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JEFFERSON COUNTY
DEPARTMENT OF COMMUNITY DEVELOPMENT
621 Sheridan Street
Port Townsend, WA 98368
AI Scalf, Director
DEVELOPMENT REVIEW DIVISION
STAFF REPORT
TO
JEFFERSON COUNTY HEARING EXAMINER
File No.:
Applicant:
Long Subdivision and Planned
Rural Residential Development
SUB05-00022; MLA05-000286
WeFore LLC, Mike Asmundson
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PROPOSED FINDINGS,
CONCLUSIONS, AND
RECOMMENDATIONS
Re:
SUMMARY APPLICATION AND RECOMMENDATION
Date of Application: Application was received on May 9, 2005 and found substantially complete
on June 6, 2005. This application is vested under the ordinances in effect on May 9, 2005.
Open Record Hearing Date: The public hearing is scheduled for September 8, 2006 at 2:15 pm in
the Pacific Room at the Jefferson County Public Health Department, 615 Sheridan St, Port
Townsend, W A 98368.
Proposal: The proposal is for Discovery Bay Golf Club Planned Rural Residential Development and
Long Plat to subdivide 200+ acres into 48 lots where minimum lot size is 0.30 acres, and maximum lot
size is 2.1 acres. The applicant seeks to utilize the clustering provisions and the maximum allowable
bonus density of 20% per Article VI-M of JCC 18.15, Planned Rural Residential Developments
(PRRDs). Golf Courses, septic drainfields and stormwater detention facilities are to be located within
the reserve tract(s) totaling approximately 200 acres.
A traffic impact analysis, a wetland delineation, a supplemental vegetation and wildlife habitat report,
a sanitary sewer report and a stormwater management plan have been submitted with this application.
Recommendation: Approval with conditions. (Recommended Conditions attached to this report).
BACKGROUND INFORMATION
Proponents:
WeFore LLC, Mike Asmundson
Representative:
Jerry Smith
Property Location: The proposal is northwest of the intersection of South Discovery Road and Cape
George Road, at 7401 Cape George Rd, Port Townsend, WA 98368
Building Permits/ Inspections Development Review Division Long Range Planning
(360) 379-4450
EXHrtlT tF/37 FAX: (360) 379-4451
MLA05-000286/SUB05-00022, Discovery Bay Golf Club PRRD
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Legal Description: Parcel Numbers 001 304001-002,004,006-007 & 001 292005 & 001 293004,
009-010 & 001 311 002,005 & 001 322007 & 999 200 401 thru 405, & 901 in Sections 29 thru 32,
Township 30, Range 01 West, WM, Located at 7401 Cape George Rd, Port Townsend, WA 98368
Site Conditions: The subject parcels encompass approximately 200 acres. An existing golf course
encompasses approximately 142 acres, and the topography varies from level to slight slopes.
Roughly 28 acres at the western portion of the parcel are timbered. Three wetlands exist at the
northwest portion of the property.
Surrounding Area: Approximately 1.3 miles of county roads border the parcel from the southwest
portion of the property moving in a southeasterly direction and then to the north to the northeast
comer of the property. Heron Pond Ranch Subdivision borders the subject parcels at the northern
edge. Discovery Bay Ridge Divisions IV and V border the northwestern and western portion of the
subject parcels. Residential parcels in these subdivisions range in size from 2.1 to 5.3 acres with
one parcel within the Discovery Bay Ridge Division IV plat at 18.3 acres. These bordering parcels
are designated rural residential 1:5 and 1: 1 O.
Procedural Information:
Notice of Application and Pending SEP A Threshold Determination: June 15, 2005 (Exhibit 44)
· Mailed to adjacent property owners & agencies: June 15,2005 (Ex 33)
· Posting of Notices by applicant/representative: June 15,2005 (Ex 35)
· Publication of Legal Notices: June 15,2005 (Port Townsend-Jefferson County Leader) (Ex.
31)
Notice of Public Hearing and SEPA Threshold Determination (MDNS) August 2,2006 (Ex 110)
and August 23,2006 (Ex 117)
· Mailed to adjacent property owners & agencies: July 31, 2006 (Ex 109) and revised to
reflect new hearing location August 23, 2006 (Ex 116)
· Posting of Notices by applicant/representative: August 2,2006 (Ex 114) and August 22,
2006 (Ex 121)
· Publication of Legal Notices: August 2,2006 (Ex 111) and August 23,2006 (Ex 118) in the
Port Townsend-Jefferson County Leader
Site Visit: Jefferson County Development Review staff conducted a site visit on June 30,2005.
Testimony:
Three adjacent property owners commented as follows:
· Tim & Kim McGuire presented written comments June 20,2005 and June 29, 2005 (Ex #37
and 42) questioning the following:
1. The adequacy of South Discovery Rd for additional traffic and bike route
2. Impacts due to land clearing including burning and changing wind patterns
destabilizing trees
3. Noise level and hours of construction
4. Disruption to wildlife
· John Doores submitted written comments (Ex 38) identifying concerns for buffering
between proposed development and his home, access roads to NW comer properties, density
of houses on NW comer, proposed forest clearing and affect on area wildlife.
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· Jacob Kerr submitted written comment (Ex 113)stating the proposed development is out of
compliance with the existing restrictions that require a minimum parcel size of five acres, it
would urbanize the area, and it is a betrayal of Jefferson County's covenant to the residents.
Staff requested review and comments on the proposal from the following agencies:
· Washington State Department of Ecology: Written comment is hereby incorporated by
reference (Exhibits #88 and 90).
· Washington State Department ofFish & Wildlife: No comment submitted
· Washington State Department of Natural Resources: Oral comment to utilize letter with
stream type determination (Exhibit #66).
· Jefferson County Department of Public Works: Written comment is hereby incorporated by
reference (Exhibits #34, 41, 67, 91 and 129).
· Jefferson County Health Department: Written comments are hereby incorporated by
reference (Exhibit #74).
· Washington State Department of Health: Written comment is hereby incorporated by
reference (Exhibits #92 and 100).
· Jefferson County Assessor: Written comments submitted. (Exhibits #36,87,89,97 and 127)
· Port Townsend School District #50: No comment submitted
· East Jefferson County Fire Protection District: Written comments (Exhibits #40 & 104) are
hereby incorporated by reference.
· City of Port Townsend: No comment submitted
· Jefferson County PUD #1: (Exhibit # 130)
· Jefferson Transit: Written comments (Exhibits #39 & 105) are hereby incorporated by
reference.
· Port of Port Townsend: No comment submitted
· Washington State Department of Transportation: No comment submitted.
· Jamestown S'Klallam Tribe: No comment submitted
· Port Gamble S'Klallam Tribe: No comment submitted
· Skokomish Tribe: No comment submitted
· Peninsula Daily News and Port Townsend Leader: No comment submitted
STAFF FINDINGS
1. This application proposes to subdivide 18 parcels totaling 200+ acres into 48 residential lots with
164 acres in a reserve tract. The proposal will be served by existing County roads Cape George Rd
and South Discovery Road. A proposed internal road system will consist of Lawrence Rd to be
accessed off Cape George Road at the existing road approach, Hutson Rd to be located at an
existing road approach at the northeastern portion of the project off South Discovery Road, Bonnie
Lane to be located at a proposed access point off South Discovery Road, and Ernst Lane to be
located off Lawrence Road. The lots will be served by community drain field and a state approved
public water system purveyed by Jefferson county PUD # 1.
2. The proposed preliminary plat for Discovery Bay Golf Club before the Hearing Examiner is
represented by the final revised site plans contained in Exhibit 95.
3. The proposed grading plan including locations of proposed utilities is contained in Exhibit 123.
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4. According to the Jefferson County Assessor (Exhibit 127), most ofthe parcels involved with the
Discovery Bay Golf Club are sectional breakdowns and have been described as such more than
25 years. The only exception would be those parcels in which the Plat ofBayview at Chevy
Chase was removed that occurred in August of 1988. The platted lots have been described as
such for the same time frame. However, at some point our office did an administrative
segregation to have individual parcels for the "Golf Links" for assessment purposes only.
5. The 18 subject parcels encompass approximately 200 acres. An existing golf course
encompasses approximately 142 acres, and the topography varies from level to slight slopes.
Roughly 28 acres at the western portion of the parcel are timbered. Three wetlands exist at the
northwest portion of the property.
6. The subject parcels are legally described as parcel numbers 001 304001-002,004,006-007 & 001
292005 & 001 293 004, 009-010 & 001 311 002,005 & 001 322007 & 999 200 401 thru 405, &
901 in Sections 29 thru 32, Township 30, Range 01 West, WM, located at 7401 Cape George Rd,
Port Townsend, W A 98368
7. Approximately 1.3 miles of county roads border the parcel from the southwest portion of the
property moving in a southeasterly direction and then to the north to the northeast comer of the
property. Heron Pond Ranch Subdivision borders the subject parcels at the northern edge.
Discovery Bay Ridge Divisions IV and V border the northwestern and western portion of the
subject parcels. Residential parcels in these subdivisions range in size from 2.1 to 5.3 acres with
one parcel within the Discovery Bay Ridge Division IV plat at 18.3 acres. These bordering
parcels are designated rural residential 1 :5 and 1: 1 O.
8. The Jefferson County Comprehensive Plan Land Use Map designates the subject parcels RR 1 :5,
Rural Residential 1 dwelling unit per 5 acres. Refer to Exhibit 128. Parcel numbers 001 293 004,
001 292005, 001 293 010, 001 304001,001 304002, 001 304004,001 304006, 001 304007,
001 311 002,001 311 005,999200901,602 131 002,602 131 001,502 153 002,602 132001,
502 153 003, 502 153 020, 502 153 021, 502 153 022 and 502 were originally designated Parks,
Preserves and Recreation by the Jefferson County Comprehensive Land Use Map effective August
28, 1998. A Comprehensive Plan Amendment (CP A99-00013) to change the land use designation
of the subject parcels from Parks, Preserves and Recreation to Rural Residential 1 : 1 0 was reviewed
as a part of the 1999 Comprehensive Plan Amendment cycle under MCR 99-0001. Comprehensive
Plan Amendment CPA #99-013 to designate the parcels Rural Residential 1 :5 was approved by the
Board of County Commissioners April 3, 2000 under Resolution No. 27-00, appealed and upheld
by the Washington State Growth Management Hearing Board November 22,2000.
9. Existing development includes a golf course, clubhouse and associated facilities to be located on
the proposed reserve tract.
10. Parcels within this proposal and development proposed are located more than 200 feet from
Shoreline Ordinary High Water Mark and are not subject to Chapter 18.25 JCC, Shoreline Master
Program.
11. Permit Case history for the project site includes the following:
· A building permit (BLD96-00278) for a pump house for irrigation water was issued May 28,
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1996 and finaled March 18, 1998. Critical area review for the pump house was reviewed
under BLD96-00278.
.
A building permit (BLD92-00278)for a pole building for storage was issued June 2, 1992
and finaled June 21, 1993.
.
A plumbing permit (BLD97-00212) was issued April 17, 1997 and finaled apri129, 1997.
.
A zoning permit with SEP A review (IZA93-00059) for Chevy Chase Golf Course expansion
and conversion was issued May 8, 1994. Permits under the Interim Zoning Ordinance did
not have expiration dates. This completed expansion of the nine hole course to an eighteen
hole course and included wetland mitigation.
.
A complaint case (COM99-00002) was received February 2, 1999 regarding logging the golf
course. Notes in the case state:
Ken Gilbertson called me and indicated that some trees have been removed as a result of
blow down. This has been done as clean-up as authorized under a Class I FP A.
Contacted person filing Action Request and advised him of findings. Confirmed that the
tree removal is within the existing Forest Practice Approval. Documentation that clean-
up of blown down trees on a golf course are allowed as part of a Class I FP A. Ken
Gilbertson Sent copies of WAC 222-16-050 to document thatforest practices within
boundaries of existing golf courses are allowed. The documentation and a cover letter
are part of the record.
Case closed March 3, 1999.
.
Applications (SUB95-001111 ZON95-00054/0TH95-00282) to divide 192 acres into 95 lots
with a minimum lot size of .15 acres was cancelled July 2, 1999 due to inactivity by the
applicant regarding additional information requested by the department. The application
was cancelled based on Section 10(b) of the Land Use Application Procedures Ordinance.
See letter in the file.
12. Pending cases under review for this site include a stormwater permit application (MLA06-
00175/BLD06-0019) for the golf course renovation submitted April 21, 2006 and a building permit
application (MLA06-00204/BLD06-00216) for the clubhouse renovation submitted April 27,
2006.
REVIEW CRITERIA
Applicable Ordinances and Plans:
· Jefferson County Comprehensive Plan, adopted August 28, 1998:
· Chapter 3, Land Use and Rural Element
Land Use Map, p 3-45
Rural Residential Land Use Policies, pages 3-47 through 3-48.
