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HomeMy WebLinkAbout16- PUBLIC COMMENTS1 Amanda Hunt From:DCD Front Staff Sent:Thursday, September 23, 2021 3:44 PM To:Amanda Hunt Subject:FW: Proposed "Retreat" on 20 acres off of Oak Bay Road at milepost three Public Comment  ‐‐‐‐‐Original Message‐‐‐‐‐  From: John Ammeter <jammeter@cablespeed.com>   Sent: Sunday, September 19, 2021 12:20 PM  To: DCD Front Staff <dcd@co.jefferson.wa.us>  Subject: Proposed "Retreat" on 20 acres off of Oak Bay Road at milepost three  CAUTION: This email originated from outside your organization. Exercise caution when opening attachments or clicking  links, especially from unknown senders.  I live on Skywater Drive less than 1/2 mile south of the proposed retreat.  My understanding is the property is in two  parcels.  One zoned one house per 20 acres and the other parcel zoned for one house per 5 acres.  My own community  is zoned one house per 5 acres.  This is zoning that provides us with comfortable size lots and privacy.  To allow a large commercial retreat this close to my own community is not desired by me or several of my immediate  neighbors.  Increased traffic on Oak Bay Road would be detrimental to safety.  I often find bicyclists riding on the side of  the road.  There is only about 6 inches from the fogline available for bikes to travel.  This, of course, means they are in  the roadway and the increased traffic can only cause more accidents or near accidents.  I am opposed to any commercial use of that property.  John Ammeter  423 Skywater Drive  Port Hadlock, WA 98339  206‐914‐4602  *Exhibit O* 1 Amanda Hunt From:Peter P <pkpobr@gmail.com> Sent:Monday, September 20, 2021 2:48 PM To:Amanda Hunt Cc:Peter Petrakos Subject:MLA21-00066 CAUTION: This email originated from outside your organization. Exercise caution when opening attachments or clicking  links, especially from unknown senders.    Dear Ms. Hunt,    I am writing this to express my concerns over MLA‐00066.  I am just amazed at how fast this was posted and the short  lack of time to allow everyone to express their concerns and there seem to be quite many of them.    My name is Peter Petrakos. I live two parcels over from the proposed project. I don’t understand how something like  that retreat can even be considered. Most of us here on the hill are retired and bought our properties and have  developed them according to the zoning.    How can a person come in and build such a place and request zoning changes? It just baffles me.    One of my  biggest concerns is the tranquility of the area. But the biggest concern is water and runoff concerns.  With the climate change and the drier summers where will the extra water come for the 30 some people? I’m sure most  of us on the hill all pull our water from the same aquifer. A development like that seems to me would put a big dent on  water up here.    And what about all the run off from the rain? I know that there is concerns about that on both sides of Oak Bay Rd.     In my opinion there has to be more studies on just water and runoff issues.    I also think the deadline at the end of the month needs to be extended to allow more information on the impact to our  little area here.    Thank you for your time.    Regards,    Peter Petrakos      1 Amanda Hunt From:defossma@aol.com Sent:Monday, September 20, 2021 5:48 PM To:Amanda Hunt Subject:Proposed retreat on 20 acres near mile 3 marker on Oak Bay Road CAUTION: This email originated from outside your organization. Exercise caution when opening attachments or clicking  links, especially from unknown senders.  Hello: My husband and I have lived on Skywater Drive for 15 years. I would like to express our major reservations about the proposed "yoga retreat" off Oak Bay Road between Skywater Drive and Eagle Ridge Drive. Traffic is the most obvious impact, and this will start with the necessary logging, followed by a fairly large construction project, before the actual proposed usage of the property even begins. Another serious concern is water; where will the water needed for this facility come from? Water is already an issue in Washington, and it will only get worse, especially here in the rain shadow of the Olympics. Another serious concern is the viability of this business proposal. As described, it is a pretty narrow offering, and it will be competing with other venues in the area that can offer additional amenities. If this business fails, what will happen to the developed property? It will obviously not revert to forest. History suggests that it will then pass to some other business that we neighbors did not assent to. Finally, this is a business proposal for a rural residential area. It will not have a waterside presence that might make it more attractive and appropriate for its proposed use. Neither will it be on a "mountaintop" that might also make sense for this kind of development. At the very least, we feel that the comment period needs to be extended so that all interested parties have a chance to understand the proposal and make their concerns known. Thank you for your attention to this matter. Sincerely Edward and Mary Anne Desfosses 1 Amanda Hunt From:susan bishop <suzzymbishop@gmail.com> Sent:Monday, September 20, 2021 8:03 PM To:Amanda Hunt Subject:Opposition to proposed Pomona Woods LLC Development CAUTION: This email originated from outside your organization. Exercise caution when opening attachments or clicking  links, especially from unknown senders.  Hello Ms Hunt.     I am very concerned about the proposed Pomona Woods LLC development for a retreat off of Oak Bay. My concerns are:    ‐ The proposal includes 43+k new impervious surface area on only a 25 acre site. The additional impervious surface will  cause associated run‐off with potential slope destabilization depending on the logging,     ‐ The development includes 24 rooms which will increase traffic not only in the immediate area but cumulatively,  particularly if the retreat hosts events that is open to attendees beyond those staying there. We cannot get out of our  driveway some weekends because of traffic getting off the Peninsula.  Attendees are likely to explore the area adding  more traffic beyond just going to the retreat initially. Cycling is popular in the area and the roads are becoming  dangerous given the lack of shoulders. This will add to that.     ‐ It is inconsistent and potentially disruptive with the primary residential zoning use in the area (see conditional use  permit criteria).    ‐ The impact on water use and availability. We received a notice this summer regarding potential rationing given the low  water available with the lack of rain. The climate change that will be increasingly the case and I am concerned about  additional impact on water availability particularly from something that is designed to serve primarily those outside the  community.    There are two similar locations already available for similar use off Oak Bay Rd.: the Port Ludlow Resort, and the Old  Alcohol Plant, which has waterfront gardens, a vegetable garden, restaurant, and meeting. These are locations with  amenities nearby. I support businesses like that proposed when they are sited appropriately and fit with the community.  The proposed development does not meet those criteria.    I would like to attend the Zoom hearing on the proposal I understand is scheduled for October 1. Would you send the  logistics on how to join?    