HomeMy WebLinkAboutSDR2023-00023_24 Site Development Review 936000114JEFFERSON 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: May 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 (DCD) Planning staff has reviewed the
property at 121 Tog Road, Brinnon, parcel 936000114. 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 0.30 acres in size.
Legal Lot of Record Status: This parcel was platted under Plat of Brinnonwold. The plat was recorded on September 10, 1965, under Auditor’s File Number (AFN) 185075. This lot
was platted between June 9, 1937, and August 11, 1969 and approved by the Board of
County Commissioners (BoCC) at the time of platting. This parcel qualifies for Jefferson
County Code (JCC) 18.12.070(4)(a):
2
“(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 Tog Road is twenty (20) feet and the setback from Highway 101 is fifty (50) feet from the edge of the road right-of-way per Jefferson County Code
(JCC) 18.30.050(d). 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: Non-Fish Habitat Stream, Slight Landslide Hazard, Shoreline Slope Stability: Unstable Slope and Intermediate Slope, and Coastal Seawater Intrusion Protection Zone
(SIPZ)
Non-Fish Habitat Stream: There is a mapped non-fish habitat stream buffer crossing
through the northern portion of the parcel. All new development must adhere to the
required 75-foot buffer plus a 5-foot building setback per Jefferson County Code (JCC) 18.22.630. Slight Landslide Hazard: There is a mapped slight landslide hazard on the entirety of the
property. 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. Geohazards: The following are mapped geohazards on the property: Unstable and
Intermediate Shoreline Slope Stability. Both of these hazards are regulated under Jefferson
County Code (JCC) 18.22 and require geotechnical reports. The applicants have submitted a
geotechnical report completed by Stratum Group on January 6, 2023. This report states that
the proposed addition and existing home will not be at risk from landslides or erosion if conditions within the report are followed. Furthermore, additions to the home will not increase the risk of landslides or erosion on or off the property if conditions within the report
are followed. The geotechnical report is valid for five (5) years—until January 6, 2028—per
JCC 18.22.905.
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.
3
JCC18.22.330 (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). Required Reports: None 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. A Notice to Title for the Geotechnical Report must be filed with the Auditor’s Office prior
to issuance of future permits.
2. Apply for development permit(s).
4