Environment, page 3-59
Transportation Policies, page 3-61
Rural Character Policies, 3-61 through 3-63
Drainage, Flooding, Stormwater Management & Polluted Discharges, p 3-67 through 3-69.
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.
Chapter 10, Transportation Element
Non-motorized Transportation System, 10-23
.
Jefferson County Code (JCC), adopted 1995 as amended:
· JCC Title 18, Unified Development Code, as amended
Chapter 18.15 JCC, Land Use Districts
Chapter 18.20 JCC, Performance and Use-Specific Standards
Chapter 18.35 JCC, Land Divisions
Chapter 18.30 JCC, Development Standards
Chapter 18.40 JCC, Permit Application and Review Procedures/SEP A Implementation
· Chapter 15.15 JCC, Flood Damage Prevention
.
Chapter 197-11 WAC, State Environmental Policy Act (SEPA) Rules
STAFF ANALYSIS & CONCLUSIONS
Jefferson County Comprehensive Plan
1. The Jefferson County Comprehensive Plan Rural Residential Land Use Policy LNP 3.3.1 states:
A residential land use designation of one dwelling unit per 5 acres (RR 1:5) shall be assigned
to those areas throughout the County with:
a. an established pattern of the same or similar sized parcels (i.e., 5 acres) or smaller sized
existing lots of record;
b. parcels of similar size (i.e., 5 acres) or pre-existing smaller parcels along the coastal
areas;
c. parcels immediately adjacent to the boundaries of the Rural Village Centers; and
d. as an overlay to pre-existing developed "suburban' platted subdivisions.
e. parcels designated as Forest Transition Overlay.
The parcels within this proposal meet LNP 3.3.1.a and b above as evidenced by the
Comprehensive Plan Amendment CPA #99-013 which was approved by the Board of County
Commissioners April 3, 2000 under Resolution No. 27-00, appealed and upheld by the
Washington State Growth Management Hearing Board November 22,2000. The proposed 48 lot
subdivision of 200+ acres will be conforming to the underlying density of 1:5 and with the
surrounding parcels utilizing the clustering provisions for Planned Rural Residential
Developments.
2. The Jefferson County Comprehensive Plan Rural Residential Land Use Policy LNP 14.1 states:
Ensure that land use decisions are based on land use ordinances which are in compliance with
the Critical Areas Ordinance and all applicable state and federal environmental laws.
The proposal was subject to an environmentally sensitive area (ESA) review (Exhibit 1, pp 70-82)
and identified the following ESA's: critical aquifer recharge areas (susceptible aquifer and coastal
seawater intrusion protection zone), flood hazard, geologically hazardous areas (Level 1 (slight)
landslide, seismic and erosion hazards; unstable per the digital shoreline slope stability maps
(originally published as hard copy maps in the Coastal Zone Atlas of Washington between 1978
and 1980), fish & wildlife habitat (Type 4 stream; eagle habitat), and wetlands, This proposal is
subject to the protection standards identified for environmentally sensitive areas in Chapter 18.15,
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JCC. Detailed analysis is located in the section titled Article VI-D through Article VI-J of Chapter
18.15, JCC of Staff Analysis and Conclusions. The proposal is not located within Shoreline
jurisdiction and is not subject to the policies and performance standards of Chapter 18.25, JCC
Shoreline Master Program.
3. The Jefferson County Comprehensive Plan Transportation Policy LNP 17.1 states:
Encourage development and land use proposals that utilize existing transportation systems
and provide non-motorized transportation opportunities.
The proposal will utilize Cape George Rd, an existing county local access road. Internal roads are
proposed to access single family residences, and public trails are proposed within the site.
4. The Jefferson County Comprehensive Plan Transportation Policy LNP 21.1 states:
Rural residential cluster subdivisions shall be encouraged, consistent with development
regulations, throughout the rural areas. The open space tracts in these planned rural
residential development subdivisions shall be permanently preserved.
The proposal utilizes the clustering provisions and dedicates 164 acres (82% of the proposal) as a
reserve tract to be preserved. The existing golf course will be located on the reserve tract.
Detailed analysis of the performance standards is located in the section of this report titled Article
VI-M Planned Rural Residential Developments (PRRDs)
5. The Jefferson County Comprehensive Plan Transportation Policy LNP 25.1 states:
Require new development and redevelopment to comply with the standards of the latest edition
of the Department of Ecology Stormwater Management Manual for Western Washington.
As a condition of approval, the proposal shall comply with the latest edition of the Department of
Ecology Stormwater Management Manual for Western Washington.
SEPA
6. The SEP A Responsible Official issued a Final Threshold Determination (MDNS) on August 23,
2006 per WAC 197-11-340 and 197-11-510. No appeal was filed on the final threshold.
Chapter 18.15 JCC, Land Use Districts
7. Single family residences are an allowed "Yes" use in the Rural Residential land use district per
Table 3-1. Allowable and Prohibited Uses. This proposal would allow 48 parcels for residential
development. Table 3-1 identifies accessory dwelling units (ADUs) as an allowed "Yes" use
permitting up to two homes on each parcel. JCC 18.20.020 addresses the performance standards
for ADUs. The application and associated CC&R's as proposed would permit ADUs consistent
with JCC 18.20.020 Detailed analysis of the performance standards is located in the section of this
report titled Chapter 18.20 JCC, Performance and Use-Specific Standards.
8. JCC 18.15.090 addresses archaeological and historical site protection. The following shall be
stated as a condition of approval on all development permits issued by the county:
if during excavation or development of the site an area of potential archaeological
significance is uncovered, all activity in the immediate area shall be halted, and the
Administrator shall be notified at once.
This proposal will comply with this requirement as a condition of approval.
Article VI-D through Article VI-J of Chapter 18.15, JCC, regarding Environmentally Sensitive Areas
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District (ESA)
9. The proposal was subject to an environmentally sensitive area (ESA) review and identified the
following ESA's: critical aquifer recharge areas (susceptible aquifer and coastal seawater intrusion
protection zone), flood hazard, geologically hazardous areas (Levell (slight) landslide, seismic
and erosion hazards; unstable per the digital shoreline slope stability maps (originally published as
hard copy maps in the Coastal Zone Atlas of Washington between 1978 and 1980), fish &
wildlife habitat (Type 4 stream; eagle habitat), and wetlands.
10. Critical Aquifer Recharge Areas
Portions of this proposal are mapped as susceptible aquifer recharge areas. All land area within
one-quarter mile of marine shorelines and associated aquifers together comprise the coastal
Seawater Intrusion Protection Zone (SIPZ). Per JCC18.15.240(2)(d), unsewered planned rural
residential developments are subject to the protections standards in Article VI-E, Critical Aquifer
Recharge Areas. The protection standards for stormwater disposal, on-site sewage disposal and
above-ground storage tanks are listed as recommended conditions and shall be included on the
face of the plat.
The proposed development is located within the existing Quimper Water System service area
and future service area. A DOH approved water system (PUD water) is proposed to provide
potable water for residential and commercial development. The existing onsite wells will be
used for irrigation purposes only. Said wells are located outside a Seawater Intrusion Protection
Zone and thus are not subject to the requirement for a Hydrogeologic Assessment. The existing
clubhouse and some of the proposed lots in The Ridge and The Woodlands areas are located in a
Coastal SIPZ. The applicable protection standards are included in the recommended conditions
of approval.
11. Geologically hazardous areas (landslide, seismic, and erosion)
Development is proposed on lands characterized by slight slopes and mapped as slight landslide
hazard areas, seismic and erosion hazards; and unstable per the digital shoreline slope stability
maps (originally published as hard copy maps in the Coastal Zone Atlas of Washington between
1978 and 1980). Geotechnical reports (Exhibits #59 and 60) prepared by David Evans and
Associates, Inc dated January 27, 1997 and March 17, 1997 concluded the following:
Research and field evaluations conducted throughout the Chevy Chase project found that no
geologic conditions exist that would cause a potential problem to development of the site or
to adjacent properties. Evaluations considered soil textures, subsurface characteristics,
regional and local geologic environments, slopes and the soil covering them and the
proposed development in each of three project areas. The glacial geology has created
gentle rolling topography that is covered with a mature growth of trees. A portion of the
property has been developed into a golf course which covers the nearly level central portion
of the project area. The soils mapped by the SCS and DEA are described as having a slight
to moderate erosion hazard on slopes with grades between 5% and 14%. No ground water
problems were identified although indicators were observed in the soil test pits. The use of
conventional storm drainage systems and footing drains. will prevent the buildup of ground
water around new structures. Construction of the residential development should be in
accordance with Jefferson County and Uniform Building Code requirements for the type of
structure proposed.
While the submitted geotechnical reports were prepared for a previous subdivision application,
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the areas proposed for development of 95 lots are essentially the same. The applicant has
submitted an engineered grading plan prepared by 2020 Engineering (Ex 123) specific to the
proposal under review today.
12. Fish & wildlife habitat (Types 4 stream; eagle habitat)
Washington State Department of Fish & Wildlife did not comment on the proposal regarding
eagle habitat. The SEP A checklist and critical area mapping identify Type 5 and Type 9 streams
at the northern portion of development and a Type 4 stream and three wetlands located at the
northeast portion of the development. Washington State Department of Natural Resources
stated to Jefferson County Development Review Division staff that a letter (Ex 66) previously
issued regarding parcel 001301001 could be used as a determination that the mapped Type 5 and
Type 9 streams are not considered typed waters. Table 3-2 of Chapter 18.15 JCC Article VI-H
identifies a required 100- foot buffer for Type 4 streams. Furthermore, a building setback line of
five (5) feet is required from the edge of any buffer area. Parcels proposed in Division 5, Lily
Pond, meet the more restrictive wetland buffer of 150 feet which is indicated on the proposed
preliminary plat. The proposed Larry Scott Trail pathway located at the northern parcel
boundary would utilize an existing driveway and stream crossing within the stream and wetland
buffer. JCC 18.15.300(5) identifies the construction of trails which shall be unpaved when
located in the buffer areas and elevated when located in wetlands, which are not intended for
motorized use, and which are no wider than five feet, unless additional width is necessary for
safety along a precipice, steep hillside, or other hazardous area as an exempt activity. This
activities are allowed within a FWHA or its buffer, if they are not prohibited by any other law,
provided they are conducted so as to minimize any impact on the function and character of the
FWHA or its buffer, and provided they are consistent with any county-approved habitat
management plan or other special report required by this chapter, or any state or federally
approved management plan for an endangered, threatened, or sensitive species. The proposed
trail will be greater than 5 feet in width thus necessitating mitigation as part of an overall
Mitigation plan as required under SEP A mitigations.
The existing road approach off South Discovery Rd proposed to access Hutson Rd has been
reviewed for alternative locations. The applicant identified and described four alternatives (Ex
81):
1. Extend Lawrence Road to the very northern portion of the property in order to provide
access for the residential lots in the Meadow's neighborhood. This would have caused a
dead end cul-de-sac of over a mile in length. A secondary access for emergency
purposes only was being proposed that would have required permission to connect with
Douglas Road, a private road serving the Heron Pond community. Three meetings were
held with the homeowners of Heron Pond to discuss possible alternative accesses to the
proposed development. The homeowners of Heron Pond were concerned about traffic
and in turn made requests that were disproportionate with respect to the impact and
value of this access alternative.
2. Construct a road outside of the buffer but through the lower portion of the golf course.
This alternative proved to have the greatest economic impact and would have required
renovating and relocating three golf holes. Typical golf holes cost anywhere from $75-
100,000 to build and grow-in but this does not include any additional costs this
alternative would have resulted in income deficits from loss of play. Further the road
would have had an extended alignment increasing the length by quarter of a mile. In
addition, the quality and character of the golf holes themselves is diminished from the
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existing holes (two of our best) requiring modification. Golf holes typically cost on
average $75,000 - $100,000 to build and considering the golf course's present economic
health this represents a significant economic hardship.
3. Align the road over an existing narrow breeched dam in the pond complex portion of the
wetland/stream and extending perpendicular and running through the buffer not only on
one side but both. This alternative is clearly the most environmentally impacted
alternative. While it would have represented the least development cost of all other
alternatives, including the present submitted alignment, it was considered not
approvable precipitating significant permitting obstacles.
4. (Preferred) The preferred alternative being proposed utilized an existing culvert and
road access connection to Discovery Road while none of the other alternatives was
capable. The proposed road would be built directly over a gravel road which has been
in existence and in use for a few decades through the wetland buffer area. A minimum
number of existing trees would be impacted and through simple engineering surface
water runoff from the road could easily be diverted south into the golf course assuring
protection of water quality with this complex. From a golf course architectural
perspective it is always better to avoid having road crossings and the need to construct a
road through the golf course. The Watershed Company in their analysis of this situation
qualifies that the integrity and viability of this buffer and Class I Wetland/Type 4 Stream
will be enhanced not diminished as a result of the submitted proposal.
