HomeMy WebLinkAbout15 1213 04STATE OF WASHINGTON
County of Jefferson
AN ORDINANCE APPROVING }
MASTER LAND USE APPLICATION }
#04-27, DESIGNATING CERTAIN }
PARCELS AS "AGRICULTURAL }
LANDS OF LOCAL IMPORTANCE" }
ON THE MAP OF COMPREHENSIVE }
PLAN LAND USE DESIGNATIONS }
ORDINANCE NO. 15-1213-04
WHEREAS, the Board of Jefferson County Commissioners ("the Board") has, as
required by the Growth Management Act, as codified at RCW 36.70A.010 et seq., set in
motion and now completed the proper professional review and public notice and
comment with respect to any and all proposed amendments to the County's
Comprehensive Plan originally adopted by Resolution No. 72-98 on August 28, 1998 and
as subsequently amended, and;
WHEREAS, as mandated by the Growth Management Act, the Board has
reviewed and voted upon the proposed amendments to the County's Comprehensive Plan
or "CP," and;
WHEREAS, the proposed CP amendment known as MLA #04-27 [Designating
Certain Parcels as Agricultural Lands of Local Importance] has been approved by the
Board during the second week of December as required by the County's development
regulations, known formally as the Unified Development Code or "UDC,"
The Board makes the following Findings of Fact with respect to this Comprehensive Plan
amendment:
Jefferson County adopted the current Jefferson County CP on August 28, 1998.
The CP has been amended since adoption.
2. Through adoption of the CP in 1998, the County zoned select parcels as
"Commercial Agriculture," a subset of "Agricultural Lands of Long -Term
Commercial Significance," based on soil classifications and other characteristics
in order to fulfill Natural Resource Lands designation obligations under the GMA.
ORDINANCE NO. 15-1213-04 re: Agricultural Lands
3. CP policies and strategies directed the County to create an "opt -in" process for
"Agricultural Lands of Local Significance,"a subset of "Agricultural Lands of
Long -Term Commercial Significance." Only two parcels were designated "Local"
with adoption of the 1998 CP.
4. The County adopted its development regulations or UDC in December 2000,
effective in January 2001.
5. An unincorporated citizens' group known as the Washington Environmental
Council (or "WEC") filed in March 2001 a timely Petition for Review (or "PFR")
said PFR generally alleging that the UDC did not comply with the GMA with
respect to designation and protection of what the GMA calls "critical areas."
6. Specifically, WEC alleged that the UDC was non-GMA compliant because it
categorically exempted pre-existing and ongoing agricultural activities from the
development regulations applicable to uses or developments that might occur or
were occurring within `critical areas,' what the UDC calls "environmentally
sensitive areas."
7. In March of 2002 the County and WEC entered into a Settlement Agreement on
this matter. One element of the Settlement Agreement was to amend the
development code to clarify and limit the stream and wetland buffer exemption for
`existing and on-going agriculture.' Another element was to complete a multiyear
basin -by -basin voluntary agricultural best management practices (BMPs) planning
process. That planning process is on-going.
8. In the code amendment process initiated in the interest of fulfilling the Settlement
Agreement, a comprehensive review of the County's Agricultural Lands
designations, goals, policies, and development regulations set in motion a series of
Agricultural Lands planning tasks. The 2003-2004 Agricultural Lands planning
effort was intended to complete unfinished planning tasks as set forth in 1998 CP.
9. The UDC was amended in April 2003 to clarify and limit the stream and weltand
buffer exemption for `existing and on-going agriculture.'
10. As part of the 2003 CP amendment cycle, Agricultural Lands designation
categories, goals and policies found in the CP were amended.
11. As a result of amendments passed during the 2003 cycle, the two "Agricultural
Lands of Long -Term Commercial Significance" categories are "Prime
Agricultural Lands" (formerly "Commercial Agriculture" and/or "Agriculture
Production District") and "Agriculture Lands of Local Importance" (formerly
"Agricultural Land of Local Significance").\
12. Both Prime Agricultural Lands (AP -20) and Agricultural Lands of Local
Importance (AL -20) have an underlying development density of one dwelling unit
per 20 acres.
Page 2 of 13
ORDINANCE NO. 15-1213-04 re: Agricultural Lands
13. In May 2004, the County adopted a set of development regulations through
Ordinance #06-0510-04 for agricultural activities and accessory uses, mirroring, in
part, GMA amendments signed into law by the governor at the conclusion of the
2004 legislative session.
