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PRE20-00020—Pre-Application Conference Outline
Jefferson County Food Bank, Quilcene Location
County Attendees: Bryan Benjamin, Assistant Planner—DCD; Joel Peterson, Associate Planner—DCD;
Susan Porto, Environmental Health Specialist—EH
Applicant: Jefferson County Food Bank; Representative: Michael J Boock
Meeting Date: 2/11/2021 at 10:00am
Site Location: Parcel 937500703;
Related Cases: SEP20-00198; CAM20-00163
Project description:
Intended use of the site is for food bank activities and food distribution to the public occurring once a
week, on Wednesdays between 11:00am and 2:00pm. The application also identifies that the building
may be used for other food bank activities and for use by other local non-profits or community
organizations outside of distribution hours.
The site plan shows location of the building and parking spaces (see Appendix A). The proposed building
is approximately 2,100 square feet—an additional 12x60 foot cover is proposed on the east side of the
building. The proposed site design includes nineteen parking spaces—fifteen spaces accessed from
Herbert Street and four spaces accessed from the alley/right of way at the south of the parcel. Parking
access from Herbert Street is granted via a U-shaped driveway with a width of twelve feet.
Site description:
161 Herbert Street, Quilcene, WA (parcel 937500703) is a .35-acre lot—approximately 15,000 square
feet. The property’s zoning designation is Rural Residential 1:5 (RR-5). Surrounding development on
Herbert Street demonstrates an array of conforming and non-conforming uses, and zoning of adjacent
blocks includes: rural residential (RR-5), rural village center (RVC), and parks, preserves and recreation
(PPR) designations.
Zoning and Allowed Use:
A number of public purpose facilities are allowed in rural residential zones. Per table 3-1 in 18.15, the
use of this parcel for food distribution activities is considered as an “Unnamed institutional use” in the
public purpose facility designation. Current zoning is appropriate for this project and would require a
Discretionary review (Allowed, Prohibited, or Allowed with Conditions). The Discretionary review begins
with a Type II review process.
The pre-application materials submitted indicate that the building may also be used as a work and/or
assembly space for the Food Bank and other non-profit organizations outside of food distribution hours.
If food distribution activities utilize the space only 1 day per week, the frequency of other uses and the
character of access may justify processing this project as an “Assembly facility” under a discretionary
conditional use permit. Moving forward under the “Assembly facility” designation may allow for more
flexible use of this space and better capture the intent for this project.
Permit Process
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The review type and degree of public involvement in the permitting process distinguishes the
discretionary use (D) permit application process from the discretionary conditional use (C(d)) permit
application. The requirements for each are detailed below:
• Discretionary use permits (D): Begins with evaluation of the appropriate use type (i.e. allowed,
prohibited, allowed with conditions, etc.). The determination period involves a public comment
period and meeting the following requirements per 18.15.040(2):
a) Complies with the applicable development standards of Chapter 18.30 JCC;
b) Complies with the performance and use-specific standards unique to the proposed use
specified in Chapter 18.20 JCC;
c) Is appropriate in design, character, and appearance with the goals and policies for the
land use designation and district in which the proposed use is located;
d) Is consistent with the goals and policies of the Comprehensive Plan and the applicable
regulations of the Shoreline Master Program if the application involves property located
within the jurisdiction of the state Shoreline Management Act, but does not require a
shoreline permit;
e) Will be served by adequate facilities including access, fire protection, water and sewer
facilities (municipal, community, or on-site systems);
f) Does not include any use or activity that would result in the siting of an incompatible
use adjacent to an airport or airfield (Chapter 36.70 RCW);
g) Shall not adversely impact the public health, safety and general welfare of the residents
of the county;
h) Shares characteristics common with but not of significantly greater intensity, density or
that generates more environmental impact than those uses allowed in the district in
which it is to be located; and
i) Will not result in impacts on the human or natural environments determined by the
administrator to require review as a conditional use.
• Discretionary conditional use permits (C(d)): begins with a Type II review for public comment,
but may be elevated to a Type III process with a quasi-judicial review by the hearing examiner
and involving: public noticing, a public hearing, and written comment period. In some cases, the
administrator may determine that a Type II review process is appropriate for discretionary
conditional use permits. However, this proposal anticipates use of the space by multiple non-
profit agencies in addition to weekly food distribution. Depending on the character and intensity
of this use, the proposal may need to be open to public to account for “…potentially significant
issues relating to location, design, configuration, and potential impacts to surrounding
properties and the community that can be more appropriately considered and addressed
through an open public record…” per 18.40.520(2)(a)(i). The overall character—frequency, type
of work, number of people on site on a given day, parking—will inform DCD’s decision to refer
the case to the hearing examiner.
