HomeMy WebLinkAboutstamped_003 Conditional Use Permit Supplemental Application Page 1
DEPARTMENT OF COMMUNITY DEVELOPMENT
621 Sheridan Street, Port Townsend, WA 98368
Tel: 360.379.4450 | Fax: 360.379.4451
Web: www.co.jefferson.wa.us/communitydevelopment
E-mail: dcd@co.jefferson.wa.us
CONDITIONAL USE PERMIT
Purpose
The purpose of the conditional use permit process is to provide flexibility in the application of the use regulations contained in the
Jefferson County Code (JCC) in order to accommodate uses that may be appropriate in an established district under certain
circumstances, but inappropriate in the same district under other circumstances.
The conditional use permit information sheet is designed to help you provide all the information necessary to facilitate a timely and well-
informed decision on your application. You will use the Master Land Use Permit Application Form for all Conditional Use applications.
Conditional use approval may involve either a Type II or Type III review process under the JCC, depending on the specific type of use.
No conditional use permit can be granted unless consistency with the performance standards of JCC 18.20, the development standards
of JCC 18.30 , the procedural requirements of Article VIII, Chapter 18.40 JCC, and other applicable requirements of the JCC have
been satisfied.
Types of Conditional Uses
Conditional uses are typed and identified in Table 3-1 of the JCC, or may be classified as such by the Administrator pursuant to Article
II, Chapter 18.15 JCC. There are three broad types of conditional uses identified in the JCC.
Conditional [“C”] Use: Proposed uses that require a discretionary approval process and a public hearing before the Hearing
Examiner. Applications for uses listed as a "C" in Table 3-1 of the JCC are processed according to the procedures for Type III land use
decision established in Article VIII, Chapter 18.40 JCC.
Conditional Administrative [“C(a)”] Use: Proposed uses that require approval by the Administrator but do not require a public
hearing. Applications for uses listed as an administrative conditional use permit (i.e., "C(a)") in Table 3-1 of the JCC are processed
according to the procedures for Type II land use decisions established in Article VIII of Chapter 18.40 JCC.
Conditional Discretionary [“C(d)] Use: Proposed uses that, at a minimum, require approval by the Administrator but that, at the
discretion of the Administrator, may be referred to the Hearing Examiner for a public hearing and final decision. Application s for uses
listed as discretionary conditional use permits (i.e., "C(d)") in Table 3-1 of the JCC are, at a minimum, processed according to the
procedures for Type II land use decisions established in Article VIII of Chapter 18.40 JCC. However, pursuant to JCC 18.40.520, the
Administrator may on a case-by-case basis refer a discretionary conditional use permit application to the Hearing Examiner to be
processed according to the procedures for Type III land use decisions.
In order to refer a "C(d)" application to the Hearing Examiner, the Administrator must make one of the following findings:
In the exclusive, discretionary judgment of the Administrator, the application involves potentially significant issues relating
to location, design, configuration, and potential impacts to surrounding properties and the community that can be more
appropriately considered and addressed through a public hearing before the Jefferson County Hearing Examiner; or
In the exclusive, discretionary judgment of the Administrator, the application seeks approval of a use involving complex
legal issues necessitating special expertise in the decision-maker.
Process
Step 1 – Pre-Application Conference: A pre-application conference is required for all conditional use permits. Conceptual plans,
county requirements, future permit requirements, etc., and answers to related questions are discussed at the conference. Information
provided by Department of Community Development staff helps the applicant to prepare a better application and potentially decreases
code-related questions and time required for formal review.
Step 2 – Determination of Completeness: Following submittal of your application, county staff will make a determination within
28 days as to whether your application is substantially complete.
Step 3 – Formal Application Review and Decision: Following the determination of completeness, a final decision must be made by
the county within 120 calendar days. The final decision may be made by either the Administrator (for all “C(a)” and certain “C(d)”
uses) or the Hearing Examiner (for all “C” and certain “C(d)” uses) depending on the type of conditional use. Public hearings before
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the Hearing Examiner are required for all “C” uses and may be required for certain “C(d)” uses. In all conditional use permit cases the
decision may be appealed.
