HomeMy WebLinkAbout09- PRE-APPLICATION OUTLINEPage 1 of 10
PRE21-00032
Pre-Application Conference Marc and Heather Titterness Titterness Business Park Project
Agenda:
1. Meet Virtually @ 10:30 AM
2. Public Works Review 3. Building Department Review
4. Environmental Health Review
5. Fire Department Review
6. Land Use Review
7. Questions Debrief 8. End conference by 11:30 AM
County Attendees: Amanda Hunt & David Wayne Johnson– Department of
Community Development (DCD), Phil Cecere- Building Division, Randy Marx – Department of Environmental Health (EH), Terry Duff – Department of Public Works (PW), and Tom Aumock – (Jefferson County Fire Department)
Time and Date: Friday, November 5th, 2021 10:30 AM – 11:30 AM
Applicant(s)/Attendee(s): Marc and Heather Titterness- Property Owners Location: Parcel # 986702401, 153 N Otto St, Port Townsend WA, 98368
Description of Proposal: The Titterness’s are proposing to build a new conventional septic
system and 7,500 square foot building on Parcel 986702401 (which is currently vacant) for warehousing and light industrial usage. The building will serve as a “Business Park” for 10-12 businesses. There are no current business leases at this time. Although no specific businesses have been identified, the Titterness’s have confirmed that they only plan to accommodate
allowed “industrial uses” in the Light Industrial (Glen Cove Business Park) Zoning District
under JCC 18.15.040, Table 3-1. Allowable and Prohibited Uses. Proposed development will
also include an access area (driveway) and 7,314 square foot parking lot (approximately 40
parking spaces). The septic system is proposed to accommodate up to 25 full-time employees. Overall, the applicant is proposing less than 17,000 square feet of new impervious surface on a 48,400 square foot parcel (1.11 acres). The proposal requires review under the State
Environmental Policy Act (SEPA).
The Jefferson County Code is available on-line at http://www.codepublishing.com/WA/JeffersonCounty/
DEVELOPMENTAL REVIEW DIVISION – Amanda Hunt (360-379-4458) and David Wayne
Johnson (360-379-4465):
Land Use:
• Zoning: LI - Light Industrial
o The proposed industrial building (Light Industrial/Manufacturing & Warehouse/Wholesale Distribution Center) is an “allowed” use in JCC
18.15.040, Table 3-1. Allowable and Prohibited Uses.
o Please Note: The proposed businesses must also be “allowed” uses in the Light Industrial Zoning District per JCC 18.15.040.
o A Type I Septic System Permit (SEP2021-00127) and Commercial Road Approach Permit (RAP2021-00041) have already been submitted to the
Department of Environmental Health and the Department of Public Works.
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A Type I Building Permit will be required for the proposed 7,500 sq. ft industrial building and 7,314 square foot parking lot.
o The proposed industrial building is located on a parcel with multiple lots. For the
purposes of complying with Jefferson County's building and land use codes and
ordinances (JCC 18.35), the property owner of parcel 986702401 shall submit a
Declaration of Restrictive Covenant (DRC) OR apply for a Lot Consolidation. The
purpose of the DRC and Lot Consolidation process is to establish the entirety ofan owner’s property as one building tract.
•Setbacks and Impervious Surface Requirements (JCC 18.30):
o Forest Corridor and Tree Canopy in the Glen Cove Area: Setback from the right-
of-way of SR 20 shall be 50 feet on each side of the highway.
o Minor Collector and Local Access (N Otto Street): 20 feet
o Minimum Rear and Side Setbacks- 10 feet; Wherever a commercial use isproposed to abut an industrial use or zone, and vice versa, the setback shall be20 feet, unless otherwise specified in this code.
o Area of Impervious Surface Coverage: 55 %
o Maximum Building Height: 35 feet
o Maximum Building Size (sq. ft.): 10,000 square feet
•In the Glen Cove light industrial (LI) district, the 10,000-square-footbuilding size and the 35-foot building height for all “Yes” uses may beexceeded up to a maximum building size of 20,000 square feet and amaximum building height of 50 feet pursuant to the Type III review
process contained in Chapter 18.40 JCC and consistent with the
conditional use criteria contained in Chapter 18.40 JCC.
