HomeMy WebLinkAbout02-17-2021 PC Agenda PacketJefferson County Planning Commission
MEETING AGENDA Virtual Meeting (no in-person attendance allowed per Gov. Inslee’s Proclamation 20-28) Phone-in information located at the bottom of this agenda February 17, 2021 P: 360-379-4450 621 Sheridan St. F: 360-379-4451 Port Townsend WA 98368 plancomm@co.jefferson.wa.us
Regular Meeting
5:30pm Welcome (chair) and Overview Presentation
• Call to Order/Roll Call
• Approval of Agenda
• Approval of previous Meeting Minutes
• Planning Commissioner Updates
• Director’s Update 5:35pm Observer Comment
See Observer Comment Conduct, below. Regular Meeting Business
• Deliberations and Drafting Recommendations on 2020 Comp Plan Amendments
....................................................................... David Wayne Johnson, Austin Watkins
6:30pm Adjournment
Thank you for coming and participating in your government at work! Observer Comment Conduct: When the Chair recognizes you to speak, please begin by stating your name
and address. Please be aware that the observer comment period is …
1) An optional time period dedicated to listening to the
public, not a question and answer session. The
Planning Commission is not required to provide
response;
2) Offered at the Chair’s discretion when there is time;
3) Not a public hearing – comments made during this time
will not be part of any hearing record;
4) May be structured with a three-minute per person time
limit.
Virtual Meeting Phone-in Information: You can dial in using your phone by calling: +1 (646) 749-3122;
Access Code: 883-126-605
Jefferson County Planning Commission
MEETING MINUTES Virtual Meeting (no in-person attendance allowed per Gov. Inslee’s Proclamation 20-28) February 3, 2021 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
Sircely: Present Smith: Present Richert: Present
Hull: Present Nilssen: Present Llewelyn: Present
• Approval of previous Meeting Minutes
Minutes for 01-20-2021 were approved. 7 yays; 0 nays; 1 abstention. Motions Motion # Motion 1st 2nd Yay Nay Abstain
1 I move to approve the 12-02-2020
minutes.
Koan Nilssen 7 0 1
Observer Comment
The Chair opened the floor to public comment and no one spoke. Regular Business • Informational Session on SMP .................................................. David Wayne Johnson 6:33 pm Adjournment
• The next Planning Commission meeting will be a Special Meeting and a Hearing and
is scheduled for 02/10/2021 at 5:30 pm virtually You can dial in using your phone
by calling: +1 (646) 749-3122; Access Code: 883-126-605.
These meeting minutes were approved this ____________ day of ___________________________, 2021. Richard Hull, Chair Nicole Allen, PC Secretary/DCD Office Coordinator
Jefferson County Planning Commission
MEETING MINUTES
Virtual Meeting (no in-person attendance allowed per Gov. Inslee’s Proclamation 20-28)
February 10, 2021
P: 360-379-4450
621 Sheridan St. F: 360-379-4451
Port Townsend WA 98368 plancomm@co.jefferson.wa.us
Public Hearing
REGARDING PROPOSED 2020 COMPREHENSIVE PLAN AMENDMENT PROPOSALS
5:30 pm Welcome (chair) and Overview Presentation
Call to Order/Roll Call
District 1 District 2 District 3
Alen: Present
Coker: Present
Koan: Excused
Sircely: Present
Smith: Present
Richert: Present
Hull: Present
Nilssen: Present
Llewelyn: Present
Hearing
Staff Report Presentation ............. David Wayne Johnson, Associate Planner DCD;
Austin Watkins, Consultant;
Bob Wheeler, Public Works Department
6:47 pm Public Testimony
The Chair opened the floor to public comment and 3 people provided oral public
testimony and 36 previously emailed comments were read. Duplicate form letters we
not read aloud. All comments received may be viewed here:
http://test.co.jefferson.wa.us/weblinkexternal/0/fol/2655667/Row1.aspx.
