HomeMy WebLinkAboutWORKSHOP re DCD 2024 Docket 1 of 2 JEFFERSON COUNTY
BOARD OF COUNTY COMMISSIONERS
AGENDA REQUEST—Afternoon Session
TO: Board of County Commissioners
FROM: Josh D.Peters,AICP,Director,Community Development
Joel M.Peterson,Associate Planner,Community Development
DATE: November 18,2024
SUBJECT: WORKSHOP re: 2024 Annual Amendments to Comprehensive Plan and Unified
Development Code;&Approval of Hearing Notice for a Public Hearing on December
9,2024 at 11:00 a.m.
STATEMENT OF ISSUE:
On May 13, 2024,the Board of County Commissioners (BoCC) set the Final Docket for the 2024
Comprehensive Plan(CP)and Unified Development Code(UDC) Annual Amendment Cycle pursuant to
JCC 18.45.080. Subsequently,the Jefferson County Planning Commission completed its review of the
amendment proposals, including a public hearing on September 18, 2024, and deliberating on the record in
the same meeting.
Community Development's analysis of the 2024 proposals is presented in the 2024 Comprehensive Plan
Amendment Docket, Combined Staff Report and SEPA Addendum, September 4, 2024; and in the 2024
Comprehensive Plan Amendment Docket SUPPLEMENTAL Staff Report and SEPA Addendum, October 10,
2024. Modifications to Proposed Amendments 2 and 4 created a need for focused evaluation of those
changes and further documentation in the supplemental staff recommendations.
The Planning Commission deliberated on public comment and the record after the September 18, 2024
hearing, and recommended approval of the four amendment proposals. The Planning Commission met on
October 16, 2024, and after review of the October 10, 2024 Supplemental Staff Report and SEPA
Addendum,the Planning Commission reconfirmed their September 18, 2024 recommended approval of all
2024 amendment proposals.
The Planning Commission recommendations to the BoCC are found in the attached Jefferson County
Planning Commission's Report and Recommendation for the Final 2024 Comprehensive Plan Amendment
Docket, dated November 6, 2024. This Planning Commission recommendation letter provides additional
detail regarding the Planning Commission process that occurred. The planning Commission, as well as
Community Development, recommends approval of all four proposals. The Planning Commission also
recommends that the Board hold their own public hearing.
Proposed Amendments to as originally submitted:
1.2024 Port Hadlock/Irondale UGA With implementation of the sanitary sewer in
Comprehensive Plan(CP)& UDC Amendments, Port Hadlock UGA, updated UGA regulations
and Potential 2024 UGA Amendments Continuing are urgently needed for the development of
through 2025 Periodic Update,Including Middle affordable housing.
Housing Amendments
2.2024 UGA CP& UDC Amendments to Modify Investigating the possibility of swapping rural
the Port Townsend UGA Boundary by Removing land with Port Townsend UGA,and thereby
Farmland following De-annexation and Adding the enabling urban infrastructure to Caswell-
Caswell-Brown Village(Housing Facility)and Brown Village,is critically important to
Adjacent Public Properties i.e.,"UGA Swap") provide supportive housing.
3. Planning Commission UDC Rural Housing New development regulations enabling
Amendments Carried Forward from 2023 Cycle congregate housing and alternative
development standards in single-family
residential zones is urgently needed as one
solution to limited affordable housing supply.
4. Review of Land Use and Zoning in the Jefferson Timing is appropriate to accommodate
County Airport Essential Public Facility(AEPF), existing business growth and new job creation
Particularly Airport Overlay III,Jefferson County potential. Allowing additional zoning on port-
International Airport(JCIA): Port of Port Townsend owned property,adjacent to JCIA,offers the
community a path to maintaining good-paying
job rowth that is needed in Jefferson County.
Modifications made to the proposals during the public process:
Proposal 2, Port Townsend UGA Boundary Amendment
Original Proposed Amendment 2: UGA Comprehensive Plan& UDC Amendments to Amend the Port
Townsend Urban Growth Area, Swapping Farm Land with Caswell-Brown Village and Adjacent
Properties.
Modified Proposed Amendment 2: Proposal to expand the Port Townsend Urban Growth Area (UGA)
boundary to include publicly-owned parcels for public purpose use, including the Caswell-
Brown Village for housing services. "
The process of land swaps between non-urban land in a UGA and urban land outside of a UGA results from
a legislative amendment to the Growth Management Act(GMA),codified at RCW 36.70A.110. This
process was being proposed as a way to expand the UGA boundary to include Caswell-Brown Village. This
process did not come to fruition between a prospective landowner, County and City. Proposal 2 was
modified by County and City to pursue the alternative of expanding the UGA boundary directly to include
public purpose land and Caswell-Brown Village.
Proposal 4, Expansion of Airport Essential Public Facility AEPF)by 12 Acres and Expansion of Airport
Overlay III within the AEPF
The AEPF is currently ca. 316 acres. The Port of Port Townsend proposes to expand the AEPF by 12 acres
by adding two 6-acre parcels (APN 001332013 and APN 001332017)to the southwest boundary (Figure 3),
as well as expand the existing 24-acre Airport Overlay III within the resulting AEPF zone from 24 acres to
ca. 73.5 acres total. There are two distinct portions to the expanded overlay: 1)a 6.5-acre area in the
northeast corner of the AEPF,north of Airport Road, and 2)the main overlay area south of the FAA
building restriction line(boundary of Airport Overlay I).
Modifications to original Proposal 4 includes refinement of the proposed expansion area of the Overlay III
zone to include only properties that the Port of Port Townsend owns, and removing a parcel used as access
from the proposed Overlay III expansion. The revised map is evaluated in the supplemental staff report.
ANALYSIS:
The Staff Report and Supplementary Staff Report analyzes modifications and refinements to the original
proposals.
The Planning Commission's recommendation for the Board to hold their own public hearing was to ensure
adequate public comment on the modified proposals.
The recommendation to hold a public hearing is appropriate. JCC 18.45.080(2)(d) specifies that final action
on the docket must be taken by the second regular board meeting in December of each year.
FISCAL IMPACT:
No significant fiscal impact from the decision to hold a public hearing.
RECOMMENDATION:
Hold workshop with Community Development on the 2024 Comprehensive Plan& UDC Amendments and
consider a motion to hold a public hearing on December 9, 2024.
REVIEWED BY:
Mark McCauley, C&ty Administrator Date
Please publish 2 times: November 27 and December 4, 2024
Contact Person: Chelsea Pronovost
Bill to: Community Development
621 Sheridan St.
Port Townsend, WA 98368
NOTICE OF PUBLIC HEARING
2024 Annual Amendments to Jefferson County Comprehensive Plan and Unified Development Code
NOTICE IS HEREBY GIVEN that a public hearing is scheduled by the Jefferson County Board of
Commissioners for MONDAY.December 9. 2024 at 11:00 a.m. in the Commissioners' Chambers,
County Courthouse, 1820 Jefferson Street, Port Townsend, WA 98368 (HYBRID). Notice of said
hearing is to be published in the official newspaper of Jefferson County.
Before final legislative action,the Board of County Commissioners will hold a hearing for public
testimony on the 2024 Comprehensive Plan (CP) and Unified Development Code(UDC)Annual
Amendment Cycle, which has been in process since March, 2024, following provisions of chapter
18.45 JCC. Four amendment proposals are under consideration: 1)amendments addressing sewer
implementation and land development in the Irondale and Port Hadlock Urban Growth Area;
2) amendment of the Port Townsend Urban Growth Area boundary to include Caswell-Brown
Village for future sewer service; 3) amendments pertaining to rural residential development; and
4) amendment to expand Jefferson County International Airport Essential Public Facility (AEPF)
by 12 acres and expanding AEPF Overlay III zone for light industrial/manufacturing from 24
acres to approximately 73.5 acres.
The information is available for viewing on the County website by visiting: www.co.jefferson.wa.us
and follow this pathway—Services—Laserfiche Web Portal(username and password is: public)- Board of
Commissioners—BOCC Agenda Packets—2024 Weekly Agenda Items— 12 December 2024- 120924-
HEARING re 2024 Amendment Docket
You are welcome to participate in this hearing. You will need to join the meeting by 11:00 a.m.
using the following methods: VIRTUALLY: Via the following Zoom, link:
hgps:Hzoom.us/j/93777841705, PHONE: Dial 1-253-215-8782 and enter access code: 937-7784-
17054 and press *9 to "raise your hand"to be called upon. Access for the hearing impaired can be
accommodated using Washington Relay Service at 1-800-833-6384,or IN-PERSON
In addition, written testimony is also invited beginning on November 27,2024 and ending on December
99 2024 at the end of the Public Hearing, unless extended by the Board of County Commissioners.
Written public testimony may be submitted by Email to:jeffbocckco jefferson.wa.us You may view
documents and testimony received by visiting: www.co.jefferson.wams and following this pathway—
Services—Laserfiche Web Portal (username and password is: public)—Board of Commissioners—
BOCC Agenda Packets—2024 Weekly Agenda Items— 12 December 2024- 120924—HEARING re
2024 Amendment Docket
You can also Mail your testimony to: Jefferson County Commissioners' Office; P.O. Box 1220, Port
Townsend, WA 98368. Written testimony must be received by the Board of County Commissioners by
the end of the hearing testimony period.
Signed this 18`h day of November, 2024.
JEFFERSON COUNTY
BOARD OF COMMISSIONERS
/S/Kate Dean, Chair
Q�SON co JEFFERSON COUNTY
y� G� PLANNING COMMISSION
621 Sheridan Street I Port Townsend, WA 98368
360-379-4450 1 email: PlanComm@co.jefferson.wa.us
L9S`Q NG www.co.jefferson.wa.us/580/Planning-Commission
TO: Jefferson County Board of Commissioners
FROM: Jefferson County Planning Commission
DATE: November 06, 2024
SUBJECT: Jefferson County Planning Commission's Report and Recommendation for the
Final 2024 Comprehensive Plan Amendment Docket
The Jefferson County Planning Commission has conducted its review of and deliberation with recommendations
on the 2024 Comprehensive Plan Amendment Docket and submits this report with recommendations to the
Jefferson County Board of Commissioners.