•The proposed project must also meet the development standards for industrial uses in
JCC 18.20.220. Development standards, including parking, visual screening, andlandscaping requirements, shall be as specified in Chapter 18.30 JCC. If a building orother development permit is required, this use is also subject to project permit
approval; see Chapter 18.40 JCC. Please see the following guidance below:
o A Parking Plan is required. Parking Plan must show the number of lots proposed.
o A Landscaping Plan is required. Grass landscaping is allowed over the drainfleid.
Bush and tree landscaping are not allowed over the drainfield. Screen-B
landscaping is a “filtered screen” that functions as a visual separator. Thislandscaping typically screens industrial uses from the road. Screen- Blandscaping shall at a minimum consist of a mix of evergreen and deciduous
trees and shrubs, generally interspersed to create a filtered screen, that grows
to at least eight feet in height within two growing seasons (JCC
18.30.130(3)(b)). The average width or depth of perimeter landscaping along
road frontages and required locations on private property shall be 10 feet ofScreen-B landscaping (JCC 18.30.130(4)(a)).
o Business signs require a Commercial Sign Permit from Jefferson County DCD.
o See attached JCC Chapter 18.20 and 18.30 Performance and Development
Standards.
State Environmental Policy Act (SEPA):
•The proposed industrial project is not exempt from SEPA (WAC 197-11-800). The applicant will be required to submit a SEPA Environmental Checklist in conjunction with the Type I Building Permit application. The SEPA Environmental Checklist will cover the
cumulative impacts of the proposed project (under the highest intensity use and
occupancy). The applicant will therefore describe ALL proposed components of the
project (i.e. building and septic). The applicant is required to answer every question. If
the applicant answers “no” to any of the questions, please provide an explanation. If the SEPA Environmental Checklist is not fully filled out, DCD will request a re-submittal
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of the checklist. The SEPA Environmental Checklist can be found on the Washington State Department of Ecology webpage or can be requested from DCD.
• The SEPA review process also requires a Noticing/ 14- day Comment Period (JCC
18.40.780(1)(e)). The noticing/comment period will be scheduled when DCD receives
a complete Type I Building Permit application and SEPA Environmental Checklist.
Critical Areas:
• According to the Jefferson County Geographic Information System (GIS) Maps, there are no Critical Areas located on the subject property. No further action is required. Archaeology:
• No archaeological hits were observed during review of this project (finding based on DAHP maps). If archeological resources are found during construction activities, the Department of Archaeology & Historical Preservation shall be contacted immediately. DEPARTMENT OF PUBLIC WORKS – Terry Duff (360-385-9159, TDuff@co.jefferson.wa.us)
Stormwater:
• The Jefferson County Department of Public Works (PW) will review the Stormwater Plan
and Stormwater Site Plan. The project is proposing greater than 5,000 square feet of
new impervious surface area, therefore all 10 minimum requirements of the 2019
Stormwater Management Manual for Western WA will be required per JCC
18.30.070(4)(c). The proposed industrial building and parking lot will require a Large
Stormwater Packet. The Stormwater Site Plan is required to show and label all applicable
stormwater best management practices.
o Stormwater Management is based off of the current Ecology Stormwater Management Manual (JCC 18.30.060 and JCC 18.30.070, Current Ecology Stormwater Management Manual for Western Washington). o If the applicant requires assistance filling out the stormwater forms, please contact John Fleming (PW, 360-385-9160, JFleming@co.jefferson.wa.us).
Road Approach Permit:
• The existing Commercial Road Approach Permit (RAP2021-00041) is conditioned for commercial development (also covers industrial project requirements). However, PW recommends that the approach and driveway should be centered within the platted road
right-of-way and not entirely on the north half of the platted road right of way. The
right of way would be shared with the southern parcel, so the driveway coming off of
North Otto Street should be center-lined. A commercial road approach must be 20’ wide
with a 35’ radius, and a paved apron a minimum of 20’ depth.
• Shared Data Regarding Proposed Traffic Impacts to N Otto St: Last traffic count was prepared on 9/23/2020 which concluded an average daily trip (ADT) score of 493. N Otto Street is operating at Level of Service (LOS) A. Road capacity is 10,000 ADT with
LOS C. Over the past 3 years, there were 0.000 accidents per million vehicle miles on
this road segment. Based on the Traffic Data provided by PW, the proposal appears to
have no significant impact to the immediate County road system.