Approval Criteria
Your conditional use application will be evaluated on the basis of the criteria listed in the relevant section of the Jefferson County Code
(see JCC 18.40.530), and in some instances, inspection of the property.
The county may approve or approve with modifications an application for a conditional use permit (i.e., uses listed in Table 3-1 as
"C(a)," "C(d)" or "C") only if all of the following criteria are satisfied:
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;
The conditional use will be served by adequate infrastructure including roads, fire protection, water, wastewater
disposal, and storm water control;
The conditional use will not be materially detrimental to uses or property in the vicinity of the subject parcel;
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;
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;
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;
The conditional use complies with all other applicable criteria and standards of this Code and any other applicable
local, state or federal law; and more specifically, conforms to the standards contained in 18.20 and 18.30 of this
Code;
The proposed conditional use will not result in the siting of an incompatible use adjacent to an airport or airfield;
The conditional use will not cause significant adverse impacts on the human or natural environments that cannot be
mitigated through conditions of approval;
The conditional use has merit and value for the community as a whole;
The conditional use is consistent with all relevant goals and policies of the Jefferson County Comprehensive Plan;
and
The public interest suffers no substantial detrimental effect. Consideration shall be given to the cumulative effect of
similar actions in the area.
In instances where all of the above findings cannot be made, the application shall be denied.
The County, in accordance with JCC 18.40.540, may impose additional conditions on a particular use if it is deemed necessary for the
protection of the surrounding properties, the neighborhood, or the general welfare of the public. The county may add conditions which:
Increase requirements in the standards, criteria or policies established by the JCC;
Stipulate an exact location for the conditional use on the subject property as a means of minimizing hazards to life,
limb, property damage, erosion, landslides or traffic;
Require structural features or equipment as a means of minimizing hazards to life, limb, property damage, erosion,
landslides or traffic; or
Contain restrictions or provisions deemed necessary to establish parity with uses permitted in the same zone with
respect to avoiding nuisance generating features in matters of noise, odors, air pollution, wastes, vibration, traffic and
physical hazards.
Approval of the conditional use is effective for three (3) years from the date of original approval. If a building permit has not been issued
within the three (3) year period, the conditional use approval will expire. Minor modifications to a previously approved conditional use
may be approved subject to the provisions of JCC 18.40.570.
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DEPARTMENT OF COMMUNITY DEVELOPMENT
621 Sheridan Street, Port Townsend, WA 98368
Tel: 360.379.4450 | Fax: 360.379.4451
Web: www.co.jefferson.wa.us/communitydevelopment
E-mail: dcd@co.jefferson.wa.us
SUPPLEMENTAL APPLICATION
CONDITIONAL USE
MLA # PROJECT/APPLICANT NAME:
The purpose of the conditional use permit process is to provide flexibility in the application of the use regulations contained in the
Jefferson County Code (JCC). No conditional use permit can be granted unless consistency with the performance standards of JCC
18.20, the development standards of JCC 18.30, the procedural requirements of JCC 18.40.280, and the approval criteria of JCC
18.40.530, and other applicable requirements of the UDC have been satisfied. Approval of the conditional use is effective for three (3)
years from the date of original approval. If a building permit has not been issued within the three (3) year period, the conditional use
approval will expire.
The following questions will assist in the evaluation of the conditional use request:
1. Describe the requested conditional use.
2. Explain how 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 and with the physical characteristics of the subject property.
3. Describe the infrastructure including but not limited to roads, fire protection, water, wastewater disposal, and stormwater control
which will serve the requested conditional use.
4. Describe the location, size, and height of buildings, structures, signage, walls and fences, and screening vegetation for the use.
5. Describe any noise, smoke, dust, fumes, vibrations, odors, outdoor lights or other impacts will be generated by the conditional
use.
6. Describe the pedestrian and vehicular traffic and parking area associated with the conditional use.
MARROWSTONE INN - ANDREW NORDSTROM
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7. Will the proposed conditional use result in the siting of an incompatible use adjacent of an airport or airfield?
8. Are there any significant adverse impacts on the human and natural environments caused directly by the conditional use? If yes,
can these impacts be mitigated?
9. Describe how granting the conditional use will not be materially detrimental to uses or property in the vicinity of the subject
parcel.