14. In recommending adoption of the development regulations enacted through
Ordinance #06-0510-04 the Planning Commission informed this Board that "[w]e
believe that these amendments to the UDC will provide the agricultural
community in Jefferson County with a full range of opportunities to maintain and
improve the operation of their farms, while at the same time protecting the
functions and values of fish and wildlife habitat on and adjacent to lands used for
agriculture."
15. Passage of Ordinance #06-0510-04 also furthered the goals and policies behind the
State Legislature's enactment of RCW 36.70A.367 (Senate Bill 6237) which
explicitly provides for opportunities for uses accessory to agriculture on
designated Agricultural Lands in order to support, promote and sustain agricultural
operations and production.
16. The final step of the 2003-2004 Agricultural Lands planning effort was to
implement the Agricultural Lands of Local Importance program called for in the
1998 CP.
17. One benefit of the Local Importance program is the opportunity to more properly
designate under GMA those lands that are enrolled in the Open Space Tax
Program for agriculture.
18. Separately from the GMA, there are other state statutes that allow landowners to
reduce the assessed value of their parcel (and thus their ad valorem real estate
taxes) by requesting entry into a program known as the "Open Space Tax
Program" for agriculture. Citizens owning land in contiguous ownership of less
than 20 acres gain entry into this program by informing the State Department of
Revenue ("DOR") and/or the local Assessor that they grow a crop or otherwise
take a harvest from their parcel that has a value in excess of a minimum threshold
dollar amount. Owners of larger blocks of land do not need to prove they earn a
minimum threshold dollar amount from their land.
19. Numerous parcels in Jefferson County are the sites of farms and other agricultural
activities despite the fact that those parcels do not possess the logical underlying
zoning designation of Agricultural Lands.
20. Instead, those parcels that are being farmed but lack the underlying zoning
designation of Agricultural Lands often are zoned Rural Residential or other
GMA-derived designations.
Page 3 of 13
ORDINANCE NO. 15-1213-04 re: Agricultural Lands
21. Existence of these two distinct statutory schemes can lead to anomalies such as
land being farmed for a profit that is zoned Rural Residential and yet also has the
tax benefits of a lower assessment because it is part of the "Open Space Tax
Program" for agriculture.
22. As a way to perhaps remedy this situation, to implement the Agricultural Lands of
Local Importance program called for in the CP, and to complete the 2003-2004
Agricultural Lands planning effort, County staff timely proposed a so-called
"suggested" CP amendment (MLA #04-27) that would create a one-time `window'
for persons or entities having title to land having a non-agricultural zoning
designation to obtain an agricultural zoning designation to be known as
`Agricultural Lands of Local Importance' or "AL -20" as it is known in the
County's CP.
23. The County's CP, at pages 4-10 and 4-11, lists the seven (7) criteria that should be
used (and were used) to determine if an applicant's parcel(s) qualify to be
designated as AL -20.
24. Similarly, the CP at pages 4-9 and 4-10 has a category known as "Prime
Agricultural Land" or "AP -20" with seven (7) criteria that would apply when
deciding if an applicant's parcel(s) qualify to be designated as AP -20.
25. Both the CP and the UDC had been amended in 2003 to reflect the creation of AL -
20 zoning to enable the re -designation process under MLA #04-27.
26. Applications for a rezone to AL -20 (Agricultural Land of Local importance) were
received by the County for some 251 parcels.
27. The DCD staff member responsible for this proposed CP amendment had
erroneously reported that there were applications for 253 parcels. The accurate
number is 251, which represented the original count of applicants (250) plus one
application that had been overlooked in error, parcel #702144008.
28. The applications for AL -20 have undergone detailed analysis and have been
exposed to public comment and debate.
29. Initially, the County Planning Commission established a sub -committee, the
Agricultural Lands Committee (or "ALC") to facilitate discussion of issues
surrounding these 251 applications.
30. The ALC provided its preliminary recommendation for re -designation of parcels
to the County's Planning Commission when the Planning Commission held a
public meeting on September 15, 2004. At that time the Chair of the ALC
erroneously reported that there had been 255 parcels of real property on the list of
parcels for which landowners or representatives formally requested re -designation
to AL -20.