DEPARMENT OF ENVIRONMENTAL HEALTH – (Main Office Line- 360-385-9444)
Water & Septic:
• The Jefferson County Department of Environmental Health (EH) will provide the review
of water and septic requirements for the Type I Building Permit. EH fees will be in addition to land use review listed down below.
• The project is within the City of Port Townsend water service area and will be required
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to connect to the public water system. The applicants are required to contact the City of Port Townsend to verify costs for connection to the public water system and to secure a water tap.
•It is highly recommended that the applicant contacts EH to determine if the proposed
septic system has the capacity for the number of bathrooms, kitchenettes, etc.
proposed.
APPLICATION AND FEES
•The complete application includes the following:
o Type I Building Permit Application
o SEPA Environmental Checklist
o Stormwater Forms
-Large Stormwater Packet, including the Stormwater Calculation Worksheet and Stormwater Site planoLandscaping PlanoParking Plan
o Site Plan
o Design Drawings
o Commercial Sign Application (if a sign is proposed)
o Any additional information which will demonstrate compliance with the code such
as narratives or photos.
o Type I Building Permit Fees are determined at the time of the application
o SEPA Review Fees are as follows: Base fee $970.00; Notice of Application fee
$149.00; Notice Board fee $12.00; Technical fee $56.55; Total fees $1,187.55
o Public Works Review Fee: TBD
o Environmental Health Review Fee: TBDoAdditional review time over the base amount is charged at $97.00 per hour.
o In this preliminary review of the proposed project, no review fees for any other departmental reviews have been identified.
OTHER REGULATORY/LAND USE CONSIDERATIONS:
The proposal will be sent out for review and comment by other affected agencies and Tribes.
JCC 18.40.090(5) Assurances Unavailable. It is impossible for the conference to be an
exhaustive review of all potential issues. The discussions at the conference or the information provided by the administrator shall not bind or prohibit the county’s future application or enforcement of all applicable laws and regulations. No statements or assurances made by
county representatives shall in any way relieve the applicant of his or her duty to submit an
application consistent with all relevant requirements of county, state and federal codes, laws,
regulations and land use plan.
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JCC Chapter 18.20 and 18.30 Performance and Development Standards 18.20.220 Industrial uses – Standards for site development.
(1) All Industrial Uses. The following standards apply to all industrial uses as listed in Table 3-
1, all industrial uses identified in Chapter 18.18 JCC (Irondale and Port Hadlock UGA Implementing Regulations), and to those other uses determined by the administrator to be industrial uses:
(a) The use of chemicals, industrial solvents, or other noxious or hazardous substances
shall comply with all federal, state, and county safety, fire, structural, storage, and
disposal standards.
(b) Water supplies, wastewater, and sewage disposal facilities adequate to serve the proposed use shall be provided. Industrial wastewaters shall not be discharged into an
on-site septic system and are subject to waste discharge permit requirements
established by the water quality program of the Washington Department of Ecology.
(c) Retail sales and services incidental to a principally permitted use are allowable,
provided:
(i) The operations are contained within the main structure which houses the
primary use;
(ii) Retail sales occupy no more than 15 percent of the total building square
footage; (iii) No retail sales or display of merchandise occurs outside the structure; and
(iv) All products offered for retail sales on the site are manufactured,
warehoused, or assembled on the premises (except for products sold at colleges
or technical schools). (d) No use shall be made of equipment or material which produces unreasonable
vibration, noise, dust, smoke, heat, glare, odor, or electrical interference to the
detriment of the quiet use and enjoyment of adjoining property.
(e) Use of a county access road or private road for access to new industrial development shall be permitted only if the applicant demonstrates that public health, safety and welfare will be protected, and if traffic and maintenance impacts to the private road are minimized by conditions on the permit.
(f) Development standards, including parking, visual screening and landscaping
requirements, shall be as specified in Chapter 18.30 JCC, Development Standards, for
rural industrial uses and as specified in Chapter 18.18 JCC (Irondale and Port Hadlock
UGA Implementing Regulations) for urban industrial uses, except as otherwise provided for in this chapter.