10. Describe how granting the conditional use will not be substantially detrimental to the public interest.
11. Does the conditional use have merit and value for the community as a whole?
12. Describe how the conditional use complies with all other applicable criteria and standards of the Jefferson County Code (JCC)
and any other applicable local, state or federal law; and more specifically, conforms to the standards contained in JCC 18.20
and JCC 18.30.
13. Describe how the conditional use is consistent with all relevant goals and policies of the Jefferson County Comprehensive Plan.
ACKNOWLEDGEMENT
By signing the application form, the applicant/owner attests that the information provided herein is true and correct to the best of
his/her knowledge. Any material falsehood or any omission of a material fact made by the applicant/owner with respect to this
application packet may result in this permit being null and void.
(APPLICANT OR AUTHORIZED REPRESENTATIVE SIGNATURE) (DATE)
[NOTE: Representative authorization is required if application is not signed by the Owner.]
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8/5/2021
HOEDEMAKER
PFEIFFER
MARROWSTONE INN
Conditional Use Permit
0 8 .06.2021
1. Describe the requested conditional use.
We are requesting a conditional use permit in order to establish a
conforming Small Scale Tourist and Recreational Use - Rural Recreational
Lodging for Overnight Rental with an associated and subordinate Rural
Restaurant. This retains the existing non-conforming, grandfathered use.
The property has been in continuous operation as a beach resort since the
1940s when the Morley family purchased the property and developed it
into the Marrowstone Resort. See Appendix A for further history. If
granted, the proposed project will provide significant environmental,
public health and safety, economic and recreational benefits—all without
adversely impacting nearby residents. Environmental benefits include
protection of wetlands and other critical areas through construction of a
new septic system and relocation of the drainfield upland, installation of
native trees and planting, and reducing impervious surface area within
critical areas. Public safety benefits include delivery of regional domestic
water supply and installation of a fire hydrant to better serve the resort
and the surrounding community. Economic and recreation benefits include
continuation of the resort and the jobs that the resort and restaurant
provides along with the potential for events where additional public access
would be welcomed. A longstanding use will be allowed to update facilities
and in doing so find new way s to contribute to the character of the
community
2. Explain how 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 and with the physical characteristics of the subject
property.
The property is currently a grandfathered, non-conforming beach resort.
By granting the requested conditional use permit, the historic resort will
be able to implement a number of improvements to the existing structures
and landscaping. The conditional use will retain the existing
grandfathered use with some intensification appropriate to the scale of the
property. With a long history serving the local community and greater
Puget Sound Area as an intimate nature getaway (See Appendix A for
further history), the site has undergone numerous improvements over the
years. It is now necessary to make further improvements in order retain
the property’s character as well as its economic viability. The property's
location on the shore of Oak Bay renders the site an ideal location for
rental cabins focused on the surrounding nature. The improvements to the
resort will retain the rural character of the site and will aim to enhance
rather than distract from the natural beauty of the surroundings. The
improvements will enhance the appearance of the facilities and ensure
that the resort will continue to be appropriately screened to protect any
nearby residences. The conditional use, if granted, will allow substantial
improvements to the environmental conditions, energy efficiency, and
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HOEDEMAKER PFEIFFER
6113 13th Avenue South Seattle, WA 98108 206 545 8434
public safety on the site and would permit a longstanding use to remain
economically viable.
3. Describe the infrastructure including but not limited to roads, fire protection,
water, wastewater disposal, and stormwater control which will serve the
requested conditional use.
The property is currently served by two private driveways off Beach Drive
as well as a gravel road through the property known as Resort Road which
takes the form of a single loop encircling the Lodge building. Parking
spaces are currently located in various spots off of Resort Road and
adjacent to cabins, some within the shoreline buffer. The proposed work
involves removing the parking off of Resort Road and creating a separate
parking lot in the northeast corner of the property with parking for 30
vehicles. An additional 5 service spots will be constructed adjacent to the
lodge and ADA parking serving the accessible guest suite will be located
adjacent to the existing Garage. The existing Resort Road will be
converted to a one-way road with separate entry and exit points and will
connect to the new parking lot, improving site access and safety.
