HomeMy WebLinkAbout08-19-2020 PC Agenda PacketJefferson County Planning Commission
HEARING AGENDA Virtual Meeting (no in-person attendance allowed per Gov. Inslee’s Proclamation 20-28) Log-in information located at the bottom of this agenda August 19, 2020 P: 360-379-4450 621 Sheridan St. F: 360-379-4451 Port Townsend WA 98368 plancomm@co.jefferson.wa.us
Public Hearing Regarding Preliminary Docket of Comprehensive Plan Amendments 5:30pm Welcome (chair) and Overview Presentation
• Call to Order/Roll Call
• Approval of Agenda
• Approval of previous Meeting Minutes
• Director’s Update……………………………….………………….Linda Paralez, Acting Director
• Staff Overview:
• Revised Preliminary Docket ................... David Wayne Johnson, Associate Planner
• Port Hadlock UGA Sewer Plan Update .... Monte Reinders, Public Works Director
• MLA20-00039 Seton Rezone ................ David Wayne Johnson, Associate Planner
6:00pm Public Testimony
• Opening Remarks .................................. Mike Nilssen, Chair, Planning Commission Closing Remarks (Chair)
Thank you for coming and participating in your government at work! Although the verbal record closes tonight, written testimony will be accepted until 4:00 PM, Friday,
August 21st. All written testimony should be directed to plancomm@co.jefferson.wa.us or to the
Jefferson County DCD, 621 Sheridan Street, Port Townsend, WA 98368. Please include “Department of
Community Development – PC Public Hearing Comments” in the subject line of all email comments
submitted on this topic.
Virtual Meeting Log-in Information: Get the app now and be ready when your first meeting starts:
https://global.gotomeeting.com/join/245663909. The Access Code is: 245-663-909
You can also dial in using your phone by calling: +1 (872) 240-3212
Jefferson County Planning Commission
MEETING MINUTES
Virtual Meeting (no in-person attendance allowed per Gov. Inslee’s Proclamation 20-28)
August 5, 2020
P: 360-379-4450
621 Sheridan St. F: 360-379-4451
Port Townsend WA 98368 plancomm@co.jefferson.wa.us
Regular Business
5:30 pm Welcome (chair) and Overview Presentation
Call to Order/Roll Call
District 1 District 2 District 3
Alen: Present
Coker:
Koan: Present
Miller: Present
Sircely: Present (tardy)
Smith: Present
Hull: Present
Nilssen: Present
Llewelyn: Present (tardy)
Approval of previous Meeting Minutes
Minutes for 11‐25‐2019, 01‐08‐2020, 01‐22‐2020, 01‐27‐2020, 01‐28‐
2020, 01‐29‐2020, 07‐15‐2020 were approved. 5 yays; 0 nays; 1
abstention.
Observer Comment
The Chair did not open the floor to public comment.
Regular Business
Review and discuss Planning Commission By‐Laws ..................... Mike Nilssen, Chair
Review and discuss 2020 Preliminary Docket Admin Memo ....... Mike Nilssen, Chair
Discuss next steps – Public Hearing August 19, 2020 ............... David Wayne Johnson
Motions
Motion # Motion 1st 2nd Yay Nay Abstain
1 I make a motion to adopt both of
my draft edits to the version that
will go to the civil attorney. My
proposal is that section 4 would
read as follows:
SECTION 4 ‐ OFFICERS: Officers of
the Planning Commission shall be
chair and vice‐chair. Candidates
for chair and vice chair shall be
nominated from the floor annually
at the first regular meeting in
September from among its
Koan Smith 5 2 1
Jefferson County Planning Commission
MEETING MINUTES
Virtual Meeting (no in-person attendance allowed per Gov. Inslee’s Proclamation 20-28)
August 5, 2020
P: 360-379-4450
621 Sheridan St. F: 360-379-4451
Port Townsend WA 98368 plancomm@co.jefferson.wa.us
members. The election shall take
place at the next scheduled
meeting unless 2/3 of currently
seated (and active) members vote
at the nominating meeting to hold
the election at the same meeting.
Nominations from the floor can
also take place at the
second/election meeting (if held).
In the absence of both the chair
and vice chair at a meeting or
workshop, members present shall
elect a temporary chair to
perform those duties described by
Section 5 of these by‐laws. The
member elected shall only serve
as temporary chair for that
meeting or workshop.