Conditional Use Criteria
In addition, conditional use permits must meet the following approval criteria per 18.40.530(1):
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a) The conditional use is harmonious and appropriate in design, character and appearance
with the existing or intended character and quality of development in the vicinity of the
subject property and with the physical characteristics of the subject property;
a) The conditional use will be served by adequate infrastructure including roads, fire
protection, water, wastewater disposal, and stormwater control;
b) The conditional use will not be materially detrimental to uses or property in the vicinity
of the subject parcel;
c) The conditional use will not introduce noise, smoke, dust, fumes, vibrations, odors, or
other conditions or which unreasonably impact existing uses in the vicinity of the
subject parcel;
d) The location, size, and height of buildings, structures, walls and fences, and screening
vegetation for the conditional use will not unreasonably interfere with allowable
development or use of neighboring properties;
e) The pedestrian and vehicular traffic associated with the conditional use will not be
hazardous to existing and anticipated traffic in the vicinity of the subject parcel;
f) The conditional use complies with all other applicable criteria and standards of this title
and any other applicable provisions of the Jefferson County Code or state law; and more
specifically, conforms to the standards contained in Chapters 18.20 and 18.30 JCC;
g) The proposed conditional use will not result in the siting of an incompatible use
adjacent to an airport or airfield;
h) The conditional use will not cause significant adverse impacts on the human or natural
environments that cannot be mitigated through conditions of approval;
i) The conditional use has merit and value for the community as a whole;
j) The conditional use is consistent with all relevant goals and policies of the Jefferson
County Comprehensive Plan; and
k) The public interest suffers no substantial detrimental effect. Consideration shall be
given to the cumulative effect of similar actions in the area.
Development Standards—Parking, Screening, and Stormwater:
Parking and screening requirements will apply to this project. Parking requirements for unnamed uses
are determined through administrative decision, and minimum parking requirements are proposed in
this outline. The minimum parking requirements were determined using tables 6-2 and 6-3 of 18.30.100.
Per table 6-1 of 18.30.050. Modification of parking requirements can be requested if accompanied by a
study/plan prepared by a licensed civil engineer.
Screening requirements are found in JCC 18.30.130. This project will require Screen-A, or full screening,
standards to provide a visual barrier between residential and non-residential uses. In addition, parking
screening from frontage will be required. A landscaping plan will be required as a part of permit
application, per 18.30.130(7)(a-b).
Minimum Parking Requirements:
Number of Spaces: For the purpose of this project, deference to parking space requirements of
“Community organization facility” and “Retail sales and services” is acceptable, as these approximate
the intensity of the proposed use. Both of these uses have the same parking requirement: 1 parking spot
per 300 square feet of interior space. An additional three spaces is required for this project to account
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for disbursement hours. A minimum of ten parking spaces will be required for the 2,100 square foot
building. Two of these spaces must be a designated ADA accessible space. Additional spaces can be
added to this project as long as parking dimension standards can be maintained.
Parking and Aisle Dimensions: The current site plan shows 90° parking with 9’x18’ stalls with an
aisle/driveway width of 12 feet. Per table 6-3 of 18.30.100, 90° parking requires an aisle width of 23
feet, which is not feasible for this site. However, 45° angled parking requires 9’x17.5’ stalls and an aisle
width of 14 feet—adding only 1.5 feet to the proposed driveway width.
Landscaping Plan:
Per 18.30.130(3)(a)(i-ii), Screen-A landscaping standards will be required for the parcel’s side property
lines to provide a barrier between non-residential and residential uses. Existing vegetation at the rear
property line can be used to meet screening requirements. In addition, screening for parking will be
required. Standards for both screening requirements are:
“Screen-A” landscaping:
• Is a “full screen” that functions as a visual barrier. This landscaping is typically found between
residential and nonresidential areas;
• Shall at a minimum consist of:
o A mix of primarily evergreen trees and shrubs generally interspersed to form a
continuous year-round screen that grows to at least eight feet in height within two
growing seasons.
