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HomeMy WebLinkAbout10- COMMUNICATIONJEFFERSON COUNTY DEPARTMENT OF COMMUNITY DEVELOPMENT 621 Sheridan Street, Port Townsend, WA 98368 | Web: www.co.jefferson.wa.us/communitydevelopment Tel: 360.379.4450 | Fax: 360.379.4451 | Email: dcd@co.jefferson.wa.us _________________________________________________________________________________ SquareONE Resource Center | Building Permits & Inspections | Development Review | Long Range Planning July 23, 2021 POMONA WOODS LLC PO BOX 145 PORT HADLOCK WA 98339-0145 RE: SITE ADDRESS: OAK BAY RD CASE #: MLA21-00066 Dear POMONA WOODS LLC: Jefferson County Department of Community Development staff have reviewed the application materials for the above proposed project and have determined that your application is not complete. The following information is needed by October 21, 2021 to constitute a complete application: 1. Parking Plan: According to the submitted site plan, the applicant is proposing 24 parking stalls. The applicant has also proposed that there will be “a maximum of 40 people on-site at a time, including staff”. Please provide a parkingplan (narrative and site plan) that describes how parking will be provided for all guests, employees, and propertyowners. The parking plan must meet the requirements in JCC 18.30.100 and JCC 18.20.170. Please note that if the proposed parking stalls exceed 40 stalls, SEPA would be required (WAC 197-11-800 (1)(b)(iv)). 2. Landscaping Plan: The applicant has proposed to provide “Screen-A” landscaping for the Retreat Center,Caretaker Residence, and Parking Lot. The Landscaping Plan must demonstrate how the proposed project will meet the requirements in JCC 18.30.130(3), (5), (6), (7) and (8). Please see JCC 18.30.130(7)(a) to review the submittal requirements of the Landscaping Site Plan. 3. Stormwater Management Permit: The applicant is proposing 57,000 square feet of new impervious surface. Any project that proposes over 5,000 square feet of new impervious surface is considered a “Large Stormwater Project”.JCC 18.30.060 and JCC 18.30.070 requires the project applicant to submit a stormwater plan meeting MinimumRequirements #1 through #9 of the Department of Ecology Stormwater Management Manual for WesternWashington. Please review, fill out, and sign a Large Stormwater Packet and return the packet to the Jefferson County Department of Community Development. The Large Stormwater Packet includes the stormwater calculationworksheet and the construction stormwater pollution prevention plan. The Large Stormwater Packet shall beaccompanied by a Stormwater Site Plan and Permanent Stormwater Control Plan. 4. Sign: The applicant is proposing a small sign at the driveway entrance along Oak Bay Road. Please submit a signsite plan, design, and proposed dimensions (JCC 18.30.150). 5. Stream Verification Letter: The applicant has submitted the following statement in the Conditional Use Permit Application: “The seasonal streams on the property will be protected - in fact trails will be thoughtfully designed forguests to enjoy them, the woods, and the occasional wildlife to be seen”. The proposed New Private Road may belocated in the buffer area of the potential on-site seasonal non-fish bearing stream (Type “Ns” Stream). The required buffer for a Type “Ns” Stream is 50-75 ft depending on the property grade (JCC Table 18.22.630(1): Stream Buffers). Please consult a professional biologist to prepare a Habitat Reconnaissance Letter (Stream Verification Letter) toconfirm the presence of the stream, the stream type, and the associated stream buffer (JCC 18.22.650). If the streamis confirmed to be present on the property, the project site plan must also be revised to show the stream location and the regulated stream buffer. *Exhibit I* Pursuant to JCC18.40.110(3)(b), if an applicant does not submit additional information, does not request additional time to submit the required information within the ninety (90) calendar day period, or does not appeal the decision, the application will be considered abandoned and therefore withdrawn and the applicant shall forfeit the application fee. The Department of Community Development shall not be responsible for notifying the applicant of an impending expiration. Please advise the Department of Community Development in writing of your intentions. Sincerely, _____________________________________ Department of Community Development Staff Ann Burkhart Pomona Woods LLC PO Box 145 Port Hadlock, WA 98339-0145 July 26, 2021 Amanda Hunt Jefferson County Department of Community Development 621 Sheridan Street Port Townsend, WA 98368 RE: CASE #: MLA21-00066 Dear Ms. Woods, Per your letter of July 23, 2021, I am responding to request for further information on my CUP application. 