HomeMy WebLinkAboutPRE2020-00007 outline update 2021CAM2021-00150 Addendum to PRE20-00007
Newport Academy Permitting and Expansion
County Attendees:
• Shannen Cartmel, Associate Planner, 360-379-4454 or scartmel@co.iefferson.wa.us
• Austin Watkins, Interim Director, 360-379-4488 or amwatkins@co.jefferson.wa.us
Time and Date: April 28, 2021 at 10:00 AM
Applicant: Newport Academy
Representatives: Susan Jahn, Cushman & Wakefield Project Development Services; Sean Parker, Sean
Parker Architects
Site Location: Parcel numbers 001072001, 001076006, 001072007, and 001072009; 3804 Hastings Ave, Port
Townsend, WA 98368.
Description of Proposal: To bring the use of the property into compliance, including permitting any unpermitted
buildings and to expand and enhance the operations with a special use permit to be classified as an inpatient
substance abuse and mental health facility. The inpatient substance abuse and mental health facility use is a
classified as an essential public facility and if approved, will allow expansion of the existing facility. The facility
will continue to offer a treatment program, extended care, and a supported sober living environment.
The Jefferson County Code is available on-line at: http://www.codepublishinq.com/WA/JeffersonCounty/
DEVELOPMENT REVIEW DIVISION - Shannen Cartmel (360) 379-4454
Land Use:
• Zoned Rural Residential 1: 10 (RR l:10)
• Currently the operations at Gray Wolf Ranch, recently acquired by Newport Academy, are considered to
be non-compliant with current regulations as the use was expanded without the proper permits. In a letter
prepared by DCD in April 2019 for the Newport Group, Jefferson County gave several options to bring the
properties into compliance. Discussions between Jefferson County Prosecuting Attorney’s office and
Newport Group’s Attorneys have changed the course of land use permitting to be classified as an
Essential Public Facility.
1. Apply for land use approval for an Inpatient Substance Abuse and Mental Health Facility under
Essential Public Facilities as a Type V Special Use Permit in residentially zoned land. The
special use permit is also required to be reviewed under the same process as a
Comprehensive Plan amendment as specified in JCC 18.45. Typically, this is an annual
amendment process but because it is a special use permit for an essential public facility it
does not need to adhere to the date requirements of JCC 18.45. (JCC 18.45.030 (1)(f)):
▪ The project hearing with the planning commission will be noticed at the site, in the paper
and to adjacent property owners. The notice would run for a 10-day comment period.
▪ The benefit of this permit process is that the lot would regain conformity and not be
classified as a non-conforming lot. This allows for potential expansion in the future . The
project proposal when submitted can support large expansions of use while bringing the
other uses into compliance. Part of this approval would consist of ensuring septic and
water systems are following required codes for the size of the proposal.
▪ The application must include an alternative site analysis evaluating at least two other
alternative sites for the proposed facility. JCC 15.15.110 (4)(b).
• Project would require State Environmental Policy Act (SEPA) review and a completed SEPA checklist will
be required at time of application, SEPA will be noticed in conjunction with the noticing of the conditional
use permit.
• A SEPA decision will be issued and noticed to the public prior to the public hearing.
• An engineered stormwater plan will be required at time of submittal of the special use permit, to ensure
that all stormwater requirements can be met when development occurs.
• Septic proposals and water system must show preliminary ability to provide for the proposal at the time of
the special use permit. JCC 18.15.110 (v): “The special use will be supported by adequate public facilities or
services...” and JCC 18.20.140 “Water supplies and sewage disposal facilities adequate to serve the
proposed use shall be provided. Occupancy shall not be permitted before water supplies and sewage
disposal facilities are approved and installed.
• The planning commission will act as an advisory body that will make recommendations to the county
commissioner on all Comprehensive Plan matters.
• Final approval is a type V decision.
• Planning Commission will provide recommendations prior to final approval which will be based on the
criteria of JCC 18.45.050(4)(b).