Public Works concurred with the preferred location using the existing access point. It is on a
tangent segment of S. Discovery Road and has adequate sight distance to the north and south. It
would minimize the area of land disturbing activity and new impervious surface. In the
Department's judgment, extending Lawrence Road would not be an acceptable alternative. It
would require large cuts and fills and still have a very steep grade.
In addition to protection standards required by JCC 18.15.315, the proposal will have to meet
the protection standards in the Mitigation Plan to be submitted for review and approval.
Based upon compliance with recommended conditions of approval, staff recommends finding
the proposal complies with Article VI-H, Fish and Wildlife Habitat Areas.
13. Wetlands: Donna Frostholm, Senior Scientist for Jefferson County Department of Community
Development commented on the proposal August 31, 2006 (Ex ~ as follows:
1. The April 21, 2005 Wetland Delineation Report (Ex 22) states that the west boundary of Wetland A,
which is a Category I wetland, was not delineated and that the wetland in this area was mapped based
on a previous wetland delineation conducted in 1996. The report states that the west wetland
boundary will be delineated prior to construction. The entire wetland must be delineated prior to
preparing a mitigation plan so that the extent of wetland buffer on the property can be accurately
determined and all potential impacts to wetland buffers can be addressed in the mitigation plan. The
County should be notified once the wetland delineation is complete so the delineation can be verified.
2. The drawings submitted by the applicant have the wetland label and wetland category
reversed for Wetlands Band C. Wetlands should be identified on all submitted drawings
such that they match the wetlands as described in the April 21, 2005 Wetland Delineation
Report (Ex 22) and as shown on a figure in a previous Wetland Delineation Report, which is
dated June 4, 2006 (Ex 62).
3. Based on the description of Wetland B in the Wetland Delineation Report (Ex 22), I
disagree that this wetland is a Category IV wetland. For a wetland to be considered a
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Category IV wetland, it must be dominated by one class of vegetation (among other things);
however, the wetland report describes the wetland as having two wetland classes. For this
reason, it appears that Wetland B should be a Category III wetland, which requires a 50-
foot buffer. In reviewing the plan sheets submitted by the applicant, it appears that the
proposed development would be located beyond the 50-foot buffer.
4. Wetland A and the associated stream continue north of the property boundary. The
wetland and stream need to be delineated and impacts avoided to the extent possible during
construction of the Larry Scott Trail (LST). It is my understanding that the proposed trail
will use existing easements along the north and east sides of the property. Any unavoidable
impacts to the wetland, stream, or buffer must be addressed in the mitigation plan to be
prepared for the project.
5. The preliminary mitigation concept, as described in the January 19, 2006 letter from the
applicant's wetland biologist (Ex 72), is generally acceptable, and a detailed mitigation
plan must be prepared for County review and approval. The mitigation plan should address
all potential impacts to environmentally sensitive areas and buffers, including but not
limited to, those associated with construction of Hutson Road, installation of utility lines,
clearing for gravel access roads, and construction of the LST Any portion of the Wetland A
buffer that will be maintained for use in golfing post-construction (i. e., those areas that
cannot be enhanced with native plant species) cannot be considered buffer enhancement
area.
6. Surface water runoff from the area to be developed as The Meadows contributes water to
Wetland A. Construction of Hutson Road will likely block or intercept surface water runoff
to the wetland. Limiting the amount of water to the wetland has the potential to make the
on-site portion of the wetland drier. For this reason, the applicant must maintain drainage
patterns to the wetland post-construction and the plan sheets should show how water from
the upland areas will be conveyed to the wetland. Any alteration of wetland hydrology
needs to be addressed in the mitigation plan.
7. The easement for the water line that parallels Hutson Road is shown on the plan sheets.
However, the location of the utility line easement to the areas of residential development is
not shown on the sheets. These should be shown on the plan sheets (for example, if the
Wetland A, the stream, or the buffer must be crossed to provide utilities to The Lily Pond,
this must be shown on the drawings and appropriate mitigation provided).
8. Work areas, including areas where soils will be stockpiled, are not identified on the plan
sheets. Work areas must be located outside of wetland buffers.
9. The applicant should clarifY if any improvements to the golf course will be conducted
within the wetland buffers. It is not obvious from the plan sheets if improvements are
proposed.
10. If any earthwork is conducted prior to approval of the mitigation plan, sediment and
erosion control measures must be provided around the wetland buffer, per buffer widths in
Table 3-3 (JCC 18.15.340).
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SEPA condition #15 stated as follows:
Prior to final plat approval, the applicant shall submit a detailed report to Jefferson County
for review and approval describing the proposed mitigation, a maintenance and monitoring
plan, and performance surety to ensure success of the revegetation efforts.
Staff would like to clarify that the timing of submittal, review and approval of the detailed report
shall occur prior to any land disturbing activity located within 225 feet of Wetland "A"
identified as a Category I wetland and within 75 feet of Wetlands "B" and "C", both category III
wetlands. These setbacks are based on Table 3-3, Minimum Wetland Buffers Necessary as Part
of Qualifying for a Waiver from Delineation and Special Report Requirements.
Chapter 15.15 JCC: Flood Damage Prevention
14. Portions of the project site lie within the flood plain. This application is vested under the rules
and regulations in effect on May 9, 2005 when the application was submitted. The Jefferson
County Flood Damage Prevention Ordinance, Ord. No. 18-1120-95, identifies performance
standards for utilities and subdivisions within the flood plain.
No proposed lots are located within the flood plain, and no development is proposed within a
floodway. The community drain field and existing irrigation wells are not located within the
area identified as Limit of High Water Flood Protection Zone. The sanitary sewer pipe and
water pipe are proposed to run through the flood plain from Lily Pond development south along
South Discovery Road. Based upon compliance with the recommended conditions of approval,
the proposal meets Title 15.15 Flood Damage Prevention.
Article VI-M Planned Rural Residential Developments (PRRDs)
15. Figure 1 (below) details the density, dimension and open space requirements specific to PRRDs
identified in JCC 18.15.485 and 18.15.490. The reserve tract(s) may be owned by a homeowners
association, corporation, partnership, land trust, individual of other legal entity. The reserve tract
must be preserved as open space in perpetuity. Community water systems, septic drainfields and
stormwater detention facilities serving the PRRD may be located within the limits of the reserve
tracts( s).
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Figure 1. PRRD Density, Dimension & Open Space Requirements
Zoning Required or Standard
Provision permitted Proposed met
Minimum land area 18.15.485 (1) 10 gross acres 200.4 gross acres Yes
Maximum land area 18.15.485 (2) 225 gross acres 200.4 gross acres Yes
Maximum number of Yes*
dwelling Units 18.15.485 (3) 45 48 w/bonus
density
Maximum number of
dwelling units w/bonus 18.15.485(3) 54 48 Yes
density
Maximum # of Dwelling 18.15.485 (4) 20 20 Yes
Units in Cluster
Maximum # of Dwelling
Units in Cluster w/bonus 18.15.485 (4) 22 20 Yes
density
Distance between clusters 18.15.485 (4) 600 lineal feet 600 lineal feet Yes
Reserve Tract 18.15.490 (1) 65% 81. 7% Yes
16. This application proposes innovative development consistent with JCC 18.15.515(2)(c) through
the use of clustered housing, density bonuses per JCC 18.15.520, and lot size averaging. The
Hearing Examiner may approve the use of these tools as provided in this section as deemed
reasonable and warranted by the excellence of the resulting design and its benefit to the
community. This application requests deviating from the maximum density standard for each
proposed lot while achieving the underlying density for the proposal as a whole. Per JCC
18.10.040, Definitions, "Density means the quantity per unit area, such as the number of dwelling
units per acre." This proposal is subject to the remainder of the development standards of Table
6-1 in Chapter 18.30 JCC.
17. JCC 18.15.520 Modification of permitted densities - Density bonuses (only applicable sections
have been included below)
(l)Purpose for Bonus Densities. Bonus densities are intended to provide the incentive to
encourage the development of more affordable housing, provide additional public amenities, or
preserve valuable natural or cultural resources and features. The satisfaction of any of the bonus
density criteria specified in subsection (4) of this section is considered to be in the public interest
and worthy of a bonus density.
(2)Eligibility for Bonus Densities. Eligibility to obtain a bonus density is based upon site plan
review and approval by the hearing examiner after a public hearing. Such bonus densities may be
granted to a deserving application if the PRRD plan submitted is judged by the hearing examiner
to have achieved one or more of the bonus density criteria in subsection (4) of this section.
(3)Maximum Bonus Density. The maximum bonus density allowed is limited to an additional 20
percent over the density allowed in the underlying zone, calculated by rounding up to the nearest
whole number. In addition to criteria provided in this Article VI-M, the density shall be compatible
with the site's natural constraints and the character and density of the surrounding area.
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(4) Criteria for Approval of Bonus Densities. Upon submittal of the PRRD application, the hearing
examiner shall review the proposed project and with respect to the allocation of bonus densities
for the project. The allocation of bonus densities should be based upon a comprehensive review of
the entire project. It is the intention of this section to allow bonus densities where a PRRD
applicant proposes design attributes providing public benefits in addition to those required by
local, state or federal land use, health, or environmental regulations. Bonus densities shall not be
allowed for site design proposal that merely reflect mandatory requirements of local, state and
federal codes or regulations. Consideration shall be given to, but not necessarily limited to the
following criteria:
(a)Preservation of Natural, Historical and Cultural Features. Items for consideration under this
criterion include the preservation and minimum disturbance of natural features and wildlife
habitat; preservation of unique historical or cultural features; preservation of open space; and
preservation of scenic resources.
(b)Public Service and Facility Availability. Items for consideration under this criterion include the
provision of public park or other public facilities and/or sites; bicycle and pedestrian pathway
systems; public transit access to the site; and special site design for special needs residents.
(c)Energy Efficiency. Items for consideration under this criterion include preservation of solar
access; south orientation with added glazing for inhabited structures; the use of landscaping and
topography for windbreaks and shading; common wall construction; the use of solar energy
systems either passive or active for heating and/or cooling; energy conserving design of roadways
and other structures; and higher insulation levels.
(d)Public Recreation Facilities. Items for consideration under this criterion include provision for
public recreational features such as active play areas, passive open space areas, golf courses, and
bicycle and pedestrian pathway systems.
(e)Environmental Design. Items for consideration under this criterion include on-site designs
providing regional benefits, including drainage control using natural drainage and landscaped
drainage retention facilities; flood control measures, particularly those measures serving regional
needs; significant public access provided to designated potential open space or park areas,
shoreline areas, trails, scenic sites and viewpoints; provision for substantial and exceptional
landscape treatment; preservation of habitat identified for threatened and endangered species;
and the use of recycled materials and resource conserving designs.
(g)Provision of Innovative Design. Items for consideration under this criterion include the
provision of innovative design elements similar to, but not limited to, those described in JCC
18.15.515(2).
This application proposes utilizing the maximum density bonus allowed (20%) under JCC
18.15.520 by preserving an historic and cultural feature, providing public service and facility
availability, constructing an energy efficient development, providing public recreation facilities,
and designing the development with regional environmental benefits. The following are excerpts
from the applicant's Narrative (Exhibit # 10) justifying compliance with the aforementioned
criteria::
· Preservation of Natural, Historical and Cultural Features
The proposed project is for a Planned Rural Residential Developent (PRRD) as a central
component to a historic golf course preservation plan. The golf course was renamed the
Discovery Bay Golf Club following a recent purchase from its long-time owners, The Bailey
Family. The original nine holes of the former Chevy Chase Golf Course opened for play in
1925 and are considered the oldest continuously operated public golffacility in the state of
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Washington.
· Public Service and Facility Availability
The PRRD includes the construction of 1.8 miles of trails for pedestrian, bicycle and
equestrian use for its future residents as well as the community in general. These trails will
link the Larry Scott Trail with Cape George Rd to the south and have an internal
loop... Overlook rest areas or small pocket parks are proposed to be located strategically
along the paths and the paths will be eight (8') feet in width of graveled surface meandering
through the site. A public off-leash dog park is also being proposed where people can come
and relax while they and their pets socialize.
· Energy Efficiency
Discovery Bay Golf Club intends to establish a new standard in sustainable green architecture
that includes southern orientation of residential units, added window glazing and insulation
levels, reduced paved roadway sections, the use of all native plant materials reducing water
and power consumption along with minimal maintenance requirements once established.