On March 20, 2024,the Planning Commission received the Department of Community Development's staff
report on the 2024 Comprehensive Plan Amendment proposals received. No site-specific amendment proposals
were received for the 2024 amendment cycle.
On April 17, 2024,the Planning Commission reviewed the proposals on the preliminary docket with staff,
including a new proposal by the Port of Port Townsend regarding expansion of Airport Overlay III.
On May 1, 2024 the Planning Commission held a duly noticed public hearing to accept testimony regarding the
suggested text amendments on the Preliminary Docket.The written record contains one letter in support of the
Airport Overlay III proposal, and verbal testimony included two comments in favor of the DCD docket evaluation
and recommendations.
On July 17, 2024 staff provided the Planning Commission with a brief update and synopsis of the 2024
Comprehensive Plan Amendment Docket.
On August 14, 2024 staff and the Planning Commission conducted a review and discussion of the 2024
Comprehensive Plan Amendment Docket, Unified Development Code changes, and the 2025 Periodic Review.
On September 4, 2024 staff and the Planning Commission reviewed the 2024 Comprehensive Plan Amendment
Docket in preparation for the September 18th hearing and deliberation on the record.
On September 18, 2024 the Planning Commission held a public hearing. On the same day,the Planning
Commission deliberated and recommended approval of all 2024 Comprehensive Plan Amendment proposals.
The recommendation is to approve all four proposals,with staff recommendations and as depicted in the
September 4, 2024 Combined Staff Report and SEPA Addendum, also recommending the Jefferson County Board
of Commissioners to conduct their own public hearing on the amendment docket.
On October 16, 2024, after review of the October 10, 2024 Supplemental Staff Report and SEPA Addendum,the
Planning Commission reconfirmed their September 18, 2024 recommended approval of all 2024 amendment
proposals. Modifications to Proposed Amendments 2 and 4 created a need for focused evaluation of those
changes and further documentation in the October 10, 2024 Supplemental Staff Report and SEPA Addendum.
1
Jefferson County Planning Commission Recommendations on Final Docket
2024 Comprehensive Plan & Unified Development Code Annual Amendment Cycle
Modifications include:
Proposed Amendment 2: There were optional paths to include Caswell-Brown Village in an Urban Growth Area
(UGA) in order to provide appropriate services to the project: an UGA land swap following recent GMA
provisions of RCW 36.70A.110, or extension of the Port Townsend UGA boundary. The UGA land swap did not
come to fruition. The October 10, 2024 Supplemental Staff Report and SEPA Addendum provides additional
findings supporting the extension of the Port Townsend UGA boundary.
Proposed Amendment 4: The proposed extent of Airport Essential Public Facility("AEPF") Overlay III has been
reduced to include only property owned by the Port of Port Townsend, and some text amendments that appear
in the Staff Report have been supplemented or clarified. Generally,the AEPF is expanded by the addition of two
6-acre parcels, and the AEPF Airport Overlay III is expanded by those specific areas in the AEPF which are south
of, and outside of, the FAA building restriction line, and an approximately 6.5-acre area in the northeast of the
AEPF. The Airport Overlay III consists of parcels, or portions of parcels, currently owned by the Port of Port
Townsend within the AEPF. The requirement for a Binding Site Plan ("BSP") process is replaced with a
requirement to meet all development regulations, recognizing that a BSP may not be applicable in all
circumstances. As the Airport Overlay III is further developed, a unifying plan for the overlay area will be
accomplished. The access from Four Corners Road, parcel APN 001334004, is not being added to the AEPF.
For clarity, the Planning Commission's recommendation on the 2024 Comprehensive Plan Amendment Docket
includes staff analysis and recommendations as well as a recommendation for the Jefferson County Board of
Commissioner to hold their own public hearing on the 2024 Comprehensive Plan Amendment Docket.This
recommendation of an additional public hearing is born from the Planning Commission's concern over adequate
public involvement and comment in the 2024 Comprehensive Plan Amendment Docket process.
We submit to you the following recommendation regarding approval of the 2024 Comprehensive Plan
Amendment Docket:To approve all four proposals, with staff recommendations and as depicted in the
September 4, 2024 Combined Staff Report and SEPA Addendum and the October 10, 2024 Supplemental Staff
Report and SEPA Addendum, also recommending the Jefferson County Board of Commissioners to conduct their
own public hearing on the 2024 Comprehensive Plan Amendment Docket.
September 18, 2024 Planning Commission actions:
• Proposed Amendment 1: Koan/ 2nd Richert = 8 in favor—Motion passes
• Proposed Amendment 2: Schultz/2nd Richert = 7 in favor/ 1 abstention—Motion passes
• Proposed Amendment 3: Coker/2nd Richert= 8 in favor—Motion passes
• Proposed Amendment 4: Richert/ 2nd Coker= 7 in favor/ 1 against — Motion Passes
• Motion (Richert- 2nd Coker) to approve 2024 Comprehensive Plan Amendment Docket with staff
recommendations and approval conditioned to require a Board of Commissioners public hearing = 7 in
favor/ 1 against—Motion Passes
Thank you for your consideration.
Richard Hull, Chair Date
Jefferson County 2024 Comprehensive Plan Amendment Combined Staff Report&SEPA Addendum
September 4,2024
¢gON c
JEFFERSON COUNTYw °z�
DEPARTMENT OF COMMUNITY DEVELOPMENT
IS, ING�0
2024 COMPREHENSIVE PLAN
AMENDMENT DOCKET
COMBINED STAFF REPORT AND SEPA ADDENDUM
Preliminary Staff Recommendation
with Environmental Analysis
for the Adoption of Proposed Amendments
to the Jefferson County Comprehensive Plan
September 4, 2024
INTEGRATED GROWTH MANAGEMENT ACT/
STATE ENVIRONMENTAL POLICY ACT DOCUMENT
Environmental Review of a Non-Project Action:
Addendum to Existing Environmental Documents
1
Jefferson County 2024 Comprehensive Plan Amendment Combined Staff Report&SEPA Addendum
September 4,2024
Department of Community Development
Long-Range Planning
z
Jefferson County 2024 Comprehensive Plan Amendment Combined Staff Report&SEPA Addendum
September 4,2024
Jefferson County 2024 Comprehensive Plan Amendment Integrated
Combined Staff Report & SEPA Addendum - September 4, 2024
Table of Contents:
1. SEPA Addendum: Environmental Summary and Fact Sheet
1.1 Fact Sheet
1.2 Environmental Summary
1.3 Major Conclusions
1.4 Issues to be resolved
2. Focused Analysis of the Proposal
2.1 Overview
2.2 2024 Comprehensive Plan Amendment Final Docket
2.3 Individual Staff Report: Proposed Amendments
2.3.1 Proposed Amendment 1: Irondale and Port Hadlock Urban
Growth Area (PHUGA) UDC Amendments for Urban
Development
2.3.2 Proposed Amendment 2: UGA Comprehensive Plan & UDC
Amendments to Amend the Port Townsend Urban Growth
Area, Swapping Farm Land with Caswell-Brown Village and
Adjacent Properties
2.3.3 Proposed Amendment 3: 2024 Annual Amendment Cycle,
Planning Commission UDC Rural Housing Amendments
Carried Forward from 2023
2.3.4 Proposed Amendment 4: Review of Land Use and Zoning in
the Jefferson County Airport Essential Public Facility (AEPF)
3. Supporting Record, Analyses, & Materials
4. Appendix/Exhibits
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Jefferson County 2024 Comprehensive Plan Amendment Combined Staff Report&SEPA Addendum
September 4,2024
1. SEPA Addendum: Environmental Summary & Fact Sheet
1.1 FACT SHEET
Title and Description of Pursuant to the Washington State Growth
Proposed Action Management Act (GMA), the Jefferson County
Board of County Commissioners (BoCC) is
considering adoption of four (4) individual
amendment proposals to the 2018 Jefferson
County Comprehensive Plan. There are no site-
specific proposals, all are suggested amendment
proposals comprising the 2024 Comprehensive
Plan Amendment Final Docket.
This Combined Staff Report and SEPA Addendum
is a combined staff report and State
Environmental Policy Act (SEPA) addendum for
the four suggested 2024 Comprehensive Plan
Amendment s. The objective of this Combined
Staff Report and SEPA Addendum is to analyze the
proposed amendments individually and
cumulatively with regard to Comprehensive Plan
amendment criteria outlined in chapter 18.45 of
the Jefferson County Code (JCC) and the potential
environmental impacts under SEPA. Adoption of
Comprehensive Plan amendments is a non-
project action under SEPA and is not intended to
satisfy individual project action SEPA
requirements (i.e., the environmental review
needed for future land use or building permit
applications).
Following are brief descriptions of each of the four
proposed amendments to the Comprehensive
Plan that are the subject of this Combined Staff
Report and SEPA Addendum.
Proposed Amendments:
1. 2024 Irondale and Port Hadlock Urban
Growth Area (PHUGA) 2024 Unified
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Jefferson County 2024 Comprehensive Plan Amendment Combined Staff Report&SEPA Addendum
September4,2024
Development Code (UDC) Amendments,
and potential 2024 Urban Growth Area
(UGA) Amendments Continuing Through
2025 PERIODIC REVIEW, Including Middle
Housing UDC Amendments
2. 2024 UGA Comprehensive Plan and UDC
amendments to amend the Port
Townsend UGA by incorporating new
farm land into the County upon
deannexation and expanding the UGA to
include the Caswell-Brown Village and
adjacent properties.