Regards,  Susan Bishop    1 Amanda Hunt From:Terri Ross <terri40love@yahoo.com> Sent:Tuesday, September 21, 2021 11:41 AM To:Amanda Hunt Subject:Pomona Woods Project CAUTION: This email originated from outside your organization. Exercise caution when opening attachments or clicking links,  especially from unknown senders.  Hello Amanda,  I would like to register a concern regarding the Pomona Woods LLC project.  I live  across the street from this.     The following are my concerns.    1. This is not a residential project. We are not zoned for commercial  2. The water run off from Oak Bay Road already comes down my property if they cut more trees it  will be worse.  3.  Water usage and septic for 24 rooms/showers & a kitchen will impact our wells/ground water.  We have no public water.  4.  No benefit to the community, except devalue our properties if you rezone to commercial  5.  More traffic coming on to Oak Bay Road    There are plenty places to have events in Port Townsend ‐ Fort Flagler, Fort Warden etc. What  happens if this venture fails and someone else comes in and changes the rules?    Why is the SEPA determination only Non ‐Significance?  There are wet‐lands on that property..    Please reconsider this project.   I would like to be notified of the zoom meeting.    Thank you for your consideration on this matter. Any questions please call.    Terri Ross  2971 Oak Bay Road  Port Hadlock, WA 98339  (360) 301‐3737  1 Amanda Hunt From:Amanda Hunt Sent:Tuesday, September 21, 2021 11:52 AM To:Amanda Hunt Subject:FW: MLA21-00066 1     Amanda Hunt  Assistant Planner  ahunt@co.jefferson.wa.us    From: Robert Kaufmann <rgk2@sbcglobal.net>   Sent: Tuesday, September 21, 2021 11:46 AM  To: Amanda Hunt <AHunt@co.jefferson.wa.us>  Subject: MLA21‐00066    CAUTION: This email originated from outside your organization. Exercise caution when opening attachments or clicking  links, especially from unknown senders.  Dear Ms. Hunt,    I am attaching an email message I sent yesterday to Commissioner Eisenhour regarding MLA21‐00066. I would  appreciate your comments.    Sincerely,    Robert Kaufman    - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -  September 20, 2021  TO: Heidi Eisenhour - County Commissioner Jefferson County - District 2 RE: Jefferson County Public Notice of Type III Land Use Application and Pending SEPA Determination MLA21-00066 Applicant - Pomona Woods LLC  Dear Commissioner,  2 I am writing to you to express my strong objections to the proposed land use by Pomona Woods LLC as outlined under application MLA-00066.  There may have been a time when any purchase of “deep forest” land in Jefferson County might have served varied purposes but, that time has passed for this specific area. I am sure I speak for many of my neighbors who feel as I do. This is a settled, residential area now and not for commercial purposes. We have all come here to retire or simply live peacefully and without any commercial distractions.  Here, in no specific order, are a few of my objections and concerns: - Negative impact to the existing aquifer that currently sustains residences - Increased traffic on Oak Bay Road which is already a problem - Constant flow of strangers with no vested interest in our area - There are already existing venues suited for the purposes outlined by Pomona Woods - Commercial signage - Potential business failure with an unacceptable repurpose of assets Thank you for your consideration. I would appreciate your comments. Sincerely, Robert Kaufmann 3162 Oak Bay Road Port Hadlock, WA 98339 360 437-4125 rgk2@sbcglobal.net  1 Amanda Hunt From:Chris Malan <cjmalan@gmail.com> Sent:Wednesday, September 22, 2021 5:36 PM To:Amanda Hunt Cc:Terri Subject:Comments and Request for Notice Regarding Public Notice of Type III Land Use Application and Pending SEPA Determination MLA21-00066 Attachments:Comment and Request for Notice.odt CAUTION: This email originated from outside your organization. Exercise caution when opening attachments or clicking  links, especially from unknown senders.  Amanda: Attached please find the referenced Comments and Request for Notice. Please include these comments in the record of proceedings for this application. Thank you. Chris  Chris and Laurie Malan 3135 Oak Bay Road Port Hadlock, WA 98339 cjmalan@gmail.com 801-541-0303 Amanda Hunt, Project Planner Jefferson County Department of Community Development Development Review Division 621 Sheridan Street Port Townsend, WA 98368 Re: Comments and Request for Notice Regarding Public Notice of Type III Land Use Application and Pending SEPA Determination MLA21-00066 Dear Ms. Hunt: Please consider this letter to be our comments and request for notice in the referenced matter. We have a number of concerns with the proposed development and request that the Department and Division carefully consider these matters and include them in the formal record of proceedings. First, we object to the use of the optional Determination of Non-Significance (DNS) process of SEPA for the proposed development. Among other impacts, the proposal would create 43,607 square feet of new impervious surface. Applicant’s SEPA Environmental Checklist, Custom Soil Resource Report and Geotechnical Report do not reference or include an analysis of the known instability and land subsidence issues in the vicinity of the proposed development along Oak Bay Road and Old Oak Bay Road. The failure to conduct a full SEPA review in an area of known geologic issues is improper. Additionally, adjacent and downgradient property owners are concerned with the impact of more than an acre of impervious surface within the proposed development and the unknown impacts on their properties. These issues and associated environmental impacts should be thoroughly analyzed pursuant to a full SEPA review. Amanda Hunt Page 2 Next, we oppose the application for a conditional use permit to allow a prohibited use of the subject property within our residentially zoned neighborhood. Neighbors of the proposed conference center have a significant interest in preserving the residential quality of our neighborhood. Commercial developments of the nature proposed by Applicant will irreparably and irreversibly change the residential quality of our neighborhood. We respectfully request that the application for a conditional use permit be denied. Given the known and unknown long term impacts of the proposed development, we urge the SEPA Official to reconsider the decision to use the DNS process and to conduct a plenary environmental review of the proposed development under SEPA. We further request that the Development Review Division deny the land use application and conditional use permit for this development. Sincerely, Chris J. Malan Laurie J. Malan 1 Amanda Hunt From:Ron Standley <ron.standley12@gmail.com> Sent:Friday, September 24, 2021 11:10 AM To:Amanda Hunt Subject:Pending Pomona Woods Proposal MLA21-00066 CAUTION: This email originated from outside your organization. Exercise caution when opening attachments or clicking  links, especially from unknown senders.  Hello Amanda.     Thank you for soliciting public comments on the proposed Pomona  Woods Community improvements, MLA21‐00066.    