The property is currently served by three separate septic systems – a
Glendon BioFilter system serving the existing (3) bedroom manufactured
home [SEP97-00012] and (2) traditional septic systems serving the
remaining cabins and lodge [SEP72-0024; SEP85-0057]. The existing
septic systems serving the cabins need replacement— they are located
within the shoreline buffer and are failing. This includes an
approximately 90’x 10’ drainfield associated with SEP85-0057 and an
additional 85’x 1 5 ’ drainfield associated with SEP72-0024, both of which
are squarely within the 150’ Shoreline Buffer.
Proposed improvements include a new septic system located in the
n ortheast corner of the property which will increase the septic capacity of
the site, moving the drainfield outside of all buffer zones, and improving
shoreline conditions. S ee Appendix C and Septic Permit A pplication
submitted 07.19.2021. The Glendon BioFilter system will remain in use by
the (3) proposed cabins that will replace the existing manufactured home.
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HOEDEMAKER PFEIFFER
6113 13th Avenue South Seattle, WA 98108 206 545 8434
The property is currently served by (4) domestic wells. Due to the
mapping of a Seawater Intrusion Protection Zone on the property, all wells
will be decommissioned and public water will be brought to site. In
addition to connecting the property to public water, we will introduce a
fire hydrant on the property which will enhance the fire protection
capabilities of both our site and the surrounding land.
Drainage on the property is directed by the local topography via sheet flow
toward permeable areas where it infiltrates directly to the subsurface. No
stormwater management features are currently part of the property. The
proposed interventions include a 30’ vegetated buffer adjacent to the new
gravel parking area as well as a 10’ buffer along the new areas of gravel
road. A curtain drain will be installed along the eastern edge of the
property as well in order to mitigate stormwater - s ee civil plan for more
details. The project will also introduce native trees, shrubs, and grasses
that will assist in reducing flow rates and improving biofiltration.
4. Describe the location, size, and height of buildings, structures, signage, walls and
fences, and screening vegetation for the use.
The property consists of 11 one and two story existing cabins ranging in
size from 300-1100SF, a 1000 SF Lodge building, an 820 SF garage, and
two small utility buildings (440 SF and 265 SF) that will be renovated and
improved within their existing footprints. See site plan for building
locations and vegetation and Appendix B for building sizes.
5. Describe any noise, smoke, dust, fumes, vibrations, odors, outdoor lights or other
impacts that will be generated by the conditional use.
The conditional use will result in only minimal smoke, dust, fumes,
vibrations or odors and will not substantially impact the general
population. The associated rural restaurant will occasionally result in
some minor smoke or fumes typical of cooking activities and will be
properly ventilated per Jefferson County Public Health - Food Service
Establishment requirements. Noise from guests will be limited and all
quiet hours per JCC 8.70.050 will be observed. Outdoor lighting will be
limited, and all outdoor lights will be Dark Sky Friendly in order to
minimize glare and to reduce light trespassing and skyglow. The aim of
the conditional use is to create a tranquil beach resort that will
complement the beauty of the surrounding nature and the creation of
unwanted disturbances will be avoided to a reasonable extent.
6. Describe the pedestrian and vehicular traffic and parking area associated with
the conditional use.
The property is currently served by two private driveways off Beach Drive as
well as a gravel road through the property known as Resort Road which takes
the form of a single loop encircling the Lodge building. Parking spaces are
currently located in various spots off of Resort Road and adjacent to cabins,
including within the shoreline buffer. The proposed work involves removing
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HOEDEMAKER PFEIFFER
6113 13th Avenue South Seattle, WA 98108 206 545 8434
the parking off of Resort Road and creating a separate parking lot in the
northeast corner of the property with parking for 30 vehicles. An additional 5
service spots will be constructed near the lodge and ADA parking serving the
accessible guest suite will be located adjacent to the existing Garage. The
existing Resort Road will be converted to a one-way road with separate entry
and exit locations and will connect to the new parking lot, improving site
access and safety. Pedestrian traffic will be controlled by creating new
pathways throughout the site and will improve the current shoreline condition
by reducing and concentrating walkways within the buffer zone. All walking
paths will be under 5 feet in width.
7. Will the proposed conditional use result in the siting of an incompatible use
adjacent of an airport or airfield?
No - there is no adjacent airport or airfield in relation to our site.