3. 2024 Annual Amendment Cycle, Planning
Commission UDC Rural Housing
Amendments Carried Forward from 2023.
4. Review of Land Use and Zoning in the
Jefferson County Airport Essential Public
Facility (AEPF), Airport Overlay III,
Jefferson County International Airport
(JCIA).
Proponent The BoCC.
Lead Agency Jefferson County Department of Community
Development
Long-Range Planning
621 Sheridan Street
Port Townsend WA 98368
SEPA Responsible Official:
Greg Ballard, UDC Administrator, DCD
(360) 379-4463
Contact Person:
Joel Peterson, Associate Planner
DCD Long-Range Planning
(360) 379-4457
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Jefferson County 2024 Comprehensive Plan Amendment Combined Staff Report&SEPA Addendum
September 4,2024
Authors and Principal
Contributors DCD Long-Range Planning
Date of Combined Staff September 4, 2024
Report & SEPA Addendum
Date Comments are Due Oral and written comments are welcome at the
Planning Commission public hearing, Wednesday,
September 18, 2024, 5:30 PM at the Tri-Area
Community Center. Written comments will be
accepted by DCD on behalf of the Planning
Commission through the end of the public hearing
on Wednesday, September 18, 2024.
Past Related Actions and The Planning Commission will hold a public
Future Anticipated Actions hearing Wednesday, September 18, 2024, at the
Tri-Area Community Center. In late October,
2024, DCD expects to transmit to the BoCC a final
DCD Staff Recommendation together with the
Planning Commission Recommendation for all
proposals on the 2024 Comprehensive Plan
Amendment Final Docket.
Tentative Adoption Date A legislative decision from the BoCC on each of the
four Comprehensive Plan amendment proposals
under consideration is expected sometime prior
to the end of the second week in December 2024.
The meeting schedules and agendas for the
Planning Commission and BoCC with regard to the
1 2024 Comprehensive Plan Amendment Final
I Docket are available on a Jefferson County
website dedicated to the 2024 Comprehensive
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Jefferson County 2024 Comprehensive Plan Amendment Combined Staff Report&SEPA Addendum
September 4,2024
Plan annual amendment cycle process. The 2024
Comprehensive Plan Amendment Final Docket are
available on a Jefferson County webpage
dedicated to the 2024 Comprehensive Plan annual
amendment cycle process.' This webpage can be
accessed from the Jefferson County homepage.z
Appeal Information Issues relating to the adequacy of this SEPA
Addendum and other procedural issues may not
be appealed under the administrative appeal
provisions of JCC 18.40.330. Appeals of GMA
actions(i.e.,a legislative decision by the BoCC)are
heard first by the Western Washington Growth
Management Hearings Board.
Location of Background Background material and documents used to
Material and Documents support development of the Addendum are
Incorporated by Reference available for inspection from 9:00 AM to 4:30 PM,
Monday through Friday, at the Jefferson County
Department of Community Development, 621
Sheridan Street, Port Townsend WA 98368, (360)
379-4450. Appointments are welcome.
Relation to Other A series of documents have been prepared by or
Documents on behalf of Jefferson County to evaluate the
impacts of the Jefferson County Comprehensive
Plan and development regulations (i.e., the UDC
codified at title 18 JCC), including amendments to
both the Comprehensive Plan and UDC. These
documents are listed in Section 3 of this Combined
Staff Report and SEPA Addendum, "Supporting
Record, Analyses, and Materials," provide
substantial background information and offer
previous environmental descriptions and
' https://www.co.*efferson.wa.us/1721/2024-Annual-Amendment-Cycle.
z https://www.co.►efferson.wa.us/578/Comprehensive-Plan.
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Jefferson County 2024 Comprehensive Plan Amendment Combined Staff Report&SEPA Addendum
September 4,2024
analyses. They are incorporated herein by this
reference. The reader is encouraged to refer to
these documents in conjunction with this
Combined Staff Report and SEPA Addendum for a
broader understanding of the issues and impacts
analyzed.
In this Combined Staff Report and SEPA
Addendum, descriptions of and references to the
contents of the proposed amendments have been
provided to the greatest extent possible, but do
not include all information from the
Comprehensive Plan amendment applications.
For a more complete understanding of the
discussion presented within this Combined Staff
• Report and SEPA Addendum, the Comprehensive
Plan amendment applications themselves should
be consulted.
Cost to the Public The text and selected appendices are also
available for free download on the DCD website
dedicated to the 2024 annual amendment cycle.
The 2024 Comprehensive Plan Amendment Final
Docket are available on a Jefferson County
webpage dedicated to the 2024 Comprehensive
Plan annual amendment cycle process.' This
webpage can be accessed from the Jefferson
County homepage.4
1.2 ENVIRONMENTAL SUMMARY
Introduction and Process
Jefferson County adopted a comprehensive plan pursuant to the Growth Management Act(GMA)
on August 28, 1998 and substantively updated the Comprehensive Plan on December 10, 2018.
The Jefferson County Comprehensive Plan is a policy document that guides growth and future
'https://www.co.oefferson.wa.us/1721/2024-Annual-Amendment-Cycle.
° https://www.co.*efferson.wa.us/578/Comprehensive-Plan.
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Jefferson County 2024 Comprehensive Plan Amendment Combined Staff Report&SEPA Addendum
September 4,2024
land use decisions in Jefferson County. In each successive year since initial adoption, the County
has conducted a Comprehensive Plan amendment cycle as provided by the GMA. chapter 18.45
JCC is the set of development regulations to guide the process for amending the Comprehensive
Plan. Consistent with chapter 18.45 JCC, the 2024 "Preliminary Docket" included 4 "suggested"
amendments. There were no "site-specific" amendments.
The Jefferson County Planning Commission heard testimony on four suggested amendments on
the Preliminary Docket and formulated a recommendation to the BoCC regarding the
composition of the 2024 Comprehensive Plan Amendment Final Docket. One of the four
suggested amendments was replaced by a late-arriving proposal. DCD had a placeholder for
Unified Development Code (title 18 JCC) housekeeping amendments, and was recommended by
Community Development to be omitted from the 2024 annual cycle. An amendment from the
Port of Port Townsend, Jefferson County International Airport Overlay III expansion proposal
replaced the housekeeping amendment and became the fourth suggested amendment on the
Preliminary Docket. The BoCC accepted the recommendations from the Planning Commission
and DCD and established the 2024 Comprehensive Plan Amendment Final Docket of four
suggested amendments.
This Combined Staff Report and SEPA Addendum combines a staff report and a SEPA addendum.
The object of this Combined Staff Report and SEPA Addendum is to analyze the proposed
amendments individually and cumulatively with regard to Comprehensive Plan amendment
criteria outlined in chapter 18.45 JCC and potential environmental impacts as required under
SEPA. The adoption of amendments to the Comprehensive Plan is a non-project action under
SEPA, and the analysis presented in this Combined Staff Report and SEPA Addendum is not
intended to satisfy individual project action SEPA requirements(i.e.,the review needed for future
land use or building permit applications). This is an integrated GMA/SEPA document that
combines environmental analysis with a staff report offering a recommended action on each
proposed Comprehensive Plan amendment. Guidance for preparing integrated SEPA/GMA
documents is found at Washington Administrative Code (WAC) 197-11-235. The analysis in this
Combined Staff Report and SEPA Addendum supplements the existing adopted environmental
documents incorporated herein by reference.
Adoption of Existing Environmental Documents
Pursuant to WAC 197-11-630, existing environmental documents have been adopted through
legal notice published in the Port Townsend&Jefferson County Leader newspaper on September
4, 2024, and are listed in Section 3, "Supporting Record, Analyses, & Materials".
Incorporation of Documents by Reference
The four suggested amendment applications themselves, including all supplemental information
submitted with or associated with the applications, all supporting record, analyses, and
communications pertaining to the amendments, all Appendix Items to this Combined Staff
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Jefferson County 2024 Comprehensive Plan Amendment Combined Staff Report&SEPA Addendum
September 4,2024
Report and SEPA Addendum, and all other materials or documents referenced in the text within
are incorporated herein by this reference, pursuant to WAC 197-11-600 and WAC 197-11-635.
The documents listed in Section 3, "Supporting Record, Analyses, and Materials," provide
substantial background information and offer previous environmental descriptions and analyses.
The reader is encouraged to use existing documents in conjunction with this Combined Staff
Report and SEPA Addendum for a more comprehensive understanding of the issues and impacts
analyzed.
Moreover, to the greatest extent possible this Combined Staff Report and SEPA Addendum
includes descriptions of,and references to,the content of the four individual proposals, but these
descriptions do not include all the information from each Comprehensive Plan amendment
application. For a more thorough understanding of the discussion presented here, the
Comprehensive Plan amendment applications themselves should be consulted to supplement
the information in this Combined Staff Report and SEPA Addendum.
Level of Environmental Analysis
This Combined Staff Report and SEPA Addendum provides both a qualitative and a quantitative
analysis of environmental impacts as appropriate to the general nature of the 2024
Comprehensive Plan Amendment Preliminary Docket proposals. The adoption of comprehensive
plan amendments is classified under SEPA as a non-project (i.e., programmatic) action. A non-
project action, such as decisions on policies, plans or programs, is defined as an action that is
broader than permit review for a single site-specific project. Environmental analysis for a non-
project proposal does not require the same level of site-specific analysis required in conjunction
with a permit application; instead, a document such as an Environmental Impact Statement (EIS)
or a SEPA Addendum discusses impacts and alternatives appropriate to the scope of the non-
project proposal and to the level of planning for the proposal (WAC 197-11-442). The analysis in
this Combined Staff Report and SEPA Addendum is not intended to satisfy individual project
action SEPA requirements (i.e., the review needed for a future land use or building permit
application).
