HomeMy WebLinkAbout090820_ca1844¢SON coG JEFFERSON COUNTY
DEPARTMENT OF COMMUNITY DEVELOPMENT
621 Sheridan Street, Port Townsend, WA 983681 Web: www.co.iefferson.wa.us/communitvdevelopment
ING�0 Tel: 360.379.44501 Fax: 360,379.4451 1 Email: dcd(a)co.jefferson.wa.us
5quareONE Resource Center I Building Permits 8 Inspections I Development Review I Long Range Planning
Jefferson County
Board of County Commissioners
Consent Agenda Request
To: Board of County Commissioners
Philip Morley
Through: Linda Peralaz, Acting Director
From: Michelle Farfan, Associate Planner
Date: Consent Agenda for September 8, 2020
Subject: Final Short Plat Approval for "Gardiner Crossroads" Short Plat, MLA19-00072 / SUB19-
00008
Statement of Issue: Final short plat approval of a two -lot short plat located at 80 Gardiner Beach
Road, Gardiner. Requesting final approval by the Board per JCC Section 18.35.200 and RCW
58.17.170. Applicants are Christie and Marc Lassen.
Analysis: Staff determined the application as submitted on July 30, 2019 was deemed incomplete
pending submittal of survey maps. The application was deemed complete on September 26, 2019 and
met said criteria of Jefferson County Code (JCC) Section 18.35.100 in written Findings and
Conclusions dated February 25, 2020 followed by a written approval with conditions. All conditions
have been met and verified by each department as verified by signing the survey mylar and copies.
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 Jefferson County Code
Section 18.35.130(1)(c).
Fiscal Impact: There is no identifiable fiscal impact related to this request for final plat approval.
Applicant has paid 2020 full year property taxes in the amount of $1,865.00.
Recommendation: Per Jefferson County Ordinance and State Law, the department requests that the
Board grant final short plat approval and adopt the written findings and conclusions.
Reviewed by:
'P ilip Morley, C u„ ty Administrator
JEFFERSON COUNTY
DEPARTMENT OF COMMUNITY DEVELOPMENT
UNIFIED DEVELOPMENT CODE
TYPE 11 LAND USE PERMIT
APPLICANT: LASSEN PROPERTIES LLC
275953 HIGHWAY 101
SEQUIM WA 98382-8758
DATE ISSUED: February 25, 2020
DATE EXPIRES: February 25, 2023
MLA NUMBER: MLA19-00072
PROJECT PLANNER: Michelle Farfan
PROJECT DESCRIPTION:
SUB19-00008 - Two Lot Short Plat to subdivide a 2.79 acre split zoned Neighborhood/lVisitor Crossroads (NC) and
Rural Residential 1:5 (RR1:5) parcel with an existing single family residence served by PUD water and septic
system.
PROJECT LOCATION:
Parcel No. 002 344 007, Tax 24 (less Tax 104) within Section 34, Township 30 North, Range 2 West, WM located at 80
Gardiner Beach Road, Sequim 98382
CONDITIONS:
1.) ASSESSOR'S OFFICE
a. All references to the year 2019 on the survey need to be changed to 2020.
2.) PUBLIC WORKS DEPARTMENT
a. Enlarge the right-of-way width along Gardiner beach Road to 60 feet wide (30 feet in width from the roadway
centerline).
b. Show where access to Lot 2 is proposed.
c. Apply for a road approach permit for Lot 2. Install the approach after the permit is approved and prior to final
plat approval. Reference the road approach permit number on the face of the final mylar.
d. On Sheet 2 of the preliminary short plat, label the section south of the quarter corner of Section 34, as
Section 3.
e. In order to enable the PWD to conduct inspections in a timely manner, the applicant shall notify the
department in a timely manner regarding the project construction schedule. Typic inspections are:
• Installation of temporary erosion and sediment control measures
• Clearing (and grading) and road subgrade preparation;
• Placing roadway gravel base;
• Placing roadway crushed surfacing top course;
• Placing improved roadway surface chip seal or asphalt concrete);
• Construction of stormwater management facilities;
• Final plat review.
f. In accordance with the PWD fee schedule, the Department's hourly development review fee is $88 per hour
for 2019. In the event that approval for the proposal is denied by Jefferson County or the proposal is not
completed, the proponent shall still be responsible for paying the Department's fee.
g. Lot acreages will need to be recalculated due to dedication of additional right-of-way for Gardiner Beach
Road.
3.) ENVIRONMENTAL HEALTH (water)
a. The "Utility Service Review Procedure Certificate of Water Supply Utility Service" (attached) form will need to
be completed and signed by the Gardiner LUD #1 water purveyor and original returned to the department.
b. The water line must be extended into Proposed Lot 2, capped and placed into a meter box for future meter
and connection installation. Contact PUD for specifications. The new location of the extended water line and
meter must be shown on the face of the final plat.
c. The well must be decommissioned prior to final plat approval.
d. The well radius around the existing well after decommissioning shall be reduced to a 10-foot radius and
graphically portrayed on the face of the final survey.
e. After the well has been decommissioned, label the well as decommissioned under USR19-48.