7:10 pm Adjournment
The next Planning Commission meeting is scheduled for 02/17/2021 at 5:30 pm
virtually You can dial in using your phone by calling: +1 (646) 749‐3122; Access
Code: 883‐126‐605.
PLEASE NOTE: This Hearing was recorded live. The link to the recording is:
https://media.avcaptureall.com/session.html?sessionid=f90a06ef‐ca01‐4394‐bd4f‐2fce3d6c68cd&prefilter=845,5959
These meeting minutes were approved this ____________ day of ___________________________, 2021.
Richard Hull, Chair Nicole Allen, PC Secretary/DCD Office Coordinator
JEFFERSON COUNTY
PLANNING COMMISSION
621 Sheridan Street | Port Townsend, WA 98368
360-379-4450 | email: PlanComm@co.jefferson.wa.us
http://www.co.jefferson.wa.us/580/Planning-Commission
Page 1 of 9
Staff Draft – Version 1
To: Board of County Commissioners: Chair Greg Brotherton, Kate Dean, and Heidi
Eisenhour
From: Jefferson County Planning Commission
Cc: Jefferson County Department of Community Development and Interested Public
Date: February XX, 2021
Subject: Jefferson County Planning Commission’s Review, Findings, Conclusions and
Recommendation on the 2020 Comprehensive Plan Amendment Final Docket
Overview
On October 26, 2020, the Board of County Commissioners (“BoCC”) established the 2020
Comprehensive Plan Amendment Final Docket (“2020 Docket”). The 2020 Docket includes potential
amendments to the Jefferson County Comprehensive Plan and the Unified Development Code. The
BoCC included the following items on the 2020 Docket:
1. MLA19-00019 – Text Amendments to Marijuana Related Development Regulations;
2. MLA20-00116 – Text Amendments to Support Sewering the Brinnon Limited Area of More
Intensive Rural Development;
3. MLA20-00102 – Text Amendments to Support the Port Hadlock UGA Sewer Facility Plan
Update; and,
4. MLA20-00039 – Seton Site-specific Rezone from RR1:10 to RR1:5, Parcel ID No.
001281002, Located at Airport Cutoff Road (SR19) and Romans Road.
The 2020 Docket was delayed due to the on-going COVID-19 pandemic. Pursuant to BoCC
Resolution #69-20, the Planning Commission has reviewed Jefferson County Department of Community
Development (“DCD”) staff recommendations on the 2020 Docket items, conducted a public hearing,
deliberated, and transmitted the Planning Commission recommendations by the established deadline of
February 26, 2021.
Page 2 of 9
Staff Draft – Version 1
Findings, Conclusions, and Recommendations
The Planning Commission recommends approval of the 2020 Docket items, as outlined in
MLA19-00019, MLA20-00116, MLA20-00102, and MLA20-00039. In support of the Planning
Commission’s recommendation, the Planning Commission enters the following findings and
conclusions:
1. On July 15, 2020, the Planning Commission held a meeting to discuss the 2020 Preliminary
Docket, which included DCD suggested text amendments and Planning Commission suggested
text amendments, in addition to one site-specific rezone. The site-specific rezone is automatically
included in the final docket.
2. On August 19, 2020, the Planning Commission held a public hearing accepting testimony on
which suggested amendments from the Preliminary Docket to include in its recommendation on
the Final Docket to the BoCC.
3. On September 28, 2020, the Planning Commission recommended that five suggested text
amendments be placed on the 2020 Final Docket.
4. On October 19, 2020, the BoCC held a public hearing accepting testimony on which suggested
amendments from the Preliminary Docket should be placed on the Final Docket, including the
Planning Commission’s recommendations.
5. On October 26, 2020, the BoCC adopted the final 2020 Docket (MLA19-00019, MLA20-00116,
MLA20-00102, and MLA20-00039).
6. On November 9, 2020, the BoCC approved Resolution No. 69-20 giving the Planning
Commission until February 26, 2021 to make their recommendations on the 2020 Docket to the
BoCC. Resolution No. 69-20 also established a final BoCC action date of April 26, 2021 for the
2020 Docket.
7. On January 20, 2021, DCD held an informational briefing with the Planning Commission to
provide an overview of 2020 Docket.