1.Parking Plan: Please see attached Pomona Woods Site Plan with updates to the parking plan. We added 2 parking spaces next to the caretaker cabin and 5 in the main area. Although I will be encouraging carpooling this meets requirements for 1 per room and 1 per staff member. Since I submitted the CUP I took my financial plan out 10 years and I don’t anticipate going past 7 staff, including the caretaker. This revised plan includes 31 spots (24 guest and 7 staff), 1 of which is a handicapped spot, as required in 18.30.100 (b), (c) and (f) 2.Landscaping Plan: All 21.5 acres of the two parcels are heavily forested with mature (some over 100 years) evergreen (primarily cedar, fir, hemlock) and deciduous (big leaf maple and alder) trees. Understory consists of 6 foot plus sword ferns, salal, huckleberry. We will only be removing trees and shrubs where the buildings, road and parking are to be located so a more than adequate “Screen-A” landscaping will be maintained, as shown on the revised attached Site Plan. This screening will provide a deep, continuous, year-round screen well above the eight foot requirement. This forest screen will be maintained as long as the business is owned by Pomona Woods LLC. This should meet all the requirements outlined in 18.30.103 (3), (5), (6), (7) and (8). 3.Stormwater Management Plan: We are working on this and will send under separate cover ASAP. I apologize. I did not realize that a finished plan was required for the CUP. 4.Sign: We have not designed the sign yet (we won’t open doors for 2 years), but it will be as per 18.30.150 (h) a “Directional sign” meant to designate the location of Pomona Woods and will be submitted for permit when designed. We will design something similar to the picture below, but not to exceed 4 ft high and 8 ft wide (32 square feet). The sign will be located on the North side of the entrance road to the property, at least 6 feet back from Oak Bay Road (past the brush trimming line for Oak Bay Road). 5.Stream Verification Letter: I used the wrong word in my application when I said “The seasonal streams on the property will be protected.” Per the provided Geologic Hazard Assessment from Stratum Group, “Oak Bay Road bounds the east of the properties. The properties slope down to the east with moderate slopes. The slope has valley-like features associated with past drainage across the slope from west to east (Figure 2). These valleys are dry features with no evidence of water flow or active or ongoing erosion (Figure 3). I interpret these valleys as relict drainages that formed shortly after glacial ice left the area. At the late stages of the last glacial period freshly exposed bare land under harsher conditions with remnant ice in the vicinity was highly erodible. Numerous valleys like these are present in the region and others (Polenz and others, 2014 and 2015 and Contreras and others, 2014) have made similar interpretations. Periodic water flow may take place during unusual weather events such as rapid heavy snow melt on frozen ground. However, no significant erosion was observed in any of the valleys on the properties and with the exception of the very lower end of two of the valleys, there was no evidence of water.” Thank you for your guidance and review of the Pomona Woods plans. We are looking forward to becoming a part of the Jefferson County community. Best regards, Ann Burkhart Ann Burkhart, Owner, Pomona Woods LLC JEFFERSON COUNTY DEPARTMENT OF COMMUNITY DEVELOPMENT 621 Sheridan Street | Port Townsend, WA 98368 360-379-4450 | email: dcd@co.jefferson.wa.us www.co.jefferson.wa.us/commdevelopment Department of Community Development Staff September 1, 2021 POMONA WOODS LLC PO BOX 145 PORT HADLOCK WA 98339-0145 RE: SITE ADDRESS: OAK BAY RD MLA #: MLA21-00066 Dear POMONA WOODS LLC: Jefferson County Department of Community Development staff has reviewed the application materials for the above project proposal and has determined that the application is substantially complete. Additional information needed for project review may be requested in writing by the Director or Project Planner. Please call the Department of Community Development if you have any questions. The proposed start date for the Notice of Application and Comment period is Wednesday, September 15th. Please confirm with the assigned planner (Amanda Hunt) if the applicant is available to pick up Notice Boards on Tuesday, September 14th. Sincerely, JEFFERSON COUNTY DEPARTMENT OF COMMUNITY DEVELOPMENT 621 Sheridan Street, Port Townsend, WA 98368 | Web: www.co.jefferson.wa.us/communitydevelopment Tel: 360.379.4450 | Fax: 360.379.4451 | Email: dcd@co.jefferson.wa.us _________________________________________________________________________________ SquareONE Resource Center | Building Permits & Inspections | Development Review | Long Range Planning October 15, 2021 Dear Reviewer, RE: MLA21-00066 - ZON2021-00040 Jefferson County has forwarded the attached application to you for review and comment because your agency is responsible for determining compliance with state and federal requirements or may otherwise be affected by the following proposal: 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 care taker 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 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 Conditional Use (Type III) Permit application. The proposal is subject to review under the State Environmental Policy Act (SEPA). Location: Parcel # 921183008 & 921183002; Section 18 - Township 29N - Range 1E; Oak Bay Road, Port Hadlock, WA 98339 Please provide comments on the Department of Ecology Comment Letter (dated 09/30/2021), public water access opportunities, aquifer/water capacity issues, correspondence with the PUD, and any information regarding the success of well drilling on the property. Please also submit any other applicable comments. Comments must be received within fourteen (14) calendar days or by October 29, 2021. If no written response has been received within fourteen (14) days, your agency will be presumed to have no comments. If necessary, the UDC administrator may grant an extension of time for comment. Please contact at (360)-379-4450 if you desire an extension of time or have additional questions regarding this proposal. Thank you in advance for your attention to this matter. Sincerely, _____________________________ Amanda Hunt, Assistant Planner October 15, 2021 Date November 10, 2021 POMONA WOODS LLCPO BOX 145PORT HADLOCK WA 98339-0145 RE:SITE ADDRESS: OAK BAY RD CASE #: MLA21-00066 JEFFERSON COUNTY DEPARTMENT OF COMMUNITY DEVELOPMENT 621 Sheridan Street | Port Townsend, WA 98368 360-379-4450 | email: dcd@co.jefferson.wa.us www.co.jefferson.wa.us/commdevelopment Dear POMONA WOODS LLC: The Department of Community Development is in the process of reviewing your application. The following information is needed to continue review of your project. 1.SEPA CHECKLIST: Please see the attached Annotated SEPA Checklist. The comments with (*) are general DCD review comments that do not require further action from the applicant. The comments with (**) is information that needs to be specified and described in the SEPA Environmental Checklist. Please revise and re-submit the SEPA Checklist with the requested information. FYI- In compliance with state requirements, the applicant must answer all questions in the SEPA Checklist. If the applicant answers “no” or “not applicable”, the applicant must provide an explanation for those answers. Other important tips to keep in mind is to avoid using descriptive words like “mostly”, quantify answers when appropriate, and use percentages and data points to defend answers. The goal is to throughly define the proposal so that Jefferson County Department of Community Development (DCD) can determine how the project satisfies the Jefferson County Code. 2.STORMWATER SITE PLAN: Additional review from the Department of Public Works (PW) shall be required to approve the new locations of buildings, road, and parking lot in conjunction with the current proposed Stormwater Management Plan. The revised site plan (dated 11/10/2021) will be sent by Ms. Hunt to PW for further review. Please note that additional revisions may be requested upon PW review. 3.PUBLIC WORKS COMMENTS: According to the Stormwater Site Plan Review and Comments Letter, dated September 30th, 2021 and prepared by John Fleming PE, Development Review Engineer, Jefferson County Public Works, the following is required prior to completed the following: a. To meet MR#9 Operation & Maintenance, and ensure that the approved stormwater management facilities are appropriately maintained for the life of the project, prior to final project approval, the proponent shall enter into a Stormwater Management Facility Maintenance Agreement with Jefferson County. The Public Works Department will send a copy of the Agreement to the proponent which has been signed by the Public Works Director. The proponent shall sign the Agreement before a notary, file it with the Jefferson County Auditor, and provide Public Works with a copy of the recorded document. County Auditor 2021 recording fees are $103.50 for the first page and $1 for each additional page. b. Prior to DCD project approval, the proponent shall pay all costs related to the Department’s application review, plan review, inspections, and preparation of the Stormwater Management Facility Maintenance Agreement. In accordance with the Jefferson County Public Works Department Fee Schedule, the Department’s hourly development review fee is $90 for 2021. In the event that approval for the proposal is denied by Jefferson County or the proposal is not completed, the proponent shall still be responsible for paying the Department’s fee. Please see the attached PDF’s for the Stormwater Site Plan Review and Comments Letter and the Public Works Review Invoice. 