4.) ENVIRONMENTAL HEALTH (septic)
a. On Sheet 2 "Legend" the following language or similar shall be added:
"Septic easement for the sole benefit of Lot 1 to maintain, construct, reconstruct, and/or repair a primary and
reserve drainfield including effluent transport liens. Includes the cutting and removal of brush, trees and other
obstructions which interfere with the use of said easement, together with the rights of ingress, egress, over,
under and along the easement area.
b. The location of the soil test pits and corresponding test pit number shall be graphically portrayed on the face
of the final plat.
c. The following language shall be added under "Notice to Potential Purchasers":
The lots, parcels, or tracts within this subdivision were approved based on design standards and regulatory
requirements in effect at the time of final approval. Sewage disposal system has not been approved for the Lot
2. Onsite sewage disposal systems shall meet design standards and regulatory requirements in effect at the
time of application for a sewage disposal permit. Purchasers 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.
5.) DEPARTMENT OF COMMUNITY DEVELOPMENT
a. 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. A copy of Chapter 18.35 JCC is attached.
b. An accurate vicinity map shall be graphically portrayed on the face of the final plat.
c. The final blue line shall depict the name of the subdivision "Gardiner Crossroads" and the county assigned
number of MLA19-00072/SUB19-00008 on all sheets of the mylar.
d. The existing legal description as described in the updated plat certificate shall be referenced on the face of
the final mylar.
e. An updated plat certificate or supplement shall be submitted with the final blueline and shall be 30 days
current.
f. Submit the lot closure information with the final bluelines and updated plat certificate.
g. On Sheet 2, identify the acreages for Lot 2; both sides of the road.
h. Arrangements shall be made by the applicant to install underground utility lines for electricity and telephone
service to all lots prior to final plat approval. 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.
i. All graphics shall meet the recording requirements for legibility.
j. Consistent with RCW 84.56.345, current year and, if applicable, all delinquent property taxes including
compensating tax from open space program shall be paid in full prior to the Treasurer signing the mylar and
paper copies of the short plat.
k. The applicant must submit a reproducible copy (11" x 17") plus seven (7) paper copies of the proposed final
short plat to the Department of Community Development. The proposed final short plat shall contain elements
as described in Chapter 18.35.120 JCC and shall include certifications and other requirements as provided in
Chapter 18.35.190 JCC and 18.35.370 JCC.
All signatures and seals shall be in black ink on Mylar
m. Deeds of Trust as identified in the plat certificate shall sign and approve the final mylar prior to final mylar
recording.
n. Proponent may enter into a surety agreement with the Department of Public Works prior to final plat approval
as an alternative to completing installation of required improvements. Surety shall not be accepted for
development of water supply facilities, other than distribution facilities. Surety shall be for an amount equal to
200 percent of the cost of required improvements, shall not exceed a period of one year, and must be in a form
acceptable to Jefferson County. Acceptable forms of surety include bonds, open account agreements, and
irrevocable letters of credit. Surety must be accompanied by an estimate of the cost of all improvements
prepared by a licensed engineer. The estimate shall be approved by the Public Works Department prior to
acceptance.
o. The following shall be placed 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.
The portion of Lot 2 lying east of Gardiner Beach Road shall not be segregated as a separate parcel by utilizing
the road division process.
6.) NOTICE: The sale of lots prior to final short plat approval is unlawful.
7.) EXPIRATION: Preliminary approval will expire on February 25, 2023. The Department of Community
Development shall not be responsible for notifying the applicant of impending preliminary short plat expiration.
8.) SUBMISSION: 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
and submitting a recording fee for the final plat and supply an updated plat certificate (within 30 days of
submittal), all of which is 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.
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.
February 25 2020
U d Date
MLA -00 2
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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2/25/2020
Page 4 of 4
SON �
JEFFERSON COUNTY
DEPARTMENT OF COMMUNITY DEVELOPMENT
621 Sheridan Street, Port Townsend, WA 98368 1 Web: www.co.Jefferson.wa.us/communitydevelogment
9SXIN6SO Tel: 360.379,44501 Fax: 360.379.4451 ( Email: dcd(cDco.jefferson.wams
SquareONE Resource Center I Building Permits & Inspections j Development Review j Long Range Planning
STAFF REPORT
TO THE UDC ADMINISTRATOR
Re: Type II 2 Lot Short Subdivision ) FINDINGS,
"Gardiner Crossroads" ) CONCLUSIONS, AND
CONDITIONS
File No.: MLA19-00072 / SUB19-00008
Applicant: Lassen Properties (Marc Lassen)
275053 Highway 101
Sequim, WA 98382-8758
Project Planner: Michelle Farfan, Associate Planner
SUMMARY OF APPLICATION AND RECOMMENDATION
Date of Application: The application was received on July 30, 2019 and deemed incomplete pending
submittal of the survey maps. The application was deemed substantially complete on September 26,
2019. An additional information request letter was sent on October 1, 2019 requesting specific
information be included on the survey maps. The requested information was received on October 23,
2019.