8. On February 5, 2021, DCD published its “Staff Report and Recommendations on the 2020
Comprehensive Plan Amendment Docket” which recommended approval or action on all 2020
Docket items.
9. On February 10, 2021, the Planning Commission held a public hearing to receive oral and written
testimony relating to the 2020 Docket items. Written comments were accepted until Friday,
February 12, 2021 at 4:30pm.
10. INSERT NUMBER AND NATURE OF PUBLIC COMMENTS HERE.
11. The Planning Commission began deliberations on the 2020 Docket on February 17, 2021.
12. Incorporated by reference in this recommendation report are the meeting minutes and audio
recordings from Planning Commission meetings held on February 17, 2021, during which
deliberations took place and the recommendations were formulated.
Page 3 of 9
Staff Draft – Version 1
13. In support of the Planning Commission’s recommendations and pursuant to Chapter 18.45 JCC,
the Planning Commission enters the following findings and conclusions:
A) Growth Management Indicators 18.45.050(4)(b)(i) through (4)(b)(vii)
(i) Whether growth and development as envisioned in the Comprehensive Plan is occurring faster or
slower than anticipated, or is failing to materialize.
Jefferson County is growing consistent with the growth population projections in the
Comprehensive Plan. The Office of Financial Management (“OFM”) is the State agency responsible for
compiling population projections under the GMA. The April 1, 2020 population for Jefferson County
was 32,190. The official population on April 1, 2019 was 31,900, with an estimated growth of 290
persons. This is a 0.90% growth rate. The Comprehensive Plan estimates a 0.98% growth rate over the
2018-2038 planning horizon. The majority of the estimated 2020 population growth occurred in the
unincorporated areas. Unincorporated areas grew by 235 persons from 22,290 to 22,525 or a 1.05%
growth rate between 2019 and 2020.
(ii) Whether the capacity of the County to provide adequate services has diminished or increased.
The number of service providers in the County has not decreased and the County continues to be
equipped to provide the same levels of service specified in the Comprehensive Plan.
(iii) Whether sufficient urban land is designated and zoned to meet projected demand and need.
Sufficient urban land is designated and zoned to meet projected demand and need. Planning
analysis of the Port Hadlock/Irondale Urban Growth Area (“Port Hadlock UGA”) demonstrates that
there is sufficient urban land designated and zoned to meet projected demand of 1,814 additional persons
by 2039, under the assumption that there will be future growth at urban densities.
Development of a sanitary sewer facility for the Port Hadlock UGA will enable additional urban
level growth and urban population densities. The GMA specifies that urban growth shall be encouraged
within a UGA and growth outside of a UGA can only occur if it is not urban in nature. The Port Hadlock
UGA Land Capacity Analysis, Comprehensive Plan, Appendix E demonstrates that the current 20-year
population can be accommodated. With the current urban zoning an additional 2,103-25,29 dwelling
units can be accommodated in the Port Hadlock UGA. However, the County has a transitional (rural)
zoning applied to the Port Hadlock UGA until its sanitary sewer becomes available. Development under
the transitional zoning can accommodate approximately 567 additional dwellings; however, transitional
zoning cannot support the projected 2018-2038 population growth targets.
(iv) Whether any assumption upon which the Comprehensive Plan is based are no longer found to be
valid.
The assumptions made as part of the Comprehensive Plan continue to be valid. In 2018, the
Comprehensive Plan went through a Periodic Review and Update. A newly articulated Vision Statement,
Foundational Principles, Goals and Policies, and Actions Plans clearly communicate the priorities for
Page 4 of 9
Staff Draft – Version 1
County services and funding decisions to address affordable housing and rural economic development
while protecting the public health and environment.
(v) Whether changes in countywide attitudes necessitate amendments to the goals of the Plan and the
basic values embodied within the Comprehensive Plan Vision Statement.