· Public Recreation
Discovery Bay Golf Club is the only 18 hole, affordable, public golf facility in Jefferson
County... The improvements to the golf course will make it more challenging and also create
year-round playing conditions... we will not change the course's rural atmosphere which is
both charming and memorable, and it will always be affordable for the residents of Jefferson
County.
· Environmental Design
The PRRD preserves and utilizes existing natural drainage courses for the conveyance of
storm water through the open space to several detention basins within the golf course. A
public trail system (1.8 miles) is being provided along with the dog park and public golf
course. The CC&R's will assure that the landscape restoration is based upon an
understanding of how ecosystems work. That methodology includes the consideration of
species requirements, maintenance of natural areas and biological diversity, island
biogeography, landscape ecology, and ecosystems. The combined analysis of these disciplines
has led to recognition of specific principles that can be applied to managed parcels of land to
maintain and restore natural diversity. Exhibit 81 submitted by the applicant stated
Residential homes will all be built to meet second level built green program as administered by
the Jefferson County Home Builders Association - Built Green Certification Program.
Staff concurs with the general assessment by the applicant. Based upon the preceding analysis and
compliance with proposed measures to satisfy bonus density criteria, staff recommends approval of
the 20% bonus density.
18. The applicant(s) requested a modification of development standards for lot size as permitted by
JCC 18.15.525. Other modifications of development standards are not requested.
JCC 18.15.525(3) Criteria for Approval of Alternative Development Standards...
a) The proposed PRRD is compatible with the surrounding properties, especially as relates to
the following:
i. Landscaping and buffering
ii. Public Safety
iii. Site Access and circulation
iv. Architectural design of building and harmonious use of materials
b) the unique characteristics of the subject property
c) The arrangement of buildings and open spaces as they relate to the various uses within or
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adjacent to the PRRD
d) Visual impact of the PRRD upon the surrounding area;
e) Improvements proposed in connection with the PRRD;
j) Preservation of unique natural features of the property; and
g) The public benefit derived by allowing the proposed alteration of the development
standards.
During the staff site visit, Mike Asmundson stated as much vegetation as possible would be
retained. Of particular concern is the PRRD northern boundary adjacent to the existing Heron
Pond Ranch plat. Tracts 7, 12, 13 and 14 lie adjacent to this proposal. Tracts 12, 13 and 14 are
developed residential parcels of land, some with open space, and Tract 7 is vacant land. This
proposal sites a cluster of ten (10) parcels known as the Meadows in a north-south configuration
approximately 90 feet from Douglas Way easement for ingress, egress, access, utility installation
and maintenance purposes. Lily Pond would place six (6) home sites in a north-south
configuration beginning approximately 20 feet south of Heron Pond Ranch plat boundary. Hutson
Rd and the trail improvements are proposed between the Meadows and Heron Pond Ranch. The
proposed trail would be located approximately ten (10') feet from Heron Pond Ranch plat
boundary and 40 feet from the edge of constructed Douglas Way in the area between the proposed
residential lots and Heron Pond Ranch plat. The closest distance between building envelopes
would be approximately 190 feet at the Meadows and 120 feet at Lily Pond. Staff noted the
easement for Douglas Way is not depicted on the proposed preliminary plat. The final plat shall
depict the easement for Douglas Way in the northeast comer of the project site. The building
envelope for Lot 6 of Lily Pond Development shall not conflict with the easement.
Under current County land use standards, the property owners could choose to close the golf
course and subdivide the property into 40 parcels each five acres in size. This scenario would not
require any buffering between the residential uses, and structures could be sited twenty (20') feet
from the adjacent Heron Pond Ranch plat boundary.
Developing this project as proposed benefits the public by preserving an historic and cultural
resource, including energy efficient design, providing public service and facility availability,
providing public recreation, and implementing environmental design standards.
19. JCC 18. 15. 530(l)(a) The proposed PRRD conforms to:
(i) The Jefferson County Comprehensive Plan;
(ii) All provisions of this code that are not proposed for modification; and
(iii) Any other provisions of local, state or federal regulations, policies or plans, except
those standards proposed for modification;
The proposed PRRD conforms to the Jefferson County Comprehensive Plan, to all provisions of
the JCC that are not proposed for modification, and to all other local, state or federal regulation,
policies, or plans, except those proposed for modification.
20. JCC 18. 15. 53 0(1) (b) Utilities and other public and private services necessary to serve the needs
of the PRRD shall be made available, including:
(i) Open spaces;
(ii) Drainage ways;
(iii) Roads and other public ways;
(iv) Potable water;
(v) Transit facilities;
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(vi) Wastewater disposal;
(vii) Parks and playgrounds;
(viii) Schools; and
(ix) Sidewalks and other improvements that assure safe walking conditions for students
who walk to and from school;
Utilities and other public and private services necessary to serve the needs of the PRRD have been
made available. Open spaces have been provided consistent with PRRD requirements. Proposed
development and drainage ways will be designed and constructed in compliance with the DOE
Stormwater Management Manual for Western Washington. Roads and other public ways are
consistent with the development standards in Chapter 18.30 JCC. Potable water is provided to
serve the PRRD. Transit facilities are required for this development. Wastewater disposal is
accommodated by a community drain field. Parks are proposed within the reserve tracts. Port
Townsend School District serves this area. Paths and internal roads provide access to an
acceptable school bus stop at the entrance of the PRRD and would be safe for students. Detailed
review of these items is located under Chapter 18.30 JCC, Development Standards of this section.
21. JCC 18. 15. 530(l)(c) SEPA
No significant environmental impacts were identified during review under SEP A.
22. JCC 18.15.530(l)(d) Approving the proposed PRRD will serve the pubic use and interest and
adequate provision has been made for the public health, safety and general welfare.
The proposal meets this criterion.
23. JCC 18. 15. 530(1)(e) The proposed PRRD satisfies the criteria set forth in this Article VI-M, as
applicable.
The proposal meets this criterion. Sufficient analysis has been completed within this section.
24. JCC 18.15.530(l)(f) The proposed PRRD will be superior to or more innovative than
conventional development and will provide greater public benefit than that which would be
available through the use of conventional zoning and/or development standards.
The proposed PRRD will provide greater public benefit than available through the use of
conventional zoning and development standards as it preserves an historic and cultural resource,
includes energy efficient design, provides public service and facility availability, provides public
recreation, and implements environmental design standards.
25. JCC 18.15.530(2) ... Where any portion of the proposed PRRD lies within both aflood control
zone...
Detailed analysis is located in the section titled Jefferson County Flood Damage Prevention
Ordinance, Ord. No. 18-1120-95 of Staff Analysis and Conclusions. As conditioned this
proposal meets this criterion.
26. JCC 18.15.530(3) Preliminary approval of a PRRD does not constitute approval to obtain any
building permits or begin construction of the project.
Preliminary approval would allow installation of roads and utilities to serve the final plat
consistent with the conditions placed on this approval.
27. JCC 18.15.540 Performance Guarantees
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A copy of the proposed CC&Rs has been submitted to Jefferson County. Staff noted an
inconsistency in the section addressing Accessory Dwelling Units (ADUs) and Jefferson County
Code. Prior to final plat approval, the applicant shall submit updated CC&Rs for review of
consistency with the Hearing Examiner's decision. Subject to condition, the proposal meets these
criteria.
28. JCC 18.15.545 Modifications to an approved PRRD
Subject to conditions, the proposal meets these criteria.
29. JCC 18.15.550 Building and occupancy permit - Issuance after final PRRD approval.
Subject to condition, the proposal meets these criteria.
30. JCC 18.15.555 Final PRRD plan requirements.
Subject to conditions, the proposal will meet these criteria.
31. JCC 18.15.560 Time limitations onfinal PRRD submittal.
Subject to conditions, the proposal will meet this criterion.
32. JCC 18.15.570 Filing offinal PRRD plan.
Subject to conditions, the proposal meets this criterion.
Chapter 18.20 JCC, Performance and Use-Specific Standards
33. JCC 18.20.020 Accessory uses and structures permit Accessory Dwelling Units (ADUs). Per
Table 6-1, Density Dimension & Open Space Standards, maximum density is identified as
DU/Acre or dwelling units per acre. ADUs are not considered as dwelling units for the purposes
of calculating density. Only the primary dwelling unit is factored. The proposal will comply with
this requirement as a condition of approvaL
Article W of Chapter 18.35 JCc, Long Subdivisions
34. The approval criteria for a long subdivision detailed in JCC 18.35.310 duplicate those within JCC
18.15.530 and have been sufficiently addressed above in the section Article VI-M Planned Rural
Residential Developments (PRRDs) of Staff Analysis and Conclusions.
Chapter 18.30 JCC, Development Standards
35. JCC 18.30.030 Water Supplies: When the development or redevelopment of land requires the
availability of a supply of potable water as determined by the Administrator, potable water shall
be delivered by a means approved by the Washington Department of Health and/or Jefferson
County Health and Human Services.
Jefferson County PUD#l provided a Water availability Notification (Ex 8) dated April 25, 2005
stating the proposal will be served by public water. Two existing wells provide water for irrigation
purposes. The application needs to be reviewed for adequate water rights on the irrigation
system through DOE, Jeff Marti.
42. JCC 18.30.040 Sewage Disposal: All development shall be provided with an individual, on-site
septic system and drainfield approved by the Jefferson County Health Department in compliance
with Chapter 8.15 JCC, unless the Jefferson County Health Department determines that public
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sewer is available which would then require connection to the approved public sewer.
Washington State Department of Health (Ex 92) commented the suitability of the soils for sewage
treatment was evaluated, fourteen (14) test pits at the site were observed, and the site appears to be
suitable for the proposed Large On-Site System (LOSS).
43. JCC 18.30.050 Density, dimension and open space standards
Figure 2. Density, Dimension & Open Space Requirements per Table 6-1
Standard
Required Provided met
Minimum Lot Area None specified 16,687 SF Yes
Minimum front or road 20 20 Yes
setback
No proposed
Special Setback from Per Article V of Chapter 18.15 lots for
development are N/A
Resource Lands ICC adjacent to
Resource Lands
Minimum rear and side 5 5 Yes
setback
Building Height 35 Subject to Yes
Condition
Area of hnpervious 25 Subject to Yes
Surface Coverage Condition
Area of Building N/A N/A N/A
Coverage
Subject to DOH on-site septic and Subject to
Maximum Building Size water constraints, lot size and all Condition Yes
other applicable requirements
The proposed preliminary plat meets the applicable density, dimension and open space standards
listed in Table 6-1.
Transportation
44. JCC 18.30.020(5) All land use activities shall be served by appropriate transportationfacilities.
Transportation facilities shall be adequate both to serve the proposed land use and to avoid
adverse affects to the existing transportation system. If transportation facilities are inadequate, the
applicant shall be required to make necessary improvements.
The Public Works Department provided analysis of road right-of-way and slope easement issues and
recommended mitigations measures in its SEP A comment memo dated December 14, 2005.
S. Discovery Road is a territorial road. It was established in 1878 prior to statehood. It is
presumed to have a 60 feet wide right-of-way that is 30 feet on each side of the existing
centerline. In order to ensure that this right-of-way is unencumbered, the Department
recommended a SEP A condition requiring the proponent to convey to Jefferson County by quit
claim deed any interest in the area lying within 30 feet of the existing centerline ofS Discovery
Road. The Department also recommended a SEP A condition requiring the establishment of
slope easements.
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Jefferson County acquired a 60 feet wide right-of-way for Cape George Road in 1947 through
Quit Claim Deeds through the area adjacent to Discovery Bay Golf Course.
The existing access to the golf course from Cape George Road is over Harrison Street, a County
Road. The proposal would retain the location of the golf course access, but reconfigure the
roadway to also provide access to the residential development. It would require the vacation of
Harrison Street and the other rights-of-way. The proponent has applied to the Public Works
Department for a road vacation. A public hearing before the Hearings Examiner is required.
The site plan depicts 60 feet wide easements for Lawrence and Hutson Roads and the emergency
vehicle access between them, except for a segment of Lawrence Road where the easement is
adjacent to the Cape George Road right-of-way and is reduced to approximately 50 feet in width.
This segment has a grade of +/-15%. The emergency vehicle access road also has a segment with a
grade that exceeds 15% grade. Both of these segments may require construction of cuts and fills
that extend beyond the proposed easements. The site plan depicts 40 feet wide easements for Ernst
and Bonnie Lanes, both of which would serve 6 lots. Both of these easements provide adequate
width. With the potential exception of the referenced segments of Lawrence Road and the
emergency access road, the proposed easements provide adequate width.