My wife and I reside at 2388 Oak Bay Road. We're concerned about  traffic impacts that would surely result if this project is permitted. As you  know, the current speed limit on Oak Bay Road is 50 MPH. Our primary  concern is the increased traffic that would occur as the seven staff  members commute twice‐daily to and from this proposed site. In  addition, the proposed 'commercial' kitchen would require several fresh  grocery deliveries each week, likely by truck. This increased traffic risk is  above and beyond the level of traffic generated by the many anticipated  guests arriving, touring the area, then leaving for their respective homes.    Our driveway entrance connects to Oak Bay Road near the top of a hill. In  the year we've lived here, we've had several close calls where other  drivers have come close to hitting us. In one instance, a 'triggered'  individual went so far as to pass us in a designated no‐passing zone. We  proceeded northbound and observed that individual then pass another  vehicle on a blind curve. We watched as a southbound Jefferson County  Sheriff executed a u‐turn to pursue and stop that pickup truck in front of  the animal hospital.    2 One way to mitigate these traffic safety risks would be to widen Oak Bay  Road for an adequate distance in advance of their driveway entrance.  The additional space would permit a center turning lane for slowing  northbound resort traffic, providing safe space to wait for an opportunity  to turn left into their driveway, while allowing other northbound vehicles  to continue safely. Further, additional width would be needed to allow  for a right‐turn‐only lane for south‐bound resort traffic to enter their  driveway safely while allowing other southbound traffic to continue  unimpeded. The developer must willingly pay for these, and any  additional expenses. As a taxpayer, I would resent being asked to  contribute to the cost of ‐ any ‐ mitigating solutions.     Additional concerns we have discussed involve increased water usage.  Guests and staff would require water. The proposed 'commercial' kitchen  will greatly increase water consumption as taps in this environment are  nearly always running wide open while food is prepped. Some  commercial kitchens use power‐washing techniques to maintain health  standards. Subsequent fresh water flow would impact the proposed  septic system, requiring increased capacity. We've recently had a visit  from a representative from  Jefferson County Health Department who  was investigating the increased bacterial load being released into Oak  Bay and the resulting toxic algae bloom. That impact involved only a few  homes whose septic fields might empty into a nearby creek. Now,  imagine the resulting impact of the guests and staff of this proposed  resort.    Also of concern is future zoning changes once a commercial enterprise is  permitted in an existing Rural Residential community? We purchased an  existing home in this residential area which we found very pleasant. If the  proposed resort negatively changes the community, we may decide to  move again, denying Jefferson County our tax dollars.     3 Lastly, the large amount of forested area that would be removed to allow  for structural foundation, impervious‐surfaced roads and parking is going  to have a much larger impact than that which 4‐5 private residences  would have. The resulting paved square footage would have a negative  impact on rain runoff/drainage, potentially increasing downslope soil  saturation which creates risk of soil liquefaction in an earthquake  scenario, increasing landslide exposure. Another consideration is denying  existing tree roots the water needed for continuing forest health.    I trust each of our concerns will be considered as your staff contemplates  this decision.    Ron and Pam Standley  2388 Oak Bay Road  Port Hadlock‐Irondale, WA 98339  720‐939‐4790        1 Amanda Hunt From:Bradley Offutt <boffutt01@icloud.com> Sent:Monday, September 27, 2021 10:27 PM To:Amanda Hunt Subject:The proposed Retreat Center on Oak Bay Road CAUTION: This email originated from outside your organization. Exercise caution when opening attachments or clicking links,  especially from unknown senders.  Ms. Hunt, I know you’re receiving lots of input on this proposed development, so I’ll keep it short.    As near as I can tell from the information available, this proposed development will be a positive change as our county  grows and seeks expanded business possibilities.  I have read what the owner is proposing and have read many, many  objections from folks who oppose this change.  I believe it would be a good thing for Jefferson County and that many of  the objections are ill conceived.    Thank you,  Bradley Offutt  1 Amanda Hunt From:Jan Quick <janquick@msn.com> Sent:Tuesday, September 28, 2021 2:05 PM To:Amanda Hunt Subject:Re: The Conditional Use Permit for Retreat Center on Oak Bay RD. Attachments:2021-9-27 Pomona Woods letter .pdf CAUTION: This email originated from outside your organization. Exercise caution when opening attachments or clicking links,  especially from unknown senders.  We are sending this to you as we were informed that you are involved in the permit process on this property.  Thank you for the opportunity to weigh in on the future of our community.    Attached are our comments on the proposed development and the main reasons that we believe this development  should not be approved.       Jan & Dave Quick  3186 Oak Bay Rd   Port Hadlock, WA    360‐774‐1464    To the Jefferson County Dept of Community Development, Development Review Division: Re: Parcels #921183008 & 921183002 Conditional Use Permit for a Small-Scale Tourist Recreation Use Retreat Center on Oak Bay Road We are submitting our comments on the proposed development of this property By Pomona woods LLC. We have been property owners at 3186 Oak Bay since 2004 and have lived on our property for the last 12 years. We are six parcels to the south of the proposed development. Our experience building and living here over the last decade gives us some concerns about the proposed Pomona Woods Retreat Center and its potential impact to the area. Our primary concern is the continued availability of adequate potable water for the existing wells on properties near this proposed development. Our house, like many on the west side of Oak Bay, is sited high on the ridge closer to the western end of the property which borders commercial forests. The proposed Pomona Woods structures would be similarly sited on its parcel. We share a 204 ft. deep well with the neighbors south of us. The well head is located on their parcel, the pumphouse/storage tanks on ours. The well serves four people in total over ten acres. During the wet season, the well pump draws enough water to fill our reserve tanks and keep up with normal usage. In the drier summer months, the volume typically slows down but has been adequate until recent years. Over the last several years, we’ve experienced repeated water shortages in the summer months when the pump cannot pull enough water to keep our tanks filled. We must constantly monitor our water usage and sometimes cut back on garden watering, laundry or showers and other normal use to allow our system to recharge. We have water saving appliances, low flow toilets and always let lawn our areas go dormant. We use water conservation methods for our vegetable gardens and landscape plants. The drought of this summer was especially challenging, and we have heard