Page 4 of 13
ORDINANCE NO. 15-1213-04 re: Agricultural Lands
31. The ALC reported to the Planning Commission on September 15 that one purpose
of establishing in the CP criteria for a zone known as AL -20 was "meant to
address agricultural uses on smaller parcels."
32. The ALC informed the entire Planning Commission on September 15 that most,
but not all of the parcels on the list, were suitable for AL -20 designation and the
Planning Commission voted 8-0 to have the full list become subject to public
comment, analysis and debate.
33. The time frame for public comment ran from September 22, 2004, the date when
the County staff issued its report serving joint GMA and SEPA purposes, until
October 13, 2004, a period of 21 days.
34. Few written public comments were received with respect to the proposal that these
parcels be provided an AL -20 designation.
35. The Planning Commission held a public hearing on this MLA#04-27 on the
evening of October 6, 2004. One person provided oral comments.
36. In sum, the 220 parcels recommended for re -designation by County Department of
Community Development staff and the County Planning Commission have
received the AL -20 designation through adoption of this Ordinance. See Exhibit
"A" to this Ordinance. Some explanation of how the number decreased from 251
applicants to 220 approvals through the public review process before the Planning
Commission is necessary.
37. Of those 251 parcels, some 13 parcels possessed the zoning of AP -20 (Prime
Agriculture.) The owners of these parcels did not know their zoning and had
applied in error. There was no need to rezone these parcels to AP -20 or AL -20.
38. An additional five (5) parcels that applied for AL -20 designation turned out to be
tidelands and pursuant to the 1998 CP, commercial shellfish tidelands are already
considered part of the set of "Agricultural Lands of Long -Term Commercial
Significance." It was determined that there was no need rezone to AP -20 or AL -
20. These parcels were owned by two owners (Creekpaum owned three and
Yamishita owned two).
39. In each of those five cases the owner of the tideland parcel also owned an upland
parcel adjacent to the tidelands and his application for rezone of the upland parcel
was recommended for approval. The upland parcels are # 502294001—
Creekpaum and #601282001—Yamishita.
40. Regarding the Yamishita upland property the parcel is divided into two portions
each with the same parcel number. One part is 8.22 acres and the other is 10.96
acres. Both are currently zoned RR 1:5 and they abut large parcels of Commercial
Forest and Rural Forest.
Page 5 of 13
ORDINANCE NO. 15-1213-04 re: Agricultural Lands
41. The Creekpaum parcel is in two parts also, split by a road. The parcels are 3.07
and 4.08 acres, respectively, and the inland portion abuts Commercial Forest
zoning. The land is currently zoned RR 1:5 as is the land on either side of it. The
RR parcels abutting it range in size from about 1.5 acres to over 8 acres.
42. The ALC of the Planning Commission had extensive discussions concerning the
interpretation of criteria.
43. The ALC adopted the following criteria interpretations and made them part of the
staff report along with the seven (7) criteria from the Comprehensive Plan
regarding AL -20 lands.
44. This Board has been informed that criterion #8 in the staff report was mistakenly
added to the list from the Comprehensive Plan instead of to the list of criteria
interpretations.
45. The following interpretations for the AL -20 criteria found in the CP were adopted:
• Current or intended utilization for long-term commercial use will be determined
by the owner's statement on his re -designation to agriculture application form
indicating that he is selling his agricultural product or adding value to the product
and then selling it.
• There will be no minimum parcel size for land eligible for re -designation to
agriculture, however, parcels that are five acres or smaller that are adjacent to
acluster of parcels one acre or smaller will not be eligible unless they are also
adjacent to land designated as agriculture or land designated as Rural, Commercial
or Inholding Forest.
• Parcels designated Rural Forest which are under 40 acres in size are eligible for re-
designation to agriculture and parcels that are 40 acres or larger in size are not
eligible for re -designation to agriculture. (This is because the re -designation to
Agriculture with it minimum lot size of 20 acres should not be a means of granting
greater residential density on any parcel.)
• For the purpose of determining agricultural zoning, Christmas tree farming and
silvaculture (the cultivation of trees of the local region or forest) does not
constitute commercial agriculture. These practices fall under the rules governing
forestry.
• Parcels next to small parcels or lots that have similar or large parcels on three
sides can be approved, particularly if they are separated by a road from the smaller
parcels.