8. Are there any significant adverse impacts on the human and natural
environments caused directly by the conditional use? If yes, can these impacts
be mitigated?
No. The granting of this conditional use will allow for improvements to an
established, grandfathered non-conforming beach resort and will
significantly improve the natural environment as well as habitable spaces.
There will be environmental, public safety, economic and recreational
benefits from the use. The site will be served by a new septic system that
will replace the current, failing system that is currently located within the
shoreline buffer and will greatly improve the shoreline zone. The site will
also be connected to public water supplies to replace the current wells that
supply the site. This will substantially improve the natural environment
and is required as the site is within a SIPZ area. Other improvements to
the natural environment include increased planting and native vegetation
throughout the site, concentrated walking paths within the shoreline
buffer to limit pedestrian traffic in the shoreline, and reduced impervious
surface area throughout the site. The human environment will also be
beneficially impacted through the improvement of the dwelling units
themselves. The cabins will be made more comfortable – both in aesthetics
as well as through the addition of insulation to make the cabins more
energy efficient.
9. Describe how granting the conditional use will not be materially detrimental to
uses or property in the vicinity of the subject parcel.
The site is currently used as a grandfathered, non-conforming beach resort
and has been run as such for several decades (Appendix A ). The granting
of this conditional use will not significantly impact uses or property in the
vicinity as the historic use of the property will simply be maintained.
Infrastructure will be improved to the benefit of the surrounding
properties– including the introduction of a fire hydrant which will
enhance fire safety for the adjacent areas. New vegetation screening will
be implemented on the site to enhance the appearance and presence of the
site from the surrounding properties.
H istorically, access to the property has been restricted to paying guests –
including the beach and the tidelands adjacent to the property. The
current owner will welcome local residents to access to the shoreline and
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HOEDEMAKER PFEIFFER
6113 13th Avenue South Seattle, WA 98108 206 545 8434
the tidelands during low tide. T he public will also have access to the upper
portions of the property for special events such as art previews,
community dinners, and restaurant usage. This will benefit the properties
in the vicinity rather than creating any material harm. The project has
significant support from the local community who are eager to see the
resort improved to modern standards and to continue serving the
community as it has for decades.
10. Describe how granting the conditional use will not be substantially detrimental
to the public interest.
The granting of this conditional use will not substantially change the
nature or use of the site as it is currently used for the same purpose as a
non-conforming, grandfathered use. See Appendix A . The conditional use
permit will allow the property to be upgraded and to utilize the abundant
scenic and natural amenities in an environmentally sensitive manner,
creating a benefit for the surrounding properties as well as creating
opportunities for community engagement and events. Significant
improvements to infrastructure - including the addition of a fire hydrant,
a new septic system, improved vehicular access, restored shoreline, and
improved stormwater management – as well as renewing public access
across the shoreline are all of benefit to the public interest. The proposed
plans also include the addition of a public art space on the property that
will provide the local community with additional cultural and event
opportunities.
11. Does the conditional use have merit and value for the community as a whole?
The conditional use will allow the existing site to be improved and will
create additional opportunities for community engagement and events.
The resort will create local jobs, attract tourists to the area, and diversify
the economy of rural Jefferson County by utilizing the county’s abundant
recreational opportunities and scenic and natural amenities in an
environmentally sensitive manner consistent with the rural character of
the county. Within the property, a planned art space will be opened up to
allow local artists a space to show their work and to engage with the
community. This space will allow artists to gain recognition, sell their
work, and create a space for the benefit of the community as a whole.
Members of the public will be allowed access to this art space during
regular hours as well as during special community events. Renewed public
access to the beach lands within the property will also benefit the
community and allow for the greater use and appreciation of the natural
amenities of the site. The community will benefit by having this 80 year
old use improved in appearance and its operations improved to reduce
environmental impacts all within the existing footprint.
