijuana production &
processing by changing the county code to allow them only in
commercial & industrial zones, as is the case in most other
surrounding counties.
So when I heard that an established marijuana industry wanted to
move f rom an industrial site to a rural residential site in Coyle, I was
sickened!! This proposal is going the opposite direction of what we
have been fighting for, & could be a "Game Changer" for our county!
I am here to support our Coyle neighbors & to protect further
attempts by the county to allow RR land for industrial use.
These are my specific concerns. ln the proposal background
summary on page 1 it reads:
" The proposed cannabis production/processing facility is a
relocation of an existing family owned and operated cannabis
production facility cited in the Glen Cove lndustrial Area of East
Jefferson County."
r kathleen.waldro @icloud.com
\J*
And I heard the reason they are moving is because it is less expensive
to be on a rural residential site.
So if this proposal is approved, it will set a precedent that makes ALL
rural residential sites very vulnerable. lf RR lands are not protected &
they are cheaper than industrial sites, what is the motivation to stay at
Glen Cove?
And this proposal brings nothing to the county... in fact it takes away
a quiet, natural property in a rural residential area.
I also disagree with the justification on p. 16 under " The conditional
use has merit & value for the community as a whole ".
It does not "provide additional economic and employment
opportunities for Jefferson County citizens". ln fact it's only moving
employees f rom one part of the county to another and,
in the process, taking away a rural residential site. So it is not adding
anything to our county, but is threatening an existing rural lifestyle for
its neighbors. And for this reason alone, I believe this proposal does
not satisfy ALL CUP conditions & should be denied.
There is also some disagreement in this proposal about whether
marijuana growing is agricultural or industrial. On page 5 under "Out
of character with the neighborhood and rural area", the county says
,,
that
"Cannabis grow and processing facilities are agricultural use under
Jefferson County regulations. This facility is not industrial."
Then on page 6, under 'Aquifer Contamination-Wastewater", the
county says "No industrial waste water may be generated or
discharged to the approved septic system."
So is this Industrial or Agricultural?
And does it belong on Rural Residential sites or in lndustrial zones?
To protect Jefferson County from industry moving to cheaper RR
lands, I ask you to protect our Coyle neighbors & future RR neighbors
in Jefferson County.
Thank you!
Ev 7L{
Re:
JEFFERSON COUNTY
DEPARTMENT OF COMMUNITY DEVELOPMENT
62L Sheridan Street I Port Townsend, WA 98368
360-37 9-4450 | ema il : dcd@co.jefferson.wa. us
http://www.co..iefferson. wa.us I 260 / Com mu nity-Development
DEPARTMENT OF COMMUNITY DEVELOPMENT
STAFF REPORT TO THE JEFFERSON COUNTY
HEARINGS EXAMINER
Type Ill Conditional Use Permit (CUP) )PROPOSED FINDINGS
CONCLUSIONS, AND
RECOMMENDATIONS
File No.:MLA r 8-000 1 02 - zoN r 8-00039
Tracy WilliamsonApplicant:
SUMMARY APPLICATION AND RECOMMENDATION
Date of Application: Jefferson County Department of Community Development (trcD) received the
application on November 24,201E, and deemed it substantially complete on March 4,2019.
Proposel: Conditional Unit Permit for a cottage industry to produce and process cannabis in a Rural
Residential l:20 zoned 5.4E acre parcel under State License Number 416544. The project proposed
10,840 square feet, which includes two (2) 5,000 square foot buildings (100 x 50 feet) and one (l) 840
square foot (14 x 60 feet) maintenance building. 2,000 square feet will be used for processing cannabis
and 8,000 square feet used for production.
Background Summary:The cannabis is a relocation of
of
The required pre-application conference (PREl8-00029) was held on Novem
2018 (Exhibit l). This application was for a Type II Discretionary Conditional Use Permit; however, on
April 30, 2019, the Unified Development Code (UDC) Administrator determined this application shall be
processed as a Type III Conditional Use Permit under JCC 18.40.530(2) with a public hearing and
decision by the Jefferson County Hearing Examiner.