4.FOREST PRATICE PERMIT: Please provide Jefferson County DCD an update regarding the Forest Practice Application correspondence with Ross Goodwin (Department of Natural Resources). 5.WELL/PUD CONNECTION: Please notify Jefferson County DCD what water source the applicant is planning to install for the proposal (i.e. private well or connection to the Quimper Water System). 6.PUBLIC COMMENTS: The following are common public concerns received during the public comment period: •• Increased traffic• Impact to adjacent residential development and use• Increased stormwater runoff and land instability • Increased noise and light pollution • Loss of privacy and security Does the applicant have any best management practices proposed to mitigate for and address these issues? Examples of plans submitted by previous applicants to address traffic, runoff, erosion, and construction noise issues are a traffic control plans, temporary erosion and sedimentation control plans, and construction and noise best management practices. Some examples of construction and noise best management practices include spraying exposed soil and storage areas with water during dry periods, covering exposed earthen stockpiles and loads of excavated material being transported from the site, choosing lower-noise construction activities such as using a hydraulic cutter instead of a circular saw, and scheduling the construction activities strategically so the noisiest activities occur during the most noise-tolerant periods least likely to trigger complaints from stakeholders. Please submit the above information to the Department of Community Development within 90 days of the date of this letter which would be 2/8/2022. Please call 360-379-4450 to speak with the assigned planner if you have any questions. Sincerely, Amanda Hunt_____________________________________ Department of Community Development Staff Date: 11/10/2021 Invoice ID: 2021ZON2021-00040 JEFFERSON COUNTY DEPARTMENT OF COMMUNITY DEVELOPMENT 621 Sheridan Street | Port Townsend, WA 98368 360-379-4450 | email: dcd@co.jefferson.wa.us www.co.jefferson.wa.us/commdevelopment Invoice Date Due: 12/10/2021 REMIT TO: BILLING ADDRESS: Please return the above portion with your payment DPW Cond Use Pmt (hrly) DCD029 517.50 Tech Fee DCD003 25.87 $543.37Total Amount Due: Jefferson County DCD 621 Sheridan St. Port Townsend, WA 98368 POMONA WOODS LLC PORT HADLOCK WA 98339-0145 PO BOX 145 Permit Number: ZON2021-00040 DPW Cond Use Pmt (hrly) DCD029 517.50 Tech Fee DCD003 25.87 Total Amount Due:$543.37 Payment is accepted by cash, check, debit or credit card (Visa, Mastercard, Discover). To pay by credit card, go to http://www.co.jefferson.wa.us/617/Credit-Card-E-Check-Payments-for-Permits, and click on the "Online Credit Card & echeck Payments" link on the left side of the page. For questions: call 360-379-4450. Pomona Woods Retreat Center Community FAQ What IS Pomona Woods? Pomona Woods vision is to inspire a lasting connection to nature, community and each other – all while adding value to the local community. We will host small group retreats for the purpose of education, enrichment and connection. To ensure and manage minimal impact on the site, and create an intimate experience for guests, we will limit occupancy to a maximum of 35 guests. We will not be hosting individual bookings at our retreat. We will be designing to and seek LEED (green building) certification, fully integrating sustainable, small footprint planning and execution. The integration of our retreat design and communication materials will inspire and delight guests to take make sustainable decisions in their own lives and workplaces. A focus on nature and habitat preservation is a cornerstone of our low footprint operating philosophy. While comfortable, the retreat isn’t fancy. The all-in-one building will be purpose-built for group interactions and will incorporate numerous sustainability features such as solar panels, cisterns to collect water for landscaping, rain gardens, and low impact and recycled building materials and furniture. Our retreat will not include features associated with spas or resorts such as gyms, massage, hot tubs, etc. Guests of Pomona Woods will enjoy delicious food, made in-house, with many locally sourced, sustainably grown ingredients. Care will