from others in the area that their wells are also stressed in the summer months. The proposed retreat center will likely be most active precisely at the time of year when our local wells are already most stressed. Surely the proposed commercial kitchen, large vegetable garden, and up to 30 guests needing showers, bathrooms, and clean bed linens has the potential to over burden the local aquifer even more. What happens if this project is built, and our wells begin to fail? Is there any recourse for established properties if they become unlivable for lack of water? A second issue is the petition to change the zoning of these parcels to allow for commercial use in a residential area. Currently the east parcel is zoned RR1:5 and steep heavily wooded west parcel is zoned RR1:20. As we understand it, that would be allow for one residence on each property, consistent with what exists in the surrounding area. Changing the zoning to allow for commercial use in a residential area seems an arbitrary choice that benefits only the landowner wishing to turn this property into a commercial venture. It would serve groups of people mainly from outside the community who can afford to rent the whole facility, but not the general community it resides in. What real benefit does this project bring to our community? Does it loosen the zoning codes to allow a cascade of non-residential uses outside the Urban Growth Areas? A third problem is the potential for increased disruption and traffic on Oak Bay Road and noise coming from the construction and operation of the facility. During the construction, there will likely be periodic obstruction to traffic along Oak Bay Road. Until the road is built, trailers hauling large equipment will need to off-loaded at the edge of Oak Bay Rd. To clear the way for the driveway, logging and brush cutting will add more noise and traffic. Installing a septic system to accommodate a 30- guest building will mean more digging, trenching and re-grading than would a typical home sized system. Trucks delivering building materials, construction workers’ vehicles, and the noise of construction will bring months of early morning noise to the close-in neighbors, possibly much longer due to the scale and complexity of this building project. To operate the retreat facility, there will be inevitable traffic of retreat attendees, employees and delivery trucks coming and going from the property. Once established, there may be light pollution coming from guests' windows, the parking areas and outdoor lights. The driveway may need more outdoor lighting for visitors who don’t know the terrain, than for a homeowner who drives it regularly. If the retreat center operates year-round, the driveway will need regular maintenance to keep it clear of leaves, fallen trees, branches and snow. A gravel road will need regrading periodically to deal with erosion, runoff and subsidence as the roadbed ages or is scaped too thin by a snowplow. (We know this from 7 years of living on a long, steep gravel road in a previous home.) During retreat events, it is likely that outdoor noise will reach the nearby neighbors. Even if the proposal states that no outdoor amplification will be allowed, do we have any assurance that this promise will always be enforced? People away from home tend to be noisy outdoors and people in groups even more so. And sounds carry surprisingly well along this slope. Sometimes from our house, we hear the High School band practicing outdoors several miles over the ridge in Chimacum. Like many of our neighbors, we chose our rural properties for the potential of privacy and quiet. Other than lawn mowers, chainsaws after a storm, or occasional outdoor gatherings, we enjoy a fair amount of quiet. We pay for that in the labor of upkeep on our properties and in the taxes we contribute to support our communities. We want to have a strong community, but also to enjoy the rural lives we’ve built here. What happens if the current business model of Pomona Woods fails and the owner decides on a more raucous recreational business? What happens if the property is sold? Is a new owner free to run any kind of commercial venue on the property? Is this the best use of our rural land? Thank you for listening. We hope that you will take these concerns into consideration to make the best decision for our community, one that preserves the residential rural nature for all of us who already call it home. Please call us if you have questions about these comments. 360-774-1464 Jan and Dave Quick 3186 Oak Bay Rd. Port Hadlock, WA 1 Amanda Hunt From:D. Beaton <DFBeaton-AGTA@msn.com> Sent:Wednesday, September 29, 2021 3:29 PM To:Amanda Hunt; David W. Johnson Cc:#Long-Range Planning Subject:Request to extend comment period, Case # ZON2021-00040 CAUTION: This email originated from outside your organization. Exercise caution when opening attachments or clicking links,  especially from unknown senders.  Re: Conditional Use Permit for Parcel 921183008 & 921183002, Oak Bay Rd, Port Hadlock    Dear Ms. Hunt, Mr. Johnson, and the Jefferson County Dept of Community Development,    Upon investigation I see that inquiries and meetings about an exceptional use to this land have occurred with  the DCD since October 2020, from the previous owner and the present owner.  An 8" x 11" notice (only facing  south) was posted on September 15, 2021, on the side of Oak Bay Road in a 50 mph zone, with no area to pull  over.  There were also notices in the Legal Column in the subsequent Port Townsend Leader.  Given the scope  and extent of exception to current land use of this project, that is not a good faith effort to communicate with  the public and the affected property owners.      Fifteen days is also an inadequate time frame for notification and comments. I request that the comment  period, set to end on September 30, 2021, be extended, so that affected property owners will have the  opportunity to investigate the proposal and its history, as well as the applicable land use code and zoning.    I also understand that the nature of the application requires a mandatory Public Hearing as indicated in  18.15.040, Table 3‐1, Category of Use C (Jefferson County Title 18 of the Unified Development Code, Article I).    Please keep me informed of all developments, announcements, meetings, hearings, etc. concerning this  proposal.    Thank you for your consideration,    Donna Beaton  PO Box 1335  Port Hadlock  WA 98339           1 Amanda Hunt From:Deisy Bach <deisyishiking@gmail.com> Sent:Wednesday, September 29, 2021 3:32 PM To:Amanda Hunt Subject:MLA21-00066 Comments and Request for Notice Regarding Public Notice of Type III Land Use Application and Pending SEPA Determination CAUTION: This email originated from outside your organization. Exercise caution when opening attachments or clicking  links, especially from unknown senders.  Dear Ms. Hunt:   This letter is in response to the Notice Regarding Public Notice of Type III Land Use Application and Pending  SEPA Determination MLA21‐00066.  My husband and I have a several concerns about the proposal and  request that my comments and concerns be made part of the formal recorded proceedings.   First, we oppose the use of a conditional use permit.  Our neighborhood, including the property in question is  zoned for residential use.   