JCC 18.30.060 and 18.30.070
43. The proposal will create more than 5,000 square feet of new impervious surface. The Washington
Department of Ecology Stormwater Management Manual for Western Washington requires
proponents of developments that meet these criteria to develop a Stormwater Site (SWS) Plan that
complies with Minimum Requirements #1-#10:
. Minimum Requirement #1: Preparation of Storm water Site Plans
. Minimum Requirement #2: Construction Stormwater Pollution Prevention
. Minimum Requirement #3: Source Control of Pollution
· Minimum Requirement #4: Preservation of Natural Drainage Systems and Outfalls
· Minimum Requirement #5: On-site Stormwater Management
. Minimum Requirement #6: Stormwater Runoff Treatment
· Minimum Requirement #7: Stormwater Flow Control
. Minimum Requirement #8: Wetlands Protection
. Minimum Requirement #9: BasinlWatershed Planning
. Minimum Requirement #10: Operation and Maintenance.
The application discusses the proposed approach to stormwater management that is to implement
Low Impact Development Best Management Practices (BMPs). The site plan depicts the design
and location of some of these BMPs.
The environmental checklist discusses chemical use on the golf course, including fertilizer and
herbicides. A golf course management plan (GCMP) that establishes protocols for chemical use
was developed in 1997 for previous revisions to the golf course. The checklist proposes to revise
the GCMP to reflect course modifications and updated practices. The proposal site has a stream
and wetlands and is a critical aquifer recharge area. Minimal and appropriate chemical use is an
important surface water and groundwater quality issue. These issues should be addressed in SWS
Plan Minimum Requirement #3 Source Control of Pollutants. Considering the level of expertise
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required to review the golf course management plan, there should be a third party review the
GCMP at the proponent's expense.
JCC 18.30.080 Roads
44. JCC 18.30.080(a)Transportation facilities shall be designed and constructed in conformance
with the following reference manuals and standards of the Jefferson County department of
public works... which are hereby adopted by reference in this code, including...American
Association of State Highwav and Transportation Officials (AASHTO) A Policy on Geometric
Design of Highways and Streets.
Jefferson County Department of Public Works commented on the proposal based on review of the
site plans submitted March 17, 2006. The applicant submitted grading and road plans August 24,
2006. Staff have not had time to review the updated plans at this time, and the following
comments reflect previous review.
Public Works Department has adopted the standards from the American Association of State
Highway and Transportation Officials (AASHTO) Policy on Geometric Design of Highways and
Streets. The Department also considers the AASHTO Guidelinesfor Geometric Design of Very
Low-Volume Roads (2001) and the Low Impact Development Technical Guidance Manualfor
Puget Sound (Puget Sound Action Team, 2005)
Using typical residential traffic generation, Public Works projects that each residence would
generate approximately the 9.6 average daily trips (ADT). The 32 lots accessed from Cape
George Road by Lawrence Road will generate approximately 307 ADT. The 10 lots accessed
from S. Discovery Road by Hutson Road will generate approximately 96 ADT. The 6 lots
accessed from S. Discovery Road by Bonnie Lane will generate approximately 58 ADT. In
addition Lawrence Road will provide access to the golf course. Approximately 120 parking
spaces are proposed at the golf course clubhouse.
Road design needs to provide adequate road and shoulder width for the projected traffic; vehicle
speed, topography, roadway curvature, and function.
Revising the existing Harrison Street intersection with Cape George Road to provide access to
the proposed residential development requires analysis to ensure that there is adequate sight
distance. If there is not adequate sight distance, revisions will be required.
Public Works has reviewed the site plan, road plans, trail alignment, typical sections dated
March 17, 2006.
The proposed roads and lot design utilize Low Impact Development (LID) features including
minimized road widths, porous pavement, rain garden strips along roads, and preservation of on-
site vegetation. These features minimize impervious surface and stormwater runoff and
maximize infiltration. There are potential conflicts between providing adequate road facilities,
particularly for fire and emergency vehicle access, and implementing LID features. These issues
will need to be resolved during review of the road plans and may require discussion between the
proponent and his engineer and the Public Works Department and the County Fire Marshall.
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The proposed typical road sections include sections that have a total width of less than 20 feet. A
minimum traversable roadway width of 20 feet is typically required on low volume, local access
roads for fire and emergency vehicle access. However, the AASHTO Guidelines for Geometric
Design of Very Low-Volume Roads allow low volume, low speed, local access roads that have a
total width of 18 feet including shoulders. Road widths less than 20 feet may be allowed,
provided that there are adequate features for fire and emergency access and the Jefferson County
Fire Marshall concurs.
The initial segment of Lawrence Road should be designed as a commercial access to
accommodate traffic generated by the residential development and the golf course. Beyond the
golf course entrance, it can be designed to the appropriate standards for a low-volume and low
speed, local access road. Hutson Road, Ernst Lane, and Bonnie Lane can be designed to the
appropriate standards for a low-volume and low speed, local access road.
The segment of Lawrence Road past the golf course entrance combines a grade that exceeds
14% for approximately 300 feet with a horizontal curve. Prior to approval of the road plans, the
project engineer should demonstrate that the proposed horizontal and vertical alignment makes
adequate provision for safety.
The emergency access road between Lawrence and Hutson Roads has a grade that exceeds 15%
for approximately 500 feet. It is proposed to have a traversable width of 12 feet and a gravel
surface. Prior to approval of the road plans, the project engineer will need to demonstrate that
this design makes adequate provision for emergency access. The Department will also require
concurrence from the County Fire Marshall.
The project plans generally provide adequate information regarding the proposed road system
for Public Works to recommend approval of the preliminary plat. Additional detailed
information will be needed prior to approval of the road plans for construction including:
· Identify which typical section would be used for each road or road segment,
· Demonstrate how each of the typical sections is adequate based on Departmental standards
and best professional engineering judgment,
. Centerline stations and points of curvature and tangency,
· Culvert diameter, centerline station, slope, and skew angle,
. Horizontal curve data displayed on appropriate sheets, and
· Road profiles and vertical curve data.
The proposal depicts a bus shelter on Lawrence Road near Cape George Road. Transit service
would also require provision of a bus pullout. A bus pullout is not depicted. Jefferson Transit
needs to confirm that it will serve the site by turning on to Lawrence Road. Prior to construction,
details ofthe shelter and bus pullout need to be provided to Jefferson Transit and the Public
Works Department for review and approval. The transit facilities would need to be constructed
prior to final plat approval.
The Jefferson County Non-motorized Transportation and Recreational Trails Plan (2002)
provides guidance on the design of non-motorized transportation facilities and recreational trails.
The Plan discusses the planned Larry Scott Trail and on-road bicycle routes on South Discovery
and Cape George Roads. Section 9.1 discusses standards for multi-purpose trails (MPTs),
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including the Larry Scott Trail. It states that MPTs may be developed using public use
agreements or easements. A typical design for a multipurpose trail in a rural area has a 6-8 feet
wide, all-weather surface with 2 feet wide shoulders. Section 9.2b discusses walking and hiking
trails. A typical two-way trail design has a 4-8 feet wide, all-weather surface with 2 feet wide
shoulders.
The Public Works Department provided analysis of non-motorized transportation and
recreational trail issues and recommended mitigations measures in its SEP A comment memo
dated December 14,2005.
The plans dated March 17, 2006 depict trail alignments and a typical trail section. The
Department acknowledges the proponent's interest in avoiding trail routes immediately adjacent
to golf course tee, fairways, and greens. However, some proposed trail segments are so steep
(+/-17% on the emergency access road and +/-20% between the 13th and 14th Holes) that their
usefulness for mitigating non-motorized transportation impacts on S. Discovery and Cape
George Roads would be significantly limited.
The proposed typical trail section is 6-8 feet without shoulders. This design may be appropriate
for some, but not all trail segments. The trail plans should specify the typical section proposed
for particular trail segments. The Department recommends that wider trail sections be
considered.
45. JCC 18.30.080(c) Road signs and traffic signs shall be installed in conformance with the
standards of the department of public works identified by reference in this title.
46. JCC 18.30.080(h) Subdivision road systems shall provide access to the public road system at two
locations, when feasible. One access location may be allowed based on a finding by the
Department of Public Works that a single access location is adequate to protect the public health,
safety, and welfare.
S. Discovery Road and Cape George Road are minor collector roads. The proposal restricts
access from these roads to three points: Lawrence and Hutson Roads and Bonnie Lane. The
proposal would not provide vehicular access from the public road system at two locations for
each residential cluster. An emergency vehicle access road is proposed that would connect
Lawrence and Hutson Roads. The proposed alignment has a grade greater than 15% for several
hundred feet and is proposed to be 12 feet wide. A second access to the Lily Pond residential
cluster is not proposed. This cluster is composed of only 6 lots. Only 2 lots would be more than
300 feet from S. Discovery Road. Two hammerhead turnarounds are proposed. Although some
revisions to the access plans may be required, particularly the emergency access road, generally,
the proposed access features meet the UDC requirement to ensure public safety.
47. JCC 18.30.0800) Subdivisions 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
Port Townsend School District serves this area and did not comment on the proposal.
The application proposes to make provision for safe walking conditions through an internal trail
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system that would be open to the public and connect to the Larry Scott Trail. Public Works
Department recommended a SEP A condition that requires dedication of trail easements or use
agreements acceptable to Jefferson County. The plans dated March 17, 2006 depict trail
alignments and a typical trail section, but do not depict trail easements or propose conditions for
public use. Trail issues are addressed below in 3. Trail Easements, Design, and Construction.
48. JCC 18.30.080(k) Subdivisions shall make appropriate provision for transit and school bus
stops.
Jefferson Transit collaborated with the applicant and Public Works regarding the proposed location
of the bus stop. The Port Townsend School District did not comment on the proposal.
49. JCC 18.30.080(m) Easements for private roads providing access to and/or internal circulation
within subdivisions shall be 60 feet in width. Easement width may be reduced on the
recommendation of the Department of Public Works based on a finding that the public health,
safety, and welfare will be protected and that the easement width is adequate for the construction
and maintenance of roads and utilities. Where reduced access easement widths are proposed,
parallel utilities easements may be required.
Public Works Department has reviewed the site and proposed road system for public health,
safety and welfare. Public Works' recommended conditions of approval are included in this
report.
50. JCC 18.30.080(n) Access easements from the County Road system to the subdivision shall be
provided consistent with the requirements of this Code. Access from the public road system shall
be depicted on the final plat.
All access from public roads have been depicted on the proposed preliminary plat.
51. JCC 18.30.080(p) Subdivisions shall establish an agreement for the continuing maintenance of
private roads either by recording a separate instrument and referencing said instrument on the
plat or by declaring a maintenance agreement on the plat. The applicant shall submit the
maintenance agreement to the Department of Public Works for review and approval prior to final
plat approval.
Subject to condition, the proposal meets this criterion.
Chapter 18.40 JCC, Permit Application and Review ProcedureslSEPA Implementation
52. PRRDs under Article VI-M if Chapter 18.15 JCC and long subdivisions under Article V of
Chpater 18.35 JCC are Type III permits subject to notice and open record public hearing before the
hearing examiner. The decision of the Hearing Examiner constitutes the final decision of the
County for the preliminary plat.
RECOMMENDED CONDITIONS
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SEPA
1. Prior to conducting land disturbing activity on the site, the proponent shall submit a Stormwater
Site Plan to Jefferson County Department of Public Works for review and approval.
2. For land clearing and residential backyard burning, please contact Olympic Region Clean Air
Agency at 1-800-422-5623 for burning regulations. The applicant shall contact Olympic Region
DNR at 360-374-6131 to obtain a DNR burning permit for silvicultural burning.
3. The applicant shall submit a golf course management plan (GCMP) that establishes protocols for
chemical use to reflect course modifications and updated practices. The applicant shall enter into
an agreement with Jefferson County to pay for third party review of the GCMP.
4. A design for the proposed LOSS must be submitted to Washington State Department Of Health
(WSDOH) for review and approval prior to construction of the system. After construction is
complete, but before the drainfield is covered, a representative from WSDOH must inspect the
installation and conduct a pressure test. The LOSS shall be approved prior to final plat
approval.
5. Any discharge of sediment-laden runoff or other pollutants to waters of the state is in violation
of Chapter 90.48, Water Pollution Control, and WAC 173-201A, Water Quality Standards for
Surface Waters of the State of Washington, and is subject to enforcement action.
6. Erosion control measures must be in place prior to any clearing, grading or construction. These
control measures must be effective to prevent stormwater runoff from carrying soil and other
pollutants into surface water or storm drains that lead to waters of the state. Sand, silt, clay
particles, and soil will damage aquatic habitat and are considered to be pollutants.
7. Proper disposal of construction debris must be on land in such a manner that debris cannot enter
the wetlands, streams, natural stormwater drainage patterns or cause water quality degradation of
state waters.