(2) Light Industrial Uses – Additional Standards. All operations other than loading and
unloading shall be conducted within a fully enclosed building, except for concrete batch plants
located in an urban district subject to the requirements of this chapter. [Ord. 8-06 § 1]
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18.30.100 Parking. *The entire “Parking” section is not included below. Please review entire section in the Jefferson County Code*.
Table 6-2. Minimum Number of Parking Spaces Required for Different Land Uses.
Industrial Uses
For all industrial uses (except as listed below) 1 per employee plus 1 per 300 square feet of any associated retail sales area
Heavy equipment rental services 1 per 750 square feet plus 1 per employee
Recycling center 1 per 750 square feet plus 1 per employee
Solid waste handling facilities 1 per 750 square feet plus 1 per employee
18.30.110 Off-street loading space requirements.
Every nonresidential building used for retail, wholesale, manufacturing, or storage activities,
excluding self-service storage facilities, shall provide off-street loading spaces in accordance
with the standards listed below:
(1) One loading space shall be required for each building containing 7,500 or more square feet
of gross floor area. (2) Each loading space must be a minimum of 10 feet wide, 25 feet long, have an
unobstructed vertical clearance of 14 feet, six inches, and be surfaced, improved, and
maintained as required by this section. Loading spaces must be located so that trucks do not
obstruct pedestrian or vehicle traffic movement or project into any public right-of-way. All
loading space areas shall be separated from required parking areas and shall be designated as truck loading spaces.
(3) Any loading space located within 100 feet of areas designated for residential use shall be
screened and operated as necessary to reduce noise and visual impacts. Noise mitigation
measures may include architectural or structural barriers, beams, walls, or restrictions on the
hours of operation.
(4) Loading areas and dumpsters shall be screened from adjacent residential uses by walls, trellises, arcades, or landscaping. [Ord. 8-06 § 1]
18.30.130 Landscaping/screening.
(1) Application. Landscaping or screening shall be provided for all multifamily residential, commercial and industrial land uses, small-scale recreational and tourist uses, and as required in other sections of this code, except that landscaping will not be required of industrial uses
within the resource-based industrial district when the development is sufficiently screened
from public view.
(2) General Provisions. (a) Existing trees, vegetative plantings, undisturbed open space, and/or topographic or
natural features which meet or exceed these standards shall be considered to fulfill the
landscaping or screening requirements of this section and any other applicable
reference to these screening requirements in other sections of this code.
(b) The administrator may authorize variations to the landscaping/screening requirements of this section to:
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(i) Provide consideration of topography, natural features, existing native vegetation and soils on the site and site location in relation to adjacent and surrounding uses;
(ii) Allow alternative plant mixes or berming that accomplish the purposes of the
type of landscape screening required;
(iii) Conserve water through the concept of xeriscaping; (iv) Provide flexibility in the size of initial plantings; and
(v) Ensure that any nonresidential use, structure or activity when proposed in a
rural residential (RR) district shall be compatible with that of existing and
anticipated future uses in the district. (3) Landscape Screening. The three types of landscaping screens are described and
applied as follows.
(a) “Screen-A” landscaping:
(i) Is a “full screen” that functions as a visual barrier. This landscaping is typically found between residential and nonresidential areas;
(ii) Shall at a minimum consist of: (A) A mix of primarily evergreen trees
and shrubs generally interspersed to form a continuous year-round
screen that grows to at least eight feet in height within two growing
seasons. (b) “Screen-B” landscaping:
(i) Is a “filtered screen” that functions as a visual separator. This
landscaping is typically found between commercial and industrial uses;
between differing types of residential development; and to screen industrial uses from the road; (ii) Shall at a minimum consist of: (A) A mix of evergreen and deciduous
trees and shrubs generally interspersed to create a filtered screen that
grows to at least eight feet in height within two growing seasons.
(c) “Screen-C” landscaping: (i) Is a “see-through screen” that functions as a partial visual separator
to soften the appearance of parking areas and building elevations. This
landscaping is typically found along road frontage or between multiple-
family developments;
(ii) Shall at a minimum consist of: (A) A mix of evergreen and deciduous trees or shrubs generally interspersed to create a continuous canopy.