Application / Proposal: Type II application for a 2-lot split -zoned short plat of 3.06-acres known as the
Gardiner Crossroads Short Plat. Lot 1 is 0.28 acres and Lot 2 is 2.70 acres. Both lots are served by the
Gardiner LUD #1 water system for potable water. Each lot will be served by an individual on -site septic
system. Lot 1 currently has an existing single-family residence, detached garage and septic system. The
access for Lots 1 and 2 is located off of Gardiner Beach Road, a county minor collector road.
Recommendation: Approval with conditions.
BACKGROUND INFORMATION
Applicant: Lassen Properties (Marc Lassen)
Representative: Scot Clark, Clark Land Office, P.O. Box 2199, Sequim, WA 98382
Location: APN 002-344-007 within Section 34, Township 30N, Range 2W, WM.; 275953 Highway 101,
Sequim WA 98382-8758.
Lasses Properties LLC
Gardiner Crossroads Short Plat MLA1 9-00072/SUB1 9-00008 Page 1 of 16
Site Conditions: The subject parcel is 3.06 acres in size. The highest elevation is along the southwestern
property line at approximately 259 feet and slopes down to an elevation of approximately 211 feet in
the northeast corner of the property. Existing improvements to the property include a driveway for the
existing single-family residence, detached garage, decommissioned well, and septic and drainfield.
Proposed Lot 2 will have direct access from Gardiner Beach Road, and is currently vacant land. The
property is predominantly vegetated with shrubs and mature trees. There is a mapped stream/drainage
that is on the adjacent parcel to the east.
Surrounding Area: North, west and east of the subject parcel the land is zoned Rural Residential 1:5.
There are existing single-family residences and outbuildings on some of the parcels. West of the subject
parcel are commercial businesses located within the "Gardiner Neighborhood Visitor Crossroads"
designation. South of the subject parcel are larger size parcels zoned Rural Residential 1:20 that are
mostly vacant parcels.
Comprehensive Plan Designation: The Jefferson County Comprehensive Plan Land Use Map designates
the site as Neighborhood Commercial (NC) and Rural Residential 1:5 (11111:5).
Lasses Properties LLC
Gardiner Crossroads Short Plat MLA19-000721SUB19-00008 Page 2 of 16
RR,20
Site Visit: DCD project planner Michelle Farfan conducted a site visit on November 19, 2019.
State Environmental Policy Act (SEPA): The project is exempt from SEPA review under WAC 197-11-
800(6)(d) Land Use Decisions.
APPLICATION NOTICE
(see Certification of Mailing — log item 21)
Public Notice was published in the Port Townsend Jefferson County Leader newspaper:
• Notice of Type II Application: October 30, 2019.
Notice was posted on the property:
• Notice of Type II Application: October 24, 2019.
The applicant, the project representative, and all property owners within 300 feet were notified by
mail:
• Notice of Type II Application mailed: October 24 & 29, 2019.
Relevant Agencies
Notice of Type II Application, permit application with the survey maps mailed or routed: October 29
2019 to the following agencies:
•
DAHP
•
Fire District 8
•
Skokomish Tribe
•
PUD #1
•
Point No Point Tribe
•
Jefferson County Sheriff
•
Suquamish Tribe
•
Jefferson Transit
•
Jamestown Tribe
•
Jefferson County Public Works
•
Port Gamble Tribe
•
Jefferson County Assessor
•
Sequim School District 323
•
Environmental Public Health
•
WSDOT
Public Comments: No public comments were submitted.
Lasses Properties LLC
Gardiner Crossroads Shout Plat MLA19-00072/SUB19-00008 Page 3 of 16
Agency Comments:
DCD received comments (hereby incorporated by reference) from the following agencies:
• Jefferson County Health Department (Septic and Water): Written comments dated December
31, 2019 (log item 28) from Susan Porto and written comments dated January 21 & 22, 2020
(log items 30 & 31) from Randy Marx.
• Jefferson County Public Works (roads and access): Written comments dated November 19,
2019 (log item 24) from John Fleming.
• Jefferson County Assessor's Office (legal descriptions): Written comments dated November 22,
2019 (log item 27) from Kevin Hitchcock and written comments dated January 3, 2020 (log item
29) from Sherrie Shold.
• Jamestown S'Klallam Tribe (archaeology): Written comments dated November 15, 2019 (log
item 23) from David Brownell (THPO).
Public Hearing: Type II administrative decisions shall become final subject to the following: an applicant
or party of record may appeal the decision to the hearing examiner for an open record hearing, as
further set forth in JCC Section 18.40.330 & JCC Section 18.40.280. A public hearing will only be held if
the administrator's decision is appealed consistent with JCC 18.40.330(5) within 14 calendar days after
the notice of decision is issued.