8. Coverage under the National Pollution Discharge Elimination System (NPDES) and State Waste
Discharge General Permit for Stormwater Discharges Associated with Construction Activities is
required for construction sites which disturb an area of one acre or more and which have or will
have a discharge of stormwater to surface water or a storm sewer. An application can be
downloaded from Ecology's website at
http://www.ecy.wa.gov/programs/wq/stormwater/construction/#Application or you can contact
Joyce Smith at (360) 407-6858 for an application form.
9. Soil in stockpiles should be stabilized or protected with sediment-trapping measures to prevent
soil loss. All exposed areas of final grade or areas that are not scheduled for work, whether at
final grade or otherwise, shall not remain exposed and un-worked for more than two days,
between October 1 and April 30. Between May 1 and September 30, no soils shall remain
exposed and un-worked for more than 7 days.
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10. Clearing limits and/or any easements or required buffers should be identified and marked in the
field, prior to the start of any clearing grading, or construction. Some suggested methods are
staking and flagging or high visibility fencing.
11. All temporary erosion control systems should be designed to contain the runoff from the
developed two year, 24-hour design storm without eroding.
12. Provisions should be made to minimize the tracking of sediment by construction vehicles onto
paved public roads. If sediment is deposited, it should be cleaned every day by shoveling or
sweeping. Water cleaning should only be done after the area has been shoveled or swept.
13. Wash water from paint and wall finishing equipment should be disposed of in a way which will
not adversely impact waters of the state or violate state law.
14. Parcels participating in the Designated Forest Land assessment program will need to be removed
from the program and compensating tax paid prior to final signature on the final plat mylar by
the Treasurer.
15. Prior to final plat approval, the applicant shall submit a detailed report "Mitigation Plan" to
Jefferson County for review and approval describing the proposed mitigation, a maintenance and
monitoring plan, and performance surety to ensure success of the revegetation efforts.
16. Prior to final plat approval, the proponent shall implement the mitigation plan.
17. The mitigation plan states that the survival rate for the planted vegetation in monitoring year 1
should be 90%. The landscape contractor should guarantee 100% survival rate for the planted
vegetation in monitoring year 1. Any plants that are not alive for the first year of monitoring
shall be replanted. The survival rate of 85% for subsequent years is allowable
18. Monitoring shall be conducted for five years, with monitoring reports submitted annually to
Jefferson County Department of Community Development.
19. Construction activities due to this proposal shall comply with Chapter 173-60 WAC, Maximum
Environmental Noise Levels.
20. The proponent shall construct a trail system for public use extending from S. Discovery Road to
Cape George Road in substantial conformance with the trail system depicted on the proponent's
Trail Exhibit 1B dated 08/26/2005.
21. Trail system design shall conform to commonly accepted standards for width, structural section,
grade, drainage, surfacing, and signage. In order to ensure an appropriate design, the proponent
shall submit a detailed trail plan and specifications to the Jefferson County Public Works
Department for review and approval prior to construction of the trail.
22. In order to provide access to the onsite trail system, the proponent shall connect the trail system
to Cape George Road in the vicinity of the golf course entrance and to the Larry Scott Trail easement on the northern boundary of the site.
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23. In order to provide a connection to S. Discovery Road and to the planned extension of the Larry
Scott Trail to Four Comers, the proponent shall construct the Larry Scott Trail east along the
northern site boundary to S. Discovery Road and south along S. Discovery Road approximately
1,300 feet to connect with the Larry Scott Trail on the east side of S. Discovery Road. The
design for the Larry Scott Trail shall conform to Jefferson County's adopted design standards for
the Larry Scott Trail.
24. In order to provide a connection between the Larry Scott Trail easements on the western and
eastern sides ofS. Discovery Road, the proponent shall dedicate to Jefferson County a 30 feet
wide trail easement that extends the existing easement on the west side of S. Discovery Road
south approximately 240 feet.
25. In order to ensure continuing public use ofthe onsite trail system, the proponent shall provide an
appropriate easement or agreement for continuing public use of the trail system. The easement
or agreement shall be established by a dedication on the face of the plat or through another
instrument acceptable to Jefferson County. The easement or agreement may include reasonable
limits on the public's use ofthe trail including prohibiting motorized and equestrian use. The
easement or agreement shall be submitted to Jefferson County for review and approval.
26. In order to ensure on-going public use of the trail system, the proponent shall make appropriate
provision for maintenance and repair of the onsite trail system by the golf course owner, the
PRRD homeowners association, or a third party acceptable to Jefferson County. The proponent
shall not be responsible for trail maintenance on the Larry Scott Trail easement.
27. The proponent shall convey to Jefferson County by quit claim deed any interest in the area lying
within 30 feet ofthe existing centerline of S. Discovery Road.
28. The proponent shall grant slope easements to Jefferson County not exceeding 10 feet in width
adjoining the S. Discovery Road and Cape George Road rights-of-way as necessary to construct
a roadway with a 22 feet wide traveled way, 6 feet wide shoulders, 4: 1 ditch foreslopes, and 2: 1
ditch backslopes.
29. The proposal shall comply with the 2003 International Fire Code.
30. Prior to final plat approval, the proponent shall submit three copies of a Fire Protection Plan for
review and approval by Jefferson County Department of Community Development in
cooperation with Public Works and East Jefferson County Fire Protection District. This plan
shall address the following items:
a. Fire protection water supply should be sized to provide 2-hour duration minimum of a
planned 1000 gallons per minute minimum fire flow at 20 psi residual from at least two
[2] simultaneous flowing fire hydrants, with the stated residual pressure designed above
the minimum State domestic water pressure minimum requirements.
b. Fire hydrants are normally required on 500-foot intervals, however, the design of the lot
clusters will require fire hydrants that additionally, "book-end" each cluster oflots.
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c. Proposed roadway surface and width standards for emergency services delivery shall be a
minimum of sixteen [16] feet and shoulder widths additional, but shall not be less than
Jefferson County standards for greater width requirements.
d. Intermediate turn-outs provisions [or termed "bulb-outs} will be required between each
lot cluster to allow for emergency vehicle staging area[s], amongst other more traditional
uses, but subject to Fire Code Official design standards.
e. The proposed "no outlet" road way that serves the northerly cluster of lots shall be
provided an approved vehicle turnaround designed consistent with the International Fire
Code standards for same.
31. Prior to construction, the location and details of the shelter and bus pullout shall be provided to
Jefferson Transit and Jefferson County Department of Public Works for review and approval.
Said details shall make provisions for Jefferson Transit bus circulation within the site to ensure
the bus presents the passenger door to people waiting at the proposed stop. On-site circulation
required shall be brief and allow for expeditious passage for transit vehicles on and off the site.
32. To be able to provide ADA mandated service delivery within the proposed development, the bus
pullout shall provide a 96-inch deep (measured from the curb ofthe roadway) firm stable surface
for deployment of the vehicle's lift to maneuver a wheelchair beyond the end of the lift. The 96-
inch surface shall be a minimum of 60-inches in width (measured parallel to the vehicle
roadway) and shall be connected to a firm, stable surfaced pathway.
33. To be able to provide ADA mandated service delivery within the proposed development,
Jefferson Transit vehicles shall be able to drive to within 75-feet of the door to each residence.
Within the residential development Configuration of the residential sites shall allow the lift of
the transit vehicle to access a 3-foot wide sidewalk or driveway.
34. Prior to construction, a building permit application for the bus shelter shall be submitted to the
Department of Community Development for review and approval.
DEPARTMENT OF PUBLIC WORKS:
35. The applicant shall document to the Public Works Department that the proposed road easements
for Lawrence Road and the emergency access road are adequate for the construction and
maintenance of the roads, trails, and utilities. If they are not adequate, additional easements or
slope easements may be required.
36. The applicant shall document to the Public Works Department that the proposed road easements
for Lawrence Road and the emergency access road are adequate for the construction and
maintenance of the roads, trails, and utilities. If they are not adequate, additional easements or
slope easements may be required.
37. Prior to final plat approval or reconfiguring the golf course access, the proponent shall receive
approval from Jefferson County to vacate Harrison Street.
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38. An agreement for the continued maintenance of the roads shall be established either by recording a
separate instrument and referencing said instrument or by establishment of said agreement by
declaration on the plat. The applicant shall submit the agreement to the Public Works Department
for review and approval prior to final plat approval.
39. Access to S. Discovery Road and Cape George Road shall be depicted on the final plat.
40. All easements of record shall be graphically portrayed on the final plat with the Auditor's File
Number (AFN) of the easement(s) also referenced on the face of the plat.
41. The design of the access roads ,shall provide adequate road capacity, safety features, and
emergency vehicle access while also implementing Low Impact Development features.
42. Road widths less than 20 feet may be allowed, provided that there are adequate features for fire
and emergency access and the Jefferson County Fire Marshall concurs.
43. Prior to commencing road construction, the proponent shall submit engineered road and drainage
plans to the Public Works Department for review and approval. The roads shall be designed and
constructed in conformance with Public Works Department standards. The American
Association of State Highway and Transportation Officials (AASHTO) Guidelines for
Geometric Design of Very Low- Volume Roads (2001) and the Low Impact Development
Technical Guidance Manual for Puget Sound (2005) may be used for design guidance.
44. The following information shall be provided on the road plans:
· Identify which typical section would be used for each road or road segment,
· Centerline stations and points of curvature and tangency,
. Culvert diameter, centerline station, slope, and skew angle,
. Horizontal curve data on appropriate sheets,
. Road profiles and vertical curve data, and
. Details for the bus pullout and shelter on Lawrence Road.
45. The project engineer shall submit an analysis of the sight distance at the intersection of Cape
George Road and Lawrence Road.
46. The project engineer shall demonstrate that the proposed horizontal and vertical alignment of the
initial 600 feet segment of Lawrence Road makes adequate provision for safety.
47. Approval of the road plans by the Department shall require confirmation from the Jefferson
County Fire Marshall that the design of the proposed emergency access road and the residential
access roads with widths less than 20 feet make adequate provision for fire and emergency vehicle
access.
48. An approved set of road plans shall be on site during construction.
49. Prior to final plat approval, the applicant shall provide certification from the project engineer that
the roads have been constructed as per approved plans.
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.
Prior to commencing trail construction, the proponent shall submit trail plans to the
Department for review and approval. The proposed routes shall minimize the extent of steep
trail grades while also avoiding conflict with the golf course. The trail plans should specify the
typical section proposed for particular trail segments. The trail plans shall provide adequate
trail width based on projected use and location.
A trail easement and/or use agreement providing for continuing public use shall be
submitted to the Department for review and approval and referenced on the final plat.
.
50. Prior to commencing land disturbing activity, the proponent shall submit a Stormwater Site Plan
that meets Minimum Requirements #1-#10 from the Washington Department of Ecology
Stormwater Management Manual for Western Washington to the Jefferson County Public Works
Department for review and approval
51. The Stormwater Site Plan shall include a Golf Course Management (GCM) Plan that discusses
proposed chemical use and potential impacts to surface water and groundwater, proposes Best
Management Practices to minimize chemical use on the golf course, and establishes protocols
for appropriate use that will minimize impacts. Prior to final plat approval, the Plan shall be
reviewed at the proponent's expense by a qualified third party acceptable to Jefferson County.
Based on those comments, the County may require revisions to the Plan.
52. In order to meet the requirements of the Jefferson County Unified Development Code and the
Washington Department of Ecology Stormwater Management Manual for Western Washington
Minimum Requirement #10 Operation and Maintenance and to ensure that the approved
stormwater management facilities are appropriately maintained for the life of the proj ect, Jefferson
County requires the proponent to enter into a Stormwater Management Facility Maintenance
Agreement with the County. The Agreement shall address stormwater management facilities,
implementation of the Golf Course Management Plan, and maintenance and preservation of Low
Impact Development Best Management Practices implemented for the residential development.
The Agreement shall also specify that the proponent shall submit an annual report to the
Stormwater Administrator that addresses maintenance of stormwater management facilities,
implementation of the Golf Course Management Plan, and maintenance and preservation of Low
Impact Development Best Management Practices. Prior to final approval of the project, the
Department will send a copy of the Agreement that has been signed by the Public Works Director
to the applicant. The Department will not give final approval for the project until the Agreement
has been signed by the proponent and filed with the Jefferson County Auditor and the original
agreement has been submitted to the Department.
53. After construction is complete, the proponent shall submit a letter from the project engineer
certifying that the stormwater management facilities and Low Impact Development features have
been constructed as per the approved plans. The Department will not give final approval for the
project until this certification has been received.
54. Addresses shall be assigned to all lots. Addresses may be shown on the final plat or may be applied
for at the time of building permit application.
55. Address plates for the lots shall be located in accordance with the provisions of the Jefferson
County 911 Emergency Locator System Ordinance.
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HEALTH DEPARTMENT:
56. A design for the proposed LOSS must be submitted to WSDOH for review and approval prior to
construction. After construction is complete, but before the drainfield is covered, a
representative from WSDOH must inspect the installation and conduct a pressure test.
