HomeMy WebLinkAboutSDR2022-00175_24 Site Development Review 821271009JEFFERSON 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: April 11, 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
821271009. 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 3.45 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 was part of two separate
boundary line adjustments: SUB2020-00010, BLA number 103538, approved on December
7, 2020 and finaled on February 9, 2021 under Auditor’s File Number (AFN) 640960.
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SUB2005-00014 was approved on April 22, 2005 and finaled on June 23, 2005 under Auditor’s File Number (AFN) 498363.
This parcel qualifies for Jefferson County Code (JCC) 18.12.070(4)(a):
(4) A substandard lot may be considered a legal lot of record and eligible for a
development permit if it meets minimum land area requirements for on-site sewage systems as determined by the department of public health and one of the following provisions:
(a) The configuration of the lot has been previously approved by the county through
an administrative procedure prior to the effective date of this chapter.
Setbacks: The setback from Paradise Bay Road is twenty (20) feet from the parcel boundary per Jefferson County Code (JCC) 18.30.050. The setback from Andy Cooper Road is twenty (20) feet from the parcel boundary per Jefferson County Code (JCC) 18.30.050.
The setback to all other residential properties is five (5) feet. If any easements, including an
ingress/egress easement, there may be a 20-foot setback per Jefferson County Code (JCC)
18.30.050.
Critical Areas: Slight Landslide Hazard, Shoreline Slope Stability: Unstable Slope, Critical Aquifer Recharge Area: Susceptible (SUSC), Coastal Seawater Intrusion Protection Zone (SIPZ)
Geohazards: The following are mapped geohazards on this property: Slight Landslide
Hazard, Shoreline Slope Stability: Unstable Slope. The slight landslide hazard and unstable
slope shoreline slope stability designations are both regulated geohazards under Chapter 18.22 JCC. A prescriptive setback of 25 feet with an additional 15-foot impervious surface setback for a total of 40-foot setback from top of slope was determined for the property
according to the standards of JCC 18.22.530(8)(b)(i) and any development or land
disturbance within 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.
The applicants have submitted a geotechnical report completed by Daniel McShane on July
2, 2021. However, this geotechnical report filed under special reports, requires an
addendum, or new geotechnical report, that addresses the proposed development for this
SDR and includes the correct and current parcel number(s). The referenced geotechnical report lists incomplete/incorrect parcel numbers pertaining to the geologic hazard assessment for this SDR. The updated geotechnical report must be notarized and recorded before any development permits are issued.
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;
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(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)]
Coastal Seawater Intrusion Protection Zone (SIPZ):
Jefferson County Code (JCC) 18.22.330(2) states:
(2) Seawater Intrusion Protection Zones. New development, redevelopment, and activities on islands and in close proximity to marine shorelines where there is a risk
or a high risk of seawater intrusion should be developed in such a manner to
maximize aquifer recharge, maintain the saltwater/freshwater balance to the
maximum extent possible, and are subject to the antidegradation policy in
accordance with WAC 173-200-030 (Antidegradation Policy). 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);
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(III) If public water is unavailable, a qualifying alternative system may be used as proof of potable water. 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
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 and submit updated geotechnical report.
2. Apply for development permits.