When we bought our property in 1999, we chose this location because it was quiet,  with no immediate businesses nearby.  According to our research at the time, the zoning laws limited the  growth in the area.  We considered Port Ludlow, and Port Townsend, but they were too busy for our plans.  To  allow a business or retreat would change the dynamics of the area and could negatively influence the property  values.  Commercial developments of the nature proposed by Applicant will irreparably and irreversibly  change the residential quality of our neighborhood.  We would therefore like to request a public opinion  period specifically on the CUP.  We also ask that you deny the conditional use permit.   We respectfully request that a full Determination of Non‐Significance under SEPA be required.   Oak Bay Rd  has many issues which were not addressed by the various reports submitted.  We have unstable soil which  causes runoffs weakening the headlands.  Several properties along Oak Bay have had losses of land due to  these run off.  In addition, there are many homes on wells, and they are already experiencing a shortage of  water in the well.  The addition of a well, feeding 35+ guests would have a huge impact on the residents.  We  also have no idea what wildlife may be present in a 120‐year‐old forest.  We may be disturbing or destroying  endangered species habitat.    In summary, we request that a full Determination of Non‐Significance under SEPA be required and that the  conditional use permit be denied, or at minimum include a public opinion period.   ‐‐   Sincerely,    Deisy Bach  925.785.3137  deisyishiking@gmail.com  1 Amanda Hunt From:ray ammeter <ray.ammeter@hotmail.com> Sent:Wednesday, September 29, 2021 3:51 PM To:Amanda Hunt Subject:Oak Bay Retreat CAUTION: This email originated from outside your organization. Exercise caution when opening attachments or clicking links,  especially from unknown senders.  Amanda,  The main concern I have is the amount of water this retreat will consume. The property owner downslope has already  experienced water shortages. My water comes from a well as all others along Oak Bay Rd South of Yarr rd. We should all  be worried about the water table and salt water intrusion. This very dry summer is an indication of our future weather  to come. In past summers we used to have rain for a few days and then sunny for a day or two. Now we are  experiencing weeks of sunny warm days, then a day or two of rain.     Being a resident on Oak Bay Rd since 1979 I agree with others, this is not a good location for a commercial  development.     Please do not make an exception to our zoning for this development.     Sincerely,  Ray Ammeter          Sent from my Verizon, Samsung Galaxy smartphone  Get Outlook for Android  1 Amanda Hunt From:Brent Butler Sent:Thursday, September 30, 2021 10:52 AM To:bertl@cablespeed.com Cc:Amanda Hunt Subject:RE: Opposition to the proposed MLA21-000066 Pomona Woods LLC project on Oak Bay Road, Port Hadlock Attachments:2021-9-27 Pomona Woods letter .pdf; CONCERNED CITIZENS-Pomona Woods LLC-09-29-2021.pdf Dear Bert Loomis:    Please be aware that public comment should be sent to the assigned planner, AHunt@co.jefferson.wa.us who  is cc’d this message or sent regular mail postage prepaid to the Community Development Department, 621  Sheridan Street, Port Townsend, WA 9836 prior to the close of the public comment period. I’ve also attached a  direct link to the application materials  https://test.co.jefferson.wa.us/WebLinkExternal/0/doc/2690354/Page1.aspx and include links to guidance  below.     How to Effectively Comment  https://www.seattle.gov/sdci/permits/comment‐on‐a‐project   https://wasco2040.com/2020/06/24/how‐to‐provide‐comment‐on‐land‐use‐matters/    The general public has two times to provide comment on this project. First, the public can submit comment  during the open public comment period before the staff report is written.  Second, the public can provide  comment at the public hearing.  In advance of the public hearing, staff analysis, conclusions and  recommendations contained in the staff report and accompanying attachments are available.    Warm regards,     Brent    ***********  Brent Butler, Director  Jefferson County   Community Development Department  621 Sheridan Street,   Port Townsend, Washington 98368    https://www.co.jefferson.wa.us/586/Public‐Notices    Permit Number MLA21-000066 Applicant Pomona Woods LLC Postal District Port Hadlock 2 Parcel Number 921183008 & 921183002 Project Description CONDITONAL USE PERMIT FOR AN SMALL-SCALE TOURIST RECREATION USE RETREAT CENTER - Pomona Woods LLC proposes to construct a commercial, small-scale tourist retreat center (“Pomona Woods”) along Oak Bay Road in Port Hadlock, Washington. The Pomona Woods Retreat Center would accommodate guest reservations for group activities such as yoga retreats, business group retreats, and corporate or not-for-profit strategic planning. Rooms would not be reserved for individual guests. The 7,355 square foot Pomona Woods Retreat Center proposes twenty-four rooms, a commercial kitchen to serve guests three meals a day, and would accommodate a maximum of thirty-five guests and seven employees. A caretaker residence (for two on-site caretakers), septic system, parking lot, lawn area, two access roads, and one entrance sign are also proposed to serve the retreat center. The proposal would create 43,607 square feet of new impervious surface. All work would be conducted on a vacant, heavily forested property. There is a Coastal Saltwater Intrusion Protection Zone located on the property. No other critical areas are located on the property. The applicant has submitted a SEPA Environmental Checklist, Stormwater Pollution Prevention Plan, Custom Soil Resource Report, and Geotechnical Report in conjunction with the Conditional Use (Type III) Permit application. The proposal is subject to review under the State Environmental Policy Act (SEPA). Notice Date September 15th, 2021       From: bertl@cablespeed.com <bertl@cablespeed.com>   Sent: Wednesday, September 29, 2021 7:01 PM  To: Greg Brotherton <GBrotherton@co.jefferson.wa.us>; Heidi Eisenhour <HEisenhour@co.jefferson.wa.us>; Kate Dean  <KDean@co.jefferson.wa.us>  Cc: James Kennedy <JKennedy@co.jefferson.wa.us>; Lorna Smith <smithlornapt@gmail.com>;  deisyishiking@gmail.com; Brent Butler <BButler@co.jefferson.wa.us>; Terri Ross <terri40love@yahoo.com>; Diana  Smeland <diana.smeland@gmail.com>; Randall Verrue <rverrue@hcvpartners.com>; deisyishiking@gmail.com;  terri40love@yahoo.com; Frances Rawski <docsunlimited@gmail.com>; cjmalan@gmail.com; Jim Scarantino  <jrscarantino@gmail.com>  Subject: Opposition to the proposed MLA21‐000066 Pomona Woods LLC project on Oak Bay Road, Port Hadlock    CAUTION: This email originated from outside your organization. Exercise caution when opening attachments or clicking  links, especially from unknown senders.  All,     I am vehemently opposed to the Pomona Woods LLC Development, for the reasons outlined in the attached documents.    This kind of development should be located within a Master Planned Resort [MPR] like Port Ludlow. It has the zoning and infrastructure in place [water & sewer] to accommodate a project of this size.    To consider a Conditional Use Permit for a project of this size, in rural Port Hadlock, defies zoning logic.  3   I will be following this application very closely.    Bert Loomis  235 Edgewood Dr.  