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HomeMy WebLinkAboutPRE2022-00012 Outline PRE2022-00012 Pre-Application Conference AGRICULTURAL FARM SCHOOL County Attendees: • Shannen Cartmel, Planning Supervisor: scartmel@co.jefferson.wa.us, 360-379-4454 • Amanda Hunt, Assistant Planner: ahunt@co.jefferson.wa.us, 360-379-4458 • Randy Marx, EH – Septic: rmarx@co.jefferson.wa.us, 360-385-9402 • Carter Erickson, EH – Septic: cerickson@co.jefferson.wa.us, 360-385-9303 • Emma Erickson, EH Potable Water: eerickson@co.jefferson.wa.us, 360-385-9407 • Phil Cecere, Plans Examiner; pcecere@co.jefferson.wa.us, 360-379-4461 • John Fleming, Public Works, jfleming@co.jefferson.wa.us, 360-385-9217 • Tom Aumock, Fire Code Consultant Outside Agencies: • Brian Tracer, East Jefferson Fire and Rescue Assistant Chief, btracer@ejfr.org Agenda: 1. Start meeting at 1:00 PM – Introductions 2. Environmental Health Review 3. Land Use Review 4. Fire Department Review 5. Fire Code Consultant 6. Public Works Review – if applicant has questions. 7. Questions 8. End Conference @ 2:00 PM Time and Date: August 5, 2022 at 1:00 PM via virtual Go-To-Meeting Link Applicant/Representative: Sunfield Education Association – Abra Derbis, Ezra Sullivan Site Location: Parcel number 901034003; 111 Sunfield Land, Port Hadlock, WA 98339. Description of Proposal: Phased Development of an Agricultural School use in replacement of previous binding site plan. The Jefferson County Code (JCC) is available on-line at: http://www.codepublishing.com/WA/JeffersonCounty/ Planning – Shannen Cartmel (360) 379-4454 and Amanda Hunt (360) 379 – 4458 General Land Use: • Zoned Local Agriculture AL-20 • Setbacks: Rhody Drive – 30 feet; Sunfield Lane – 20 feet; Adjacent Parcels Zoned Rural Residential 5 - feet; • Stormwater – Drainage plan shall meet JCC 18.30. Any proposed development with stormwater runoff must comply with the minimum standards of the 2019 (or most current addition) of the Ecology Stormwater Management Manual for Western Washington. An Engineered Stormwater Plan is required. State Environmental Policy Act (SEPA): • SEPA is required. The County has a few options on how to proceed:  It may be found that we can adopt the Mitigated Determination of Non-significance determination issued from the original conditional use permit in 2006.  The County could issue a new Determination of Non-significance, a new Mitigated Determination of Non-Significance or some other threshold determination depending on the submittal.  The County could adopt part of the previous determination, but disregard items no longer applicable depending on review.  These options would be reviewed upon submittal. The applicants shall prepare a new SEPA checklist regardless of determination path. • 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. each phase, 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 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 Discretionary Use Permit and SEPA Environmental Checklist. The SEPA notice period will be combined with the Notice of Application for the Discretionary Use Permit. Critical Areas:  Wetlands: o May need a new wetland delineation subject to todays code JCC 18.22 Article VII. o The buffer widths have changed since the determination in 1996 o The wetland delineation must also incorporate the current Wetland Rating Forms. Wetland categories shall be based on the criteria provided in the Washington State Wetland Rating System for Western Washington, revised 2014, and as amended thereafter, as determined using the appropriate rating forms and associated figures contained in that publication. o Per JCC 18.22.905(3)” Special reports shall be valid for five years from the date the report was prepared and report validity may be extended by the administrator; provided, critical area conditions, including buffer conditions, have not changed since the special report was written. The administrator shall have the authority to require a revised special report, as needed, to satisfy all the provisions of this chapter. [Ord. 5-20 § 2 (Appx. A)] o However, if development of the entire proposed phases are greater than the maximum buffers for a wetland, a new wetland report is not required. There are portions of the proposal closer than 300 feet, specifically H, EB, M, D  Geologically Hazardous Area – Seismic Hazard: o Geotechnical Report on-file from 1997. May need a letter confirming report findings or a new geotechnical letter/report. However, most buildings are likely outside of the greatest setback.  