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HomeMy WebLinkAboutSDR2022-00001 Site Development Review 930700001, 930700003JEFFERSON COUNTY DEPARTMENT OF COMMUNITY DEVELOPMENT 621 Sheridan Street | Port Townsend, WA 98368 360-379-4450 | email: dcd@co.jefferson.wa.us www.co.jefferson.wa.us/260/CommunityDevelopment SITE DEVELOPMENT REVIEW Date Completed: March 8, 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 parcel 930700003 and 930700001. 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. 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: Zoning: This parcel is zoned Rural Residential, one dwelling unit per 5 acres (RR 1:5). This is a substandard lot and is 0.59 acres in size. 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 lot was illegally created or changed. These parcels were legally platted 2 per the requirements at the time of subdivision. These lots were created under Watney Sunlandia Long Plat recorded on August 5, 1966 and recorded under AFN: 189008. This parcel qualifies for Jefferson County Code (JCC) 18.12.070(4)(e): “The lot was 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”. SEP2021-00201 was approved on November 16, 2021 and is still active. SEP2000-00023 was approved on February 10, 2000. Lot Consolidation: This proposed building site contains 2 parcels and three lots, platted under Watney Sunlandia Long Plat. These lots require a land use lot consolidation permit through the Department of Community Development (DCD). Lot consolidation is required before the issuance of any building permits per Jefferson County Code (JCC) 18.12.070(2). The applicants have an ongoing lot consolidation permit with Jefferson County under SUB2022-00018. The lot consolidation was finaled on March 7, 2023, recorded under AFN 659299. Setbacks: The setback from Watney Road is 20 feet from the parcel boundary per Jefferson County Code (JCC) 18.30.050. The setback from Shine Road is 20 feet from the parcel boundary per JCC 18.30.050. The setback to all other residential properties is 5 feet. Critical Areas: Shoreline Residential Designation, Seismic Hazard, Unstable Shoreline Slope, Nitrogen BMP Area, SARPA + SUSC Critical Aquifer Recharge Area Critical Area Report: The applicants were required to submit a critical area and wetland determination report, completed by a qualified wetland biologist, prior to completion of this SDR. The critical area review, looked at an area of running water on the property and potential wetland area based on a site visit completed in Fall of 2022. The resultant drainage ditch was also reviewed by Washington State Fish and Wildlife and determined to be a drainage ditch by Nam Siu; Area Habitat Biologist; Habitat Program, Region 6, Port Orchard Office; Washington Department of Fish and Wildlife. The report submitted includes the email from Mr. Siu. No wetlands were determined to be on site because not all wetland required criteria was present on site. Unstable Slope: Jefferson County Code 18.22.530(8)(a) states: Development activities or actions requiring project permits or clearing shall not be allowed in landslide hazard areas unless a geotechnical report demonstrates that building within a landslide hazard area will provide protection commensurate to being located outside the landslide hazard area and meets the requirements of this section. This may include proposed mitigation measures. Seismic Hazard: There is a seismic hazard mapped on the southern portion of the property. Any new development requires a geotechnical report. Geotechnical Report: The property contains a seismic hazard and unstable shoreline slope. A geotechnical report dated September 22, 2022, has been submitted with this application. A notice to title is required. The notice to title has been recorded under AFN: 657045 on October 17, 2022. The geotechnical report is valid until September 22, 2027, for 5 years, per JCC 18.22.905. Shoreline Regulations: The property is within a Shoreline Residential Designation. The development site is functionally isolated from the shoreline by Shine Road. Development within the shoreline residential designation, but functionally isolated requires a shoreline exemption review. Any development applications must supply the Supplemental Shoreline Application (linked here) and associated fees. https://www.co.jefferson.wa.us/DocumentCenter/View/15481/Land-Use-Application--- Shoreline-Development-writable?bidId= 3 Nitrogen Best Management Practice Requirements for Special Aquifer Recharge Protection Area (SARPA) and Susceptible Aquifer Recharge Area (SUSC): Septic 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. Aquifer Recharge Protection Areas (SARPA): Jefferson County Code (JCC) 18.22.310(2) States: (2) Special Aquifer Recharge Protection Areas. Special aquifer recharge protection areas include: (a) Sole-source aquifers designated by the U.S. Environmental Protection Agency in accordance with the Safe Drinking Water Act of 1974 (42 U.S.C. 300f et seq.), such as Marrowstone Island; (b) Special protection areas designated by the Washington Department of Ecology under Chapter 173-200 WAC; (c) Wellhead protection areas determined in accordance with delineation methodologies specified by the Washington Department of Health under authority of Chapter 246-290 WAC; (d) Groundwater management areas designated by the Washington Department of Ecology in cooperation with local government under Chapter 173-100 WAC. Coastal Seawater Intrusion Protection Zone (SIPZ): Jefferson County Code (JCC) 18.22.330 (i) states: (A) Voluntary Actions. Voluntary actions may include but are not limited to: (I) Water conservation measures; (II) Ongoing well monitoring for chloride concentration; and (III) Submittal of data to the county. (B) Mandatory Actions. (I) For proof of potable water on a building permit application, applicant must utilize DOH-approved public water system if available; (II) If public water is unavailable, meaning the subject property is not within a current water service area, an individual well may be used as proof of potable water subject to the following requirements: 1. Chloride concentration of a laboratory-certified well water sample submitted with building permit application; and 2. Installation of source-totalizing meter (flow); (III) If public water is unavailable, a qualifying alternative system may be used as proof of potable water. Required Reports: All have been obtained. Application Required Critical Area Review Study and Geotechnical Report. Stormwater permitting: Stormwater Best Management Practices (BMPs) shall be implemented as conditioned on any permit approvals and as required in the current edition of the Stormwater Management Manual for Western Washington. Jefferson County has adopted the most current edition of the manual produced by Washington State Department of Ecology. 4 • A Stormwater Management Permit is required for grading of 500 cubic yards or more, land-disturbing activities of 7,000 square feet or more, or creation of 2,000 square feet or more of impervious surface. This approval may be obtained through a building permit or, if you wish to clear the property prior to building, you must obtain a separate stormwater management permit. This is required prior to clearing and grading for related development, such as septic system installation or road/driveway construction. • Stormwater Management Permits or Vegetation Removal Permits are required for any tree removal within a critical area or its buffer regardless of square footage cleared. • Impervious surface includes gravel surfaces. • Building permits must address stormwater. o A small project is any impervious surface under 2,000 square feet. You must meet minimum requirement #2 from the manual. o A medium project is any impervious surface from 2,000 to 4,999 square feet or 7,000 or more square feet of clearing. You must meet minimum requirements #1-#5, including on-site stormwater management. The building permit application should include a designed stormwater management system to address runoff from the roof and other hard surfaces. o A large project is any impervious surface from 5,000 square feet or greater. You must meet all minimum requirements. The building permit application should include a designed stormwater management system to address runoff from the roof and other hard surfaces. If your project meets the large project threshold, your parcel is five acres or larger, and you are not within an Urban Growth Area, an engineered stormwater plan is required to ensure low-impact design standards are met. • If you plan on clearing the property and would be required by the state Department of Natural Resources (DNR) to submit a Forest Practices Application (FPA), you must work with our department first to obtain a Stormwater Management Permit with State Environmental Policy Act (SEPA) review, in association with a Class IV-General FPA, in order to avoid a 6-year Development Moratorium per the state Forest Practices Act. Jefferson County recommends you contact DNR for FPA requirements. Next Steps: 1. Apply for building permit with shoreline exemption.