And that we use the Rueters’
stylebook and change any
references to "Vice‐chair" to "Vice
Chair" throughout the entire
document.
7:53 pm Adjournment
The next Planning Commission meeting will be a Hearing and is scheduled for
08/19/2020 at 5:30 pm virtually using gotomeeting.com.
These meeting minutes were approved this ____________ day of ___________________________, 2020.
Michael Nilssen, Chair Nicole Allen, PC Secretary/DCD Office Coordinator
JEFFERSON COUNTY
DEPARTMENT OF COMMUNITY DEVELOPMENT
621 Sheridan Street | Port Townsend, WA 98368
360-379-4450 | email: dcd@co.jefferson.wa.us
http://www.co.jefferson.wa.us/260/Community-Development
Page 1 of 8
Department of Community Development’s Review and Recommendation on the
2020 Comprehensive Plan Amendment Preliminary Docket
TO: Jefferson County Board of Commissioners, County Administrator, Planning Commission, and
Interested Parties
FROM: Department of Community Development
DATE: August 11, 2020
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. In addition, DCD submits staff
suggested amendments for potential inclusion on the final docket.
For the 2020 annual amendment cycle, DCD received one complete application for a formal site-specific
amendment from a property owner. DCD staff suggested five amendments. No suggested amendments from the
Public or parties of interest were submitted by the March 1st deadline. The Planning Commission requested that
three amendments from the 2019 cycle, be “rolled over” and included in the 2020 docket. 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. 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 2 of 8
Figure 1 - Process and Proposed Timeline for Preliminary Docket to Final Docket
Date Activity
April 27, 2020 BoCC issues Resolution 25-20 suspending the deadlines in JCC 18.45 for processing and
adoption of Docket items
July 15, 2020 Staff distributes application for site-specific amendment (MLA20-00039 Seton), the
“DEPARTMENT OF COMMUNITY DEVELOPMENT 2020-2021 WORK PROGRAM Related to
Long-range Planning Projects 2020 and 2021 Comprehensive Plan Amendment
Preliminary Docket and Other High-priority Initiatives,” and Resolution 25-20 to the
Planning Commission for review.
August 5, 2020 Staff reviews DEPARTMENT OF COMMUNITY DEVELOPMENT 2020-2021 WORK
PROGRAM Related to Long-range Planning Projects 2020 and 2021 Comprehensive Plan
Amendment Preliminary Docket and Other High-priority Initiatives with the Planning
Commission.
August 11, 2020 Staff prepares final Preliminary Docket Report based on PC feedback from August 5th
meeting.
August 19, 2020 Planning Commission holds public hearing on suggested text amendments on the
preliminary docket.
September 2, 2020 Planning Commission prepares a report and recommendation to the BoCC on the
preliminary docket.
September 21,
2020
BoCC considers the preliminary docket, including the Staff’s Report and Planning
Commission’s report and recommendations.
October 5, 2020 Possible BoCC hearing on the preliminary docket if BoCC decides to modify the Planning
Commission’s recommended preliminary docket.
October, 2020 BoCC adopts final docket consisting of suggested text amendments which the BoCC
elects to consider and all formal site-specific amendments.
February 26, 2021 The BoCC shall take final legislative action on 2020 docket items by February 26, 2021,
unless extended by the BoCC consistent with WAC 365- 196- 640( 3)( a).
*Scheduled as required by Chapter 18.45 JCC
2020 Formal Site-Specific Amendment (Automatically Included in the Final Docket)
1. MLA20-00039. Bruce Seton, Jr. Parcel #001281002. Requests a rezone of 22.15-acre parcel from Rural
Residential 1 dwelling per 10 acres (RR1:10) to Rural Residential 1 dwelling per 5 acres (RR1:5) to enable
a future 4-lot subdivision.
2020 Interested Parties Suggested Amendments
As noted above, DCD did not receive any applications from interested parties, by March 1, 2020 for
suggested amendments to the Comprehensive Plan or its implementing development regulations.
2020 Staff Suggested Text Amendments
Below is an overview of the 2020 staff suggested text amendments to the Comprehensive Plan or its
implementing development regulations and an analysis of whether these staff suggestions should be placed on
the 2020 final docket.