12. Describe how the conditional use complies with all other applicable criteria and
standards of the Jefferson County Code (JCC) and any other applicable local,
state or federal law; and more specifically, conforms to the standards contained
in JCC 18.20 and JCC 18.30
All provisions of JCC 18.20 will be met including but not limited to providing
adequate water supplies and septic capacity (18.20.140.1.a); appropriate
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HOEDEMAKER PFEIFFER
6113 13th Avenue South Seattle, WA 98108 206 545 8434
roadway access and maintenance (18.20.140.1.b); n o use shall be made of
equipment or material which produces unreasonable vibration, noise, dust,
smoke, odor, or electrical interference to the detriment of the quiet use and
enjoyment of adjoining property (18.20.140.1.c); and vegetation screening will
be provided (18.20.140.1.e).
The proposed conditional use is an appropriate Small-scale recreation and
tourist use and meets all applicable standards of JCC 18.20.350. A variance
has been requested to allow this use on a property under 10 acres (JCC
18.20.350.1q). The property is currently used in the same capacity and there
will be no detriment to allow the continuation of said use. A variance has also
been requested to allow more than 6,000 square feet of gross floor area for
every 10 acres of parcel size. The current grandfathered, non-conforming use
is comprised of 11 dwelling units, an assembly lodge space, a garage, and 2
utility buildings comprising 12,951 square feet. The proposal for the property
will see renovation and replacement in kind without a significant
intensification of use.
Commercial facilities within the property will be limited and commensurately
scaled to the principal use as a rural recreational lodging facility for
overnight rentals (JCC18.20.350.3a) and any commercial activity on the
property will be derived from the principal lodging use. The conditional use
includes an accessory rural restaurant which is allowable under JCC
18.20.350.3c. The restaurant will comply with all provisions of JCC
18.20.350.10 including limiting capacity to under 50 occupants and
constituting 727 square feet (less than the 5,000 SF max).
The conditional use also adheres to all provisions of JCC 18.30 including
18.30.030 Water supplies – the property will be supplied with potable water by
Jefferson County PUD
18.30.040 Sewage Disposal – property will receive new septic system adhering
to all applicable standards which will replace existing non-conforming and
failing systems.
18.30.060 Grading and Excavation Standards – grading and excavations will
meet all applicable standards.
18.30.070 Stormwater Management Standards – see stormwater management
plan
18.30.100 Parking Standards – Property meets all applicable parking
standards. See site plan.
18.30.130 Landscaping/Screening – All provisions will be met. See site plan
and planting plan.
Describe how the conditional use is consistent with all relevant goals and policies of the
Jefferson County Comprehensive Plan.
The conditional use complies with all relevant goals and policies of the Jefferson
County Comprehensive Plan and aims to keep intact the rural character of the
area while enhancing environmental protections and boosting the local economy
with place-based jobs. Specifically, the project and the conditional use will retain
the rural character of the area - defined per JCCP 1-48 as development
a) In which open space, the natural landscape, and vegetations predominate over
the built environment
b) That foster traditional rural lifestyles, rural-based economies, and
opportunities to both live and work in rural areas
c) That provide visual landscapes that are traditionally found in rural areas and
communities
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HOEDEMAKER PFEIFFER
6113 13th Avenue South Seattle, WA 98108 206 545 8434
d) That are compatible with the use of the land by wildlife and for fish and
wildlife habitat
e) That reduce the inappropriate conversion of undeveloped land into sprawling,
low-density development
f) That generally do not require the extension of urban governmental services
g) That are consistent with the protection of natural surface water flows and
groundwater and surface water recharge and discharge areas RCW
36.70A.030(16).
In addition, the conditional use works to ensure the County’s quality of life is
“preserved as it is enhanced” (JCCP 1-49) by retaining and improving the historic
Marrowstone Resort. It actively pursues the goal of “development that blends with the
County’s natural setting” (JCCP 1-49) by maintaining the existing use of a lodging
facility focused on the surrounding nature and scenery. It also “promotes economic
development that supports place-based jobs, supports renewable resources, supports
local healthy food and local job and housing choices for residents and the local
workforce” (JCCP 1-49) through the generation of the jobs necessary to run and
maintain the property.
The conditional use is consistent with the following goals and policies laid out in the
Jefferson County Comprehensive Plan:
Land Use Goals and Policies
Goal LU-G -16 – Ensure that development is accomplished in a manner which protects
the long-term habitability, significant historical and cultural areas, and natural beauty
of Jefferson County.
