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Home My WebLink AboutSDR2022-00140 Site Development Review_24 901352005JEFFERSON 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 SDR2022-00140 on parcel 901352005. 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 20 acres (RR 1:20). This is a conforming lot and is 26.2 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. 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 2 permit for the purpose of siting a primary residence, and the approval has not expired”. SEP2019-00110 was approved on 7/18/2019 and finaled on 10/11/2019. Further, this parcel qualifies for Jefferson County Code (JCC) 18.12.070(4)(f): “(f) The lot of record was created in accordance with all applicable zoning and subdivision requirements in effect at the time it was created and meets one of the following requirements: (i) The lot of record is five acres or larger and is located in any rural land use district Setbacks: The eastern setback is two hundred and fifty (250) feet from neighboring property zoned for Commercial Forestry. A setback variance may be requested. The setback to all other residential properties is five (5) feet. Forestry Setback Reduction Options: Currently, the setback for this property is 250 feet from the eastern boundary line of the parcel. However, the applicant may apply for a setback reduction per Jefferson County Code (JCC) 18.15.150(3)(a)(i). The property owner may reduce these setbacks by submitting the following: Short Written Narrative/Letter: The applicant shall demonstrate the proposed project will maintain the maximum setback possible and why the size, shape, and/or physical site constraints of an existing legal lot do not allow the full forestry setback (JCC 18.15.150(3)(a)(i)). The applicant’s narrative/letter must address EACH of the following: a. Size of an existing legal lot. b. Shape of an existing legal lot. c. Physical site constraints of an existing legal lot. d. Reduced setback provides adequate access for fire vehicles. Critical Areas: Mapped Non-Fish Habitat Stream, Mapped Wetland, Slight and Moderate Landslide Hazards, Seismic Hazard, and SUSC Critical Aquifer Recharge Area. Non-Fish Habitat Stream: There is a mapped non-fish habitat stream crossing through the north-west portion of the parcel. All new development must adhere to the required 75- foot buffer. Wetlands: A wetland is mapped that is associated with the non-fish habitat stream and stream buffer. A wetland delineation is required for permitting to determine the wetland boundaries and buffer. 300 feet from wetland edge is the maximum buffer. This may be reduced based on the results of the wetland delineation report. Protection Standards 18.22.630(5) Buffers – Standard Requirements. The administrator shall have the authority to require buffers from the edges of all FWHCAs in accordance with the following: (a) Buffers Generally. (i) Buffers shall be established for activities adjacent to FWHCAs as necessary to protect the integrity, functions, and values of the resource, consistent with the requirements in Tables 18.22.630(1) and 18.22.630(2) of this section. (ii) A building setback line of five feet is required from the edge of any buffer area; however, nonstructural improvements such as septic drain fields may be located within setback areas and buffers. Landslide Hazard: The property contains two slight landslide hazard areas mapped through the eastern and western portions of the parcel and a moderate landslide hazard area mapped through the center of the parcel; development within this zone will require a geotechnical report that addresses the moderate landslide hazard per Jefferson County Code 3 (JCC) 18.22.520. At this time, Jefferson County Code (JCC) does not regulate slight landslide hazards. However, this hazard may require a geotechnical report in the future depending on JCC regulation changes/updates. 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 (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 north west portion of the property. Any new development requires a geotechnical report. Septic system replacements are exempt from requiring a geotechnical report in a seismic hazard area. Required Reports: Wetland delineation report 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. Obtain wetland delineation report. 2. Obtain geotechnical report. 3. Apply for forestry setback reduction, if needed, concurrently with other permits. 4. Apply for permits.