STAFF FINDINGS
Jefferson County Comprehensive Plan: The proposal is subject to all applicable sections of the Jefferson
County Comprehensive Plan ("Comprehensive Plan").
1. The following goals and policies of the Comprehensive Plan apply to the project, which relate to
land use compatibility, transportation, and environmental quality:
Land use: The parcel is split zoned consisting of Neighborhood Commercial (NC) west of Old
Gardiner Road and Rural Residential one dwelling per five acres (RR 1:5) east of Gardiner Beach
Road. Access is via Gardiner Beach Road (C502009), a county local access road. The Olympic
Discovery Trail is directly north of the parcel located on Old Gardiner Road. SR 101 runs parallel to
the parcels southern boundary and is considered a commuter corridor. The lots will be served by
the Gardiner LUD #1 public water supply and the existing on -site well has been decommissioned.
The portion of the parcel zoned RR 1:5 is approximately 0.74 acres located east of Gardiner Beach
Road. This portion will become part of proposed Lot 2, zoned NC. The proposal is consistent with
the Comprehensive Plan Policies LU P-1.9, LU P-6.1, LU P-10.1, LU P-15.1, LU P-20.5 and LU P-22.2.3.
Transportation: Jefferson Transit has a bus stop at the Gardiner Store; just to the west of the parcel.
SR 101 is not required to be improved as a result of this 2-lot short plat; however, Gardiner Beach
Road is required to have its right-of-way enlarged 30 feet from the roadway centerline. This will be
dedicated to the County as a result of the final subdivision. The proposal is consistent with the
Comprehensive Plan Policies TR-P-1.5, TR-P-2.5, TR-P-4.2 and TR-P-4.9.
Environmental Quality: The proposed short plat is located outside of stream and fish and wildlife
habitat conservation areas and their associated buffers. There were no critical areas identified on
the parcel. The proposed lots will be served by the Gardiner LUD #1 public water supply. At time of
development of proposed 2, stormwater, setback buffers, lighting, etc. will be reviewed for
Lasses Properties LLC
Gardiner Crossroads Short Plat MLA1 9-00072/SUB1 9-00008 Page 4 of 16
consistency with the Unified Development Code (UDC). The proposal is consistent with the
Comprehensive Plan Policies EN-P-1.1 and EN-P-2.2
Jefferson County Code: The proposal is subject to all applicable sections of the Jefferson County Code.
2. JCC 18.30.030, water supplies: The proposal is served by the Gardiner LUD #1 public water supply.
The water line is installed within the right-of-way of Gardiner Beach Road and currently serves
proposed Lot 1. Proposed Lot 2 will have a water meter installed prior to final plat approval. The
proposal meets this criterion.
3. JCC 18.30.040, sewage disposal: Proposed Lot 1 is currently served by an existing on -site septic
system subject to easement on Proposed Lot 2. Perc holes have been identified on Proposed Lot 2
and verified by Environmental Public Health. When development occurs on Proposed Lot 2, on -site
sewage disposal systems shall meet the design standards and regulatory requirements in effect at
time of application. The proposal meets this criterion.
4. JCC 18.30.050, density & dimension: Proposed Lot 1 is developed consisting of a single-family
residence and a detached garage. At time of development of Proposed Lot 2, all bulk and
dimensional standards shall be adhered to. The proposal meets this criterion.
S. JCC 18.30.080, roads: Gardiner Beach Road is a usage road. Public Works requires the right-of-way
for Gardiner Beach Road be widened to 60 feet through dedication of 30 feet in width from roadway
centerline. A road approach permit for Proposed Lot 2 is required and to be installed prior to final
plat approval. The proposal meets this criterion.
6. JCC 18.35.130 Short plat approval criteria
(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
See Findings 1, 2, and 3 above. The proposal meets this criterion.
(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;
See Findings 1, 2, 3, and 5 above. The proposal would require children be bussed to and from school
due to distance to the nearest school (Sequim District 323), therefore sidewalks are not required.
Jefferson Transit currently stops and the Gardiner Store just to the west of the proposal. Public water is
Lasses Properties LLC
Gardiner Crossroads Short Plat MLA1 9-00072/SUB1 9-00008 Page 5 of 16
supplied by Gardiner LUD #1 and a water meter and water line will be installed for Proposed Lot 2 prior
to final plat approval. Gardiner Beach Road right-of-way will be widened to 60 feet by dedication prior
to final plat approval and graphically portrayed on the face of the final mylar. There are no drainage
ways on or near the parcel; however, at time of development of Proposed Lot 2, stormwater will be
reviewed at time of application submittal.
(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.
Approving this short plat will serve the public use and interest as Proposed Lot 2 is zoned Neighborhood
Crossroads that would allow for future commercial development and employment. Public health, safety
and general welfare will not be compromised as a result of this short plat. At time of development of
Proposed Lot 2, a septic system will be installed and the parcel is served by the Gardiner LUD #1 public
water supply. Jefferson Transit has a nearby bus stop and both the county road and state highway are
adequate to serve the daily traffic. The proposal meets this criterion.