57. Soil test pits shall be graphically portrayed on the face of the final plat.
58. Sewage line installation, extension or expansion shall be completed to each parcel prior to final
plat approval.
59. Water line installation, extension or expansion shall be completed to each parcel prior to final
plat approval.
60. The Large On-Site System (LOSS) designer shall certify the LOSS ws designed and constructed
in compliance with JCC 18.30.180, On-site sewage disposal best management practices in
critical aquifer recharge areas.
61. The applicant shall contact Jeff Marti at Washington State Department of Ecology (360) 407-0275
to confirm the irrigation system has obtained adequate water rights.
DEVELOPMENT REVIEW DIVISION:
62. The final plat shall depict the easement for Douglas Way in the northeast comer of the project
site. The building envelope for Lot 6 of Lily Pond Development shall not conflict with the
easement.
63. The following notices are conditions of approval for this proposal and shall be placed under
"Notice to Potential Purchasers" on the final plat:
1) If during excavation or development of the site an area of potential archaeological significance
is uncovered, all activity in the immediate area shall be halted, and the Administrator shall be
notified at once.
2) In all critical aquifer recharge areas, stormwater runoff shall be controlled and treated in
accordance with best management practices and facility design standards as identified and
defined in the Stormwater Management Manual for Western Washington and the stormwater
provisions contained in Chapter 18.30 JCC.
3) To help prevent seawater from intruding landward into underground aquifers, all new
development activity on within one-quarter mile of any marine shoreline shall be required to
infiltrate all stormwater runoff on site. The administrator will consider requests for
exceptions to this policy on a case-by-case basis. This provision is interpreted as establishing
a hierarchy in which the first and best alternative is on-site infiltration using drywells or
other methods, the second best alternative is direct discharge into marine waters through a
stormwater tightline. In order to utilize the least preferred alternative, which is considered an
exception to the policy, applicants must demonstrate through a geotechnical or similar report
prepared by a licensed professional that both on-site infiltration and upland off-site disposal
are not practicable or feasible. The report must include cost figures for comparison.
4) On-Site Sewage Disposal.
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a) All land uses identified in JCC 18.15.240 and special aquifer recharge protection areas
that are also classified as susceptible aquifer recharge areas (as defined in this article)
shall be designated areas of special concern pursuant to WAC 246-272-21501.
b) Such designation shall identify minimum land area and best management practices for
nitrogen removal as design parameters necessary for the protection of public health and
groundwater quality.
c) On-site sewage disposal shall comply with JCC 18.30.180, On-site sewage disposal best
management practices in critical aquifer recharge areas.
5) Above-ground tanks shall be fabricated, constructed, installed, used and operated in a
manner which prevents the release of hazardous substances or dangerous wastes to the
ground or groundwater. Above-ground storage tanks intended to hold or store hazardous
substances or dangerous wastes are provided with an impervious containment area,
equivalent to or greater than 100 percent of the tank volume, enclosing and underlying the
tank, or ensure that other measures are undertaken as prescribed by the Uniform Fire Code
which provide an equivalent measure of protection.
6) An applicant submitting a project application shall also submit, and have approved, a
drainage and erosion control plan.
7) The identified Fish and Wildlife Habitat Area (Type 5 Stream), shall maintain a vegetative
buffer setback of 25-feet beyond the top ofthe slope of the ravine.
8) An additional setback of five (5) feet is required from the edge of the streamside buffer area
to any proposed development.
9) Streamside buffer perimeters shall be marked with temporary signs at an interval of one per
parcel or every one hundred (100) feet, whichever is less. Signs shall be in place prior to
and during construction activities. The signs shall contain the following statement: "Buffer -
Do Not Remove or Alter Existing Vegetation."
1 0) In all critical aquifer recharge areas, golf courses shall be developed and operated in a
manner consistent with "Best Management Practices for Golf Course Development and
Operation," King County environmental division (now: department of development and
environmental services), January 1993. Recreational and institutional facilities (e.g., parks
and schools) with extensive areas of cultivated turf shall be operated in a manner consistent
with portions of the aforementioned best management practices pertaining to fertilizer and
pesticide use, storage, and disposal. In seawater intrusion protection zones, golf courses and
other turf cultivation using groundwater for irrigation shall be prohibited, unless the water
source is located outside of seawater intrusion protection zones or in an approved public
water supply.
11) A Coastal SIPZ is defined as: all islands and area within one-quarter mile of marine shoreline,
but no history of cWoride concentration above 100 mg/L in groundwater sources within 1000
feet. Parcels located within a Coastal SIPZ are encouraged to implement the following
voluntary Water Conservation Measures:
1. Roof and other intercepted precipitation shall be routed to on-site detention ponds and/or
other approved means and allowed to be released to the soil slowly.
2. Water collected from Storm water and roof catchments may be used for watering lawns and
gardens. Unless catchment water has been treated to meet drinking water standards, there shall
be no cross connections allowed between the potable supply and impounded water.
3. Water withdrawn from wells on each property shall not be used for watering of lawns
and/or gardens.
4. Ground water withdrawn from each property shall be restricted to a rate ofthree (3) gallons
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per minute.
5. Installation of water conserving fixtures such as low flow toilets, faucets and shower
restrictors and other water saving plumbing fixtures.
6. Landscaping plan (xeriscaping, native vegetation with minimal amounts of irrigation).
Please NOTE that the above listed measures are not intended to be exhaustive, but rather is
intended to be illustrative of the types of water conservation measures.
12)A building setback line of five feet is required from the edge of the stream and wetland
buffer areas.
13) Stream and wetland buffers shall be retained in their natural condition, however, minor
pruning of vegetation to enhance views or provide access may be permitted as long as the
function and character of the buffer are not diminished.
14) A permanent physical separation along the boundary of the buffer area shall be installed and
permanently maintained. Such separation may consist oflogs, a tree or hedge row, or other
prominent physical marking approved by the administrator.
15) Buffer perimeters shall be marked with temporary signs at an interval of one per parcel or
every 100 feet, whichever is less. Signs shall remain in place prior to and during approved
construction activities. The signs shall contain the following statement: "Buffer - Do Not
Remove or Alter Existing Native Vegetation."
16) All work areas, including stockpiling of soils, must be located outside of wetland and stream
buffers.
17) Accessory Dwelling Units. One accessory dwelling unit is permitted per legal lot of record
as an accessory to an existing single-family dwelling; provided, that the following
requirements are met:
(a)Maximum Size. An accessory dwelling unit shall have a maximum size of 1,250
square feet of gross floor area.
(b )Owner Occupied. To obtain an accessory dwelling unit (ADU) designation, the
owner of the subject property shall reside on the premises, either in the main or
accessory dwelling.
(c )Certificate of Occupancy. A certificate of occupancy is required pursuant to the
Uniform Building Code and shall be obtained from the building official and posted
within the ADU. The code inspection and compliance required to obtain a certificate
of occupancy in an existing building shall be restricted to the portion of the building
to be occupied by an ADU and shall apply only to new construction, rather than
existing components.
(d)Outbuildings. Outbuildings may be constructed or expanded to accommodate an
ADU within the structure. ADUs established in these outbuildings shall not be larger
than 1,250 square feet in floor area.
(e)Exterior Entrance. In order to preserve the outward appearance of single-family
neighborhoods, the front of the house shall have only one exterior entrance. A
separate exit doorway to the outside is required for each dwelling unit.
(t)Water and Wastewater Disposal Service. Prior to obtaining a permit to construct or
place an ADU, the applicant shall provide proof of an adequate potable water supply
as provided in RCW 19.27.097 and applicable regulations and policies established by
the Jefferson County board of health or the Jefferson County board of
commissioners, and proof of on-site septic system approval from the Jefferson
County department of environmental health.
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(g)Accessory dwelling units shall not be travel trailers, recreational vehicles, buses,
truck storage containers, or similar manufactured units which are not originally
intended to be used for residences and built to the Uniform Building Code adopted
by Jefferson County.
18) Outdoor Residential Storage Outdoor residential storage shall be maintained in an orderly
manner and shall create no fire, safety, health or sanitary hazard
19) Not more than two unlicensed or inoperable vehicles shall be stored on any lot less than one-
half acre unless totally screened from view of neighboring dwellings and rights-of-way. Such
screening shall meet all applicable performance and development standards specific to the
district in which the storage is kept, and shall be in keeping with the character of the area.
Screening shall meet the requirements of Chapter 18.30 JCC. Outdoor storage of3 or more
unlicensed or inoperable vehicles is prohibited. In no case, shall any such unlicensed or
inoperable vehicles be stored in an environmentally sensitive area
20) Exterior lighting for residential uses shall not exceed twenty feet (20') in height from the
finished grade excepting when such lighting is an integral part of building or structure. Ground
level lighting is encouraged.
21) Exterior lighting shall be energy efficient and shielded or recessed so that direct glare and
reflections are contained within the boundaries of the parcel.
22) Exterior lighting shall be directed downward and away from adjoining properties and public
rights-of-way. No lighting shall blink, flash, or be of unusually high intensity or brightness.
23) All lighting fixtures shall be appropriate in scale, intensity, and height to the use they are
servmg.
24) Any further subdivision of the lots within this plat will be subject to the densities permitted
in the Jefferson County Ordinances and Codes in effect at time of such application. These
lots mayor may not be further subdivided in the future.
25) Approval of this subdivision does not constitute approval of building or sewage disposal
permits on each lot. Permit approval will be subject to building lot plans, type of use,
contours, and soils on individual lots. Permits will be reviewed in accordance with site
conditions and regulations existing on the date the permit are applied for.
26) Any removal of or major disturbance of soil within the proposed drainfield areas may create
site conditions that are unacceptable of the installation of sewage disposal systems.
27) Developable area is defined as the area of land which is not constrained from development
by land use restrictions. Development shall comply with all federal, state and local setback
requirements.
64. The Coastal Seawater Intrusion Protection Zone shall be depicted on the plat.
65. The Susceptible Aquifer Recharge Area shall be depicted on the plat.
66. All stream crossings shall comply with the following minimum development standards:
(a)The design of stream crossings shall meet the requirements of the Washington Department
ofFish and Wildlife. Fish passage shall be provided if necessary to address manmade
obstructions on-site. Other alternatives may be allowed upon a showing that, for the site under
review, the alternatives would be less disruptive to the habitat or that the necessary building
foundations were not feasible. Submittal of a habitat management plan (Mitigation Plan) which
demonstrates that the alternatives would not result in significant impacts to the fish and
wildlife habitat area (FWHA) may be required;
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(b )Crossings shall not occur in salmonid spawning areas unless no other reasonable crossing
site exists. For new development proposals, if existing crossings are determined to adversely
impact salmon spawning or passage areas, new or upgraded crossings shall be located as
determined necessary through coordination with the Washington State Department ofFish and
Wildlife;
(c )Bridge piers or abutments shall not be placed either within the floodway or between the
ordinary, high water marks unless no other reasonable alternative placement exists;
(d)All stream crossings shall be required to pass 1 OO-year projected flood flows, even in non-
fish bearing Type 4 and 5 streams. In addition, crossings for Type 1, 2 or 3 should allow for
downstream transport of large woody debris;
(e )Crossings shall serve multiple properties whenever possible; and
(f)Where there is no reasonable alternative to providing a culvert, the culvert shall be the
minimum length necessary to accommodate the permitted activity as reviewed and approved
byWDFW.
67. All land divisions, as allowed by Chapter 18.35 JCC, or as a PRRD as regulated in this chapter,
shall comply with the following development standards:
(a)In order to avoid the creation of nonconforming lots, each new lot shall contain at least one
building site that meets the requirements of this code, including buffer requirements for
FWHAs. This site must also have access and a sewage disposal system location that are
suitable for development and does not adversely impact the FWHA.
(b )After preliminary approval and prior to final land division approval, the common boundary
between a required buffer and the adjacent property shall be identified using appropriate signs
as specified in this article. In lieu of signs, alternative methods of buffer identification may be
approved when such methods are determined by the administrator to provide adequate
identification to the buffer and the FWHA.
(c )Buffer areas shall be dedicated as permanent open space tracts, functioning as sensitive
areas buffers.
68. Utilities. Placement of utilities within designated fish and wildlife habitat areas maybe allowed
pursuant to the following standards:
(a) Construction of utilities may be permitted in FWHAs or their buffers, only when no
practicable or reasonable alternative location is available and the utility corridor meets the
requirements for installation, replacement of vegetation and maintenance outlined below.
Utilities are encouraged to follow existing or permitted roads where possible.