The Comprehensive Plan’s goals and vision statement continue to be consistent with current
countywide attitudes. In the 2018, Periodic Review and Update, the Comprehensive Plan articulated and
updated vision statement and goals, which are consistent with the countywide attitudes.
(vi) Whether changes in circumstances dictate a need for amendments.
Changes in circumstance dictate a need for amendments to the Comprehensive Plan and Unified
Development Code (“UDC”).
With a newly reviewed and revised Comprehensive Plan, the UDC is undergoing a thorough
review under Regulatory Reform as required by resolution of the BoCC. Regulatory reform efforts and
changes to state policies and regulations resulted in amendments to the UDC, such as updates to the
Critical Areas Ordinance and permit processing procedures. In 2020, the County received a draft sewer
plan for the Port Hadlock sewer, which revises the engineering details of the sewer to provide a more
cost-effective solution for sewering the Port Hadlock UGA. This plan requires edits to the
Comprehensive Plan. Additionally, the County has begun investigating sewering the Brinnon Limited
Area of More Intensive Rural Development (“LAMIRD”). Revisions to the Comprehensive Plan policies
and narratives, in addition to development regulations are needed to ensure that the Comprehensive Plan
and its implementing regulations are consistent with state law and the County’s direction. Finally, as
recreational marijuana matures in Washington, the County became aware of unforeseen impacts to
production and processing of marijuana in rural residential zoning districts. Based upon this new
information, amendments to the development regulations for recreational marijuana are required to
ensure continued community compatibility and environmental protection.
As the area surrounding the site-specific rezone (MLA20-00039) has been fully developed at
densities higher than RR1:10, the area has changed and the changes warrant a site-specific amendment.
The area surrounding the site-specific rezone continues to develop at residential and commercial
densities higher than the current assigned zoning of RR1:10. The surrounding development patterns
include commercial and institutional development. Surrounding residential development patterns include
substantial development of 5-acre home sites and development of smaller pre-existing lots of legal
record.
(vii) Whether inconsistencies exist between the Comprehensive Plan and the Growth Management Act
or the Comprehensive Plan and the Countywide Planning Policy for Jefferson County.
There are no inconsistencies between the Comprehensive Plan and the Growth Management Act
or the Comprehensive Plan and the Countywide Planning Policies.
B) Required Findings: 18.45.080(1)(b)(i) through (iii)
Page 5 of 9
Staff Draft – Version 1
(i) Whether circumstances related to the proposed amendment and/or the area in which it is located have
substantially changed since the adoption of the Comprehensive Plan.
Changes in circumstance dictate a need for amendments to the Comprehensive Plan and UDC.
With a newly reviewed and revised Comprehensive Plan, the UDC is undergoing a thorough
review under Regulatory Reform as required by resolution of the BoCC. Regulatory reform efforts and
changes to state policies and regulations resulted in amendments to the UDC, such as updates to the
Critical Areas Ordinance and permit processing procedures. In 2020, the County received a draft sewer
plan for the Port Hadlock sewer, which revises the engineering details of the sewer to provide a more
cost-effective solution for sewering the Port Hadlock UGA. This plan requires edits to the
Comprehensive Plan. Additionally, the County has begun investigating sewering the Brinnon LAMIRD.
Revisions to the Comprehensive Plan policies and narratives, in addition to development regulations are
needed to ensure that the Comprehensive Plan and its implementing regulations are consistent with state
law and the County’s direction. Finally, as recreational marijuana matures in Washington, the County
became aware of unforeseen impacts to production and processing of marijuana in rural residential
zoning districts. Based upon this new information, amendments to the development regulations for
recreational marijuana are required to ensure continued community compatibility and environmental
protection.
As the area surrounding the site-specific rezone (MLA20-00039) has been fully developed at
densities higher than RR1:10, the area has changed and the changes warrant a site-specific amendment.
The area surrounding the site-specific rezone continues to develop at residential and commercial
densities higher than the current assigned zoning of RR1:10. The surrounding development patterns
include commercial and institutional development. Surrounding residential development patterns include
substantial development of 5-acre home sites and development of smaller pre-existing lots of legal
record.
