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Home My WebLink About12I- Pre-Application NotesPRE2022-00043 Pre-Application Conference Bingaman Conditional Use Time and Date: 9:30 AM, December 5, 2022 Applicant/Representative: Site Location: 638 FORT GATE RD., NORDLAND, WA. 98358; Parcel 021191006; S19 T30 R1E TAX #18 (S 1/2) LESS N 140' T.L. TAX F (S 1/2 LESS N140') Description of Proposal: Convert existing 26'X52' garage within Conservancy Shoreline Jurisdiction into a 2-bedroom single-family full-time residence. The conversion includes expanding laterally to the shoreline. Department of Ecology – Lizzie Carp (564) 200-4184 Planning Division – H. Smith (360)-379-4484 Land Use • Zoned Rural Residential one dwelling per five acres (RR 1:5) • Setbacks: o 20 feet from Fort Gate Road o 5 feet from adjacent residential parcels o 160 feet from Ordinary High Water Mark (150 foot buffer plus 10 foot building setback) SEPA • The application is exempt from SEPA review per WAC 197-11-800(1)(b)(i). Shoreline Master Program (SMP) The SMP will be revised in 2023 and the guidance below is based on current regulations. • Shoreline Designation - Conservancy above OHWM; Aquatic below OHWM. • Location of Ordinary High Water Mark should be checked. • Per Jefferson County Code Chapter 18.25.660(9), lateral expansion within the shoreline conservancy designation requires a conditional use permit. Due to the proposed expansion, the application would be processed as a shoreline conditional use, following a Type II permitting process. The shoreline conditional use application would be noticed for 30 days. Washington Department of Ecology has final review and approval of shoreline conditional use applications. • The application would be subject to the following sections: o JCC 18.25.540- Substantial Development Criteria o JCC 18.25.590- Shoreline Conditional Use Criteria o JCC 18.25.270 through .320 (Article VI- General Policies and Regulations) Critical Areas Jefferson County mapping indicates that the following critical areas may be present: • Frequently Flooded Areas (Zone AE): The residential development is proposed above a Federal Emergency Management Agency-mapped floodplain. No Habitat Assessment is required at the time of application. • Geologically Hazardous Areas: The shoreline above OHWM is mapped as a seismic hazard area. There is also a mapped unstable shoreline slope to the east, where the current structure is located. Seismic Hazard Area. Development will require a geotechnical report prepared by a qualified professional that is consistent with Articles V (Geologically Hazardous Areas) and IX (Special Reports) of Chapter 18.22 JCC. • Wetlands: Wetland are mapped along the shoreline but the existing structure is outside the wetlands. The proposed expansion is lateral to the wetlands and does not decrease the existing buffer. • Seawater Intrusion Protection Zone: The property is within a high-risk seawater intrusion protection zone. No special reports are required. • Critical Aquifer Recharge Area: The property is within a critical aquifer recharge area. No special reports are required. Stormwater • The portion of the project must comply with JCC 18.30.060 (Grading and Excavation Standards) and 18.30.070 (Stormwater Management), and the 2019 Stormwater Management Manual for Western Washington. • Submit a Stormwater Calculation Worksheet and any applicable other stormwater sheets. • The limits of ground-disturbing activity should be shown on the site plan. • Areas that require cut and/or fill should be shown on the site plan. • The proposal must ensure that sediments are not transported to the marine environment during construction. • Note that if stormwater is proposed to be piped to the shoreline, a shoreline variance application will be required. Application and Fees Estimate Complete land use application for shoreline exemption includes: • Master Permit Application • Site Development Review—Legal Lot of Record Determination • Shoreline Supplemental Application • Stormwater Calculation Worksheet and any applicable additional stormwater sheets • Habitat Management Plan (if development occurs within 160 feet of OHWM) • Geotechnical Report – the county has not received a geotechnical report for 638 Fort Gate Road, only for neighboring property 633 Fort Gate Road. A report for the shoreline property is required. • Land Use Fees: o Site Development Review—Legal Lot of Record Determination: $133.87 ($102.00 – base fee; $25.50 - scanning fee; $6.37 - 5% technology fee). o Shoreline Conditional Use: $1,909.43 ($1,632.00- base fee; $149.00- notice of application; $12.00 - notice board; $25.50 - scanning fee; $90.93 - 5% technology fee). 2022 Fees due at time of application: $2,043.30 • Note: Building application fees and septic application fees are in addition to the above land use fees. Fees are based on 2022 fee schedule and subject to change. Email the application materials to planning@co.jefferson.wa.us or drop off the materials in person. Other Regulatory/Land Use Considerations The project must comply with the Shoreline Management Act and Washington Department of Ecology will have final approval of a shoreline variance application. Pre-Application Meeting Limitations JCC18.40.090(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 their 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.