be put forth to create guest excursions and team building options that will enrich the overall experience and connect the retreat to the local economic, cultural, natural, historic, and indigenous community. How will Pomona Woods Contribute to the community? ● Current property taxes on for the two parcels are $2,502.23/year. We anticipate this will increase to $38,000-$40,000 per year for Jefferson County after the structures are built. ● Based on revenue projections, by year five Pomona Woods will generate an additional $100,000+ annually in Sales and Use and Lodging Tax for Jefferson County. This does not include taxes from money guests spend off site. ● By year five, Pomona Woods will hire 6 local people, adding to the community employment base. ● We will focus on supporting local businesses for goods and services, such as local farmers, producers, artisans, maintenance, repair services etc. - further strengthening the local economy. ● We will support local arts and culture by providing a space for local artists, musicians, poets, writers, storytellers to hold workshops for people from around the Sound and world. In addition, we will showcase local artists with revolving exhibitions in the public areas. ● Part of our vision is to connect guests with the local community through farm visits and dinner lectures from craftspeople, environmentalists, storytellers, artists and local tribal members. ● In the winter we plan to hold 1-3 community workshops, cooking classes or other small events of local interest. ● We will collaborate with other local businesses, not-for-profits and community members around relevant local issues like housing and environmental protection and restoration. How is only 4.6% of the land impacted for buildings and roads? Per our submitted Stormwater Calculation Worksheet, the structure plus driveway, parking and roads equal 53,497 square feet. The total property is 21.5 acres or 938,282 square feet. That calculates at 5.7% of the forest being impacted. Another 3.5% impact will be for the septic and a small lawn. At least half of this impact, the location of the retreat building, parking lot, lawn and caretaker cabin will be built in an area where the current vegetation is mostly scrub and alder. In all areas every effort will be made to preserve trees of significant size and age that are in good health. Our commitment to habitat and ecosystem stewardship will include planting native vegetation to restore any vegetation temporarily impacted during construction. To help put the impact in perspective, we looked at the public record for one house in neighboring Eagle Ridge. The house had 4,200 sq ft of impervious surface associated with it. The Pomona Woods land contains 2 parcels so another buyer of the property could have built 2 houses of at least the same size, totaling 8,400 sq ft impervious surface. The impervious surface calculation for Pomona Woods buildings is 6,710 - less than the potential impact if this had been a residential development. The impervious surface calculation for a road (36,897 sq feet) would be the same for residential as it is for Pomona Woods, but we have made the road slightly longer to ensure the grade allows for a gravel road, not a paved road surface like was used for Eagle Ridge. In addition, much of the road follows the old logging road, requiring reduced tree removal and less land disturbance. What sort of traffic impact do you anticipate? We calculated daily traffic based on number of guests and staff, occupancy rates over the year and trips back and forth. Once we reach peak as a business, in about 5-7 years, we estimate 26 cars/day on Oak Bay Road, which is 1% of the daily traffic, using Jefferson County figures of 2,500 cars/day. Deliveries will be scheduled during standard business hours. Per the Department of Public Works Memorandum dated September 30, 2021 regarding Stormwater Site Plan Review and Comments: “Based on the minor increase in traffic, and low accident rate history along Oak Bay Road in the vicinity of the proposed project, the Department recommends finding that the proposal is not likely to result in significant adverse impacts related to transportation.” Guests/yr@ peak, yr 7 (24*.71*365) 6,219.60 RT = yearly guest estimate*2 12,439.20 Divide by Av. Carpool 2-3 (used 2.5) 4,975.68 Trips per day (divide by 365) 13.63 6 commuting staff *2 for RT 12.00 Deliveries 2x Week *2 for RT 0.57 Total trips / day 25.63 Will the development or construction create unstable slopes or risk of landslide? The main retreat building, with a roof size of 6,000 square feet, will be at the far Western edge of the 21.5 acres. Given the significant amount of mature forest that will be maintained, the county will only require