HomeMy WebLinkAboutSDR2022-00062 Site Development Review 921084010, 921084011JEFFERSON COUNTY
DEPARTMENT OF COMMUNITY DEVELOPMENT
621 Sheridan Street | Port Townsend, WA 98368
360-379-4450 | email: dcd@co.jefferson.wa.us
http://www.co.jefferson.wa.us/260/CommunityDevelopment
SITE DEVELOPMENT REVIEW
Date Completed: January 19, 2023
Per Ordinance No: 09-1003-22 and Jefferson County Code (JCC) 18.40.440, site development
review (SDR) provides owners and developers of land an assessment of site requirements for
development of property. SDR is required prior to development. The result of SDR is a description of the physical aspects and constraints of the site for the purpose
of guiding development. While SDR will not vest a property to development regulations, it provides
for a professional analysis of the site according to current development regulations.
Jefferson County Department of Community Development Planning Staff has SDR on parcels 921084010 and 921084011. This SDR reflects the conditions of the property at the date the review was completed.
NOTICES:
1. Completion of this Site Development Review does not provide any assurance of future approvals for onsite
sewage disposal or the ability to obtain potable water on the subject property. Use of any existing septic
systems or water supplies for future development are not assured. permits necessitating determination of
adequate potable water. Any activities that alter site conditions may limit or prevent future development
of an onsite sewage system or a potable water supply. All future permitting which requires onsite sewage
disposal on the property must comply with JCC 8.15 and WAC 246-272A at the time of application. Future
proposals necessitating determination of adequate potable water must meet county and state
requirements at the time of application.
2. A guaranteed right to development can only be established once a development permit application or
building permit application vests pursuant to JCC 18.40.320.
3. A site development review does not vest a property to any regulations. Additional information may be
required for development permits. Ground conditions may differ from those found in electronic review.
There are no guarantees for development provided from this SDR.
PROPERTY REVIEW: Development Envelope: A development envelope will not be provided with this SDR. For
developable area please review approved permit and approved site plans under MLA21-00080.
Zoning: Both of these parcels are zoned Rural Residential 1 dwelling unit per 5 acres (RR1:5).
They are both substandard lots and are 3.97 acres and 3.24 acres, respectively. Legal Lot of Record Status: Deeds recorded on the property were reviewed for any indication
that the lot may have been illegally created. Our records indicated that the property has
maintained the same legal description throughout our records and there is no indication that the
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lot was illegally created or changed. These parcels qualifiy for Jefferson County Code (JCC) 18.12.070(4)(e): “The lots were approved by the county for a residential on-site sewage system, accessory dwelling unit or primary residence, or any land use permit for the purpose of siting a
primary residence, and the approval has not expired”. SDP2021-00012 and ZON2021-00049
were approved on August 3, 2022 for both parcels. SEP1997-00012 was finaled on 1/31/1997,
BLD1996-00691 manufactured home was finaled on 11/6/1996, BLD1996-00693 garage was
finaled on 11/6/1996, and SEP1972-00024 was finaled on 2/2/1973 all for parcel 921084010. BLD1986-00213 for rental cabin addition was finaled on 5/1/1986, BLD1977-00224 was finaled on 4/8/1977 for a rental cabin, and SEP1972-00024 was finaled on 2/2/1973 for parcel 921084011.
Critical Areas: One Category 1 Marine Wetland, One Category IV Wetland, Natural Shoreline
Jurisdiction, Shoreline Residential Jurisdiction, Shoreline Priority Aquatic Jurisdiction, FEMA Flood
Zone AE (High Risk 100 Year) Base Flood Elevation Determined, Seismic Hazard, Nitrogen BMP Area, SARPA + SUSC Critical Aquifer Recharge Area, and High Risk SIPZ. Wetlands: Wetlands are mapped on the majority of the west portion of the property. A wetland
report was included in previous approval under ZON2022-00049 and SDP2022-00012. There are
two wetlands on-site, a category I marine wetland and a category IV wetland, with a 300-foot
and 40-foot buffer, respectively. The applicants are requesting an administrative buffer reduction
of 25% per JCC 18.22.730 (9), making the wetland buffer 225 feet, rather than 300 feet. Jefferson County approved the 25% buffer reduction. FEMA Flood Zone (High Risk 100 Year): The FEMA Flood Zone AE, an area subject to the 1%
annual chance special flood hazard area, designated by FEMA on the property extends into cabin
#4’s footprint, associated access road improvements, and areas where septage lines are
proposed. The FEMA regulations that apply to the remodel of the cabin within the area will depend on the market value and if the remodel reaches the definition of substantial improvement. This will be reviewed upon building permit submittal and associated land-use
review. This will require, any built structures to identify the base flood elevation and potentially
elevate the any structures one-foot above the base flood elevation. Any impervious surface
located within the FEMA Flood zone AE will require, at, a minimum, a flood development permit,
with elevation certificate. The building is outside the hazard area and does not need a Flood Development Permit. Seismic Hazard: The property contains a mapped seismic hazard. Any expanded or new
development within the seismic hazard would require a Geotechnical report. The proposal does
not include any new buildings at this time. A geotechnical report may be required in the future, if
the applicant proposes new development or large expansions within the seismic hazard, rather
than remodel of the existing development. No major vegetation will be removed and the land disturbance required is minimal. Nitrogen Best Management Practice Requirements for Special Aquifer Recharge
Protection Area (SARPA) and Susceptible Aquifer Recharge Area (SUSC): SARPA+SUSC
Critical Aquifer Recharge Area: Septic replacement designs must conform with requirements from
Jefferson County Code (JCC) 18.30.180, 18.22, and Washington Administrative Code (WAC) 246.