(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
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. [Ord. 8-06 § 11
The proposed short plat is not located within a flood plain, flood way, wetland or any associated buffers.
The proposal meets this criterion.
7. JCC 18.35.190, final short plat
(1) In cases where any restrictive deed covenants or CC&Rs will apply to lots or parcels within a
subdivision, a type written copy of such covenants, bearing all necessary signatures, shall be
submitted along with the final plat. Where the recordation of specific deed restrictions or CC&R
provisions have been required as a condition of preliminary plat approval, the administrator
shall approve and sign the deed restriction or CC&Rs prior to final plat approval.
CC&Rs were not proposed in conjunction with this short plat.
(2) The final plat shall be accompanied by a current (i.e., within 30 days) title company certification
of the following:
Lasses Properties LLC
Gardiner Crossroads Short Plat MLA19-00072/SU319-00008 Page 6 of 16
(a) The legal description of the total parcel sought to be subdivided;
(b) Those individuals or corporations holding an ownership interest and any security interest
(such as deeds or trust or mortgages) or any other encumbrances affecting the title of said
parcel. Such individuals or corporations shall sign and approve the final plat prior to final
approval;
(c) Any lands to be dedicated shall be confirmed as being owned in fee title by the owner(s)
signing the dedication certificate;
(d) Any easements or restrictions affecting the property to be subdivided with a description of
purpose and referenced by the auditor's file number and/or recording number; and
(e) If lands are to be dedicated or conveyed to the county as part of the subdivision, an
American Land Title Association (A.L.T.A.) policy may be required by the director of the
department of public works.
(3) All maintenance, performance and guarantee bonds or other guarantees as may be required by
the director of the department of public works and the approved improvement method report
to guarantee the acceptability and/or performance of all required improvements. [Ord. 8-06 § 1]
An updated Plat Certificate is required to be submitted with the bluelines. A deed of trust was identified
in the plat certificate and is required to sign the Declaration on the face of the plat. All easements of
record have been identified on the face of the mylar. Gardiner Beach Road right-of-way is required to
have an additional 30 feet from centerline to be dedicated as part of this proposal. No bonds or road
improvements are required.
STAFF CONDITIONS
Based on the preceding findings, the application as proposed has satisfied the above criteria. Staff
recommends Approval with Conditions of the Type II Short Plat application SUB19-00008. The following
conditions of approval are recommended by county staff:
Assessor's Office
1) All references to the year 2019 on the survey need to be changed to 2020.
Public Works Department
2) Enlarge the right-of-way width along Gardiner beach Road to 60 feet wide (30 feet in width from the
roadway centerline).
3) Show where access to Lot 2 is proposed.
4) Apply for a road approach permit for Lot 2. Install the approach after the permit is approved and
prior to final plat approval. Reference the road approach permit number on the face of the final
mylar.
5) On Sheet 2 of the preliminary short plat, label the section south of the quarter corner of Section 34,
as Section 3.
Lasses Properties LLC
Gardiner Crossroads Short Plat MLA1 9-00072/SUB1 9-00008 Page 7 of 16
6) In order to enable the PWD to conduct inspections in a timely manner, the applicant shall notify the
department in a timely manner regarding the project construction schedule. Typic inspections are:
• Installation of temporary erosion and sediment control measures
• Clearing (and grading) and road subgrade preparation;
• Placing roadway gravel base;
• Placing roadway crushed surfacing top course;
• Placing improved roadway surface chip seal or asphalt concrete);
• Construction of stormwater management facilities;
• Final plat review.
7) In accordance with the PWD fee schedule, the Department's hourly development review fee is $88
per hour for 2019. In the event that approval for the proposal is denied by Jefferson County or the
proposal is not completed, the proponent shall still be responsible for paying the Department's fee.
8) Lot acreages will need to be recalculated due to dedication of additional right-of-way for Gardiner
Beach Road.
Environmental Health Department (Water)
9) The "Utility Service Review Procedure Certificate of Water Supply Utility Service" (attached) form
will need to be completed and signed by the Gardiner LUD #1 water purveyor and original returned
to the department.
10) The water line must be extended into Proposed Lot 2, capped and placed into a meter box for future
meter and connection installation. Contact PUD for specifications. The new location of the
extended water line and meter must be shown on the face of the final plat.
11) The well must be decommissioned prior to final plat approval.
12) The well radius around the existing well after decommissioning shall be reduced to a 10-foot radius
and graphically portrayed on the face of the final survey.
13) After the well has been decommissioned, label the well as decommissioned under USR19-48.
Environmental Health Department (Septic)
14) On Sheet 2 "Legend" the following language or similar shall be added:
"Septic easement for the sole benefit of Lot 1 to maintain, construct, reconstruct, and/or repair a
primary and reserve drainfield including effluent transport lines. Includes the cutting and removal
of brush, trees and other obstructions which interfere with the use of said easement, together with
the rights of ingress, egress, over, under and along the easement area.