use of dispersion method for roof and road runoff. That said, we will be installing a rain garden to manage run off from the retreat and caretaker buildings. The natural slope of the land runs East, not South, so any runoff will not impact direct neighbors even without that precaution. Jefferson County representatives have determined that there are no wetlands on the parcels. Per Jefferson County maps, the “slight” risk of landslide hazard and “intermediate”, not “unstable”, Shoreline Slope Stability are only on the lower three-quarters of the property. The retreat building and the caretaker cabin will be built at the Eastern, mostly flat quarter of the property. Only the lower third of the property is in the Coastal SIPZ “<100ppm chloride and ¼ mile from shoreline”– which is not where the well will be installed. Some neighbors have experienced well problems during the drought. Will Pomona Woods impact the aquifer? We are working with Jefferson PUD to extend the Quimper Water System and will not be installing a well as originally planned. This will be of benefit to neighbors along the extension who can now connect to reliable water at less expense. You talk about sustainable design – what specifically do you mean? Pomona Woods will be designing for LEED certification by the U.S. Green Building Council. Some of the building features planned so far include a high efficiency heat pump system, a high efficiency building envelope, low air leakage with a heat recovery ventilation system, energy efficient lighting, energy efficient water heating and kitchen appliances, and rooftop solar panels. To minimize use of concrete (and the associated high carbon footprint) and lessen the impact on the soil and fungal mycelium we will use helical screw piles vs. concrete foundation. Will Pomona Woods create light and sound pollution? Outdoor safety lights will be aimed low to encourage star gazing by guests. Indoor lights from the building and car lights from the road will not be visible to neighbors due to at least 50 feet of forest screening that will be maintained around the property. Quiet hours from 10:00PM - 8:00AM will be strictly maintained. No amplified music will be allowed outside any time of day. During the construction phase we would be happy to send interested neighbors periodic “construction updates” in advance of major phases, traffic, or disruption. Will this project result in increased crime in the neighborhood? Guests will be arriving as a group for educational activities and will be known to each other. All guests will be fully identified by Pomona Woods management prior to arrival. While not a luxury destination, Pomona Woods will not be a bargain location, and guests will be there for the program, not criminal activities. To address “destination prowling” parking areas will have motion sensor lighting and cameras and guests will be asked to keep valuables out of cars and lock their vehicles. Who is Ann Burkhart? Ann Burkhart is the sole owner and on-site manager of Pomona Woods. She was born and raised in Seattle and her family has been in the Northwest for generations. Prior to starting this venture, Ann worked helping companies source agricultural commodities in a socially and environmentally responsible manner – for Starbucks and the Earthworm Foundation. She was a board member for EarthCorps and Global Visionaries and just graduated as a Sound Water Steward. Pomona Woods is a family endeavor. Ann’s brother Paul is the project architect, and brother Kevin is advising on landscaping and trails. Her mother Carol is providing some financial support for the project. The Pomona Woods name comes from the owner’s great grandfather’s apple orchard in Dayton, WA – Pomona Ranch. James and Fannie Dumas’ ranch was one of the first in Washington state, planted in 1897. Pomona is also the name of a Roman wood nymph associated with trees and fruitful abundance. The name connects our retreat to a family history of a stewardship of the land, entrepreneurial spirit and a touch of whimsy. Why will people come to Pomona Woods? ● To solve problems or create a shared vision by coming together in the same physical space (corporate and not-for-profit team building and strategic planning off-sites) ● To build community through shared interests (quilting, literature, nature, low-footprint lifestyle, etc.) ● To learn or practice a shared discipline, seek inspiration, heal and grow (yoga, art, various wellness practices, writing, etc.) ● To play, laugh and build shared experiences (family and friend groups) ● To support an environmentally committed, woman-owned facility that inspires, educates and sets an example for how reducing our footprint can contribute to our collective well-being.