Port Ludlow, WA 98365  bertl@cablespeed.com  360-437-0901  To the Jefferson County Dept of Community Development, Development Review Division: Re: Parcels #921183008 & 921183002 Conditional Use Permit for a Small-Scale Tourist Recreation Use Retreat Center on Oak Bay Road We are submitting our comments on the proposed development of this property By Pomona woods LLC. We have been property owners at 3186 Oak Bay since 2004 and have lived on our property for the last 12 years. We are six parcels to the south of the proposed development. Our experience building and living here over the last decade gives us some concerns about the proposed Pomona Woods Retreat Center and its potential impact to the area. Our primary concern is the continued availability of adequate potable water for the existing wells on properties near this proposed development. Our house, like many on the west side of Oak Bay, is sited high on the ridge closer to the western end of the property which borders commercial forests. The proposed Pomona Woods structures would be similarly sited on its parcel. We share a 204 ft. deep well with the neighbors south of us. The well head is located on their parcel, the pumphouse/storage tanks on ours. The well serves four people in total over ten acres. During the wet season, the well pump draws enough water to fill our reserve tanks and keep up with normal usage. In the drier summer months, the volume typically slows down but has been adequate until recent years. Over the last several years, we’ve experienced repeated water shortages in the summer months when the pump cannot pull enough water to keep our tanks filled. We must constantly monitor our water usage and sometimes cut back on garden watering, laundry or showers and other normal use to allow our system to recharge. We have water saving appliances, low flow toilets and always let lawn our areas go dormant. We use water conservation methods for our vegetable gardens and landscape plants. The drought of this summer was especially challenging, and we have heard from others in the area that their wells are also stressed in the summer months. The proposed retreat center will likely be most active precisely at the time of year when our local wells are already most stressed. Surely the proposed commercial kitchen, large vegetable garden, and up to 30 guests needing showers, bathrooms, and clean bed linens has the potential to over burden the local aquifer even more. What happens if this project is built, and our wells begin to fail? Is there any recourse for established properties if they become unlivable for lack of water? A second issue is the petition to change the zoning of these parcels to allow for commercial use in a residential area. Currently the east parcel is zoned RR1:5 and steep heavily wooded west parcel is zoned RR1:20. As we understand it, that would be allow for one residence on each property, consistent with what exists in the surrounding area. Changing the zoning to allow for commercial use in a residential area seems an arbitrary choice that benefits only the landowner wishing to turn this property into a commercial venture. It would serve groups of people mainly from outside the community who can afford to rent the whole facility, but not the general community it resides in. What real benefit does this project bring to our community? Does it loosen the zoning codes to allow a cascade of non-residential uses outside the Urban Growth Areas? A third problem is the potential for increased disruption and traffic on Oak Bay Road and noise coming from the construction and operation of the facility. During the construction, there will likely be periodic obstruction to traffic along Oak Bay Road. Until the road is built, trailers hauling large equipment will need to off-loaded at the edge of Oak Bay Rd. To clear the way for the driveway, logging and brush cutting will add more noise and traffic. Installing a septic system to accommodate a 30- guest building will mean more digging, trenching and re-grading than would a typical home sized system. Trucks delivering building materials, construction workers’ vehicles, and the noise of construction will bring months of early morning noise to the close-in neighbors, possibly much longer due to the scale and complexity of this building project. To operate the retreat facility, there will be inevitable traffic of retreat attendees, employees and delivery trucks coming and going from the property. Once established, there may be light pollution coming from guests' windows, the parking areas and outdoor lights. The driveway may need more outdoor lighting for visitors who don’t know the terrain, than for a homeowner who drives it regularly. If the retreat center operates year-round, the driveway will need regular maintenance to keep it clear of leaves, fallen trees, branches and snow. A gravel road will need regrading periodically to deal with erosion, runoff and subsidence as the roadbed ages or is scaped too thin by a snowplow. (We know this from 7 years of living on a long, steep gravel road in a previous home.) During retreat events, it is likely that outdoor noise will reach the nearby neighbors. Even if the proposal states that no outdoor amplification will be allowed, do we have any assurance that this promise will always be enforced? People away from home tend to be noisy outdoors and people in groups even more so. And sounds carry surprisingly well along this slope. Sometimes from our house, we hear the High School band practicing outdoors several miles over the ridge in Chimacum. Like many of our neighbors, we chose our rural properties for the potential of privacy and quiet. Other than lawn mowers, chainsaws after a storm, or occasional outdoor gatherings, we enjoy a fair amount of quiet. We pay for that in the labor of upkeep on our properties and in the taxes we contribute to support our communities. We want to have a strong community, but also to enjoy the rural lives we’ve built here. What happens if the current business model of Pomona Woods fails and the owner decides on a more raucous recreational business? What happens if the property is sold? Is a new owner free to run any kind of commercial venue on the property? Is this the best use of our rural land? Thank you for listening. We hope that you will take these concerns into consideration to make the best decision for our community, one that preserves the residential rural nature for all of us who already call it home. Please call us if you have questions about these comments. 360-774-1464 Jan and Dave Quick 3186 Oak Bay Rd. Port Hadlock, WA 1 CONCERNED CITIZENS PERMIT NUMBER: MLA21-000066 APPLICANT: POMONA WOODS LLC POSTAL DISTRICT: PORT HADLOCK PARCEL NUMBERS: 921183008 AND 921183002 PROJECT DESCRIPTION and PERMIT APPLICATION TYPE: Conditional Use Permit (CUP) Type III permit application for a small-scale tourist recreation use retreat center. SEPA Environmental Review: The optional Determination of Non- Significance (DNS) process of SEPA, Washington Administrative Code (WAC) 197-11-355 is being used. CITIZENS CONCERNS AND OBJECTIONS • The DNS process of SEPA is not sufficient for a development of this size and the impact on the neighboring areas along Oak Bay Road and Old Oak Bay Road • The DNS process is not adequate, the review of geologic and custom soil resource reports does not address or reference or analysis the known instability and land subsidence issues • How does a development of this size and impact become a consideration for approval in an Urban Growth Area? • How does the size of this project qualify in a designated Urban Growth Area? • Objection of rezoning to commercial zoning in a residential zoned neighborhood • An additional Conference Center is not needed or necessary in our community, there are 5 existing Conference Centers in an approximately 15-mile radius • The additional water usage depleting the water aquafer will add to the already existing drought concerns. Several residents in this close proximity are experiencing shortage of water in their wells and dry wells. 