SEPA encourages the use of phased environmental review to focus on issues that are ready for
decision, and to exclude from consideration issues already decided or not yet ready for decision-
making (WAC 197-11-060(5)). Phased review is appropriate when the sequence of a proposal is
from a programmatic document, such as an integrated GMA/SEPA document addressing
comprehensive plan amendments, to other documents that are narrower in scope, such as site-
specific, project-level analyses (i.e., "project actions" under SEPA).
Jefferson County is employing the phased review concept in its environmental review of growth
management planning actions. The analysis in this Combined Staff Report and SEPA Addendum
will be used to review the potential environmental impacts of the proposed amendments to the
Jefferson County Comprehensive Plan. Additional environmental review of development
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Jefferson County 2024 Comprehensive Plan Amendment Combined Staff Report&SEPA Addendum
September 4,2024
proposals will occur as specific projects are proposed (e.g., land use and building permit
applications). This may result in an additional incremental level of review when subsequent
implementing actions require a more detailed evaluation and as additional information becomes
available. Future project action environmental review for development applications that are not
categorically exempt from SEPA could occur in the form of a supplemental EIS, SEPA addendum,
or threshold Determination of Non-Significance (DNS).
Process and Public Involvement
The following is a description of the anticipated review and public involvement process for the
2024 Comprehensive Plan Amendment Final Docket and the Combined Staff Report and SEPA
Addendum.
This Combined Staff Report and SEPA Addendum is available to agencies and interested parties
pursuant to GMA and SEPA rules. Comments on the merits of the proposals shall be accepted as
outlined below under "Public Comment Period."
Preliminary Public Outreach - Docketing Process
The public process for compiling the 2024 Comprehensive Plan Amendment Final Docket has
followed the public involvement requirements of the GMA and the specific procedures
established in JCC 18.45.060 through 18.45.080. DCD staff compiled the Preliminary Docket
following the March 1, 2024 deadline for applications set forth in JCC 18.45.040(2)(a). On May
1, 2024, and after timely and effective public notice, the Planning Commission held an open
record public hearing to solicit comments on the proposed amendment docket. No public
comments were received. Also on May 1, 2024, Planning Commission transmitted its final
docketing report and recommendations to the BoCC. On May 13, 2024, the BoCC adopted the
2024 Comprehensive Plan Amendment Final Docket for review.
Review of 2024 Comprehensive Plan Amendment Final Docket - Planning Commission Public
Hearing - Public Comment Period
The Jefferson County Planning Commission is scheduled to hold at least one public hearing to
take testimony on the proposed Comprehensive Plan amendments that comprise the 2024
Comprehensive Plan Amendment Final Docket. A public hearing is scheduled for Wednesday,
September 18, 2024, 5:30 PM at the Tri-Area Community Center, Chimacum, Washington
pertaining to all items on the 2024 Comprehensive Plan Amendment Final Docket. Formal notice
will appear in the newspaper of record, the Port Townsend&Jefferson County Leader, at least 10
days prior to the public hearing.
The issuance of this Combined Staff Report and SEPA Addendum on Wednesday, September 4,
2024, initiates a public comment period that remains open through the end of the public hearing
on Wednesday, September 18, 2024 for all proposed amendments. Oral comment may be
provided to the Planning Commission at the September 18 public hearing. Written comment
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may be submitted by email to DCD through the same time period. Please submit any written
comments to DCD at 621 Sheridan Street, Port Townsend WA 98368 or via email to
jpeterson@co.iefferson.wa.us. Comments submitted prior to the close of the comment period
will be forwarded to the Planning Commission for consideration during that advisory body's
deliberations. Please note that the Planning Commission may elect at its discretion to schedule
an additional date and time for oral comments, or extend the period in which written comments
may be accepted.
Written public comments submitted after close of the Planning Commission comment period will
be forwarded to the BoCC for consideration in its legislative decision. But the BoCC is not required
to consider untimely comments. The BoCC may hold a public hearing before taking final
legislative action on the 2024 Comprehensive Plan Amendment Final Docket (formal notice will
appear in the newspaper of record, the Port Townsend & Jefferson County Leader, prior to the
BoCC hearing).
Availability of Documents
For more information or to inspect or request copies of the original applications for the proposed
amendments, the adopted existing environmental documents or other related information,
contact DCD Long-Range Planning at the mail or email addresses above, by phone at (360) 379-
4450, or visit the 2024 Comprehensive Plan amendment cycle webpage.5 This webpage can be
accessed from the Jefferson County homepage.6
Planning Commission and BoCC Deliberation
Following the public hearing on the proposed Comprehensive Plan Amendments, the Planning
Commission will deliberate on the proposals, potentially over a series of meetings, and formulate
a recommendation on each proposal for consideration by the BoCC. DCD expects that the
Planning Commission will initiate its deliberations following the close of oral testimony on
September 18, 2024 and may continue deliberating on the proposed amendments during its
regularly scheduled meeting of October 2, 2024. DCD expects that the Planning Commission will
forward a recommendation and transmittal to the BoCC on all proposed amendments
Wednesday, October 14, 2024. The Planning Commission generally meets the first and third
Wednesdays of any given month at the Tri-Area Community Center, Chimacum. It is possible
that the Planning Commission will hold one or more previously noticed special meetings outside
of the meeting schedule outlined above. Following the completion of the Planning Commission
recommendation on the 2024 Comprehensive Plan Amendment Final Docket, DCD will formally
transmit the Planning Commission recommendation to the BoCC along with the DCD final staff
recommendations, any comments submitted during the public comment period, and the record
of the Planning Commission deliberations. DCD expects that the Planning Commission and DCD
recommendations will be presented to the BoCC in late-October or November 2024.
5 https://www.co.eefferson.wa.us/1721/2024-Annual-Amendment-Cycle.
6 https://www.co.*efferson.wa.us/578/Comprehensive-Plan.
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In making a final legislative decision on the 2024 Comprehensive Plan Amendment Final Docket,
the BoCC considers the Planning Commission recommendations, the full case record of the 2024
Comprehensive Plan Amendment Final Docket (all comments provided to the Planning
Commission, the minutes of the Planning Commission meetings, and other background
information), the DCD staff recommendation that accompanies the Planning Commission
recommendation, legal advice from the Prosecuting Attorney's office, and any written or oral
comments provided to the BoCC before or during a BoCC public hearing on the 2024
Comprehensive Plan Amendment Final Docket (should one be held). If the BoCC elects to
schedule one or more public hearings on the Docket following receipt of the Planning
Commission recommendation, there would be another opportunity for agencies and the public
to provide formal comments on the 2024 Comprehensive Plan Amendment Final Docket. A legal
notice would appear in the Port Townsend&Jefferson County Leader, the publication of record,
announcing any BoCC public hearings on the 2024 Comprehensive Plan Amendment Final Docket.
A legislative decision from the BoCC on each of the Comprehensive Plan amendment proposals
under consideration is expected prior to the end of the second week in December 2024. Monday,
December 9, 2024 has been tentatively identified as a likely adoption date. The meeting
schedules and agendas for the Planning Commission and BoCC with regard to the 2024
Comprehensive Plan Amendment Final Docket are available on a Jefferson County webpage
dedicated to the 2024 Comprehensive Plan annual amendment cycle process.' This webpage
can be accessed from the Jefferson County homepage.8
1.3 Major Conclusions
The summary conclusions and/or highlights from the analysis in Section 2, "Focused Analysis of
the Proposal" of this Combined Staff Report and SEPA Addendum are presented here for the
reader's convenience. A reading of the analysis in Section 2, "Focused Analysis of the Proposal"
in addition to any supporting material referenced in the text, including Appendix Items, is
encouraged. Generally, information presented elsewhere is not reprinted here.
Summary Matrix of Impacts and Mitigation Measures
The complete description of the proposals, analysis of impacts, and recommendation for
mitigation measures and conditions are within the individual staff reports for each of the
proposed amendments found in Section 2, "Focused Analysis of the Proposal" of this Combined
Staff Report and SEPA Addendum, or among the Appendix Items, as appropriate. Readers are
encouraged to review the more comprehensive discussion of issues of interest in Section 2,
"Focused Analysis of the Proposal", and to consult the Appendix Items, the amendment
applications themselves,and other supporting materials, in order to formulate the most accurate
impression of impacts associated with the proposals and staff recommendations.
htt s: /www.co.oefferson.wa.us/1721/2024-Annual-Amendment-Cycle.
8 https://www.co.iefferson.wa.us/578/Comprehensive-Plan.
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"Significant" as used in SEPA means a reasonable likelihood of more than a moderate adverse
impact on environmental quality. Significance involves context and intensity and does not lend
itself to a formula or quantifiable text (WAC 197-11-794).
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# APPLICATION PROBABLE SIGNIFICANT SUMMARY RECOMMENDATION/
DESCRIPTION ENVIRONMENTAL PROPOSED MITIGATION/ CONDITIONS
IMPACTS?
2024 Irondale and TNo Recommendation — None. This is not a
1 Port Hadlock UGA , site-specific project proposal. Site-
UDC Amendments specific information will be provided by
for urban applicants at the time of submittal for a
development. project.
2024 UGA CP & No Recommendation —Continue to pursue
2 UDC UGA land swap proposals.
Amendments to
Amend the Port
Townsend Urban
Growth Area,
Swapping Farm
Land with
Caswell-Brown
Village and
Adjacent
Properties.
2024 Annual No Recommendation —adopt suggested
3 Amendment Cycle, UDC amendments for "Family"
Planning definition, clarification to PRRD unit
Commission UDC count, and addition of Congregate
Rural Housing Housing to JCC 18.15.040 Table 3-1
Amendments uses.
Carried Forward
from 2023. Continue work on rural housing overlay
concurrently with data development
` for 2025 Comprehensive Plan update.