The Jefferson County Board of Health will determine the best management practices (BMPs) to meet minimum on-site sewage standards within both a susceptible aquifer recharge area and a special aquifer recharge protection area. The septic system component must be designed to fully
treat all nitrogen and bacteria concerns as required by Jefferson County Department of
Environmental Health.
Shoreline Regulations: There are three designations of shoreline jurisdictions spanning over these parcels, Shoreline Residential, Shoreline Natural, and Shoreline Priority Aquatic. The Shoreline Natural Designation
is extended due to the marine wetland associated with the natural designation. More information
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about this and any approvals is available under Shoreline Variance and Shoreline Substantial Development Permit, SDP2022-00012. SDP2022-00012, shoreline variance was approved by Jefferson County on August 3, 2022 and the Department of Ecology (ECY) approved the shoreline
variance on January 19, 2023. A 21-day appeal period for the ECY decision ends on February 9,
2023. For more information on the shoreline regulations as per approved under this variance,
please see the approved permit under SDP2022-00012.
Required Reports: 1. Potentially, a geotechnical report, depending on proposals for buildings. 2. Landscape Plan – Approved by Jefferson County 10/31/2022 as revised on 01/09/2023 by
request of ECY. All provisions of the landscape plan and subsequent planting schedule must
be followed prior to any building permit final occupancy certifications.
3. Revised Shoreline, Wetland, Fish and Wildlife Habitat and FEMA Floodplain Assessment by
Soundview Consultants is good for 5 years from date of creation as accepted by Jefferson County or required amendments by ECY. Once the report expires, if development is requested beyond this date, either a new revision to the report or letter indicating no
change in conditions, depending on site conditions will be required for any development
permit.
4. Depending on building permit, septic permit or land use permit submittals, a FEMA Flood
Elevation Certificate may be required if development as defined by JCC 15.15.050, is
proposed within the FEMA Flood Zone. High Risk Seawater Intrusion Protection Zone (SIPZ): Jefferson County Code (JCC)
18.22.330(8)(iii) states:
(iii) High Risk SIPZ.
(A) Mandatory Actions.
(I) Water conservation measures; (II) For proof of potable water on a building permit application, applicant must utilize a Washington Department of Health-approved public water system if available;
(III) If public water is unavailable, meaning the subject property is not within a
current water service area, an individual well may only be used as proof of potable
water subject to the following requirements:
1. Variance from the WAC Title 173 standards granted by the Washington
Department of Ecology per WAC 173-160-106 for a new groundwater well within 100 feet of a sea-salt water intrusion area per WAC 173-160-171 (i.e., within 100 feet of
a groundwater source showing chloride concentrations above 200 mg/L or within 100
feet of the marine shoreline) and with the submittal of a hydrogeologic evaluation
that satisfies all the requirements or a hydrogeologic evaluation contained in
JCC 18.22.930(2)(b);
2. For an existing groundwater well not subject to a Washington Department of Ecology variance, the applicant must provide a hydrogeologic evaluation that satisfies all the requirements or a hydrogeologic evaluation contained in
JCC 18.22.930(2)(b), which shall be transmitted to the Washington Department of
Ecology for review, demonstrating that use of the well does not cause any
detrimental interference with existing water rights and is not detrimental to the
public interest;
3. Chloride concentration of a laboratory-certified well water sample submitted with building permit application; 4. If chloride concentration exceeds 250 mg/L in a water sample submitted for a
building permit, then the property owner shall be required to record a restrictive
covenant that indicates a chloride reading exceeded the U.S. Environmental
Protection Agency secondary standard (250 mg/L) under the National Secondary
Drinking Water Regulations; 5. Installation of a source-totalizing meter flow; 6. Ongoing well monitoring for chloride concentration; and
7. Submittal of flow and chloride data to the county per monitoring program; and
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(IV) If public water is unavailable, a qualifying alternative system may be used as proof of potable water. (iv) Marrowstone Island. Since Marrowstone Island is a sole source aquifer and a
high risk SIPZ, and the island is served by public water, proof of potable water
connection to the public water supply will be required for all lots in the project.
Stormwater permitting: Stormwater Best Management Practices shall be implemented as conditioned on any permit approvals and as required in the current edition of the Stormwater Management Manual for Western Washington. All stormwater approved engineered plans must be implemented at time of construction as approved under MLA21-00080. Any new proposed
impervious surface not included under this engineered plan, may require additional stormwater
engineering and associated stormwater permits, either combined or separate of building permit
requests.
Next Steps: 1. Wait until Dept. of Ecology 21-Day appeal period ends.
2. Apply for development permits/continue with septic permit process.