Policy LU-P -16.1 – Encourage the preservation and conservation of Jefferson
County’s unique history, scenic resources, and rural community identities;
support the contributions that each community has made to the fabric of the
County’s rural and cultural character, and encourage the preservation of
community cohesiveness through designated land uses in this plan.
- The conditional use will preserve the historic use of the property as a beach
resort. The property has played a significant role in the history and character
of the area and has been in continuous use since the 1940s. See Appendix XX
for history of the property. The granting of the conditional use will preserve
the historic resort and allow the important cultural asset of the County to
remain in use. The conditional use will also preserve the natural beauty of
Jefferson County through the restoration and improvement of the site. The
proposed use will be centered on the natural beauty and scenery of the area.
Policy LU-P -16.4 – Consider elements of a Night Sky ordinance and lighting
provisions in the Jefferson County Code
- All exterior lighting will be limited, and all outdoor lights will be Dark Sky
Friendly in order to minimize glare and to reduce light trespassing and
skyglow.
Goal LU-G -17 – Preserve and protect the rural character of the land and the identities of
existing rural communities through examination of rural land uses, development
densities, rural economies, and economic development opportunities.
Policy LU-P -17.3 – Carefully plan rural commercial development in a way that
supports and is compatible with rural community character and that can be
supported by rural levels of service
- The conditional use will maintain an existing commercial development and
allow the site to be improved and updated to modern standards. The resort
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HOEDEMAKER PFEIFFER
6113 13th Avenue South Seattle, WA 98108 206 545 8434
has been in integral part of the rural community character and the conditional
use will maintain this while also providing expanded economic opportunities
for the community and County as a whole. The conditional use will allow
improved infrastructure such as water supply, a new fire hydrant, and new
septic system within the property that will benefit the surrounding area and
can support a greater level of rural service while protecting critical areas.
Goal LU-G -20 – Ensure that rural residential development preserves rural character,
protects rural community identity, is compatible with surrounding land uses, and
minimizes infrastructure needs.
Policy LU-P -20.1 – Identify and encourage diverse rural land uses and densities
which preserve rural character and rural community identity.
- The conditional use will maintain the property’s historic and current use
which has been well integrated into the rural character of the area for 80
years. It will preserve and enhance the community identity through
strengthening the viability of the property and creating a public art space.
This will not only preserve the existing community attachments but expand
the community outreach to a larger community.
Goal LU-G -21 – Support existing and explore opportunities for new appropriately-sized
Rural Village Centers (RVC) and provide for the development of appropriately scaled
commercial and residential uses, with consideration of innovative planning techniques,
such as mixed commercial and residential use, creating vibrant communities with access
to local services.
Policy LU-P -21.5.2 – Allow for adequate economic development to provide
economic sustainability, adequate employment opportunities, small business
opportunities, family wage jobs, and services in and for the rural areas.
- The conditional use will allow the current use of the property to be
maintained and expanded which will provide local jobs and expanded
economic opportunities for the area. The conditional use is necessary for the
lodging use to continue and remain a viable service for the rural area.
Goal LU-G -26 – Foster economic development that relies on a rural location and setting,
and that is small scale recreational or tourist related.
Policy LU-P -26.3 – The primary use of the site shall be for the small-scale
recreational or tourist use. Commercial facilities, as provided for within an
approved conditional use permit for small-scale recreational or tourist uses, shall
serve only those recreational and tourist uses.
- The conditional use will allow a Small Scale Tourist and Recreational Use -
Rural Recreational Lodging for Overnight Rental with an associated and
subordinate Rural Restaurant. Any and all commercial activity will be
primarily a result of the primary use.
Policy LU-P -26.4 – Upon application for intensification/expansion of existing
small-scale recreational or tourist areas and uses, the ultimate size and
configuration of the site should be established and maintained by logical outer
boundaries. Existing areas and uses are those that are clearly identifiable and
contained, and where there is a logical boundary delineated predominately by the
built environment on July 1 1990, but may also include undeveloped lands if the
overall goals of the Rural Element are maintained, by:
a. Preserving the character of the existing natural neighborhood;
b. Physical boundaries such as bodies of water, roadways, and land forms
and contours are used to assist in delineation of the site;
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HOEDEMAKER PFEIFFER
6113 13th Avenue South Seattle, WA 98108 206 545 8434
c. Abnormally irregular site boundaries are prevented;
d. Public facilities and services are provided in a manner that does not
permit low-density sprawl; and
e. Protecting critical areas and surface and groundwater resources.