Review of Land No Recommendation — None. The
4 Use and Zoning in proposed project is a non-project
the Jefferson action. All future development will be
County Airport required to meet the County's zoning
Essential Public and development standards of the
Facility (AEPF) Jefferson County Code.
�L.
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Significant Unavoidable Adverse Impacts
Conclusions as to whether an impact would be considered significant, unavoidable, and adverse
are found in the Summary Matrix above. Many of those conclusions contain assumptions about
the ability to plan future development proposals in a way that would minimize impacts, or
assumptions about how mitigation measures or existing regulations would be applied. Based
upon use, regulation, and mitigation assumptions, none of the potential impacts of the future
development scenarios evaluated in this Combined Staff Report and SEPA Addendum would
meet all of the parameters (significant and unavoidable and adverse). For more information on
the relationship of plan and policymaking to future review of development permit applications,
review the discussion on Effectiveness of Mitigation Measures below.
Significant Areas of Controversy & Uncertainty
The following table summarizes the key environmental issues and options facing decision-
makers:
# APPLICATION AREAS OF CONTROVERSY AND UNCERTAINTY
NUMBER&
DESCRIPTION
I 1 2024lrondale ; None
and Port Hadlock
UGA UDC !
I Amendments for I
� urban
development.
2 2024 UGA CP & ' No areas of controversy, though the timeline for a UGA swap is
UDC I uncertain.
Amendments to
Amend the Port
Townsend Urban
Growth Area,
Swapping Farm
Land with I
Caswell-Brown
Village and
Adjacent
Properties. I
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# APPLICATION AREAS OF CONTROVERSY AND UNCERTAINTY
NUMBER &
DESCRIPTION
3 2024 Annual In its implementation, the Rural Low Impact Cluster proposal will
Amendment demonstrate lower development impact than conventional single-
Cycle, Planning family residential development. However, the approach is novel to the
Commission UDC way the Growth Management Act has been implemented.
Rural Housing
Amendments
Carried Forward
from 2023.
4 Review of Land Beyond this proposal and into future project level action(s),
Use and Zoning in uncertainty lies in the unknown impacts to air, water, ground, water
the Jefferson runoff, plants, animals, energy, natural resources, environmental
County Airport health, noise, land use, housing, aesthetics, recreation, historic and
Essential Public cultural preservation, transportation, public services, utilities, and light
Facility (AEPF) and glare of unknown future development proposals. All future
developments will be required to meet the County's zoning and
development standards of the Jefferson County Code. This may be one
area of potential future controversy.
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1.4 Issues to Be Resolved
Environmental Choices to Be Made
The Comprehensive Plan states that, "a healthy environment is fundamental to the quality of life
of its citizens" and further provides four essential components for environmental protection:
• Watershed and Fish Habitat Recovery Management Strategy;
• Regulatory Strategy for Consolidated Environmental Review;
• Critical Area Protection Strategy; and
• Public Education and Involvement Strategy.
Each choice taken by the County and its residents may impact environmental quality.
Comprehensive Plan goals and objectives are implemented through development regulations in
the Unified Development Code (UDC) codified within title 18 JCC. The UDC was developed such
that protective measures are incorporated into permit decisions.
The Comprehensive Plan and UDC amendment proposals may have the potential, if adopted, to
affect the environment. For this reason, each proposal must be carefully analyzed for potential
impacts, both as an individual proposal and with respect to cumulative impacts when associated
with the other proposals on the 2024 Comprehensive Plan Amendment Final Docket, and if
necessary, denied, conditioned, or modified appropriately.
Effectiveness of Mitigation Measures
The legislative adoption of Comprehensive Plan and UDC amendments is a non-project action
under the State Environmental Policy Act (SEPA). A project action would be a decision on a land
use or building permit reviewed under the general policy framework offered by the
Comprehensive Plan and its implementing regulations. SEPA review is required for project
actions, unless those actions are categorically exempt from SEPA review when the proposal is
compared to the list of exemption thresholds at WAC 197-11-800. Environmental review such as
the analysis contained in this Combined Staff Report and SEPA Addendum is useful and essential
at the non-project level in order to set up a regulatory framework that protects the environment.
Mitigation for non-project actions in this sense is essentially the extent to which the established
regulatory framework is effective when applied to future development proposals. Generally,
mitigation measures would not be required for the programmatic action of adopting a
Comprehensive Plan or development regulation amendment, but may be useful and appropriate
to address probable significant adverse environmental impacts identified at the project level. It
is often the case that project action environmental review is where specific mitigation measures
can be applied to condition a proposal such that the approval and execution of the proposal does
not present a significant adverse environmental impact. With regard to environmental review of
the 2024 Comprehensive Plan Amendment Final Docket, it should be understood that Jefferson
County has in place a regulatory framework that follows the guidance established in Washington
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State laws, such as SEPA, the Growth Management Act (GMA), and the Shoreline Management
Act (SMA).
Sometimes the existing regulations are insufficient to effectively protect the environment when
examined in the context of a particular project. Depending on the particular aspects of a
development proposal, mitigation measures above and beyond the protections provided by the
established development regulations may be needed to avoid significant adverse environmental
impacts. In these cases, jurisdictions may employ their "SEPA substantive authority" to further
condition approval of a development application. These mitigation measures are generally
developed through project action SEPA review and established as permit conditions through an
EIS or a threshold Mitigated Determination of Non-significance (MDNS).
The legislative decision to adopt a modified version of the original Comprehensive Plan
amendment proposal may also be considered a form of mitigation. The BoCC may be effectively
mitigating the potential environmental impact of adopting a Comprehensive Plan amendment by
adopting a modified proposal or even deciding not to adopt the proposal based on environmental
considerations. For formal site-specific amendment applications, the BoCC could apply a
mitigation measure that affects future use of the land in question. In any of these cases,
mitigation as applied to a non-project action such as a Comprehensive Plan amendment is distinct
from mitigation as applied to a land use or building permit approval. It is at the time of project
action review that established protection measures for environmentally sensitive areas and other
development standards are applied to proposals for on-the-ground development. Judging the
effectiveness of mitigation measures in this context requires on-going attention.
Main Options to Be Preserved or Foreclosed by the Action
The four suggested reviewed in this Combined Staff Report and SEPA Addendum are relatively
minor in that they do not collectively represent a distinct change in direction from
implementation of the adopted 2018 Comprehensive Plan.
Determinations that appear to have little direct environmental impact when viewed in isolation
in 2024 may have significant indirect and cumulative environmental impacts if employed as
justification for a substantial number of similar actions in future Comprehensive Plan
amendment cycles. Choosing not to approve certain proposals that would increase pressures
to convert land to higher intensity land use designations will likely reduce present and future
environmental impacts, prevent sprawl, and preserve future planning options.
Regardless of the alternative selected, growth and development under the County's adopted
Comprehensive Plan will result in some adverse impacts that are impossible to avoid. The
County's adopted Plan is designed to accommodate the Washington State Office of Financial
Management (OFM) population projections for the year 2038. Under any of the action
alternatives reviewed in this Combined Staff Report and SEPA Addendum, continued growth
and development under the adopted Plan is likely to result in increased growth and
development in certain areas of the County, cumulative impacts to fish and wildlife habitat,
increased demands upon transportation facilities and transit, and increased demand for public
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Jefferson County 2024 Comprehensive Plan Amendment Combined Staff Report&SEPA Addendum
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infrastructure and facilities. The County will continue to plan for distribution of growth that will
result in the lowest levels of environmental impacts, focus on infill, and balance capital
investment.
2. Focused Analysis of the Proposals
2.1 OVERVIEW
Pursuant to chapter 18.45 JCC, Jefferson County is conducting an annual Comprehensive Plan
amendment process. Consistent with the State Environmental Policy Act("SEPA,"chapter 43.21C
RCW), the Growth Management Act ("GMA," chapter 36.70A RCW), the Jefferson County
Comprehensive Plan, and chapter 18.45 JCC, this amendment process involves concurrent
analysis of all proposals to identify the potential for cumulative impacts.
In general, Comprehensive Plan amendment proposals in Jefferson County fall into one of two
categories:
Formal Site-Specific Amendments are proposals submitted by property owners requesting a
change in either Comprehensive plan land use designation or density.
Proposed Amendments are generally limited to proposals that broadly apply to the narrative,
goals, policies and implementation strategies of the Comprehensive Plan. In order to ensure
adequate review of potential environmental impacts, any suggested amendments that could
result in a need to re-designate groups of parcels are analyzed using the same criteria
employed for formal site-specific amendments (i.e.,JCC 18.45.080(1)(b).
This Combined Staff Report and SEPA Addendum addresses four suggested amendments on the
2024 Comprehensive Plan Amendment Final Docket.
Individual Staff Reports, Cumulative Analysis, & Staff Recommendations
Section 2, "Focused Analysis of the Proposal", of this Combined Staff Report and SEPA Addendum
addresses specific criteria contained in chapter 18.45 JCC and, in turn, evaluates the potential for
significant adverse environmental impacts, including cumulative impacts. Each amendment
proposal is described below, evaluated based on the required criteria, and a staff
recommendation is made based on those criteria. Tables are for summary information only;
please refer to the individual staff report for each proposal for greater detail.
Growth Management Indicators
Pursuant to JCC 18.45.080(1)(b), all recommendations regarding amendment to the
Comprehensive Plan must include an inquiry into the seven "growth management indicators"
listed at JCC 18.45.050(4)(b). These growth management indicators address the following:
• Growth and development rates;
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Jefferson County 2024 Comprehensive Plan Amendment Combined Staff Report&SEPA Addendum
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• Ability to provide services;
• Availability of urban land;
• Community-wide attitudes towards land use; and
• Consistency with state law and local agreements.