(ii) Whether the assumptions upon which the Comprehensive Plan is based are no longer valid, or
whether new information is available which was not considered during the adoption process or any
annual amendments to the Jefferson County Comprehensive Plan.
The assumptions upon which the Comprehensive Plan is based, and upon the goals and policies
which this recommendation is based, are still valid. However, there is new information which was not
considered during the adoption process, annual amendment, and periodic review and update process.
New information relating to the Port Hadlock UGA Sewer, including revisions to the Port
Hadlock UGA Sewer Facility Plan are now available. New information, including a capacity study of the
Dosewallips State Park Sewer system and updates to sewering provisions of the Growth Management
Act is now available. New information related to the environment, land use, and community capability
impacts from marijuana production and processing facilities is now available. Finally, new information
relating to the development patterns near the site-specific amendment have been brought to the attention
of DCD and the Planning Commission through the site-specific amendment application package.
(iii) Whether the proposed amendment reflects current widely held values of the residents of Jefferson
County.
Page 6 of 9
Staff Draft – Version 1
Yes, the proposed amendments in the 2020 Docket reflect the widely held values of the residents
of Jefferson County. During the February 10, 2021 public hearing on the 2020 Docket, XXX written and
XXX oral comments were received which support the Planning Commission recommendations. Further,
the proposed amendments are consistent with the Comprehensive Plan’s Vision Statement, which
focuses on environmental sustainability, rural economy, housing, and sustainable development patterns.
The Comprehensive Plan’s Vision Statement was extensively updated, in coordination with public
outreach, during the 2018 Periodic Review and Update.
C) Site-Specific Required Findings: 18.45.080(1)(c)(i) through (Viii) - Site Specific Findings for
MLA20-00039
(i) The proposed site-specific amendment meets concurrency requirements for transportation and does
not adversely affect adopted level of service standards for other public facilities and services.
The Planning Commission finds that the proposed site-specific amendment meets concurrency
requirements for transportation. The proposed site-specific amendment does not adversely affect adopted
level of service standards for other public facilities and services.
(ii) The proposed site-specific amendment is consistent with the goals, policies, and implementation
strategies of the various elements of the Comprehensive Plan.
The Planning Commission finds that the proposed site-specific amendment is consistent with the
goals, policies, and implementation strategies of the various elements of the Comprehensive Plan. This
includes consistency with LU-G-18, LU-G-20, LU-P-20.1, and LU-P-20.2. These goals and policies
encourage parcel sizes and zoning classifications which protect the rural character, are compatible with
surrounding land uses, minimize infrastructure needs, and protect environmentally sensitive areas.
(iii) The proposed site-specific amendment will not result in probable significant adverse impacts to the
county’s transportation network, capital facilities, utilities, parks, and environmental features that cannot
be mitigated, and will not place uncompensated burdens upon existing or planned service capabilities.
The Planning Commission finds the site-specific amendment will not result in probable
significant adverse impacts to the county’s transportation network, capital facilities, utilities, parks, or
environmental features and that the site-specific amendment will not place uncompensated burdens upon
existing or planned service capabilities. The Planning Commission has reviewed the DCD staff report,
including probable transportation impacts, county department comments, and the applicant’s State
Environmental Policy Act Environmental Checklist in support of this finding.
(iv) In the case of a site-specific amendment to the land use map, that the subject parcels are physically
suitable for the requested land use designation and the anticipated land use development, including but
not limited to access, provision of utilities and compatibility with existing and planned surrounding land
uses.
The Planning Commission finds that the subject parcel is physically suitable for the requested
RR1:5 zoning classification. The Planning Commission finds that the area surrounding the subject parcel
is developed, including commercial and institutional development and that surrounding residential
development is at the requested or a higher density. The Planning Commission also finds that the two
Page 7 of 9
Staff Draft – Version 1
proposed access point off of Romans Road and Parkridge Drive are sufficient for the RR1:5 zoning
classification. Finally, the Planning Commission finds that adequate utilities are available to the site,
including public water supply and electric service.