• The land has historically been used for agriculture. (This item was mistakenly
added to the Comprehensive Plan criteria in the staff report. It should have been
included here with the criteria interpretations.)
Page 6 of 13
ORDINANCE NO. 15-1213-04 re: Agricultural Lands
44. With the criteria from the CP and the seven (7) additional interpretations put in place
by the Planning Commission the analysis of the 233 remaining parcels (251-13-5 =
233) could and did begin.
45. Of the remaining 233 parcels, four (4) held Commercial Forest or Inholding Forest
zoning and therefore were ineligible according to the criteria listed in the CP. These
ineligible parcels are parcels #602301001, #602301003, #801012007 and
#902251002.
46. Two (2) other parcels were zoned Rural Forest and were over 40 acres in area and
therefore ineligible according to the CP criteria. These are parcels # 802101005 and
#701073004.
47. Three (3) additional parcels were defined by the owners as being in timber usage
rather than agriculture and therefore were ineligible based on use. These three parcels
are #601072003, # 801093003 and #802244009.
48. Two (2) parcels were recommended for denial because their current zoning is Rural
Village Center or "RVC." These parcels are # 602363007 and #602353008. Since
the Use Table found in the UDC was modified earlier this year to allow the
agricultural activities within RVC, there is, therefore, no advantage to re -designating
land within an RVC as AL -20. To do so would have a negative impact, because it
would limit the variety of commercial enterprises allowed.
49. One (1) additional parcel was recommended for denial because the owner stated that
he did not currently use his property for any type of commercial agriculture. This is
parcel #901263017.
50. One (1) additional parcel was also recommended for denial. Parcel #976800045 is a
narrow, water front parcel of some 1.26 acres in size with parcels of less than one acre
(.64 acres) on either side of it. Nor does this parcel abut Agricultural or Commercial,
Rural or Inholding Forest zoned land. Historic usage as agricultural land was
deemed by the ALC to not be sufficient reason to obtain an AL -20 designation.
51. Thus, the Planning Commission recommended denial for 13 parcels, bringing the
parcel count down to 233-13 or 220.
52. The ALC had originally recommended a lesser number of parcels for AL -20
designation and provided this preliminary recommendation to the full Planning
Commission on September 15.
Page 7 of 13
ORDINANCE NO. I5-1213-04 re: Agricultural Lands
53. The ALC reported back to the full Planning Commission and based on their report,
the Planning Commission deliberated on the ALC recommendations during the
Planning Commission's properly -noticed meeting of October 20, 2004. Discussed on
that date were several applications that appeared to have merit as worthy of the AL -20
designation.
54. At that October 20 meeting the Planning Commission asked the ALC to do further
research with respect to three (3) parcels that may be worthy of an AL -20 designation.
55. The ALC did further investigation, including site visits, and reported to the full
Planning Commission at a properly -noticed Planning Commission meeting on
November 3, 2004 that two of the three parcels analyzed since October 20 be
provided with the AL -20 designation. These two parcels are included in the final list
of 220 parcels approved for AL -20 designation, attached hereto as Exhibit "A."
56. In late November the Planning Commission's formal recommendation was conveyed
to the final decision -makers, this Board.
57. The County's UDC requires that any proposed changes to the Comprehensive Plan
Land Use Map be compared to and analyzed against certain "growth management
indicators" found in the UDC at UDC §9.5.4 and UDC §9.8.1.
58. With respect to UDC §9.5.4(b)(1), which asks whether the rate of growth and
development for the County is greater or lesser than was anticipated at the time of CP
adoption in 1998, the County Commissioners find, that in the short-term the
population of this County is not increasing as quickly as the CP envisioned in 1998,
but that such a smaller growth rate is not relevant to this particular amendment, since
the obligation to protect agricultural resource land and maintain and enhance natural
resource based industries such as agriculture is stated expressly within the GMA at
RCW 36.70A.020(8) as a goal that is not dependent on any particular growth rate or
lack of one.
59. With respect to UDC §9.5.4(b)(2), the County Commissioners find that the capacity
of the County to provide adequate services has not changed and will not change as a
result of the decision to adopt this MLA.
60. With respect to UDC §9.5.4(b)(3), which speaks of whether sufficient urban land has
been designated, the County Commissioners find that this GMI is not relevant to the
deliberations or decision reached with respect to MLA #04-27.