15) The location of the soil test pits and corresponding test pit number shall be graphically portrayed on
the face of the final plat.
16) The following language shall be added under "Notice to Potential Purchasers":
Lasses Properties LLC
Gardiner Crossroads Short Plat MLA19-00072/SU819-00008 Page 8 of 16
The lots, parcels, or tracts within this subdivision were approved based on design standards and
regulatory requirements in effect at the time of final approval. Sewage disposal system has not
been approved for the Lot 2. Onsite sewage disposal systems shall meet design standards and
regulatory requirements in effect at the time of application for a sewage disposal permit.
Purchasers 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.
Department of Community Development
17) 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. A copy of Chapter 18.35 JCC is attached.
18) An accurate vicinity map shall be graphically portrayed on the face of the final plat.
19) The final blueline shall depict the name of the subdivision "Gardiner Crossroads" and the county
assigned number of MLA19-00072/SUB19-00008 on all sheets of the mylar.
20) The existing legal description as described in the updated plat certificate shall be referenced on the
face of the final mylar.
21) An updated plat certificate or supplement shall be submitted with the final blueline and shall be 30
days current.
22) Submit the lot closure information with the final bluelines and updated plat certificate.
23) On Sheet 2, identify the acreages for Lot 2; both sides of the road.
24) Arrangements shall be made by the applicant to install underground utility lines for electricity and
telephone service to all lots prior to final plat approval. 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.
25) All graphics shall meet the recording requirements for legibility.
26) Consistent with RCW 84.56.345, current year and, if applicable, all delinquent property taxes
including compensating tax from open space program shall be paid in full prior to the Treasurer
signing the mylar and paper copies of the short plat.
27) The applicant must submit a reproducible copy (11" x 17") plus seven (7) paper copies of the
proposed final short plat to the Department of Community Development. The proposed final short
plat shall contain elements as described in Chapter 18.35.1201CC and shall include certifications and
other requirements as provided in Chapter 18.35.190 JCC and 18.35.370 JCC.
28) All signatures and seals shall be in black ink on Mylar.
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29) Deeds of Trust as identified in the plat certificate shall sign and approve the final mylar prior to final
mylar recording.
30) Proponent may enter into a surety agreement with the Department of Public Works prior to final
plat approval as an alternative to completing installation of required improvements. Surety shall not
be accepted for development of water supply facilities, other than distribution facilities. Surety shall
be for an amount equal to 200 percent of the cost of required improvements, shall not exceed a
period of one year, and must be in a form acceptable to Jefferson County. Acceptable forms of
surety include bonds, open account agreements, and irrevocable letters of credit. Surety must be
accompanied by an estimate of the cost of all improvements prepared by a licensed engineer. The
estimate shall be approved by the Public Works Department prior to acceptance.
31. The following shall be placed 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.
The portion of Lot 2 lying east of Gardiner Beach Road shall not be segregated as a separate parcel
by utilizing the road division process.
NOTICE: The sale of lots prior to final short plat approval is unlawful.
EXPIRATION: Preliminary approval will expire on February 25, 2023. The Department of Community
Development shall not be responsible for notifying the applicant of impending preliminary short plat
expiration.
SUBMISSION: 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.
Date: February 25, 2020
Author: Michelle Farfan, Associate Planner
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Chapter 18.35.120 JCC Preliminary short plat contents.
(1) A preliminary short plat shall be submitted on one or more sheets and shall provide the information
described below. All specifications for required improvements shall conform to the development
standards contained in Chapter 18.30 JCC.
(a) The name of the proposed subdivisions together with the words "Preliminary Short Plat";
(b) The name and address of the applicant;
(c) The name, address, stamp and signature of the professional engineer or professional land
surveyor who prepared the preliminary plat;
(d) Numeric scale (50 feet or fewer to the inch), graphic scale, true north point, and date of
preparation;
(e) Identification of all land intended to be cleared, and the location of the proposed access to the
site for clearing and grading during site development or construction; and
(f) A form for the endorsement of the administrator, as follows:
APPROVED BYJEFFERSON COUNTY
Department of Community Date
Development Administrator
(2) The preliminary plat shall contain a vicinity sketch sufficient to define the location and boundaries of
the proposed subdivision with respect to surrounding property, roads, and other major constructed
and natural features.