Landscaping for Parking Lots: Landscaping shall be provided for commercial, industrial, small-scale
recreational and tourist uses, and multifamily residential use surface parking lots, with five or more
parking stalls, as follows:
• Screening shall be provided on each side, front, and/or rear of a parking lot where such side,
front, and/or rear abuts any residential use or district, except that no screening is required
where the elevation of the parking area lot line is four feet higher than the finished elevation of
the parking area surface.
• Parking lot screening and landscaping shall be kept in good condition and shall meet the
following conditions:
o It shall be continuous where required along a side, front or rear of a parking area and
shall not be less than four feet in height above the grade of the parking lot surface,
broken only for accessways and aisles; provided, that the screening shall not be
permitted for a distance of 20 feet on each side of a parking area accessway to ensure
proper sight distance. Where screening is prohibited by the above provisions, low lying
shrubs or other similar plantings shall be placed; such plantings shall not be allowed to
exceed three feet in height.
o Screening shall not be installed in such a manner as to obstruct the free use of any fire
hydrant.
o The space between the landscaping screen and the right-of-way, except for any
pedestrian access improvements, shall be landscaped with grass, shrubs, trees, or
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evergreen groundcover. On the sides and rear of parking areas not facing a street, such
landscaping shall be required between screening and the lot line.
Stormwater
The stormwater pollution prevention plan (SWPPP) for this project will require Minimum Requirements
1-5 (worksheets A1, B1, and C). While impervious surface coverage requirements are not imposed on
public purpose facilities per Note 19 of Table 6-1 of 18.30.050, this project does create a substantial
amount of impervious surface compared to the size of the site. Meeting standards of the 2019
Stormwater Management Manual for Western Washington will be requisite. Type and placement of
stormwater controls will be an important consideration in the number of parking spaces that can be
identified. You may need to consider pervious pavement if a paved lot is planned. Design guidelines for
recommended BMPs are posted below:
BMP T5.10A for Downspout Full Infiltration Drywells:
Feasibility:
1. Have one of the following prepare a soils report to determine if soils suitable for infiltration are
present on the site:
o A professional soil scientist certified by the Soil Science Society of America (or an
equivalent national program)
o A locally licensed on-site sewage designer
o A suitably trained person working under the supervision of a professional engineer,
geologist, hydrogeologist, or engineering geologist registered in the State of
Washington.
The report shall reference a sufficient number of soils logs to establish the type and limits of
soils on the project site. The report should at a minimum identify the limits of any outwash type
soils (i.e., those meeting USDA soil texture classes ranging from coarse sand and cobbles to
medium sand) versus other soil types and include an inventory of topsoil depth.
2. Complete additional site-specific testing on lots or sites containing outwash (coarse sand and
cobbles to medium sand) and loam type soils.
Individual lot or site tests must consist of at least one soils log at the location of the infiltration
system, a minimum of 4 feet in depth from the proposed grade and at least 1 foot below the
expected bottom elevation of the infiltration trench or dry well.
Identify the NRCS series of the soil and the USDA textural class of the soil horizon through the
depth of the log, and note any evidence of high ground water level, such as mottling
3. Downspout full infiltration is considered feasible on lots or sites that meet all of the following:
o 3 feet or more of permeable soil from the proposed final grade to the seasonal high
ground water table.
o At least 1-foot of clearance from the expected bottom elevation of the infiltration
trench or dry well to the seasonal high ground water table.
o The downspout full infiltration system can be designed to meet the minimum design
criteria specified below.
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Setback Requirements:
Local governments may require specific setbacks in sites with slopes over 40%, land slide areas, open
water features, springs, wells, and septic tank drain fields. Adequate room for maintenance access and
equipment should also be considered. Examples of setbacks commonly used include the following:
• All infiltration systems should be at least 10 feet from any structure, property line, or sensitive
area (except slopes over 40%).
• All infiltration systems must be at least 50 feet from the top of any slope over 40%. This setback
may be reduced to 15 feet based on a geotechnical evaluation, but in no instances may it be less
than the buffer width.
• For sites with septic systems, infiltration systems must be downgradient of the drainfield unless
the site topography clearly prohibits subsurface flows from intersecting the drainfield.
Drywell Design Standards:
• Drywell bottoms must be a minimum of 1 foot above the seasonal high ground water level or
impermeable soil layers.
• When located in course sands and cobbles, drywells must contain a volume of gravel equal to or
greater than 60 cubic feet per 1000 square feet of impervious surface served. When located in
medium sands, drywells must contain at least 90 cubic feet of gravel per 1,000 square feet of
impervious surface served.