Page 8 of 13
ORDINANCE NO. 15-1213-04 re: Agricultural Lands
61. With respect to UDC §9.5.4(b)(4), the County Commissioners find that most of the
assumptions that supported the policies and goals of the 1998 Comprehensive Plan
remain valid, including the policies and goals that require the classification and
designation of Agricultural Lands as well as the promotion and furtherance of the
agricultural industry in this County. Therefore, this Board concludes that protection
of the industry of agriculture is furthered by creating the designation known as AL -20
and then providing that designation to some 220 parcels comprising some 2,991 acres.
62. If one divides 2,991 by 220, then one would note that the size of the average parcel
being provided a designation of AL -20 by this Ordinance is 13.6 acres, which would
constitute a small farmstead in the traditional sense.
63. With respect to UDC §9.5.4(b)(5), which discusses whether there has been any
changes in county -wide attitudes, this Board concludes that designation of these 220
parcels as AL -20 serves a clarifying purpose: to remedy the anomaly of land that is
being farmed that is simultaneously farmland for real estate tax purposes but rural
residential land for GMA zoning and development regulation purposes. County -wide
attitudes, this Board finds, have always supported the idea that the County should
regulate and use its `police power' in a way that harmonizes state statutes that seem,
at first blush, to contradict one another.
64. With respect to UDC §9.5.4(b)(5), the Board finds that to the extent that adoption of
this MLA amendment may in the future generate jobs located in the rural portions of
the County, its adoptions supports the GMA mandate that any County planning under
GMA must "foster .... rural -based economies, and opportunities to both live and work
in rural areas," pursuant to RCW 36.70A.030(14)(b).
65. With respect to UDC §9.5.4(b)(6), the County Commissioners find that there have not
been any changed circumstances to dictate a need for amendments, instead this
amendment implements numerous CP policies and goals that maintain and enhance
the natural resource industry known as agriculture.
66. With respect to UDC §9.5.4(b)(7), the County Commissioners find that any
inconsistencies between the County's Plan and the GMA existed before this Board
chose to legislatively designate certain parcels AL -20 because before designation of
the 220 parcels took place there were no parcels so designated.
67. With respect to the GMI codified at UDC §9.8. Lb(1), the Board adopts for this GMI
the finding listed above for UDC §9.5.4(b)(6) at Finding #61.
Page 9 of 13
ORDINANCE NO. 15-1213-04 re: Agricultural Lands
68. With respect to the GMI codified at UDC §9.8.1(b)(2), this Board concludes that this
MLA provided the County with much additional information with respect to the
various types of agriculture that citizens of this County are undertaking on smaller
parcels throughout the unincorporated County. This additional information provides
this Board with the rational basis for providing some 220 parcels with a designation of
AL -20, said designation better reflecting what is `occurring on the ground' and better
reflecting a set of development regulations that balance the needs of the landowner
and the GMA requirements.
69. With respect to the GMI codified at UDC §9.8.1(b)(3), this Board concludes that the
large number of applications, the lack of public outcry or dismay at this MLA and the
unanimous vote of this Board adopting this MLA indicate that the proposed
amendment to the CP Map reflects current widely -held values of this County's
residents.
70. With respect to the eight GMI codified at UDC §9.8.1(c), this Board finds that
because this CP amendment effects 220 parcels rather than merely one, two or a few
parcels it is not site-specific in nature, but is legislative, thus not requiring comparison
to the GMI codified at UDC §9.8.1(c).
71. This Board finds that adoption of this MLA conforms with and furthers certain
policies and goals found in the County's CP, specifically NRG 1.0, NRP 1. 1, NRP
1.3, NRP 1.5, NRP 1.8, NRG 2.0, NRP 2.2 as well as NRG 10.0 and all of the polices
listed under NRG 10.0.
72. The County has met and exceeded the public participation requirements of the GMA,
the CP and the UDC.
73. In 2003, a letter was sent to every property owner in Jefferson County who owns a
parcel or parcel of more than one acre in size. The letter described the Agricultural
Lands planning effort and alerted property owners to the potential for an "opt -in"
process for re -designation to Agricultural Lands.
74. During the summer of 2004, a 12 -page easy -to -read booklet was released that
explained the "opt -in" process and other information about Agricultural Lands
planning in Jefferson County.