(3) Except as otherwise specified in this chapter, the preliminary short plat shall contain the following
existing geographic features, drawn lightly in relation to proposed geographic features:
(a) The boundaries of the property to be subdivided, and the boundaries of any adjacent property
under the same ownership as the land to be subdivided, to be indicated by bold lines;
(b) The names of all adjoining property owners, or names of adjoining developers;
(c) All existing property lines lying within the proposed subdivision, including lot lines for lots of
record which are to be vacated, and all existing property lines for any property adjacent to the
subject property which is under the same ownership as the property to be subdivided (as
described in JCC 18.35.110(3)) shall be shown in broken lines;
(d) The location, right-of-way widths, pavement widths and names of all existing or platted roads,
whether public or private, and other public ways within 200 feet of the property to be divided;
(e) The location, widths and purposes of any existing easements lying within or adjacent to the
proposed subdivision;
(f) The location, size and invert elevation of sanitary sewer lines and stormwater management
facilities lying within or adjacent to the proposed subdivision or those that will be connected to
the subdivision as part of the proposal (if applicable);
(g) The location and size of existing water system facilities including all fire hydrants lying within or
adjacent to the proposed subdivision or those which will be connected to as part of the
proposed subdivision (if applicable);
(h) The location, size and description of any other underground and overhead facilities lying within
or adjacent to the proposed subdivision (if applicable);
(i) The location of any environmentally sensitive areas as described in Article VI-D of Chapter 18.15
JCC, including all floodplains lying within or adjacent to the proposed subdivision;
(j) The location of existing sections and municipal corporation boundary lines lying within or
adjacent to the proposed subdivision;
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(k) The location of any well and associated setbacks existing within the proposed subdivision;
(1) The location of any individual or on -site sewage disposal system existing within the proposed
subdivision;
(m) Existing contour lines at intervals of five feet, labeled at intervals not to exceed 20 feet;
(n) The location of any existing structures lying within the proposed subdivision; existing structures
to be removed shall be indicated by broken lines, and existing structures not to be removed
shall be indicated by solid lines.
(4) The preliminary plat shall show the following proposed geographic features:
(a) The boundaries in bold solid lines of any proposed lots, tracts or parcels, the area and
dimensions of each proposed lot, tract or parcel, and the proposed identifying number or letter
to be assigned to each lot, tract or parcel, and block (if applicable);
(b) The right-of-way location and width, the proposed name of each road, street or other public
way to be created and the estimated tentative grades of such roads; where roadways may
exceed the maximum allowable grade or alignment, the director of the department of public
works may require sufficient data, including centerline profiles and cross -sections, if necessary,
to determine the feasibility of said roadway;
(c) The location, width and purpose of each easement to be created;
(d) The boundaries, dimensions and area of public and common park and open space areas;
(e) Identification of all areas proposed to be dedicated for public use, together with the purpose
and any condition of dedication;
(f) Proposed final contour lines at intervals of five feet; final contour lines shall be indicated by solid
lines; contour lines shall be labeled in intervals not to exceed 20 feet;
(g) The building envelope, as defined in JCC 18.10.020, shall be indicated for each lot;
(h) Proposed monumentation;
(i) Proposed location and description of all individual or community wells, or water system
improvements, including fire hydrants (if applicable);
(j) Proposed location and description of all sewage disposal improvements, including (if applicable)
profiles and all pump stations and their connections to the existing system;
(k) Proposed location and description of all stormwater management improvements;
(1) Proposed road cross -sections, showing bicycle and pedestrian pathways, trails and sidewalks (if
applicable);
(m) Proposed type and location of road lighting (if applicable);
(n) Proposed type and location of landscaping (if applicable);
(o) Proposed location and description of transit stops and shelters (if applicable);
(p) Proposed covenants, conditions and restrictions (CC&Rs) on development (if applicable).
(5) 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. 11-00 § 7.3(4)]
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Chapter 18.35.190 JCC Accompanying documents — Final short plat.
(1) In cases where any restrictive deed covenants or CC&Rs will apply to lots or parcels within a
subdivision, a type written copy of such covenants, bearing all necessary signatures, shall be
submitted along with the final plat. Where the recordation of specific deed restrictions or CC&R
provisions have been required as a condition of preliminary plat approval, the administrator shall
approve and sign the deed restriction or CC&Rs prior to final plat approval.
(2) The final plat shall be accompanied by a current (i.e., within 30 days) title company certification of
the following:
(a) The legal description of the total parcel sought to be subdivided;
(b) Those individuals or corporations holding an ownership interest and any security interest
(such as deeds, or trust, or mortgages) or any other encumbrances affecting the title of said
parcel. Such individuals or corporations shall sign and approve the final plat prior to final
approval;
(c) Any lands to be dedicated shall be confirmed as being owned in fee title by the owner(s)
signing the dedication certificate;
(d) Any easements or restrictions affecting the property to be subdivided with a description of
purpose and referenced by the auditor's file number and/or recording number; and
(e) If lands are to be dedicated or conveyed to the county as part of the subdivision, an
American Land Title Association (A.L.T.A.) policy may be required by the director of the
department of public works.
(3) All maintenance, performance and guarantee bonds or other guarantees as may be required by the
director of the department of public works and the approved improvement method report to
guarantee the acceptability and/or performance of all required improvements. [Ord. 11-00 §
7.3(11)]
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Chapter 18.35.370 JCC Preparation of a final long plat.
The final long plat shall be prepared in accordance with the following requirements:
(1) The final plat shall be prepared by a land surveyor licensed by the State of Washington or a
Washington State licensed engineer.
(2) Six paper copies of the final long plat shall be submitted, measuring 18 inches by 24 inches in size,
allowing one-half inch for border.