Page 3 of 8
1. Comprehensive Plan Amendment to Reflect Revisions to the Port Hadlock Sewer Plan. The Jefferson
County Department of Public Works is revising the 2008 Port Hadlock Sewer Plan to plan a more cost-
effective sewer development approach within the Port Hadlock Urban Growth Area. It is expected that
the revisions to the 2008 Port Hadlock Sewer Plan will be engineering and cost related. The revisions
must be incorporated into the Comprehensive Plan’s Capital Facilities Element.
• Need:
o This is needed. Jefferson County’s Comprehensive Plan must be updated so that the
sewer redesign and financing plan is consistent with the Comprehensive Plan’s Capital
Facilities Element.
• Urgency:
o This project is urgent. Amendments to the Comprehensive Plan’s Capital Facilities
Elements are required to implement the Port Hadlock Sewer Plan.
• Appropriateness:
o This project allows the sewer redesign to comply with the Growth Management Act and
the Comprehensive Plan. Once sewer is available to properties within the Port Hadlock
Urban Growth Area they may develop at urban densities.
• DCD Staff Capacity:
o DCD staff lacks the capacity to efficiently process this suggested amendment. Outside
consultants would be necessary due to existing DCD workload and the on-going COVID-
19 crisis.
• Cost:
o Estimated level of effort: 25 hours
o Estimated cost: $3,800.00 (25 hours @ $140 per hour consultant
services and $300 in prorated administrative costs, such as printing and legal ads)
• DCD’s Recommendation for Inclusion on the 2020 Final Docket:
o DCD recommends that this item is included in the 2020 final docket. Revisions to the
Comprehensive Plan to allow a more cost-effective implementation of the Port Hadlock
Sewer is critically important to Jefferson County’s economic development opportunities.
2. Subarea Plan for Port Hadlock Urban Core Revitalization. With the potential for the Port Hadlock Urban
Growth Area to be developed at urban densities because of the proposed future sewer, planning will be
needed to maximize the sewer system investment. This planning effort would focus on the initial service
area for the redesigned sewer system, which includes existing retail businesses and professional
services. This subarea plan would analyze the land use, development regulations, and standards for
areas within the core service area for the first phase of the sewer plan.
• Need:
o This is project would be needed if the redesigned sewer system is able to be constructed
and if the area citizens support a subarea plan investment for the core business district.
Page 4 of 8
• Urgency:
o This project is not urgent but may provide important motivation to creating and support
for a local improvement district.
• Appropriateness:
o The project is appropriate, as it would reevaluate land use, development regulations,
and standards for development within the core sewer area, consistent with sewer
implementation.
• DCD Staff Capacity:
o DCD staff lacks the capacity to efficiently process this suggested plan. Outside
consultants would be necessary due to existing DCD workload and the on-going COVID-
19 crisis.
• Cost:
o Estimated level of effort: 200 hours
o Estimated cost: $28,000 (90 hours @ $140 per hour consultant services and
$1,500 in prorated administrative costs, departmental and prosecutor’s involvement).
• DCD’s Recommendation for Inclusion on the 2020 Final Docket:
o DCD does not recommend that this item is included in the 2020 final docket. While the
subarea plan is important to ensure efficient development of the core sewer area, the
sewer plan updates will not be reflected in the Comprehensive Plan until at least the
adoption of the 2020 amendments. This project is not urgent. DCD lacks staff capacity
and funding for this project.
3. Subarea Plan for South Discovery Bay. The proposed subarea plan would analyze land use, development
regulations, and infrastructure to enhance existing and create new commercial establishments in this
small existing hamlet that would potentially be created as a highway tourist commuter zone and
consider short term lodging development.
• Need:
o This project is needed to study the South Discovery Bay area and develop new land use
policies, development regulations, and infrastructure to enable sustainable, rural
development within the South Discovery Bay area.
• Urgency:
o This project is not urgent.
• Appropriateness:
o The project is appropriate, as it would reevaluate land use, development regulations,
and standards for development within the South Discovery Bay area.
• DCD Staff Capacity:
o DCD staff lacks the capacity to efficiently process this suggested plan. Outside
consultants would be necessary due to existing DCD workload and the on-going COVID-
19 crisis.
• Cost:
o Unknown at this time.
Page 5 of 8
• DCD’s Recommendation for Inclusion on the 2020 Final Docket:
o DCD does not recommend that this item is included in the 2020 final docket. This project
is not urgent. DCD lacks staff capacity and funding for this project.