Approval Criteria:
• (c) Approval Criteria. The burden of proof shall be on the applicant to provide evidence in support of the
application. The criteria for approval or denial shall include the following elements:
o (i) The characteristics of the special use will not be unreasonably incompatible with the types of
uses permitted in surrounding areas;
o (ii) The proposed special use will not create undue noise, odor, heat, vibration, air or water
pollution impacts on surrounding existing or potential dwelling units;
o (iii) The special use will not materially endanger the health, safety and welfare of the community;
o (iv) The special use is such that pedestrian and vehicular traffic associated with the use will not be
hazardous to or significantly conflict with existing and anticipated traffic in the local area;
o (v) The special use will be supported by adequate public facilities or services and will not adversely
affect pubic services to the surrounding area unless conditions can be established to mitigate
adverse impacts;
o (vi) The location, size and height of buildings, structures, walls and fences and sc reening
vegetation for the special use shall not hinder or discourage the appropriate development or use of
neighboring properties;
o (vii) The special use is not in conflict with the policies of the Comprehensive Plan, the
comprehensive plans of adjacent jurisdictions that may be affected by the use, or the basic
purposes of this chapter;
o (viii) For special uses outside of UGAs, extension, construction, or maintenance of urban services
and facilities is not required, unless no practicable alternative exist s;
o (ix) No feasible alternative site exists which better meet the requirements of these criteria;
o (x) The need for the special use at a specific location is documented, taking into account
regionwide distribution of facilities and the capacity and locati on of equivalent facilities;
o (xi) For special uses in or adjacent to resource lands, the impacts on the long -term natural
resource management and production will be minimized;
o (xii) For state-owned essential public facilities, the state shall provide jus tification for the facility and
its location in Jefferson County based on forecasted needs and a logical service area; and
o (xiii) For state-owned essential public facilities, the state shall have established a public process by
which the residents of the county and of affected and “host” municipalities have a reasonable
opportunity to participate in the site selection process.
• (d) Conditions of Approval. If approved, conditions of approval for the special use may include conditions
of approval which address the criteria listed above and the following:
o (i) Accessibility;
o (ii) Transportation needs and services;
o (iii) Public facility and service needs and availability;
o (iv) Site design;
o (v) Control of on-site and off-site impacts during construction;
o (vi) Facility operations; and
o (vii) Impacts on critical areas. [Ord. 14-18 § 4 (Exh. B); Ord. 8-06 § 1]
• The project must also meet all standards for commercial site development listed here (JCC 18.20.140):
o Water supplies and sewage disposal facilities adequate to serve the proposed use shall be
provided. Occupancy shall not be permitted before water supplies and sewage disposal facilities
are approved and installed.
o Use of a county, state, or private road for access to new commercial development shall be
permitted only if the applicant demonstrates that public health, safety, and welfare will be
protected, and if traffic and maintenance impacts to the private road are minimized by conditions
on the permit. In all cases, the use must have controlled access along the entire frontage of the lot;
and be limited to one curb cut unless otherwise authorized by the county engineer for public safety
purposes.
o No use shall be made of equipment or material which produces unreasonable vibration, noise,
dust, smoke, odor, or electrical interference to the detriment of the quiet use and enjoyment of
adjoining property.
o In cases where two or more commercial lots are adjacent to one another, internal and external
shared access is encouraged.
o Rural commercial uses shall require landscaping or screening subject to the provisions of JCC
18.30.130.
o The proposed use will result in minimal additional demands on services and utilities available in
rural areas and will not result in more than a minimal and manageable increase in demand on
community water supplies, sewage disposal systems, or roads. [Ord. 8-06 § 1].
Application & Fees Estimate:
• Complete Application Includes (JCClS.400.100):
o Permit Application
o SEPA Checklist
o Project narrative supporting the Special Use Permit (no form developed for a special use permit)
o Engineered Stormwater Plan
o Traffic Analysis
o Engineered Site plan (Only submit one site plan – that is prepared by the Stormwater engineer).
o Comprehensive Plan Amendment Form including all criteria from JCC 18.45.040(2)(b).
o Preliminary septic system plans from a licensed septic designer
o Preliminary stages of approval for a public water system
*Building permits will be required prior to beginning any building pro jects or after- the-fact
permitting on illegal structures.
Fees due at time of application:
• $2,134.00 DCD Special Use Permit (22 hours of paid time -additional hours above 22 hours will be billed
to the applicant)
• $970.00 SEPA
• $149.00 Notice of Application/SEPA/Comp. Plan Amendment
• $12.00 Notice Board
• $149.00 Notice of Hearing (Planning Commission)
• $149.00 Notice of Hearing (Commissioners)
• $722.00 Public Works Commercial Stormwater Review
• $902.00 Public Works Special Use Permit/Essential Public Facility Review
• $24.00 Scanning Fee
• $260.55 Five Percent Technology Fee
• $5,471.55 Fee Due at time of submittal
• Additional DCD fees may also include: Additional hours spent reviewing at a rate of $97.00 per hour after
22 hours), SEPA review, building permit fees and other appropriate fees if applicable after the pre-
application conference. Fees are based on 2021 fee schedule and are subject change. Contact our
reception desk for an appointment for intake at 360.379.4450.
JCC 18.40.090(5) Assurances Unavailable. It is impossible for the conference to be an exhaustive review of
all potential issues. The discussions at the conference or the information provided by the administrator shall not
bind or prohibit the county's future application or enforcement of all applicable laws and regulations. No
statements or assurances made by county representatives shall in any way relieve the applicant of his or her
duty to submit an application consistent with all relevant requirements of county, state and federal codes, laws,
regulations and land use plans. Pre-applications do not vest any portion of the development proposal. The
applicant should read and understand all applicable statues, regulations, and rules.