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Home My WebLink About12- PREAPPLICATION OUTLINE1 Pre-Application Conference, PRE21-00009 Department of Community Development Pomona Woods Retreat Center Proposal Small-Scale Recreation & Tourism County Attendees: Susan Porto [Emma Erickson], EH; Randy Marx [Carter Erickson], EH; Mina Kwansa, EH; Joel Peterson, DCD; Tom Aumock, fire consultant to DCD Time & Date: Tuesday, May 4, 2021; 10:30—11:30 am. Owner/Applicant/Representatives: Ann and Paul Burkhart, Owners Location: No address—ca. 3030 Oak Bay Road. Parcels 921183008, 921183002 Description of Proposal Retreat Center. Lodge with Gathering Hall and Dining Area, 26 rooms, maximum capacity 30 guests. The retreat center includes a gathering space that will be suitable for a corporate or not-for-profit team offsite, yoga retreat, family gathering, etc. Dining area for maximum 30 people, 1 large meeting area approx. 630 sq. ft., 2 bathrooms in the meeting area, 2 breakout rooms, Commercial kitchen to prepare food for guests only. See full description in application document. Site Summary The site consists of two adjacent parcels: a 1.3-acre, RR-5 parcel bordering the west side of Oak Bay Road (Parcel 921183002) and a 20.2-acre RR-20 parcel (921183008) abutting to the west of the small parcel. The site slopes upward from the road to about 21% slope to the western third of the 20-acre parcel where is levels to approximately 12% slope. The site appears to be wooded. The site is bordered on north and west by Commercial Forest, establishing a 250-foot development setback from the north and west property lines. The site is not within a water service area. Critical Areas: •Shoreline Slope Stability—Intermediate; Landslide Hazard—Slight •Seawater Intrusion Protection Zone--Coastal 1)PROPONENT’S PROJECT DESCRIPTION – Ann and Paul Burkhart 2)ENVIRONMENTAL HEALTH DEPARTMENT –Susan Porto, Mina Kwansa 3)DEVELOPMENT REVIEW DIVISION, DCD – Joel Peterson, John Fleming, Tom Aumock Zoning--Allowed Uses The proposed use is categorized as Small-Scale Recreation & Tourism, and is allowed with a Type III Conditional Use Permit. See timeline. *Exhibit K* 2 Performance and Use-Specific Standards https://www.codepublishing.com/WA/JeffersonCounty/?JeffersonCounty18/JeffersonCounty18 20.html#18.20.350 18.20.350(3) (a) Small-scale recreation or tourist uses may include limited and commensurately scaled commercial facilities intended to serve those small-scale recreational or tourist uses (e.g., a gift shop, delicatessen, convenience store, or associated retail sales and services); provided, that the applicant can demonstrate the following to the satisfaction of the approving authority that: (i) The principal demand for the commercial facilities is derived from the principal recreational or tourist use and not the existing and projected rural population; (ii) The associated commercial activities shall be clearly accessory to and dependent upon the primary recreational or tourist uses; (iii) The associated commercial activities, in addition to the principal recreational or tourist use, will not have a measurable detrimental traffic, noise, visual or public safety impact on adjacent properties; (iv) The use and associated structure is clearly appropriate and compatible in scale, size, design and function with surrounding uses and environment; (v) The use will not constitute new urban development in a rural area; (vi) The public facilities and services provided are limited to those necessary to serve the associated commercial activities and the principal small-scale recreational or tourist use in a manner that does not permit low-density sprawl; and (vii) All other applicable requirements and standards in this UDC are met. 3 Conditional Use Permit Criteria The purpose of the conditional use permit process is to provide flexibility in the application of the use regulations contained in this code in order to accommodate uses that may be appropriate in an established district under certain circumstances, but inappropriate in the same district under others. At the time of application, a review of the location, design, configuration, and potential impact of the proposed use shall be conducted by comparing the use to the goals and policies established in the Jefferson County Comprehensive Plan and to adopted development standards. This review shall determine whether the proposed use should be permitted by weighing the public need or the benefit to be derived from the use against the impact that it may cause. [Ord. 8-06 § 1] 18.40.530 Approval criteria for all conditional uses. (1) The county may approve or approve with modifications an application for a conditional use permit (i.e., uses listed in Table 3-1 in JCC 18.15.040 as “C(a),” “C(d)” or “C”) if all of the following criteria are satisfied: (a) The conditional use is harmonious and appropriate in design, character and appearance with the existing or intended character and quality of development in the vicinity of the subject property and with the physical characteristics of the subject property; (b) The conditional use will be served by adequate infrastructure including roads, fire protection, water, wastewater disposal, and stormwater control; (c) The conditional use will not be materially detrimental to uses or property in the vicinity of the subject parcel; (d) The conditional use will not introduce noise, smoke, dust, fumes, vibrations, odors, or other conditions or which unreasonably impact existing uses in the vicinity of the subject parcel; (e) The location, size, and height of buildings, structures, walls and fences, and screening vegetation for the conditional use will not unreasonably interfere with allowable development or use of neighboring