Legal Description and Project l.ocation: Parcel number 601-105-013 in Section 10, Township 26N,
Range lW, WM, Woodway Large Lot Subdivision Lot 3, located al9790 Coyle Road, Quilcene, WA
9E376
Recommendation: Approval with conditions
Mr-A r 8-00 l 0zzoN I 8-00039
Wi ll iamson Cannabis Production
>&
Page I of 19
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The applicant is proposing and committed to using only organic or environmentally friendly products that
are not hazardous or that would produce dangerous waste that could contaminate the environment, and
comply with the listed products issued by the State LCCB.
The proposal meets this criterion.
The proposed conditional use will implement l-502, a citizen-approved ballot measure which passed by
65% of the citizens of Jefferson County', and additional
@whileProducing ng product that is in demand in
County and the State of Washington. The proposal also has merit and value for the community by
supporting the Comprehensive Plan Goals and Policies (see below) that the citizens of Jefferson County
have adopted as their own.
The proposal meets this criterion.
(k) The conditional use is consistent with all relevant eoals and policies of the Jefferson County
Comprehensive Plan: and
The proposal is subject to all applicable sections of the Jefferson County Comprehensive PIan. The
following Comp PIan goals and policies are applicable to the subject application for a cottage industry
conditional use permit:
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." Rural Character is not exclusively about residential use and development. It
is about preserving a way of life where people have a right to "work" and use the land to provide a living
for themselves and their families. This is exactly what the applicant is doing.
Framework Goal III
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." lt is critically important that piopertj owners be encouraged and
allowed to create jobs to grow and support a rural economy as long as they are compatible with sustaining
a clean environment and don't conflict with other allowed uses.
Goal LU-G-27 Foster home-based businesses or cottage industries in order to provide economic and
employment opportunities outside of Rural Commercial zones.
Policy LU-P-27.3. Cottage industries are an accessory use to the primary residential use and shall be
operated by the owner or lessee of the property, who shall reside either within a single-family dwelling or
an accessory dwelling unit, subject to conditional use permit review procedures.
(l) The public interest suffers no substantial detrimental effect. Consideration shall be given to the
cumulative effect of similar actions in the area.
MLAI 8-00 l0zzoN r 8{0039
Williamson Cannabis Prodrction
Page 16 of I
ACKNOWLEDGETIE}IT
By signing the application form, the applicanUowner attests that the informalion provided herein is- 1ru9. and coqgct to the best of
ni'sner kn-owledg'i. Any material falsehood or any omission of a material fact made by the applicanUowner with respec{ to this
application packet may result in this permit being null and void.
(AppucArr oR AUTHoRzED REPRESENTATve serurune)(oare)
7 Wllthe proposed conditional use result in the siting of aq il
8.Are there any significant adverse impacts on the human and natural environments caused directly by the conditional use? lf yes,
can these impacts be mitigated?
9.Describe how granting the conditional use will not be materially detrimental to uses or property in the vicinity of the subject
10.to theuse will not be interest.how the
as a whole?and value for theDoes the conditional use11.
12.Describe how the conditional use complies wtth all olher applicable criteria and standards of the Jefierson County Code (JCC)
and any other applicable locat, state or federal law; and more specifically, conforms to the standards contained in JCC 18.20
13.Describe hor the conditional use is consistent with all relevant goals and policies of the Jefierson Countv Comprehensive Plan.
INOTE: Representative authorization is required if application is not signed by the Owner.l
Page 4
oarcel-
Marijuana on Real Estate) are consistent
with the conclusion that property values
have not sigrificantly decreased, and
actually increased in some cases in relation
to the cannabis industry.
Violation of Code Illegal under federal law The County's conditional use approval
criteria does not require compliance with
federal laws. In December 2018, JCC
I E.40.530(g) was amended removing
compliance with federal laws.