75. In the late spring and early summer 2004, follow-up letters were mailed to farmers are
others on identified mailing lists to remind landowners about the "opt -in" process
underway in 2004.
Page 10 of 13
ORDINANCE NO. 15-1213-04 re: Agricultural Lands
76. An "Ag Lands Open House" was held on June 23, 2004 at the WSU Learning Center
in Hadlock. One of the objectives of the Open House was to inform landowners about
the "opt -in" process underway in 2004.
77. The Jefferson County Conservation District was instrumental in helping to reach the
intended audience with information about the "opt -in" process.
78. Every effort was made to alert as many potentially qualifying landowners as possible
for this "opt -in" process in order to meet the objective of having as much land
properly designated Agricultural Lands on the map of Comprehensive Plan Land Use
Designations as possible at the conclusion of the 2004 amendment cycle.
79. Formal re -designated requests were accepted until the end of July 2004. Each request
form had a signature line for the property owner or representative.
80. The adoption of this MLA is consistent with the GMA, the County Wide Planning
Policies and the CP.
81. This MLA underwent an environmental analysis for any potential "probable
significant adverse environmental impacts" pursuant to SEPA and the conclusions of
that analysis are found in the integrated GMA/SEPA report from DCD staff dated
September 22, 2004.
82. The County's Department of Public Works reviewed this MLA and found that it
would not impose any undue burdens or hardships on the County's existing
infrastructure.
83. The adoption of this MLA occurred in a manner that is consistent with the procedural
and substantive requirements of GMA §.130.
84. The adoption of this MLA further GMA §.367 because the adoption of this MLA
allows these 220 parcels to gain the benefits extended to agricultural producers by
County Ordinance #06-0510-04.
85. Designation of these 220 parcels as AL -20 through adoption of this Ordinance
supports and promotes GMA goals to protect Agricultural Resource Lands because it
supports economic opportunities associated with the ongoing practice of agriculture.
86. However, the Board reminds the reader that adoption of this Ordinance does not
extend to anyone the right to grow agricultural products since the growing of
agricultural products was allowed in all non-UGA zoning districts in the
unincorporated County before adoption of this Ordinance.
Page 11 of 13
ORDINANCE NO. 15-1213-04 re: Agricultural Lands
87. Nor does the County issue an "agricultural" permit, as this County regulates basic
agriculture (i.e., the growing of crops) only to the extent that such a proposed activity
might potentially A) affect an environmentally sensitive area (what the GMA calls
`critical areas') or B) require a storm water management permit pursuant to UDC §3.6
and §3.7.
88. The Board incorporates, as if stated herein in full, the written findings of fact and law
provided to it by the County's Planning Commission.
89. The Board held a public hearing with respect to this Comprehensive Plan amendment
on December 6, 2004.
90. At that time two persons testified regarding this proposal; one to praise the philosophy
behind this proposal and the second to question whether the SEPA analysis had been
sufficient because each of these agricultural sites will need a source of water to
operate and the alleged probable significant adverse environmental impact(s) of all
those additional individual or "exempt" wells on the aquifer was not adequately
studied in the staff's combined SEPA/GMA report dated September 22, 2004.
91. Unless an "exempt" well is offered to the County as proof of potable water the
County does not grant or deny any development permits relating to that individual
well. Similarly, as stated above in Finding #87, only in certain circumstances does an
agricultural operation trigger the need for a County permit.
92. The Board deliberated on this proposed Comprehensive Plan amendment on
December 13, 2004 during a public meeting.
93. During those December 13, 2004 deliberations the Board was informed of a case
known as Kim v. Pollution Control Hearings Board that stands for the proposition
that commercial agriculture does not require a water right from the State Department
of Ecology (or "DOE") if that commercial agriculture chooses to rely on an "exempt"
well as its source of water.
94. Since pursuant to the Kim decision, the agriculture that might occur on these parcels
provided with the designation of AL -20 presumably will not require a DOE -granted
water right should they rely upon an "exempt" well AND since the decision to
designate 220 parcels in the County (land amounting to .00258 of this County's land
mass of 1,808 square miles) did not add additional locations where agriculture could
occur, any estimate of probable significant adverse environmental impacts under
SEPA regarding an increased number of individual or `exempt' wells allegedly
having a negative impact on one or more aquifers would be purely speculative since it
Page 12 of 13
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