These indicators are not necessarily amendment-specific but rather are meant to provide a
snapshot of Jefferson County's status during this 2024 amendment cycle. This section will serve
to promote consideration and inquiry into these seven growth management indicators and is
intended to be a starting point for broader community consideration before the Planning
Commission and the BoCC. While this review of the growth management indicators provides
some basic analysis related to County demographics, it is not intended to measure progress in
achieving the goals of the Comprehensive Plan; that task is reserved for the State-mandated
Comprehensive Plan update scheduled for completion in 2025.
Jefferson County Code (JCC) 18.45.050(4)(b) —growth management indicators
Each of the growth management indicators is discussed as listed in JCC 18.45.050(4)(b).
(1) Whether growth and development as envisioned in the Comprehensive Plan is
occurring faster or slower than anticipated, or is failing to materialize.
Discussion: The Office of Financial Management publishes census estimates each year beginning
April 1. Washington's total population grew by an estimated 86,750—to 7,951,150 as of April 1,
2023, according to annual estimates that the Office of Financial Management prepared.
The unadjusted population growth rate in Washington over the last year was 1.1%, somewhat
slower than the
previous year, when the state's population grew by 1.3%.
Washington's population has grown by 244,840 people since the 2020 decennial census on April
1, 2020. The 86,750 increase is below the average annual increase from the last decade (98,200).
King County remains the main contributor to the state's overall population growth, adding
30,100 people this year, compared to an average of 33,800 people per year between 2010 and
2020.
Migration continues to be the primary driver behind Washington's population growth. From
2022 to 2023, net migration (people moving in minus people moving out) totaled 72,300, down
by 11,300 from last year. Net migration accounted for 83% of the state's population growth.
Natural change (births minus deaths) was responsible for the other 17%. Natural change (14,445)
remains low but has recovered somewhat from the increased deaths and lower births during the
COVID-19 pandemic. Deaths will increase as baby boomers age, and birth rates from millennial
and post-millennial parents should continue to be lower than previous generations.
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Consistent with previous years, over 71%of state population growth occurred in the five largest
metropolitan counties — Clark, King, Pierce, Snohomish, and Spokane. The nine counties with
populations between 100,000 and 350,000 saw 21% of the state's growth. Counties with less
than 100,000 had an 8%share, smaller than the previous year. Whatcom (1.8%), Benton (1.5%),
and Snohomish (1.5%) were the three fastest growing counties. (OFM, 2023)
Housing growth is a significant reason Washington saw population growth this year, evident in
high occupancy rates in most cities in 2023. Over the past year, the state added 46,300 housing
units, 300 less than the previous year. Of all new units built this past year, 63%were multifamily
units. However, this trend is not seen in Jefferson County. More than 72% of all new housing
units the past two years were built in one of the state's five largest metropolitan counties. King
County led all counties with 18,800 new housing units and saw 40% of the state's total housing
growth over the last year. (OFM, 2023)
Jefferson County ranks 3311 out of 39 Washington counties for population increase. The 2023
population estimates for Jefferson County is 33,425, a net increase of 448 people since 2020.The
2023 population estimate of the City of Port Townsend is 10,330. Note that migration is the
driving factor in Jefferson County population too, as the natural change (births & deaths) was -
841 residents, and migration was +1,289 people, leaving the net gain of 448 people between
2020-2023 (average 149 per year). For comparison, the decade 2010-2020 was recorded as an
average annual change in population to be 311 people per year, with an average Natural Increase
of-175 and a Net Migration of 486. This reveals that the small Jefferson County total population
increases are accompanied by a higher net migration and an accompanying higher net natural
change.The numeric change in Jefferson County population between 2022-2023 was 75, a 0.22%
change. The slow growth in Jefferson County is paired with below the state-average in housing
development.
Jefferson County is a designated as a rural county. With a total land area of 1,803.7 square miles,
the 2023 population density of Jefferson County is 18.53 people per square mile.
Growth trends are difficult to predict. Washington State and its counties have tended to exhibit
growth spurts interrupted by periods of slower growth, stagnation, and even decline. For
example, the "rural rebound" growth trend experienced by most western states in the early
1990s —at the time of GMA adoption —was the result of an exodus by nearly two million people
leaving California during a severe regional economic recession. Rural and non-metropolitan
growth in Washington, including Jefferson County, during the 1990s was far greater than
anticipated, but slowed as California's economy recovered in the mid-1990s ("Washington State
County Population Projections for Growth Management," Office of Financial Management,
March 2002).
In 2015, Jefferson County and the City of Port Townsend developed a population projection and
urban population allocation for the City of Port Townsend, Irondale and Port Hadlock Urban
Growth Area (PHUGA), and the Port Ludlow and Pleasant Harbor Master Planned Resorts based
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Jefferson County 2024 Comprehensive Plan Amendment Combined Staff Report&SEPA Addendum
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on OFM's 2012 Medium projections. The County passed Resolution No. 38-15 on October 26,
2015, adopting the Updated Population Forecast, summarized in Exhibit 1-2 of the
Comprehensive Plan, reproduced here. The allocation of projected growth is 70%to urban areas
and 30% to rural areas. The projected growth rate in the 2018 Comprehensive Plan for the
County was 0.98% per year. The realized population growth rate for 2022-2023 was merely
0.22%. Since 2010, the average growth rate has only been 0.1% in the County.
Jefferson County Comprehensive Plan EXHIBIT 1-2. Jefferson County & City of Port Townsend 20-
year Population Projection & Distribution (2018-2038). Refer to the Comprehensive Plan for full
text and footnoted information.
2010-2038
Location- Allocation Projected 2018 Estimated Projected Projected
Unincorporated 2010 Total Growth Growth Projected Growth Population Growth
unless noted Population County-wide (2010-2038) Population (2018-2038) 2038 Rate
Port Townsend 9,113 36% 3,366 9,661 2,814 12,479 1.13%
UGA
(Incorporated)
Port Hadlock 3,580 19.4% 1,814 3,795 1,516 5,394 1.48%
Irondale UGA
Port Ludlow 2,603 10.1% 944 2,759 789 3,547 1.11%
MPR
Pleasant Harbor -- 4.5% 421 — 352 421 24.1%
(Brinnon) MPR
UGA/MPR 15,296 70% 6,545 16,215 5,471 21,841 1.28%
Subtotal
Rural& 14,576 30% 2,804 15,452 2,445 17,380 0.63%
Resource Areas
Subtotal
County-wide 29,872 100% 9,349 31,667 7,816 39,221 0.98%
Total
(2) Whether the capacity of the county to provide adequate services has diminished or
increased.
Discussion: The number of service providers in the County has not decreased and the County
continues to be equipped to provide the same levels of service available at the time of
Comprehensive Plan adoption. The County has adopted GMA-compliant plans to provide the
Irondale and Port Hadlock Urban Growth Area (PHUGA) with urban services, specifically sanitary
sewer service and stormwater management. Construction has begun on Phase 1 of the Port
Hadlock Wastewater Facility with Phase 1 service connections anticipated in Summer of 2025.
Sanitary sewer service will enable planned densities within the PHUGA to come to fruition.
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Jefferson County 2024 Comprehensive Plan Amendment Combined Staff Report&SEPA Addendum
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(3) Whether sufficient urban land is designated and zoned to meet projected demand and
need.
Discussion: As a part of the planning process for the PHUGA, an analysis of vacant lands within
the proposed PHUGA and a build-out analysis were updated in 2018. (Comprehensive Plan,
Appendix E) This analysis evaluated developable lands and the ability to accommodate the
allocated population. The PHUGA has sufficient capacity to accommodate the projected 2038
population of 5,394 people with an estimated growth rate in the 2018 Comprehensive Plan of
1.48%.
With a theoretical carrying capacity of over 30,000 people, the City of Port Townsend UGA also
appears to be adequately sized to accommodate anticipated future urban growth.
(4) Whether any assumptions upon which the Comprehensive Plan is based are no longer
found to be valid.
Discussion: Since the periodic review and adoption of the Comprehensive Plan periodic update
in 2018, the assumptions made as part of the Comprehensive Plan continue to be valid.
Amendments to GMA and other laws made by the State Legislature and precedent-setting
decisions made by the Growth Management Hearings Boards influence local government
implementation of GMA. These amendments will be under consideration during the 2025
Periodic Update.
(5) Whether changes in countywide attitudes necessitate amendments to the goals of the
Plan and the basic values embodied within the Comprehensive Plan Vision Statement.
Discussion: The Comprehensive Plan is intended to reflect, to the greatest extent possible,
countywide attitudes about the future growth and management of the county. The
Comprehensive Plan was originally adopted in 1998, revised in 2004, and last updated in 2018.
Updating the Comprehensive Plan in 2025 will include an opportunity to reassess countywide
attitudes. Between Comprehensive Plan updates, countywide attitudes can best be inferred
through local election results, perspectives expressed by public representatives such as the
Planning Commission, and comments received during public comment periods. That said, an
updated public opinion survey would also be an effective way to gauge countywide attitudes.
(6) Whether changes in circumstances dictate a need for amendments.
Discussion:To some degree, circumstances have changed since Comprehensive Plan adoption in
2018. Taken from a broad perspective, these changing circumstances include: the Covid
Pandemic, many issues surrounding attainable and affordable housing, and climate change
resilience. Jefferson County recently adopted development regulations outlining a process for
establishing legal lots of record, and siting and management of temporary housing facilities.
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(7) Whether inconsistencies exist between the Comprehensive Plan and the Growth
Management Act or the Comprehensive Plan and the Countywide Planning Policy for Jefferson
County.
Discussion: The Comprehensive Plan is consistent with both the GMA and the Countywide
Planning Policies (CPPs). The Unified Development Code (UDC) is found to be consistent with the
Comprehensive Plan. Proposed amendments to the UDC in this evaluation assist with
maintaining that consistency, and further implementing policies in the Comprehensive Plan.