(b )Construction of sewer lines or on-site sewage systems are not permitted in FWHAs or their
buffers, except that they may be permitted in a buffer area when the applicant demonstrates it is
necessary to meet state and/or local health code requirements; there are no other practicable
alternatives available; and construction meets the requirement of this article. Joint use of the
sewer utility corridor by other utilities may be allowed.
(c)New utility corridors shall not be allowed in FWHAs with known locations of federal or
state-listed endangered, threatened or sensitive species, except in those circumstances where an
approved habitat management plan is in place.
(d)Utility corridor construction and maintenance shall protect the environment offish and
wildlife habitat areas and their buffers.
(i)New utility corridors shall be aligned when possible to avoid cutting trees greater
than 12 inches in diameter at breast height (four and one-half feet) measured on the
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uphill side.
(ii)New utility corridors shall be revegetated per the Mitigation Plan with appropriate
native vegetation at not less than preconstruction vegetation densities or greater,
immediately upon completion of construction or as soon thereafter as possible due to
seasonal growing constraints. The utility shall ensure that such vegetation survives for a
three-year period.
69. Bank Stabilization. A stream channel and bank, bluff, and shoreline may be stabilized when
naturally occurring earth movement threatens existing legal structures (structure is defined for this
purpose as those requiring a building permit pursuant to the Uniform Building Code), public
improvements, unique natural resources, public health, safety or welfare, or the only feasible
access to property, and, in the case of streams, when such stabilization results in maintenance of
fish habitat or improved water quality. Bluff, bank and shoreline stabilization shall follow the
standards of the Jefferson County Shoreline Master Program, geologically hazardous areas
provision in this chapter, and the floodplain management ordinance.
The administrator may require that bank stabilization be designed by a professional engineer
licensed in the state of Washington with demonstrated expertise in hydraulic actions of shorelines.
For bank stabilization projects within FWHAs, emphasis shall be placed on bioengineering
solutions (vegetation versus hard surfaces) unless proved by the applicant to be infeasible. Bank
stabilization projects may also require a hydraulic project approval from the Washington
Department ofFish and Wildlife which will be determined after consultation with WDFW.
70. Forest Practices, Class IV General. Timber harvesting with associated development activity
involving land conversions from forest use, or otherwise meeting the DNR definition as a Class IV
General application, shall comply with the provisions of this article, including the maintenance of
buffers, where required. If any timber harvesting is proposed within the FWHA or its buffer,
impacts to the buffer or FWHA shall be addressed by the Mitigation Plan.
71. Any private or public road or street expansion or construction which is allowed in a fish and
wildlife habitat area or its buffer shall comply with the following minimum development
standards:
(a)No other reasonable or practicable alternative exists and the proposed road or street serves
multiple properties whenever possible;
(b )Public and private roads are encouraged to provide for other purposes, such as utility
crossings, pedestrian or bicycle easements, viewing points, etc.;
(c )The road or street construction is the minimum necessary, as required by the department of
public works' guidelines. Minimum necessary provisions may include projected level of
service requirements; and
(d) Construction time limits shall be determined in consultation with the Washington
Department ofFish and Wildlife in order to ensure species and habitat protection.
72. Outdoor Recreation, Education and Trails. Activities and improvements which do not
significantly affect the function of the fish and wildlife habitat area or regulated buffer (including
viewing structures, outdoor scientific or interpretive facilities, trails, hunting blinds, etc.) may be
permitted in FWHAs or their buffers.
(a)Trails and other facilities shall, to the extent feasible, be placed on existing road grades,
utility corridors, or other previously disturbed areas;
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(b )Trails and other facilities shall be planned to minimize removal of trees, shrubs, snags and
important wildlife habitat;
(c)Viewing platforms, interpretive centers, benches and access to them, shall be designed and
located to minimize impacts to wildlife, fish, or their habitat and/or critical characteristics of
the affected conservation area;
(d)Trails, in general, shall be set back from streams so that there will be minimal impact to the
stream from trail use or maintenance. Trails shall be constructed with pervious surfaces when
feasible and trails within a FWHAs are not intended to be used by motorized vehicles.
73. Vegetation Retention. The following provisions regarding vegetation retention shall apply:
(a)All trees and understory lying outside of road rights-of-way and utility easements shall be
retained (except for hazard trees) during clearing for roadways and utilities; provided, that
understory damaged during approved clearing operations may be pruned.
(b )Damage to vegetation retained during initial clearing activities shall be minimized by
directional felling of trees to avoid critical areas and vegetation to be retained.
(c )Retained trees, understory and stumps may subsequently be cleared only if such clearing is
necessary to complete the proposal involved in the project application.
74. Upon approval of the Mitigation Plan, the location ofthe outer extent of required buffers shall
be marked in the field and depicted on the plat.
75. Wetland boundaries along the north and west side of Wetland A must be delineated prior to
preparing the mitigation plan so all potential impacts to the wetland, stream, and buffers can be
evaluated in the mitigation plan.
76. Information submitted by the applicant must identify the wetland category for all wetlands
on the plat and plat drawings must show the buffers for each wetland identified.
77. All drawings submitted by the applicant should be labeled as shown in the Wetland Report
prepared for the project, and Wetland B should be identified as a Category III wetland with a 50-
foot buffer.
78. Utility line easement to the residential development must be located outside of wetlands,
streams, and buffers to the extent possible. For any unavoidable impacts to sensitive areas and
associated buffers, mitigation must be provided and described in the Mitigation Plan.
79. Construction of roads cannot adversely affect the quantity and timing of water flowing from
the uplands (e.g., The Meadows) to the wetlands. Drainage patterns to the wetlands post-
construction must be maintained and plan sheets must show how water from the upland areas
will be conveyed to the wetlands.
80. The Mitigation Plan prepared for the project must address the direct impacts to Wetland A,
the stream, and the buffer. Direct impacts could include, but are not limited to, construction of
Hutson Road, installation of utility lines, clearing for gravel access roads, construction of the
LST, and golf course improvements. The mitigation plan must also address any potential
impacts to wetland hydrology from construction of Hutson Road.
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81. Any areas within the buffer of Wetland A that will be maintained for golfing use post-
construction shall not be considered buffer enhancement areas. Only those areas that can be
planted with native plant species can be considered buffer enhancement areas.
82. All work areas, including stockpiling of soils, must be located outside of wetland buffers.
83. To protect the wetlands and the stream, sediment and erosion control measures must be
installed before beginning any earthwork. For any ground disturbing activities to be conducted
as part of plat development prior to County approval of the mitigation plan, sediment and
erosion control measures (e.g., siltation fencing, straw bales) must be installed 225 feet from the
edge of the Category I wetland and 75 feet from the edge of the Category III wetlands.
84. Utilities and facilities such as sewer, gas, electrical, and water systems shall be located and
constructed to minimize flood damage.
85. Adequate drainage shall be provided to reduce exposure to flood damage.
86. Utilities and transportation facilities should be installed in the same rights-of-way when the
effect will be to reduce the adverse impacts on the physical environment.
87. The proponent shall consult with the Jefferson County Assessor's Office regarding payment
of Compensating tax. Compensating taxes will be required to be paid prior to final signature by
the Treasurer.
88. In cases where any restrictive deed covenants or CC&Rs will apply to lots or parcels within
a PRRD, a typewritten copy of such covenants, bearing all necessary signatures, shall be
submitted along with the final PRRD. Where the recordation of specific deed restrictions or
CC&R provisions have been required as a condition ofPRRD approval, the DCD director shall
approve and sign the deed restriction or CC&Rs prior to final approval. The CC&Rs shall
clearly delineate the provisions that the hearing examiner has imposed as a condition ofPRRD
approval and those provisions voluntarily imposed by the applicant/declarant for private
purposes. The CC&Rs shall specifically provide that the county will not enforce any private
CC&R provisions.
89. To ensure that the development is carried out in accordance with the proposed design and
the conditions of project approval, prior to final approval, the hearing examiner shall require that
the applicant enter into written agreement with the county, which agreement shall constitute
CC&Rs binding upon all future purchasers, tenants and occupants of the PRRD. Recordation of
a signed PRRD agreement shall be a precondition to final approval ofthe PRRD. The PRRD
agreement may include as applicable, and without limitation, the following:
1. An adequate guarantee providing for the permanent preservation, retention and
maintenance of all reserve tracts (i.e., open space or agricultural) or public areas;
2. Where a reserve tract(s) is to be protected against building development, the applicant
shall convey to the county an easement over such areas restricting the area against any
future building or use except as consistent with providing open space for the aesthetic
and recreational enjoyment of the surrounding residences, or providing an area
permanently reserved for agricultural uses, as applicable;
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3. The care and maintenance of reserve tracts shall be assured by establishment of an
appropriate management organization for the project;
4. Ownership and tax liability of any reserve tract(s) shall be established in a manner
acceptable to the county.
90. The applicant must submit six (6) blue line copies and two (2) sets oflot closures for
distribution of the proposed final PRRD plan to the administrator of the Department of
Community Development
91. The final PRRD plan shall be accompanied by a current (within 30 days) title company
certification of:
(a)The legal description of the total parcel subject to the application;
(b )Those individuals or corporations holding an ownership interest and any security interest
(e.g., deeds of trust or mortgages) or any other encumbrances affecting the title of said
parcel. Such individuals or corporations shall sign and approve the final plan prior to final
approval;
(c )Any lands to be dedicated to the county shall be conformed as being owned in fee title by
the owner( s) signing the dedication certificate;
(d)Any easements or restrictions affecting the property with a description of purpose and
referenced by the auditor's file number and/or recording number; and
( e )If lands are to be dedicated or conveyed to the county as part of the proposal, an
American Land Title Association title policy may be required by the director of the
department of public works.
92. The applicant shall submit for final approval any PRRD agreement that may be required in
conformance with JCC 18.15.540.
93. The final PRRD plan shall be processed as a Type IV application as set forth in Chapter
18.40 JCC, and shall be approved by the board of county commissioners upon satisfaction of all
conditions of approval and all requirements as provided in this Article VI-M.
94. Based on requirements ofUDC Section 7.4.11 Final Long Plat, the final mylar shall be
prepared in accordance with the final long plat checklist. A copy of Section 7.4.11 is attached.
95. Signature blocks for the appropriate certification and forms of approval shall be depicted on
the plat as follows:
DIRECTOR OF PUBLIC WORKS
CERTIFICATE
I hereby certify to the best of my knowledge that this final plat is in compliance with the
certificate of improvements issued pursuant to the Jefferson County Unified
Development Code and is consistent with all applicable county improvement standards
and requirements in force on the date of preliminary plat approval, this _ day of
,20_.
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Director, Jefferson County Department
of Public Works
DEPARTMENT OF COMMUNITY
DEVELOPMENT ADMINISTRATOR'S
CERTIFICATE
I hereby certify that on this _ day of , 20_, that this final plat is
in substantial conformance with the preliminary plat and any conditions attached thereto,
which preliminary plat was approved by Jefferson County on the _ day of
,20_
Administrator, Jefferson County
Community Development Department
TREASURER'S CERTIFICATE
I, Judith Morris, Treasurer of Jefferson County Washington, hereby certify that all taxes
due and or deposits required to cover the anticipated taxes on the property in this plat
have been paid up to and including the year 20_.
I hereby certify that there are no delinquent special assessments for which the property
subject to this subdivision may be liable to the county, and that all special assessments
on any property herein contained dedicated as roads, streets, or for any other public use,
have been duly paid, satisfied or discharged, this _ day of , 20_
Jefferson County Treasurer
ASSESSOR'S APPROVAL
Examined and approved this _ day of
,20_
Jefferson County Assessor
BOARD OF COUNTY COMMISSIONERS
Approved by the Jefferson County Board of Commissioners this _ day of
,20_
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Chairman, Board of Commissioners
Clerk of the Board of County Commissioners
96. A form for the certificate of the Jefferson County recorder, as follows:
RECORDING CERTIFICATE
Filed for record at the request of Jefferson County this _ day of ,20
_, at minutes past _M., and recorded in Volume _ of Plats, page
_ Records of Jefferson County, Washington.
Jefferson County Recording Number _'
Manager
Superintendent of Records
97. Under Declaration and Dedication, all beneficiaries of any Deed of Trust shall also sign off
on the plat.
NOTICE: The sale oflots prior to final long plat approval is unlawful.
EXPIRATION: Preliminary approval will expire on September _,2011, five years from the date
of approval. The Department of Community Development shall not be responsible for notifying the
applicant of an impending preliminary long plat expiration.
SUBMISSION: It is the responsibility of the applicant or authorized representative to ensure the
final long plat is submitted in accordance with the conditions of preliminary approval. This includes
paying all property taxes, submitting a $98.00 recording fee for the final plat, and supplying an
updated plat certificate, lot closures and any maintenance agreement, all of which is outlined in the
final long plat checklist. Please contact the Department of Community Development to confirm the
current recording fee.
End of document