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Home My WebLink AboutCAM2020-00323 Amanda Hunt, Assistant Planner 11/10/2020 CAM20-00323; Tiny Home Event Name: Can I build a tiny home? Event Details: Inquiry into the viability of building a tiny home on parcel Event Date: 11/10/2020 4:00 PM to 4:30 PM First Name: Scott Last Name: MacDonald Email Address: scott@foundwear.com Phone Number: 509 250 1066 Parcel # or Address: 802013003 Contact Preference: Phone Call (staff will call phone # listed above) Question: Can I build a tiny home on this parcel? What is the path toward doing that? There was a SPAD done in 2006 and is expired. What would the conditions be for approval due to the critical area designation? Link to Jefferson County Code: https://www.codepublishing.com/WA/JeffersonCounty/ General Building and Septic Zoning and Allowed Uses: The zoning for the parcel is Rural Residential 1:20. The total acreage for the parcel is 18.40 Acres. The applicant is allowed to build 1 Single Family Residence and 1 Additional Dwelling Unit (ADU, 1,250 sq/ft) on the property. The Tiny Home would be treated as an ADU. Standard Building Setbacks: 20 ft from the front of the structure to the property line and 5 ft from the rear and sides of the structure. SPAAD: SPAAD’s used to be implemented to get pre-approval to develop before applying for a building permit. SPAAD’s are no longer included Jefferson County Code (JCC 18.40). Applicants can still use SPAAD for previous zoning cases. Applicants can no longer get a SPAAD. Septic: Tiny homes used as a permanent dwelling, regardless of whether it’s on a foundation or trailer, in Jefferson County cannot be self-contained. They will need to be connected to a permanent septic or sewer hook-up and have a permanent water source similar to park model homes. Please contact Jefferson County Environmental Health to answer further questions (Linda Atkins LAtkins@co.jefferson.wa.us). Amanda Hunt, Assistant Planner 11/10/2020 Permits/Applications: Tiny Homes Brochure (see attached PDF for application details): Building Permit Application Septic Permit Application Supplemental Residential Application See the “Application” section in the Tiny Homes Brochure for other application requirements Critical Areas Flood plain. The entire parcel is in the “A” Flood Zone. Any building in the flood plain will require the elevation of the floor to be 12” (1 ft) above the flood elevation. This will require a surveyor to obtain a Flood Elevation Certificate. If a septic system is in the flood plain, we would require a flood proofed system and or provide pretreatment before disposing into the flood plain. Community Development would also require a habitat assessment (see “Stream” below) that meets all the requirements of JCC 18.22.940 if any portion of the proposed building occurs within the floodplain (18.22.430)(3)(a)). Stream. There is one fish bearing stream (Type “F”) that runs through the middle of the parcel. There are also two non-fish bearing streams (Type “N”) that join into the fish bearing stream. The applicant may want to request that a Staff Member conduct a site visit to confirm the streams present. Development within 150’ from the Type “F” Stream or 50’ from the Type “N” stream may not be possible in some areas on the property and for sure not desirable. Any construction, BLD or Septic, that is less than 150’ or 50’ to the streams will require a habitat management plan put together by a qualified professional (JCC 18.22.650(4)(b)). A biologist would be able to address both flood and stream requirements in one form. Due to numerous critical areas on the parcel, the applicant would also need to apply for a buffer reduction to allow enough space for building. The applicant would need to demonstrate how their project meets the provided criteria in JCC 18.22.640(1), in order to receive a buffer reduction approval from the administrator. Stream, continued. A critical area stewardship plan (CASP) would be the second option if buffer reduction/averaging is not approved by the administrator (18.22.660 (1)).The administrator may approve CASPs for critical area buffer reductions greater than 25 percent; provided, the project does not require a reasonable economic use variance (JCC 18.22.965(2)). The CASP permit is a conditional approval and no other permits (such as building, shoreline, septic) shall be approved until the applicant has recorded the notice to title and posted the performance bond (approx. several thousand-dollar bond). The performance bond is to be refunded to the applicant at the end of the specified monitoring period or when all performance standards are met, whichever is greater (JCC 18.22.965(5)(b)). Amanda Hunt, Assistant Planner 11/10/2020 Wetlands. Wetland Requirements & Process The first step for the applicant to address the wetlands on the property is to hire a qualified wetland biologist to prepare a Wetland Delineation Report. The report will determine which of the actions listed below the applicant should take. The County will then review the biologist’s recommendations and determine the requirements of the applicant. Wetland Delineation Report: A wetland delineation report, prepared by a qualified wetland biologist, will identify the wetland category and associated wetland protection buffers (JCC 18.22.960 (3)). See JCC Table 18.22.730(1)(a). Standard Wetland Buffer Widths to review wetland categories and buffers. The wetland delineation report will advise the applicant on what approach they should take to address the wetland on their property (e.g. mitigation plan, buffer reduction/averaging, CASP). Please Note: The wetland category and associated buffers should be included on the site plan, submitted with the building permit. Optional: When the applicant receives the wetland delineation report, the applicant may choose to schedule another CAM to receive further guidance from the County. Buffer Reduction/Averaging: Due to the parcel size, the applicant may need to apply for a buffer reduction or averaging to allow enough space for building. The applicant would need to submit a wetland evaluation/report prepared by a wetland biologist that demonstrates a buffer reduction/averaging does not adversely affect the existing functions and values of the wetland. The applicant would need to demonstrate how their project meets (JCC 18.22.730(9)). The administrator shall have the authority to determine whether the proposed project and mitigation plan would allow the prescribed buffer widths to be reduced or averaged, as listed in the Table 18.22.730(1)(a). If a proposed activity is unavoidable and occurs within a wetland or the inner 75 percent of a wetland buffer, the wetland reports shall accompany either a financially bonded critical area stewardship plan or critical area variance application in JCC 18.22.250 or reasonable economic use exception in JCC 18.22.260 (JCC 18.22.960(1)). CASP:See “Streams,continued” above. Mitigation: As a condition of the permit which results in the unavoidable loss or degradation of regulated wetlands, compensatory mitigation shall be required to offset impacts (JCC 18.22.740(2)). Compensatory mitigation includes restoration, creation, and/or enhancement activities. The applicant will consult with a wetland biologist to develop the mitigation plan that fulfills the County’s compensatory mitigation requirements.