(4) Landscaping Road Frontages. The average width or depth of perimeter landscaping
along road frontages and required locations on private property shall be provided as
follows:
(a) Ten feet of Screen-B landscaping shall be provided for an industrial
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development. (b) Ten feet of Screen-B landscaping shall be provided for all above-ground
utility facilities or development, excluding distribution and transmission
corridors, located outside a public right-of way.
(c) Ten feet of Screen-C landscaping shall be provided for all commercial or
multiple-family residential development. (5) Landscaping of Interior Lot Lines. The average width or depth of perimeter
landscaping along interior lot lines shall be provided as follows:
(a) Fifteen feet of Screen-A landscaping shall be included in all commercial,
industrial, or small-scale recreational and tourist development along any portion adjacent to a residential use or district, except as may be varied by the administrator under subsection (2)(b) of this section.
(b) Ten feet of Screen-B landscaping shall be included in all multiple-family
development along any portion adjacent to a single-family residential use and in
an industrial development along any portion adjacent to a nonindustrial development, except as provided in subsection (5)(a) of this section.
(6) Landscaping for Parking Lots. Landscaping shall be provided for commercial,
industrial, small-scale recreational and tourist uses, and multifamily residential use
surface parking lots, with five or more parking stalls, as follows:
(a) Screening shall be provided on each side, front, and/or rear of a parking lot where such side, front, and/or rear abuts any residential use or district, except that no screening is required where the elevation of the parking area lot line is
four feet higher than the finished elevation of the parking area surface.
(b) Parking lot screening and landscaping shall be kept in good condition and
shall meet the following conditions: (i) It shall be continuous where required along a side, front or rear of a parking area and shall not be less than four feet in height above the
grade of the parking lot surface, broken only for accessways and aisles;
provided, that the screening shall not be permitted for a distance of 20
feet on each side of a parking area accessway to ensure proper sight
distance. Where screening is prohibited by the above provisions, low lying shrubs or other similar plantings shall be placed; such plantings shall not be allowed to exceed three feet in height.
(ii) Screening shall not be installed in such a manner as to obstruct the
free use of any fire hydrant.
(iii) The space between the landscaping screen and the right-of-way, except for any pedestrian access improvements, shall be landscaped with
grass, shrubs, trees, or evergreen groundcover. On the sides and rear of
parking areas not facing a street, such landscaping shall be required
between screening and the lot line.
(7) Landscape Plan. When screening is required, a landscaping plan shall be submitted with the project application to indicate how the minimum screening requirements are
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met. The plan must meet the following requirements: (a) The landscape plan shall be drawn on the same base map as the
development plans or on a separate sheet properly labeled and shall identify the
following:
(i) Total landscape area;
(ii) Landscape materials, plant names, and applicable size;
(iii) Property lines;
(iv) Impervious surfaces;
(v) Existing or proposed structures, fences, and retaining walls; and
(vi) Natural features or vegetation left in natural state.
(b) The required landscaping shall be installed prior to project occupancy.
However, a certificate of occupancy may be issued prior to installation of the required landscaping if a bond or other form of appropriate surety is posted in a manner acceptable to the administrator. The time limit for compliance may be
extended to allow installation of such required landscaping during the next
planting season.
(8) Maintenance.
(a) All landscaping and necessary support systems shall be maintained for the life of the project.
(b) All landscape materials shall be pruned and trimmed as necessary to
maintain a healthy growing condition.
(c) Landscape areas shall be kept free of trash. [Ord. 8-06 § 1] Please also review the other sections of Chapter 18.30:
18.30.010 General provisions.
18.30.020 General development standards.
18.30.030 Water supplies. 18.30.040 Sewage disposal. 18.30.050 Density, dimension, and open space standards.
18.30.060 Grading and excavation standards.
18.30.070 Stormwater management standards.
18.30.080 Roads.
18.30.090 Pedestrian circulation. 18.30.100 Parking. 18.30.110 Off-street loading space requirements.
18.30.120 Utility service lines and facilities.
18.30.130 Landscaping/screening.
18.30.140 Lighting.
18.30.150 Signs.
18.30.160 Archaeological and historic resources. 18.30.170 Mining, quarrying and asphalt/concrete batch plant best management
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practices in critical aquifer recharge areas. 18.30.180 On-site sewage disposal best management practices in critical aquifer recharge areas.
18.30.190 Noise.