4. Subarea Plan for Quilcene LAMIRD Business and Residential Area. An effort to extend existing or create
new limited areas of more intensive rural development (LAMIRD) in the Quilcene area that would
address much needed commercial and residential development.
• Need:
o This project is needed to study the Quilcene area and develop new land use policies,
such as new LAMIRDs or development regulations to enable sustainable, rural
development within the Quilcene area.
• Urgency:
o This project is not urgent.
• Appropriateness:
o The project is appropriate, as it would evaluate land use, development regulations, and
infrastructure, with the potential for new LAMIRD within the Quilcene area.
• DCD Staff Capacity:
o DCD staff lacks the capacity to efficiently process this suggested plan. Outside
consultants would be necessary due to existing DCD workload and the on-going COVID-
19 crisis.
• Cost:
o Unknown at this time.
• DCD’s Recommendation for Inclusion on the 2020 Final Docket:
o DCD does not recommend that this item is included in the 2020 final docket. This project
is not urgent. DCD lacks staff capacity and funding for this project.
5. Brinnon Subarea-Wastewater Treatment Development Regulations. The Dosewallips State Park sewer
system has been shown to possess sufficient capacity to connect much needed, high priority locations in
Brinnon to the state park sewer system. Sewer connections will address significant water quality
concerns arising from failing onsite septic systems. While some Washington jurisdictions have been able
to extend limited sewer service from a designated urban area to immediately adjacent rural areas, the
extension of sewer service to selected locations and properties requires specific code development to
address the standards by which these additional connections can be made outside of the state park
service area, while complying with the Growth Management Act.
• Need:
o This is needed. Jefferson County continues to deal with substantial degradations in
shoreline water quality and closures of shellfish beds to recreational and commercial
harvest due to contamination of failing septic systems.
• Urgency:
o This project is urgent. The state park desires to work cooperatively with the County to
provide for these sewer service extensions. Septic system failures are a chronic problem
along the shorelines of Brinnon.
Page 6 of 8
• Appropriateness:
o This project will develop Growth Management Act compliant development regulations
allowing certain properties to hookup to the state park sewer system while limiting the
sewer connections to only the appropriate properties. There will be, however,
substantial pressure to extend connections to private individual residential and
commercial properties which may create compliance issues under the Growth
Management Act. DCD is aware that the State must make certain improvements to the
state park sewer system prior to the availability of new hookups.
• DCD Staff Capacity:
o DCD lacks the capacity at present to efficiently process this suggested amendment.
Outside consultants would be necessary due to existing DCD workload and the on-going
COVID-19 crisis.
• Cost:
o Estimated level of effort: 35 hours
o Estimated cost: $6,700.00 (35 hours @ $140 per hour consultant services
and $1,800 in prorated administrative costs, departmental and prosecutor’s
involvement)
• DCD’s Recommendation for Inclusion on the 2020 Final Docket:
o DCD does not recommend that this item is included in the 2020 final docket, as DCD
lacks staff capacity and funding for this project.
2020 Planning Commission Suggested Amendments
The Planning Commission recommended to the BoCC that three (3) suggested amendments be made for
the 2019 final docket. Since they were not selected for inclusion on the final docket in 2019, The Planning
Commission request that they be placed on the preliminary docket for consideration on the final docket for
2020. Those three amendments are listed here.
1. 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.
Page 7 of 8
• 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)
2. 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.
• 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)
3. 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.
Page 8 of 8
• 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 recommends that the Comprehensive Plan Amendment to Reflect Revisions to the Port Hadlock
Sewer Plan staff suggested amendment is placed on the 2020 final docket and that all other staff suggested
amendments are not placed on the 2020 final docket.
DCD has extremely limited staff capacity for any additional suggested text amendments beyond the on-
going and planned 2020 code updates including: Shoreline Master Program, Regulatory Reform updates, and
Code Enforcement. In addition to DCD’s limited capacity, the on-going COVID-19 crisis has created further staff
and financial pressure on DCD. Placement of staff suggested amendments, other than the Comprehensive Plan
Amendment to Reflect Revisions to the Port Hadlock Sewer Plan, 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. As DCD recommends that the Comprehensive Plan Amendment to Reflect
Revisions to the Port Hadlock Sewer Plan is placed on the final docket, DCD requests $3,800 in supplemental
budget to accomplish this staff suggested amendment. 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.