Violation of
SuMivision
Covenants
The project is not allowed
under the suMivision covenants
The County does not enforce suMivision or
homeowners' association's covenants,
conditions & restrictions (CC&Rs). The
applicant addresses the covenants on page
l3 of Exhibit 14.
Increased Crime The project will attract thieves
to the site and cause property
crime
Similar to concerns on property value
above, the research cited on that issue also
indicates no definitive correlation between
legalized cannabis and increase in property
crime. No statistics or data was available
from the Jefferson County SherifPs office.
Comments relating to the increased crime
are generalized and unsupported by any
specific data or findings and therefore this
should not be considered in the analysis of
the application unless articulable concerns
are probably raised
Noise The project will create nuisance
noise from the fans in the
buildings
The County's conditional use approval
criteria require that the pmject will not
introduce norse. smoke. dust, fumes.
vibrations, odors. or other conditions or v'hich
unreasonublt' impacts existing rces in the
viciniq'tf'the subiect parcel. A further
discussion of compliance with this criterion
may be found below in staff findings. The
applican!'s noise study is Exhibit 19.
Odor The project will produce odors The County's conditional use approval
criteria require that the project will not
introduce noise, smoke. dust. fumes.
vibrations, odors, or other conditions or
v'hich unreasonably impacts exisling uses in
the vicinity of'the subiect parcel. A further
discussion of compliance with this criterion
may be found below in stafffindings. The
applicant's odor mitigation and
plan is Exhibit 15.
Out of character
with the
neighborhood and
rural area
The project is an industrial
development and does not fit in
with the rural character of the
neighborhood proposal includes an interior screened
cleared area of approximately 30,000 sr11gre
facilities areCannabisand
an
5 of l9
v
MLA I 8-00 l0ZZoN I E40039
Williamson Cannabis Production
use
feet, or less than one acre. This scale of
development is consistent with and even
less than other parcels in the vicinity (see
page 9 for a more detailed analysis) The
scale of the buildings is consistent with
rural and agricultural structures. also known
as barns. The site will be screened from the
road and adiacent properties.
Traffic The project will lead to more
traffic on Coyle road
Cottage lndustry standards limits this use to
four employees on-site who reside offthe
property. No on-site sales will occur and no
retail customers will be coming to the site.
In consultation with the Public Works
Department, the expected level of traflic to
the site would not generate significant
traffic in excess of that normally generated
in the area.
l.ight Pollution The grow lights will cause
pollution
Light pollution will not occur since the
buildings are steel and will not allow light
to escape. Exterior lighting will be pointed
down in compliance with JCC 1E.30.140
Aquifer
Contamination -
Wastewater
-
The aquifer will be
contaminated with fertilizer and
other chemicals used in
production and processing
The applicant's proposed water
conservation measures will ensure
minimum wastewater (Exhibit l4 page 6)
and the applicant has commined to using
only domestic strength, environmentally
friendly cleaners approved under the
Denver Best Management hactices for
Wastewater. The applicant has commined to
using no hazardous chemicals or solvents.
No wastewater may be
or
(Exhibit 23).
Forest Practices The project needs a permit from
DNR to convert to another use
from forestry
The amount of clearing for the project and
residence does not exceed the 2-acre
minimum threshold required for a Forest
Practice harvest/convenion permit.
Radio Frequency
Radiation
The project will emit
Radiofrequency
electromagnetic radiation
(EMR) that will interfere with
HAM radio operations.
The lighting ballasts that generate EMR will
be inside a steel building that will prevent
the release of EMR to the surrounding area.
The County does not regulate EMR.
H
REVIEW CRITERIA
State and Locel Approvals and Permits Required:. Washington State Liquor and Cannabis Control Board License Number 416544
. Jefferson County Department of Community Development Type lll Conditional Use Permit
MLA l8-00I0?IZ.oN I t-00039
Williamson Cannabis hoduction
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