2 • The existing significant logging of trees in the area of this project presents for landslides, the additional removal of trees for this project supports the strong possibility of landslides and impacts the safety of our residential neighborhood • Water runoff and drainage • Adequate supply of potable water, this neighborhood have been experiencing water shortages. This property is not on public water or sewer, with projected draught danger increasing year to year, where will the water come from? • Pumping of water in a coastal freshwater well can substantially increase the risk of salt water intrusion. • Wetlands, blueline streams • Old growth trees • Logging on Rainier Land directly behind this development and to the north of this development, this increases the destruction to the currently healthy ecosystem • The proposed location of the parking lot is in an environmentally sensitive area • Ingress and egress • Increased traffic, burglary, and accidents, sound and light in residential neighborhoods on Oak Bay Road • Impact on wildlife due to loss of habitat includes, but is not limited to, spotted owls, eagles, bears, deer, Canadian Geese, California Wolverine, Olympic Torrent, Salamander, Van Dykes salamander, big eared bats, frogs, and the western toad • Pollution from the increase of traffic in a residential neighborhood, air quality, noise pollution, as well as facility light pollution and run off • Health concerns regarding Covid and the new virus from bring people in our retirement community from other states and cities • Decline in property values • What happens to the neighborhood area if the Conference Center/Retreat fails? The above mentioned are valid concerns and impacts to our residential neighborhood, we all purchased our homes with the promise of a beautifully wooded forest residential zoned area, this project has an extreme impact on our resident investments 3 In light of the existing economy, there are a lot of empty buildings, where businesses have failed during this difficult time. There are numerous existing studios and facilities trying to recover business and need rentals like this new facility is planning to provide. One more same or like facility to compete for business will only put the existing businesses in a financial jeopardy. W need to support our existing neighboring studios, fort communities, and arts facilities and businesses to keep them solvent. If this organization proposing this commercial development in our quiet, wooded residential neighborhood feels strongly about helping humanity with a retreat, they should sponsor or provide financial support to those struggling with the existing facilities in our community. The listed concerns and objections and the DNS not providing a sufficient report to cover all of our concerns, We request an Environmental Impact Report be prepared as a resolution to our concerns We also request that no exception be made to the rezoning of Oak Bay Road to a commercial zone and that the Planning Commission reject the Conditional Use Permit SEE ATTACHED SIGNATURES OF CONCERNED CITIZENS IN OPPOSITION TO THE PROPOSED COMMERCIAL ZONED TOURIST RECREATION USE RETREAT CENTER 1 Amanda Hunt From:Kathleen Heinz <kmheinz1@yahoo.com> Sent:Thursday, September 30, 2021 11:29 AM To:Kate Dean; Heidi Eisenhour; Greg Brotherton; Amanda Hunt Subject:07- BUILDING PLANS.pdf CAUTION: This email originated from outside your organization. Exercise caution when opening attachments or clicking  links, especially from unknown senders.        I request that you open these plans and take a hard look. Ann Burkhart is planning on constructing a commercial  driveway inches from my property, on a heavily eroded piece of land. There will be constant noise, light pollution and a  total loss of privacy, not to mention the risk of land loss and polluted runoff.She is clearly acting in a purely self serving  way without any regards to existing land use or her neighbors. The sheer size of this development, the impervious  surfaces, the glass exterior, the placement of her driveway and parking lot are clear indications that she has no intention  of trying to assimilate into the existing environment. Instead, she is willing to destroy the quiet, peaceful RURAL living  we all have a right to expect. Would you want this monstrosity in an old growth forest next to you??? It definitely is NOT  in nature with intended land use for this rural NEIGHBORHOOD!  1 Amanda Hunt From:D. Beaton <dfbeaton-agta@msn.com> Sent:Thursday, September 30, 2021 1:48 PM To:Amanda Hunt Cc:#Long-Range Planning; David W. Johnson Subject:Conditional Use Permit for Parcel 921183008 & 921183002, Oak Bay Rd, Port Hadlock; Case # ZON2021-00040 CAUTION: This email originated from outside your organization. Exercise caution when opening attachments or clicking links,  especially from unknown senders.  To Ms. Hunt and the Jefferson County Dept. Of Community Development: After doing some research of the case and reading the property owners’ argument for approval, the area is not Zoned  for that type of improvement – the area considered for this purported retreat is Zoned RR‐20, which means to allow  ONLY development of rural residential dwellings of One Unit per 20 Acres of land. See excerpt from the Jefferson CDO  Zoning Code ‐    (c) Rural Residential 1 Unit/20 Acres (RR 1:20). The purpose of this district is to provide a buffer in areas  adjacent to UGAs (Urban Growth Areas)  and designated forest and agricultural lands of long‐term commercial  significance, as well as protecting areas identified as possessing area‐wide environmental features which  constrain development such as shoreline areas or areas of steep and unstable slopes. The district also protects  land from premature conversion to higher residential densities prior to an established need.  It is clear that the new property owners are enchanted by character of the area that has been protected and preserved  by current zoning, but in the self‐interest of the proposed development and change of land use, will begin the process of  destroying that character.  The physical ramifications of having a 30 residential room building, along with a larger capacity for day use and dining  are well beyond the RR20 and RR5 designations for the neighborhood. The septic system, while physically possible with  technology, will go well beyond what is expected for a Rural Residential area. The water retrieval & use will far exceed  what is expected in RR20 which is also in a sensitive Saltwater Intrusion Protection Zone. Increased traffic and noise, the  loss of contiguous pathways allowed for native flora and fauna, are just a few of the other outsized impacts of this  proposal.  