properties; (f) The pedestrian and vehicular traffic associated with the conditional use will not be hazardous to existing and anticipated traffic in the vicinity of the subject parcel; (g) The conditional use complies with all other applicable criteria and standards of this title and any other applicable provisions of the Jefferson County Code or state law; and more specifically, conforms to the standards contained in Chapters 18.20 and 18.30 JCC; (h) The proposed conditional use will not result in the siting of an incompatible use adjacent to an airport or airfield; 4 (i) The conditional use will not cause significant adverse impacts on the human or natural environments that cannot be mitigated through conditions of approval; (j) The conditional use has merit and value for the community as a whole; (k) The conditional use is consistent with all relevant goals and policies of the Jefferson County Comprehensive Plan; and (l) The public interest suffers no substantial detrimental effect. Consideration shall be given to the cumulative effect of similar actions in the area. Additional Performance Standards JCC 18.20.080 Assembly Facilities: https://www.codepublishing.com/WA/JeffersonCounty/#!/JeffersonCounty18/JeffersonCounty1820.ht ml#18.20.080 JCC 18.20.140 Commercial Uses—Standards for Site Development: https://www.codepublishing.com/WA/JeffersonCounty/#!/JeffersonCounty18/JeffersonCounty1820.ht ml#18.20.140 JCC 18.20.290 Recreational Developments: https://www.codepublishing.com/WA/JeffersonCounty/#!/JeffersonCounty18/JeffersonCounty1820.ht ml#18.20.290 JCC 18.20.350 Small-Scale Recreation & Tourism: https://www.codepublishing.com/WA/JeffersonCounty/#!/JeffersonCounty18/JeffersonCounty1820.ht ml#18.20.350 SEPA (State Environmental Policy Act) 18.40.750 SEPA - Exemption threshold for commercial structure (WAC 197-11-800 (1)(b)(iv)) 12,000 square feet and with associated parking for 40 automobiles. - Exemption for land disturbing activities up to 500 cu. Yds. of cut/fill Development Standards Chapter 18.30 JCC – Development Standards: 1. Maximum area Impervious Surface in RR1:5 = 25% 2. Setbacks: Road—50 feet; Minimum rear & side yard setback = 5 feet 3. Forest Resource Land Setback = 250 feet (adjacent to commercial forest and rural forest). 5 4. Maximum building height = 35ft. 5. Type A screening requirements JCC 18.30.130—Full screen that functions as a visual barrier. 6. Parking Standards - Determined with site and use planning (18.30.100 Table 6-2) - One for each FTE employee who resides off the property (18.20.170) - Businesses requiring customers—shall provide adequate on-site parking - Two parking spaces for owners of the property 7. 18.30.150 Sign Code. - Shall not exceed 32 square feet total sign area - Administrative review for increased size or bonus signs is included in sign code - Standards exist for off-site signs 8. 18.30.060 Grading and Excavation Standards—Drainage controls may be required to regulate volume, peak flow and velocities of runoff water and to control pollutants, erosion, and sedimentation. 9. 18.30.070 Stormwater Management Standards – > 2,000 s.f. impervious surface or > 7,000 s.f. land disturbing activity = Stormwater Permit and Stormwater Site Plan. If 5,000 s.f. impervious surface, comply with Minimum Requirements #1 through #9 of Stormwater Management Manual for Western Washington, Dept. of Ecology, 2019. (JCC 18.30.070(4)(b)). 10. Emergency Services Access—see handout Permits and Process Conditional Use Permit No building permit shall be issued for any use involved in an application for approval for a conditional use permit until the conditional use permit is approved and becomes effective (JCC 18.40.550). • Permit Application • Conditional Use Permit Application- Base fee: 2,693.25 • Site Plan • Parking Plan • Landscaping Plan • Stormwater Plan Stormwater Management Permit (see Stormwater Guidance) • Stormwater Calculation Worksheet • Stormwater Site Plan • Construction Stormwater Pollution Prevention Plan • Permanent Stormwater Control Plan Building Permit (see Submittal Checklist) 6 • Permit Application - fees based, in part, on valuation • Supplemental Application for Residential or Commercial Building Permit • Proof of Potable Water • Septic Permit number and current Septic O&M Inspection paperwork • Site Plan • Floor Plan • Building Plans Sign Permit • Permit Application – Base fee $330.75 • Sign Permit Supplemental Application • Site Plan, Sign Design & Dimensions OTHER REGULATORY AGENCIES • Department of Ecology – Waste Management Guidelines • Olympic Region Clean Air Agency (ORCAA) • Governor’s Office of Regulatory Innovation and Assistance (ORIA)—Permit Guidance Documents Assurances are unavailable. Discussions at the Pre-Application Conference are not binding, and no statement made by county representatives shall in any way relieve applicant of the duty to submit an application consistent with all relevant regulations and requirements. 7 ESTIMATED TIMELINE FOR TYPE III PERMIT PROCESS Hearing Examiner Decision Week 1 Week 2 Week 3 Week 4 Week 5 Week 6 Week 7 Week 8 Week 9 Week 10 Week 11 Week 12 Week 13 Week 14 Week 15 Week 16 Week 17 7 14 21 28 35 42 49 56 63 70 77 84 91 98 105 112 119 Pre-Application Conference (Estimate 3 weeks for Pre- App scheduling and completion.) Date of Application Intake 28-Day Determination of Complete Application Case review for completeness & issues 14 days from Det. Of Completeness to Publication Notice due to Leader (Friday) Publication Date (Wednesday) Applicant posts Notice Board 14 Day Comment Period Staff Analysis & Report Schedule Hearing Examiner (2x/month) Publish Hearing Notice (at least 15 days in advance) Hearing 10-day Hearing Examiner Decision Period Permit Conditions and Preparation Issue Permit