(3) A final long plat shall contain the following information:
(a) The name of the subdivision;
(b) Legal description of the property being subdivided;
(c) Numeric scale, graphic scale, true north point and date of preparation of the final plat;
(d) The lot line of the plat, referenced to county (USC&GS) datum and based on an accurate
traverse, with angular and linear dimensions and bearings;
(e) The exact location, width and name of all roads, streets, alleys and other public ways within and
adjacent to the subdivision;
(f) The exact location, width and purpose of all easements and dedications for rights -of -way
provided for public and private services and utilities;
(g) True courses and distances to the nearest established road lines, or sections or quarter section
corner monuments which shall accurately locate the subdivision;
(h) Section lines accurately tied to the lines of the plat by distances and courses;
(i) All lot and block numbers (if applicable) and lines, with accurate dimensions in feet and
hundredths of feet;
(j) All house address numbers as assigned by the county;
(k) Delineation of the building envelope of each lot;
(1) The radii, internal angles, points of curvature, tangent bearings and lengths of arc;
(m) The accurate location of each permanent control monument;
(n) All plat meander lines or reference lines along bodies of water shall be established as above, but
not farther than 20 feet from the high water line of such body;
(o) Accurate outlines and legal descriptions of any areas to be dedicated or reserved for public use,
with the purpose of such dedication or reservation and any limitations indicated thereon and in
dedication;
(p) Accurate outlines of any area to be reserved by the deed covenant for common use of owners of
property within the subdivision, together with the purposes of such reservation;
(q) Any restrictions or conditions on the lots or tracts within the subdivision, as required by the
county or at the discretion of the property owner, including but not limited to environmentally
sensitive areas buffers;
(r) The auditor's file number of all documents and conveyances recorded with the Jefferson County
auditor associated with preliminary or final plat approval;
(s) The name and seal of the Washington State licensed land surveyor or Washington State licensed
engineer responsible preparation of the final plat, and a signed certification on the plat by said
surveyor to the effect that it is a true and correct representation of the land actually surveyed
by him or her, that the existing monuments shown thereon exist as located and that all
dimensional and geodetic details are correct;
(t) A signed, notarized certification stating that the subdivision has been made with the free
consent and in accordance with the desires of the all persons with ownership and/or security
interests in the property. If the plat includes a dedication, the certificate or a separate written
instrument shall contain the dedication of all roads and other areas to the public, any individual
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or individuals, or to any corporation, public or private, as shown on the plat. Such certificate or
instrument shall be signed and acknowledged before a notary public by all parties having any
interest in the land subdivided. The owner shall waive all claims against the county, on behalf of
the owner and the owner's successors and assigns, which may be occasioned by the
establishment and/or construction of any roads, streets, storm drainage improvements or other
improvements;
(u) An offer of dedication may include a waiver of right of direct access to any road from any
property. Such waiver may be required by the director of the Department of Public Works as a
condition of approval. Any dedication, donation or grant as shown on the face of the plat shall
be considered as a quit claim deed to the said donee or grantee for use for the purpose
intended by the donation or grant;
(v) Signature blocks for the appropriate certification of the County Auditor, director of the
Department of Public Works, director of the Public Health Department, and DCD administrator,
as follows:
DIRECTOR OF PUBLIC WORKS CERTIFICATE
I hereby certify to the best of my knowledge that this final plat is in compliance with the
certificate of improvements issued pursuant to the Jefferson County Unified Development Code
and is consistent with all applicable county improvement standards and requirements in force
on the date of preliminary plat approval, this day of , 20 .
Director, Jefferson County Department
of Public Works
DEPARTMENT OF COMMUNITY DEVELOPMENT ADMINISTRATOR'S CERTIFICATE
I hereby certify that on this day of , 20_, that this final plat is in
substantial conformance with the preliminary plat and any conditions attached thereto, which
preliminary plat was approved by Jefferson County on the day of
20
Administrator, Jefferson County
Community Development Department
JEFFERSON COUNTY PUBLIC HEALTH DIRECTOR CERTIFICATE
Approved by public health department the on this day of , 20 .
Director, Jefferson County Public Health Dept.
TREASURER
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All taxes and/or assessments due are paid in full on this
Jefferson County Treasurer
(w) A form of the approval of the County assessor, as follows:
ASSESSOR'S APPROVAL
Examined and approved this day of
Jefferson County Assessor
Attest:
Deputy Jefferson County Assessor
day of , 20_
20_
(x) A form for the certificate of the Jefferson County recorder, as follows:
RECORDING CERTIFICATE
Filed for record at the request of Jefferson County this day of
minutes past _M., and recorded in Volume of Plats, page
Jefferson County, Washington.
Jefferson County Recording Number_
Manager
Superintendent of Records
20 , at
Records of
(y) Any additional pertinent information as required at the discretion of the director of the
Department of Public Works or the DCD administrator.
(4) All signatures or certifications appearing on a final plat shall in be reproducible black ink.
[Ord. 11-00 § 7.4(11)]
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