2.2 2024 COMPREHENSIVE PLAN AMENDMENT FINAL DOCKET
Following are brief descriptions of each of the four proposed amendments to the Comprehensive
Plan.
Proposed Amendments:
1. 2024 Irondale and Port Hadlock UGA UDC Amendments for urban development.
2. 2024 UGA Comprehensive Plan & UDC Amendments to Amend the Port Townsend
Urban Growth Area, Swapping Farm Land with Caswell-Brown Village and Adjacent
Properties.
3. 2024 Annual Amendment Cycle, Planning Commission UDC Rural Housing Amendments
Carried Forward from 2023.
4. Review of Land Use and Zoning in the Jefferson County Airport Essential Public Facility
(AEPF).
The BoCC in its legislative capacity may adopt each amendment as proposed, adopt with
conditions, adopt a modified version, or deny adoption.
The four site-specific amendments to the Comprehensive Plan that are addressed in this
Combined Staff Report and SEPA Addendum, constitute four individual proposed actions. The
environmental review-based alternatives to each proposed action component are as follows:
• No Action - Continue application of the Comprehensive Plan without any or all of the
proposed amendments;
• Adopt with or without modifications and/or mitigating conditions as appropriate; or
• Defer for consideration to another Comprehensive Plan and Code Update process.
Staff Recommendation Summary
Staff recommendations for each proposed amendment are explained under a heading for each
individual proposal in Proposed Amendment 3. These staff recommendations are presented to
the Planning Commission for consideration. In transmitting the Planning Commission
recommendations to the BoCC later this year, staff will have the opportunity to adjust these
preliminary recommendations. The preliminary staff recommendations, including modifications
and mitigation measures, are summarized in the following table:
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2024 Comprehensive Plan Amendment Docket: Summary of Staff Recommendations
APPLICATION GENERAL DESCRIPTION OF STAFF
PROPOSAL RECOMMENDATION
1 2024 Irondale and The objective of the proposal is to Adopt with or without
Port Hadlock UGA improve the efficiency of the modification as
UDC Amendments permitting process and improve code appropriate.
for urban clarity. Various definitions are added
development. to chapter 18.10 JCC.
The Irondale and Port Hadlock Urban
Growth Area (PUGA) sewer system
being constructed. A new title 13 JCC
will be added to the JCC for the
PHUGA sewer system, prior to
adoption of the ordinance approving
the Comprehensive Plan amendments
discussed in this Comprehensive Staff
Report and SEPA Addendum.
Suggested amendments to chapters
18.18 and 18.19 JCC are suggested to
move the process for determining
sewer availability into new title 13 JCC
and achieve internal consistency with
the new title.
A new section for Unit Lot
Subdivisions is added to chapter 18.35
JCC to reflect the new statutory
requirement (RCW 58.17.060)
adopted in 2023, allowing division of a
parent lot into separately owned unit
lots.
2 2024 UGA CP & i Recommendation —
UDC Continue to pursue
Amendments to UGA land swap
Amend the Port proposals.
Townsend Urban
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Jefferson County 2024 Comprehensive Plan Amendment Combined Staff Report&SEPA Addendum
September 4,2024
APPLICATION GENERAL DESCRIPTION OF STAFF
PROPOSAL RECOMMENDATION
Growth Area,
Swapping Farm
Land with
Caswell-Brown
Village and
Adjacent
Properties.
3 2024 Annual Recommendation —
Amendment adopt suggested UDC
Cycle, Planning amendments for
Commission UDC "Family" definition,
Rural Housing clarification to PRRD
Amendments unit count, and
Carried Forward addition of
from 2023. Congregate Housing
to 18.15.050 Table 3-1
uses.
Continue work on
rural housing overlay
concurrently with
data development for
2025 Comprehensive
Plan update.
4 Review of Land The Port of Port Townsend is
Use and Zoning in requesting that Port owned parcels
the Jefferson that meet certain conditions be RECOMMENDATION:
County Airport included in the EPF-A and JCIA-III STAFF RECOMMENDS
Essential Public areas. This request would change ADOPTION WITH OR
Facility (AEPF) language in the Comprehensive Plan WITHOUT
and UDC to use a set of conditions MODIFICATION AS
which define the extent of the JCIA-III APPROPRIATE
and EPF-A areas. It is proposed that if
parcels meet the following conditions,
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Jefferson County 2024 Comprehensive Plan Amendment Combined Staff Report&SEPA Addendum
September 4,2024
APPLICATION GENERAL DESCRIPTION OF STAFF
PROPOSAL RECOMMENDATION
they are automatically included in the
area:
1. Parcels are owned by the Port
of Port Townsend.
2. Parcels are considered part of
the ALP area within the FAA's
ALP plan.
2.3 INDIVIDUAL STAFF REPORTS: SUGGESTED AMENDMENTS
The four amendment proposals are evaluated individually. Each individual amendment includes
a cumulative impact analysis.
2.3.1 Proposed Amendment 1: Irondale and Port Hadlock Urban Growth Area
(PHUGA) UDC Amendments for Urban Development
Applicant: Jefferson County
Location: Irondale and Port Hadlock Urban Growth Area (PHUGA)
General Description:
The objective of the proposal is to improve the efficiency of the permitting process and improve
code clarity. Various definitions are added to chapter 18.10 JCC. A new section for Unit Lot
Subdivisions is added to chapter 18.35 JCC to implement the new statutory requirement (RCW
58.17.060) adopted in 2023, allowing division of a parent lot into separately owned unit lots. The
Irondale and Port Hadlock Urban Growth Area (PHUGA) sewer system being constructed. A new
title 13 JCC will be added to the JCC for the PHUGA sewer system, prior to adoption of the
ordinance approving the Comprehensive Plan amendments discussed in this Comprehensive
Staff Report and SEPA Addendum. Suggested amendments to chapters 18.18 and 18.19 JCC are
suggested to move the process for determining sewer availability into new title 13 JCC and
achieve internal consistency with the new title.
Environmental Information:
In 2009, the County incorporated the Port Hadlock UGA Sewer Facility Plan (2008) (Sewer Plan)
into the County's Comprehensive Plan Capital Facilities Element (CFE)to comply with the Growth
Management Hearings Board's decision finding noncompliance with the County's Urban Growth
Area (UGA) and GMA capital facilities planning. Ordinance No. 03-0323-09 (Re: MLA09-00024,
UGA Final Compliance Action). Ordinance No. 03-0323-09 states:
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Jefferson County 2024 Comprehensive Plan Amendment Combined Staff Report&SEPA Addendum
September 4,2024
WHEREAS, Jefferson County issued an Addendum document pursuant to the
Washington State Growth Management Act and State Environmental Policy Act
(SEPA) on February 4, 2009, which is hereby incorporated by reference;
WHEREAS, the SEPA Responsible Official at the Department of Community
Development has determined that existing environmental documents,
augmented by the integrated SEPA Addendum, provide adequate environmental
review to satisfy the requirements of WAC 197-11-600;
Ordinance No. 03-0323-09 at 3.
4. The Department of Public Works and Community Development have
drafted a feasible financing plan for a sanitary sewer system for the first six years,
have completed sound engineering for effluent discharge that will not harm the
environment, and have provided for the economic needs of the local population,
now and into the future.
Ordinance No. 03-0323-09 at 4.
6. The following environmental documents have been adopted pursuant to
SEPA administrative rules:
• Draft and Final Environmental Impact Statements (DEIS/FEIS) and
addenda prepared in anticipation of adoption of the
Comprehensive Plan in 1998. The DEIS and FEIS are dated February
24, 1997 and May 27, 1998, respectively, and examined the
potential cumulative environmental impacts of adopting
alternative versions of the Comprehensive Plan.
• Draft and Final Supplemental EIS (DSEIS/FSEIS) and addenda for the
Comprehensive Plan 1999 Amendments, also known as Tasks III
and IV of the Tri-Area / Glen Cove Special Study. The DSEIS and
FSEIS are dated June 30, 1999 and August 18, 1999, respectively,
and examined the potential environmental impacts of adopting
one of the identified planning alternatives for the Tri-Area of
Chimacum-Port Hadlock-Irondale and the Glen Cove mixed use
area.
• DCD Integrated Staff Report and DSEIS/FSEIS for the 2002, 2003,
2004, 2005 and 2006 Comprehensive Plan Amendment Dockets.
Amidst other information, the adopted documents provide
background and analysis on the designation of a UGA in the
Irondale & Port Hadlock area.
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Jefferson County 2024 Comprehensive Plan Amendment Combined Staff Report&SEPA Addendum
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• DCD Integrated GMA/SEPA Staff Report dated February 21, 2007.
• DCD Integrated GMA/SEPA Staff Report dated February 4, 2009.
Ordinance No. 03-0323-09 at 4-5. As amended, the Comprehensive Plan incorporated the entire
Sewer Plan and it was added as an Appendix to the CFE. Ordinance No. 03-0323-09 at 83. A copy
of the SEPA checklist was included in the Sewer Plan—Environmental Report and SEPA Checklist.
Details from the Sewer Plan were directly incorporated into the Comprehensive Plan's 6-year
CFP. Ordinance No. 03-0323-09 at 79.
The Sewer Plan is an engineering document; however, in addition to the engineering
specifications it adopted a 6-year and 20-year financing plan to implement the 2008 Sewer Plan
or its alternatives. Id.The Growth Board found that the County's CFE, Capital Facilities Plan (CFP),
and Sewer Plan's met GMA planning requirements with a financing plan, service areas, phasing,
component details, and consistency. Irondale Community Action Neighbors (ICAN) et al. v.
Jefferson County, WWGMHB No. 07-2-0012c, at 7-10 (Compliance Order, May 1, 2009).