- The property is currently run as a grandfathered, non-conforming rural
recreational lodging use for overnight rentals. The conditional use will
intensify the existing use and should be allowed on the basis that it will
preserve the character of the existing neighborhood and that the boundaries
of the site are clear and logical. The property is bounded on the north and
east by single family residences (4762 Flagler Road, 50-51 Beach Dr, 53, 61,
and 121 Robbins Road), Oak Bay/Puget Sound on the south, and undeveloped
mudflats owned by the Washington State Department of Natural Resources to
the west. There is no contiguous land available to increase the size of the
property.
Environmental Goals and Policies
Goal EN-G -1 – Ensure a sustainable and safe water supply for residential, economic, and
environmental needs that rely on conservation and other current technologies, while
incorporating the most current climate projections into supply planning.
Policy EN-P -1.1 Work cooperatively with water supply purveyors, public utility
districts, and other experts at federal, state, local, tribal governments, including
private non-profit organizations to preserve and protect existing water supplies
while addressing future water supply needs. Such measures may utilize
alternative water sources that are compatible with environmental protection.
-Water will be supplied from public utilities to replace the (3) wells currently
serving the site. The presence of a mapped SIPZ requires the decommissioning of
all wells. A fire hydrant will be introduced to the site in order to increase fire
prevention capacity for both the property and the surrounding areas.
Goal EN-G -2 – Protect the quality and quantity of surface, ground, and marine water
resources through locally implemented shoreline, critical areas, and other related
environmental programs.
Policy EN-P -2.2 Preserve the environmental functions of surface and ground
water resources by retaining native vegetation and open spaces where feasible
and by requiring mitigation measures for land use activities that may adversely
impact surface and ground water.
- Native vegetation and open spaces will be maintained and improved through
the shoreline management plan and through the improved stormwater
management plan. Water resources will be improved through the
decommissioning of the existing, failing septic system within the shoreline
buffer and through the decommissioning of the (3) residential wells that
currently serve the property which is a mapped SIPZ area.
Goal EN-G -4 – Implement Chapter 18.25 JCC to protect shoreline functions and
processes while allowing appropriate development and uses within the shorelines of
Jefferson County.
(JCCP 7-2) “the legislature finds that rural counties must have the flexibility to retain
existing businesses and allow them to expand.”
“help preserve rural-based economies and traditional rural lifestyles…foster
opportunities for small-scale, rural-based employment…permit the operation of rural-
based agricultural, commercial, recreational, and tourist businesses that are consistent
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HOEDEMAKER PFEIFFER
6113 13th Avenue South Seattle, WA 98108 206 545 8434
with existing and planned land use patterns…and enhance the rural sense of community
and quality of life.”
The project will preserve shoreline functions and values, improve wetland functions and
reduce impervious surfaces in the critical areas.
Environmental Goals and Policies
Goal ED-G -4 Work in partnership with public and private economic development
interests to review barriers, consider flexible regulations that incentivize, encourage
and facilitate innovative economic opportunities within the County.
Policy ED-P -4.5 – Amplify Jefferson County’s strengths in tourism, recreation,
and retail through rural employment opportunities in centers and corridors and
through development and enhancement of non-motorized facilities.
- The conditional use will strengthen the tourism of the community and will
create local jobs and boost the local economy. Without the conditional use,
the resort will not be economically viable and will adversely affect tourism in
the nearby area, the economy, and character of the region.
Goal ED-G -5 – Support the development of tourists and tourist-related activities as a
source of employment and business opportunities in Jefferson County.
Policy ED-P -5.3 – Encourage the development of small businesses, services,
cultural attractions, recreational opportunities, and special events that capture
and support tourism. Identify wider uses for these small businesses to also
furnish goods and services, such as locally grown food, and value-added products
to the traveling public and local population.
- The conditional use will enhance the local economy, bringing increased
tourism to the area. This will result in local jobs being created both by the
resort itself as well as increased economic activity in the surrounding
community.
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