CARA – Nitrogen BMP area: o septic systems and are subject to criteria in both 18.30.180 and 18.22 Article III.  Archeology: o Stephanie Jolivette, Local Government Archaeologist at DAHP, on 3/31/2021: "A previous archaeological survey of the property in 2016 did not locate any archaeological resources. Based on the results of the survey entitled “Cultural Resources Survey and Presence/Absence Testing of the Sunfield Education Association Parcel, 10903 Rhody Drive, Port Hadlock, Jefferson County, Washington,” the DAHP is recommending that the project move forward following a standard Inadvertent Discovery Plan. I have assigned this undertaking to DAHP Project 2021- 03-01884". Agricultural Activities and Accessory Uses – JCC 18.20.030: • Permit Process Required: JCC 18.20.030(3)(e) (i and ii): The administrator may classify the proposed use as an allowed “yes” use, conditional administrative use, conditional use, or prohibited use. The permit process is subsequently conducted pursuant to Chapter 18.40 JCC according to the use classification.” And “Other Accessory Uses. The following accessory uses may be permitted on designated agricultural lands subject to a discretionary determination by the administrator (i.e., a Type II administrative review process for a “D” use); provided, they are located, designed and operated so as not to interfere with natural resource land uses and subject to the following provisions in association with these various use categories:  (B) Agricultural schools which offer a program that lasts for more than 30 days per year per student and which may be the primary function of the land, subject to the following provisions:  (I) The predominant focus of the curriculum and activities of the school is closely tied to and dependent upon agricultural activities and facilities on the farm. If the school has a conventional curriculum and is merely utilizing an agrarian setting, it does not qualify for location on designated agricultural land.  (II) Agricultural schools under this section which also house students or faculty for the duration of the course of study must meet the requirements of JCC 18.40.490 for a conditional use permit.  (III) Buildings and parking facilities used for the school avoid location on prime agricultural soils, whenever practicable. • Permitting process for an Agricultural School:  “Yes Use – Type 1 application may be applicable if the following can be met:  (a) Complies with the applicable development standards of Chapter 18.30 JCC;  (b) Complies with the performance and use-specific standards unique to the proposed use specified in Chapter 18.20 JCC;  (c) Is appropriate in design, character, and appearance with the goals and policies for the land use designation and district in which the proposed use is located;  (d) Is consistent with the goals and policies of the Comprehensive Plan and the applicable regulations of the Shoreline Master Program if the application involves property located within the jurisdiction of the state Shoreline Management Act, but does not require a shoreline permit;  (e) Will be served by adequate facilities including access, fire protection, water and sewer facilities (municipal, community, or on-site systems);  (f) Does not include any use or activity that would result in the siting of an incompatible use adjacent to an airport or airfield (Chapter 36.70 RCW);  (g) Shall not adversely impact the public health, safety and general welfare of the residents of the county;  (h) Shares characteristics common with but not of significantly greater intensity, density or that generates more environmental impact than those uses allowed in the district in which it is to be located; and  (i) Will not result in impacts on the human or natural environments determined by the administrator to require review as a conditional use.  Type II Conditional Use (administrative or discretionary) or Type III Full Conditional Use must meet the following requirements:  (a) The conditional use is harmonious and appropriate in design, character and appearance with the existing or intended character and quality of development in the vicinity of the subject property and with the physical characteristics of the subject property;  (b) The conditional use will be served by adequate infrastructure including roads, fire protection, water, wastewater disposal, and stormwater control;  (c) The conditional use will not be materially detrimental to uses or property in the vicinity of the subject parcel;  (d) The conditional use will not introduce noise, smoke, dust, fumes, vibrations, odors, or