In addition, the nature of having a transient population negatively impacts the character and value of the area.   Transients (tourists, short term renters, students, etc) who are not invested in a community do not have a positive  impact on the community or character of an area.  Many urban planning studies support this.  Though the proposal describes a business geared to gentle spiritual yogis, carpooling, noise restrictions, and users  staying on property, none of that can be guaranteed.  If a developed property exists that is able to house, feed, and  accommodate the waste needs of 30+ residents, there is a high probability that it will end up being something else if the  current intended use fails.  This does not imply that the current property owner is being deceptive in the request for a  conditional use permit.    This development proposal is suited for areas zoned as Rural Commercial, NOT Rural Residential.  As a resident within a half‐mile of this property, I oppose the Conditional Use Permit, and I oppose any change in the  zoning of the referenced properties.  2 Please keep me informed of the public hearing.  Thank you for your consideration,  Donna Beaton           1 Amanda Hunt From:GOODWIN, ROSS (DNR) <ROSS.GOODWIN@dnr.wa.gov> Sent:Thursday, September 16, 2021 3:55 PM To:Amanda Hunt Cc:ALLISON, TED (DNR) Subject:DNR Comment MLA21-00066 Pomona Woods LLC CAUTION: This email originated from outside your organization. Exercise caution when opening attachments or clicking links,  especially from unknown senders.  Good afternoon Amanda,    I would like to comment on the proposed Pomona Woods LLC development off Oak Bay Road in Jefferson County  (parcels 921183008 and 002).  I have read the SEPA Checklist and other associated documents and it appears the project  will be constructing approximately 1800 feet of road and clearing areas for buildings and parking on an existing forested  vacant parcel.    It appears given the length of road and the amount of clearing, that an approved Class IV‐General Forest Practice  Application/Notification (FPA/N) will most likely be needed for this activity.  The applicant should contact Olympic  Region Forest Practice staff to see what will be required.  Please let me know if you have any questions.    Regards,    Ross Goodwin  Forest Practice Forester  Olympic Region  Washington State Department of Natural Resources  360‐460‐0900  ross.goodwin@dnr.wa.gov    STATE OF WASHINGTON DEPARTMENT OF ECOLOGY PO Box 47775  Olympia, Washington 98504-7775  (360) 407-6300 711 for Washington Relay Service  Persons with a speech disability can call 877-833-6341 September 30, 2021 Amanda Hunt, Project Planner Jefferson County Community Development Department 621 Sheridan Street Port Townsend, WA 98368 Dear Amanda Hunt: Thank you for the opportunity to comment on the optional determination of nonsignificance/notice of application for the Ponoma Woods Retreat Center Project (MLA21-00066) as proposed by Pomona Woods LLC. The Department of Ecology (Ecology) reviewed the environmental checklist and has the following comment(s): SOLID WASTE MANAGEMENT: Derek Rockett (360) 407-6287 All grading and filling of land must utilize only clean fill. All other materials may be considered solid waste and permit approval may be required from the local jurisdictional health department prior to filling. All removed debris resulting from this project must be disposed of at an approved site. Contact the local jurisdictional health department for proper management of these materials. WATER QUALITY/WATERSHED RESOURCES UNIT: Jessica Eakens (360) 407-0246 Erosion control measures must be in place prior to any clearing, grading, or construction. These control measures must be effective to prevent stormwater runoff from carrying soil and other pollutants into surface water or stormdrains that lead to waters of the state. Sand, silt, clay particles, and soil will damage aquatic habitat and are considered to be pollutants. Any discharge of sediment-laden runoff or other pollutants to waters of the state is in violation of Chapter 90.48 RCW, Water Pollution Control, and WAC 173-201A, Water Quality Standards for Surface Waters of the State of Washington, and is subject to enforcement action. Construction Stormwater General Permit: The following construction activities require coverage under the Construction Stormwater General Permit: 1. Clearing, grading and/or excavation that results in the disturbance of one or more acres and discharges stormwater to surface waters of the State; and Amanda Hunt September 30, 2021 Page 2 2. Clearing, grading and/or excavation on sites smaller than one acre that are part of a larger common plan of development or sale, if the common plan of development or sale will ultimately disturb one acre or more and discharge stormwater to surface waters of the State. a) This includes forest practices (including, but not limited to, class IV conversions) that are part of a construction activity that will result in the disturbance of one or more acres, and discharge to surface waters of the State; and 3. Any size construction activity discharging stormwater to waters of the State that Ecology: a) Determines to be a significant contributor of pollutants to waters of the State of Washington. b) Reasonably expects to cause a violation of any water quality standard. If there are known soil/ground water contaminants present on-site, additional information (including, but not limited to: temporary erosion and sediment control plans; stormwater pollution prevention plan; list of known contaminants with concentrations and depths found; a site map depicting the sample location(s); and additional studies/reports regarding contaminant(s)) will be required to be submitted. For additional information on contaminated construction sites, please contact Carol Serdar at Carol.Serdar@ecy.wa.gov, or by phone at (360) 742-9751. Additionally, sites that discharge to segments of waterbodies listed as impaired by the State of Washington under Section 303(d) of the Clean Water Act for turbidity, fine sediment, high pH, or phosphorous, or to waterbodies covered by a TMDL may need to meet additional sampling and record keeping requirements. See condition S8 of the Construction Stormwater General Permit for a description of these requirements. To see if your site discharges to a TMDL or 303(d)-listed waterbody, use Ecology’s Water Quality Atlas at: https://fortress.wa.gov/ecy/waterqualityatlas/StartPage.aspx. The applicant may apply online or obtain an application from Ecology's website at: http://www.ecy.wa.gov/programs/wq/stormwater/construction/ - Application. Construction site operators must apply for a permit at least 60 days prior to discharging stormwater from construction activities and must submit it on or before the date of the first public notice. Ecology’s comments are based upon information provided by the lead agency. As such, they may not constitute an exhaustive list of the various authorizations that must be obtained or legal requirements that must be fulfilled in order to carry out the proposed action. If you have any questions or would like to respond to these comments, please contact the appropriate reviewing staff listed above. Department of Ecology Southwest Regional Office (GMP:202105004) cc: Derek Rockett, SWM Jessica Eakens, WQ