• Drywells must be at least 48 inches in diameter (minimum) and deep enough to contain the
gravel amounts specified above for the soil type and impervious surface served.
• Filter fabric (geotextile) must be placed on top of the drain rock and on drywell sides prior to
backfilling.
• Spacing between drywells must be a minimum of 10 feet.
• Downspout infiltration drywells must not be built on slopes greater than 25% (4:1). Drywells
may not be placed on or above a landslide hazard area or on slopes greater than 15% without
evaluation by a licensed engineer in the state of Washington with geotechnical expertise or a
licensed geologist, hydrogeologist, or engineering geologist, and with jurisdiction approval.
BMP T5.12 for Sheet Flow Dispersion:
• Provide a 2-foot-wide transition zone to discourage channeling between the edge of the
impervious surface (or building eaves) and the downslope vegetation. This transition zone may
consist of an extension of subgrade material (crushed rock), modular pavement, drain rock, or
other material acceptable to the Local Plan Approval Authority.
• Provide a 10-foot-wide vegetated buffer for up to 20 feet of width of paved or impervious
surface. Provide an additional 10 feet of vegetated buffer width for each additional 20 feet of
impervious surface width or fraction thereof. For example, if a driveway is 30 feet wide and 60
feet long provide a 20-foot wide by 60-foot long vegetated buffer, with a 2-foot by 60-foot
transition zone.
• The design must not result in erosion or flooding of downstream properties.
• Runoff discharge toward landslide hazard areas must be evaluated by a geotechnical engineer or
a qualified geologist. Do not allow sheet flow on or above slopes greater than 20%, or above
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erosion hazard areas, without evaluation by a geotechnical engineer or qualified geologist and
approval by the Local Plan Approval Authority.
• For sites with septic systems, the discharge area must be ten feet downgradient of the drainfield
primary and reserve areas (WAC 246-272A-0210). A Local Plan Approval Authority may waive
this requirement if site topography clearly prohibits flows from intersecting the drainfield.
Critical Areas:
Critical area review for this parcel did not indicate any environmentally sensitive areas that will impact
development; CARA SARPA+SUSC designation will not constrain proposal per 18.22.320 and 18.20.330.
No other critical areas are mapped on site.
Conclusion
The project requires appropriate considerations for zoning and residential uses surrounding the project
area, and determining the appropriate permit review type based on use, “Unnamed institutional” or
“Assembly facility”, will entail clarification on character of activities to take place outside of food
distribution hours. This information will determine the appropriate review type (Type II or Type III) for
this project.
Parking and screening requirements must be met on site, with a minimum of ten parking spaces and full
screening on both sides of the parcel. Screening for parking lots will also be required. Consideration of
stormwater controls will be important for this project and will determine the number of parking spaces
that can be accommodated. Guidance from a stormwater engineer or the planner assigned to your
application is advised.
Next steps include:
• Preparing a detailed statement to inform DCD the type, character, intensity, duration of use
anticipated on site;
• Creating a site plan for this project demonstrating parking and stormwater controls according to
parking and screening requirements 18.30 and the 2019 Stormwater Manual’s BMPs;
• Producing a Landscaping Plan for submission to DCD to meet screening requirements;
• Completing a construction stormwater pollution and prevention plan (SWPPP) and permanent
stormwater plan;
• Completing discretionary conditional use or discretionary use permit applications to submit with
your building permit application;
• Submitting application materials to DCD.
Forms
• Permit Application: https://www.co.jefferson.wa.us/DocumentCenter/View/545/Permit-
Application-PDF
• Building Permit Application:
https://www.co.jefferson.wa.us/DocumentCenter/View/548/Supplemental-Application---
Building-PDF
• Change of Use Form: https://www.co.jefferson.wa.us/DocumentCenter/View/529/Change-of-
Use-PDF
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• Stormwater Packet (if not engineered):
https://www.co.jefferson.wa.us/DocumentCenter/View/7444/Large-Stormwater-Packet-
_combined
Fees:
Type III
Permits -
HRS BASE NOH NOA NB SCAN TECH Total
Conditional
"C" Use
23 $2,231.00 $149.00 $12.00 $24.00 $128.25 $2,693.25
Type I
Permits
BASE PLAN CHECK LAND USE
REVIEW
POTABLE
WATER
SCANNING
FEE
TECHNOLOGY
FEE
STATE FEE Total
Building
Permit
$2,763.00 $1,795.95 $288.00 $139.00 $24.00 $250.82 $6.50 $5,267.72