(v) The proposed site-specific amendment will not create a pressure to change the land use designation
of other properties, unless the change of land use designation for other properties is in the long-term best
interests of the county as a whole.
The Planning Commission finds that the site-specific amendment will not create a pressure to
change the land use designation of other properties and that the site-specific amendment is in the long-
term best interests of the county. The area surrounding the subject parcel is developed and the subject
parcel is an infill parcel. The surrounding existing development is at a density equal to or higher than the
requested density. As this is an infill parcel and is consistent with existing development patterns, this
will not create any development pressure for land use changes in the area.
(vi) The proposed site-specific amendment does not materially affect land use and population growth
projections that are the basis of the Comprehensive Plan.
Planning Commission finds that this individual proposed zoning change will not materially affect
and growth projections and comprehensive land use plans. The additional four single-family residences
and potential for four accessory dwelling units will assist Jefferson County in meeting its projected
growth rate of 0.98%. Jefferson County’s estimated 2019 growth rate was 0.90%, which is slightly less
than the projected 0.98% growth rate. An additional 4 lots will not materially affect the land use and
growth populations.
(vii) If within an unincorporated urban growth area (UGA), the proposed site-specific amendment does
not affect the adequacy or availability of urban facilities and services to the immediate area and the
overall UGA.
The proposed site-specific amendment is not within an urban growth area.
(viii) The proposed amendment is consistent with the Growth Management Act (RCW 36.70A), the
Countywide Planning Policies for Jefferson County, any other applicable inter-jurisdictional policies or
agreements, and any other local, state or federal laws.
The Planning Commission finds that the site-specific amendment is consistent with the Growth
Management Act, the Countywide Planning Commission, applicable inter-jurisdictional policies or
agreements, and other local, state, or federal laws. The site-specific amendment proposes RR1:5 zoning
classification, which generally allows one single-family home (plus accessory uses and dwellings) per 5
fives. The proposed density is consistent with this finding.
C) Findings Regarding the Record
1. The Planning Commission’s recommendation is based upon the record, including the
guidance provided by GMA, the Countywide Planning Policies, the Jefferson County
Comprehensive Plan, Jefferson County Code, Comprehensive Plan, February 3, 2021
Page 8 of 9
Staff Draft – Version 1
Staff Report, and hearing records. The Planning Commission asks the Board of County
Commissioners to please make note of the public comments specific to this matter.
2. The Planning Commission finds that assertions in the record can be confirmed by
information from other sources.
3. The Planning Commission finds that the recommendation satisfies legal criteria.
4. The Planning Commission finds that the recommendation is limited to the specific
amendments at issue.
Planning Commission Conclusions & Recommendation
The Jefferson County Planning Commission submits this recommendation for consideration by
the Board of County Commissioners:
Based on these findings and conclusions, upon guidance from the Growth Management Act, the
Jefferson County Comprehensive Plan, submitted written material by the applicants and staff, written
and oral public testimony, and formal deliberation concerning the proposals within the 2020 Docket, the
Planning Commission recommendation is as follows:
1. MLA19-00019 – Text Amendments to Marijuana Related Development Regulations.
Recommendation: Approval. Suggested text amendments proposed in Appendix 1.
2. MLA20-00116 – Text Amendments to Support Sewering the Brinnon Limited Area of More
Intensive Rural Development.
Recommendation: Approval. Suggested text amendments proposed in Appendix 1.
3. MLA20-00102 – Text Amendments to Support the Port Hadlock UGA Sewer Facility Plan
Update.
Recommendation: Approval. Suggested text amendments proposed in Appendix 1.
4. MLA20-00039 – Seton Site-specific Rezone from RR1:10 to RR1:5, Parcel ID No.
001281002, Located at Airport Cutoff Road (SR19) and Romans Road.
Recommendation: Approval.
Respectfully submitted by:
________________________________ _________________________
Page 9 of 9
Staff Draft – Version 1
Richard Hull, Planning Commission Chair Date