HomeMy WebLinkAboutSDR2022-00137 Site Development Review_24 021212004JEFFERSON 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 28, 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
021212004. This SDR reflects the conditions of the property at the date the review was completed. NOTICE TO APPLICANT:
The purpose of the SDR is to provide owners and developers of land with a professional assessment of possible site development issues without first applying for permits. As this is a preliminary review
of available GIS mapping data and nontechnical information supplied by the applicant, it is NOT a
guarantee that development can occur in the manner described. However, it is a valuable tool to
allow applicants to plan out the development process in advance. Here are three key disclaimers:
• Site Development Review DOES NOT VEST applicants to a particular set of regulations; that can only be accomplished in the manner set out in JCC 18.40.320, which in many cases requires filing of a building permit application.
• Completion of this review does not guarantee future approval for an onsite septic system. An
applicant must apply for and complete all required permitting pursuant to chapter 8.15 JCC
and WAC 246-272A. Use of older septic systems is not guaranteed.
• The adequacy of a potable water supply cannot be assessed until the time of building permit application. Proposals necessitating a determination of adequate potable water supply must meet all county and state requirements in effect at the time of application.
PROPERTY REVIEW:
Zoning: This parcel is zoned Rural Residential, one dwelling unit per five acres (RR 1:5).
This is a substandard lot and is 2.67 acres in size.
Legal Lot of Record Status: This parcel was part of a survey under a large lot subdivision recorded on July 16, 1993 under Auditors File Number (AFN) 362130. This parcel is a legal lot of record because it was subdivided by Professional Land Surveyor David Cummins and
Associates on behalf of Mr. and Mrs. Leland E. Paddock. This was allowed per subdivision
exemptions under Revised Code of Washington (RCW) 58.17.040(2), Jefferson County
Ordinance No. 1-79, Section 3.40 (9), and Jefferson County Ordinance No. 04-0526-92,
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Section 7.410. Exemptions: Divisions of land into lots or tracts where the overall density of the entire parcel being divided does not exceed one unit per five (5) acres, with specific requirements being met for this division.
Setbacks: The setback from Schwartz Road is twenty (20) feet from the parcel boundary
per Jefferson County Code (JCC) 18.30.050. The required shoreline buffer is one hundred
and fifty (150) feet plus a ten (10) foot building setback from Ordinary High Water mark (OHWM). The setback to all other residential properties is five (5) feet. Critical Areas: Shoreline Conservancy Designation, Mapped Wetlands, High Landslide
Hazard, Shoreline Slope Stability (Unstable-Recent Slide), Seismic Hazard, Nitrogen BMP
Area, SARPA + SUSC Critical Aquifer Recharge Area, and High Risk Seawater Intrusion
Protection Zone (SIPZ)
Shoreline Regulations: Shoreline Conservancy designation is present on the property and extends from Ordinary High-Water Mark (OHWM) and landward 200 feet. The required
shoreline buffer is one hundred and fifty (150) feet plus a ten (10) foot building setback
from OHWM. Depending on the building proposal and the permitting requirements, some
applications within 150 to 200 feet plus a 10-foot building setback of the shoreline may
require a shoreline exemption, shoreline conditional use permit, shoreline variance, and/or a
shoreline substantial development permit. Additionally, based on the permit, development may need a Customer Assistance Meeting or pre-application depending on the proposal and proximity to the shoreline.
Wetlands: Wetlands are mapped on the property, but review of Ecology shoreline photos
and site contours indicate that this mapped wetland is only associated with the shoreline
mapping and wetlands likely do not exist on the property at this time. Geohazards: The following are mapped geohazards on this property: High Landslide
Hazard and Shoreline Slope Stability (Unstable-Recent Slide). The high landslide hazard and
unstable-recent slide shoreline slope stability designations are both regulated geohazards
under Chapter 18.22 JCC. A prescriptive setback of twenty-five (25) feet with an additional
fifteen (15) foot impervious surface setback for a total of forty (40) feet of setback from top of slope as determined for the property according to the standards of JCC 18.22.530(8)(b)(i) and any development or land disturbance within two hundred (200) feet
of the mapped hazards must be evaluated in a geological assessment per JCC
18.22.540(4)(b). All of these hazards are regulated under Jefferson County Code (JCC)
18.22. Any new development requires a geotechnical report that addresses all of the listed
geohazards on site. JCC 18.22.520 Regulated Activities states:
(1) Any development activity or action requiring a project permit or any clearing within an
erosion or landslide area shall:
(a) Comply with the requirements in an approved geotechnical report when one is
required, including application of the largest buffer or building setback;
(b) Utilize best management practices (BMPs) and all known and available technology appropriate for compliance with this chapter and typical of industry standards;
(c) Prevent collection, concentration or discharge of stormwater or groundwater within
an erosion or landslide hazard area and be in compliance with JCC 18.30.070,
Stormwater management standards; and
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(d) Minimize impervious surfaces and retain vegetation to minimize risk of erosion or landslide hazards.
(2) Any development activity or action requiring a project permit or any clearing within an
erosion or landslide area shall not:
(a) Result in increased risk of property damage, death or injury;
(b) Cause or increase erosion or landslide hazard risk;
(c) Increase surface water discharge, sedimentation, slope instability, erosion or landslide potential to adjacent downstream and down-drift properties beyond predevelopment conditions;
(d) Adversely impact wetlands, fish and wildlife habitat conservation areas or their
buffers; or
(e) Be identified as a critical facility necessary to protect public health, safety and
welfare. This includes, but is not limited to, schools, hospitals, police stations, fire
departments and other emergency response facilities, nursing homes, and hazardous material storage or production. [Ord. 5-20 § 2 (Appx. A)]
Seismic Hazard: There is a seismic hazard mapped on the eastern portion of the property.
Any new development requires a geotechnical report.
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. 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
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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
(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.
Required Reports: 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.
• 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
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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. Obtain geotechnical report.
2. Apply for permits.