other conditions or which unreasonably impact existing uses in the vicinity of the subject parcel;  (e) The location, size, and height of buildings, structures, walls and fences, and screening vegetation for the conditional use will not unreasonably interfere with allowable development or use of neighboring properties;  (f) The pedestrian and vehicular traffic associated with the conditional use will not be hazardous to existing and anticipated traffic in the vicinity of the subject parcel;  (g) The conditional use complies with all other applicable criteria and standards of this title and any other applicable provisions of the Jefferson County Code or state law; and more specifically, conforms to the standards contained in Chapters 18.20 and 18.30 JCC;  (h) The proposed conditional use will not result in the siting of an incompatible use adjacent to an airport or airfield;  (i) The conditional use will not cause significant adverse impacts on the human or natural environments that cannot be mitigated through conditions of approval;  (j) The conditional use has merit and value for the community as a whole;  (k) The conditional use is consistent with all relevant goals and policies of the Jefferson County Comprehensive Plan; and  (l) The public interest suffers no substantial detrimental effect. Consideration shall be given to the cumulative effect of similar actions in the area.  The discretionary use permit will be noticed to the public. Surrounding property owners – within 300 feet of the parcel, in the Port Townsend Leader, to affected agencies and tribes, and with a notice board at the parcel location. Public comments help the administrator classify the use as either a yes use or some form of conditional use permit. Development Standards – JCC 18.30: • Must comply with all development standards in the JCC. • Maximum building height = 35 feet • Maximum % area of impervious surface = 10% • Parking Standards for a school: Generally, 1 per 10 students enrolled plus 1 per employee. Subject to Administrator discretion in agricultural zone. Must comply with ADA standards and have at least 2% of the total number of parking spaces. (minimum of 1, whichever is greater) • Developments shall make appropriate provision to ensure safe walking conditions for pedestrians and for students who walk to and from school. Construction of road improvements, sidewalks, trails, or bicycle facilities may be required in order to meet this standard Application & Fees Estimate: • Complete Application Includes (JCC18.400.100): o Permit Application o For “Yes Use” criteria please submit a written declaration of how the proposal meets the required criteria listed above. o Conditional Use Permit Application (can submit at intake or if requested after determination of needing a conditional use permit) o SEPA Checklist o Site plan  Follow the site plan checklist  Wetland boundaries and buffers  Well location/abandoned well location  Lot lines for the entire property  Site topography  Location of on-site septic system components.  Location of all existing buildings and proposed developments of all phases o Stormwater calculation worksheet o Engineered Stormwater Management Plan o Wetland Delineation – a confirmation of no change from existing report biologist updating to current buffers may suffice. o Building permits, stormwater permits, septic permits, road development permits or others may/will be required prior to construction of any phases • Fees due at time of application: • Discretionary “D” Permit  $510.00 DCD Type II (DCD will invoice at rate of 102.00 after 5 hours)  $1020.00 SEPA (DCD will invoice at rate of 102.00 after 10 hours)  $149.00 Notice of Application  $12.00 Notice Board  $765.00 Commercial Stormwater Review – PW  $95.00 PW Hourly Review Fee for Conditional Use (bill hourly after 1-hour @ $95.00 per hour)  $296.00 EH Review Fee for Commercial OSS review (bill hourly after 3 hours @ $99.00 per hour)  $25.50 Scanning Fee  $143.63 Five percent Technology Fee  $3016.13 Total fee due at time of submittal • Additional DCD fees may also include: SEPA review and other appropriate fees if applicable after the pre-application conference, building permit fees. Fees are based on 2022 fee schedule and are subject change. • Contact our reception desk for an appointment for intake at 360.379.4450. 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 plans. Pre-applications do not vest any portion of the development proposal. The applicant should read and understand all applicable statues, regulations, and rules.