The Sewer Plan was updated in 2021. Port Hadlock UGA Sewer Facility Plan Update and
Appendices (Feb. 2021). The revisions to the Sewer Plan mostly related to funding, engineering
specifications (low pressure system with grinders), and minor modifications to the core service
area. The revisions allowed the County to implement sewering the core service area within six
years. A Comprehensive Plan Amendment (MLA20-00102) was adopted for the updated Sewer
Plan in Ordinance No. 01-0426-21, when the 2020 Comprehensive Plan Docket was approved.
Ordinance No. 01-0426-21 included a SEPA review through a staff issued Addendum to the 1998
Draft and Final Jefferson County Comprehensive Plan Environmental Impact Statements ("EIS")
and subsequent Supplement EISs, and a SEPA Checklist and Addendum that addressed the 2020
Docket items, including the proposed revisions to the Comprehensive Plan. Ordinance No. 01-
0426-21 at 2.
The County published a SEPA Addendum on February 28, 2021. The SEPA Addendum and
supporting SEPA Environmental Checklists provide additional information relating to the
Jefferson County Final Environmental Impact Statement ("Final EIS"), May 27, 1998 and
associated SEPA documents. These SEPA documents were adopted and the additional
information was determined not to involve significant new impacts. A Determination of
Significance and Notice of Adoption was published on February 28, 2021.Ordinance No.01-0426-
21 at 8.
An agency may use previously prepared environmental documents to evaluate proposed actions,
alternatives,or environmental impacts.The proposals may be the same as or different than those
analyzed in the existing documents(WAC 197-11-600(2)).These documents are listed in response
to Question 8 of the SEPA Environmental Checklist and in the Addendum and were adopted in
association with the Comprehensive Plan and development regulations adopted in Ordinance
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Jefferson County 2024 Comprehensive Plan Amendment Combined Staff Report&SEPA Addendum
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No. 01-0426-21. This ordinance is within the scope of the previous EIS documents and the
February 28, 2021 Determination of Significance and Notice of Adoption.
Cumulative Impact Analysis:
Pursuant to JCC 18.45.080(i)(b), the Planning Commission and the BoCC must develop findings
and conclusions that consider specific criteria. Those criteria, and staff evaluations, follow.
Cumulative Impact Analysis—Irondale and Port Hadlock UGA UDC Amendments for
Urban Development
UDC/JCC Criterion Staff Evaluation
Is growth and development as envisioned in The projected growth rate in the 2018
the Comprehensive Plan occurring faster or Comprehensive Plan for the County was
slower than anticipated, or is failing to 0.98% per year. The realized population
materialize? growth rate for 2022-2023 was merely
0.22%. Since 2010, the average growth rate
has only been 0.1%in the County. According
to the 2018 Comprehensive Plan, the
PHUGA has sufficient capacity to
accommodate the projected 2038
population of 5,394 people with an
estimated growth rate for the PHUGA of
1.48%.
Has the capacity of the county to provide The capacity to provide adequate services
adequate services diminished or increased? in the UGA will not be increased or
decreased by this proposal. Most of the
land in the UGA developed to an urban
level prior to Jefferson County enacting
zoning laws. Properties in the UGA at
urban-level density have legal, non-
conforming uses. The UGA already is served
by an area-wide water system operated by
the Jefferson County Public Utility District.
As state highway, Highway 19, passes
through the UGA. The county maintains
roads throughout the UGA. Recently, the
county began installing a phased sewer in
the UGA. A sewer ordinance is in the
process of being adopted, and DCD expects)
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Jefferson County 2024 Comprehensive Plan Amendment Combined Staff Report&SEPA Addendum
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Cumulative Impact Analysis—Irondale and Port Hadlock UGA UDC Amendments for
Urban Development
r
UDC/JCC Criterion Staff Evaluation
the sewer ordinance to be in place before
the 2025 Comprehensive Plan Cycle
ordinance is adopted. The purpose of this
proposal is to true up the new sewer
ordinance with the UDC.
Is sufficient urban land designated and The PHUGA size and zoning designations
zoned to meet projected demand and need? are adequate to meet projected demands
and needs. Future review of the PHUGA
zoning will be part of the 2025
Comprehensive Plan review process.
Are any of the assumptions upon which the The assumptions remain valid. The Sewer
Jefferson County Comprehensive Plan is Plan was updated in 2021. The revisions
based no longer valid, or is new information allowed the County to implement sewering
available that was not considered during the core service area within six years. A
the adoption process or any annual Comprehensive Plan Amendment (MLA20-
amendments of the Jefferson County 00102) was adopted for the updated Sewer
Comprehensive Plan? Plan in Ordinance No. 01-0426-21, when
the 2020 Comprehensive Plan Docket was
approved. Ordinance No. 01-0426-21
included a SEPA review through a staff
issued Addendum to the 1998 Draft and
Final Jefferson County Comprehensive Plan
Environmental Impact Statements ("EIS")
and subsequent Supplement EISs, and a
SEPA Checklist and Addendum that
addressed the 2020 Docket items, including
the proposed revisions to the
Comprehensive Plan. Ordinance No. 01-
0426-21 at 2. The County published a SEPA
Addendum on February 28, 2021.
Does the proposed amendment reflect the Yes. Community support for the sewer is
current widely held values of the residents positive based on recent public outreach in
of Jefferson County? the community.
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Jefferson County 2024 Comprehensive Plan Amendment Combined Staff Report&SEPA Addendum
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Cumulative Impact Analysis— Irondale and Port Hadlock UGA UDC Amendments for
Urban Development
UDC/1CC Criterion Staff Evaluation
Do changes in county-wide attitudes No. The proposal is supported by the
necessitate amendments to the goals of the Comprehensive Plan.
plan and the basic values embodied within
the Comprehensive Plan Vision Statement?
Do changes in circumstances dictate a need No. The proposal is supported by the
for amendment? Comprehensive Plan.
Do inconsistencies exist between the No. There are no inconsistencies in relation
Comprehensive Plan and the GMA or the to this proposal.
Comprehensive Plan and the County-wide
Planning Policy for Jefferson County?
Have circumstances related to the proposed No. County circumstances related to the
amendment and/or the area in which it is amendments have not changed
located substantially changed since the substantially since the adoption of the
adoption of the Jefferson County Comprehensive Plan in 2018 and adoption
Comprehensive Plan? of the Port Hadlock UGA Sewer Facility Plan
Update and Appendices in February 2021 in
Ordinance No. 01-0426-21, when the 2020
Comprehensive Plan Docket was approved.
Are the assumptions of the Jefferson County Assumptions of the 2018 Comprehensive
Comprehensive Plan currently valid, is new Plan are still valid, and the proposals
information available which was not implement the Goals & Policies of the 2018
considered during the adoption process or Comprehensive Plan.
any annual amendments of the Jefferson
f
County Comprehensive Plan?
i
i
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Jefferson County 2024 Comprehensive Plan Amendment Combined Staff Report&SEPA Addendum
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Cumulative Impact Analysis—Irondale and Port Hadlock UGA UDC Amendments for
Urban Development
UDC/JCC Criterion Staff Evaluation
Whether the proposed amendment reflects The amendments implement the 2018
current widely held values of the residents Comprehensive Plan Goals & Policies,
of Jefferson County. following widely held values of county
residents.
The proposed text amendment meets Yes. Most of the land in the UGA developed
concurrency requirements for to an urban level prior to Jefferson County
transportation and does not adversely enacting zoning laws. Properties in the
affect the adopted level of service UGA at urban-level density have legal, non-
standards for other public facilities and conforming uses. The required level service
services (e.g., sheriff,fire and emergency for other public facilities and services will
medical services, parks,fire flow, and not need to be increased as a result of this
general governmental services); proposal.
The proposed text amendment will not No. The Comprehensive Plan and the UDC
create a pressure to change the land use have addressed removal of the transitional
designation of other properties, unless the zoning overlay in the UGA as the sewer
change of land use designation for other becomes available.
properties is in the long-term best interests
of the county as a whole;
The proposed text amendment does not No. The Comprehensive Plan and the UDC
materially affect the land use and have addressed the land use and
population growth projections that are the population growth projections and this
bases of the Comprehensive Plan; proposal is consistent with land use and
population growth projections.
If within an unincorporated urban growth The proposed text amendment does not
area (UGA), the proposed text amendment materially affect the adequacy or
does not materially affect the adequacy or availability of urban facilities and services
availability of urban facilities and services to the immediate area and the overall UGA
to the immediate area and the overall UGA; Most of the land in the UGA developed to
{ an urban level prior to Jefferson County
enacting zoning laws. Properties in the
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Jefferson County 2024 Comprehensive Plan Amendment Combined Staff Report&SEPA Addendum
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Cumulative Impact Analysis— Irondale and Port Hadlock UGA UDC Amendments for
Urban Development
UDC/JCC Criterion Staff Evaluation
UGA at urban-level density have legal, non-
conforming uses.
The proposed amendment is consistent Yes. This proposal furthers the more than
with the Growth Management Act (chapter 20 years of planning for fully implementing
36.70A RCW), the County-Wide Planning the UGA zoning.
Policy for Jefferson County, any other
applicable inter jurisdictional policies or
agreements, and any other local, state or
federal laws.
Please provide an explanation of why the The purpose of this proposal is to further
amendment is being proposed. implement the planning transition to full
UGA status by clarifying when the
transitional zoning overlay will be removed
as the sewer becomes available throughout
the UGA.
Supplemental Sheet for Non-Project Actions:
The following environmental analysis is presented in the format of the Non-Project Action
Supplemental Sheet to the Environmental Checklist developed by the Department of Ecology
pursuant to the State Environmental Policy Act (SEPA).
Question #1. How would the proposal be likely to increase discharge to water; emissions to
air; production, storage, or release of toxic or hazardous substances; or production of noise?
The proposed UDC amendments will not increase discharges to water, emissions to air, or
production, storage or release of toxic or hazardous substances.
Question #2. How would the proposal be likely to affect plants, animals, fish, or marine life?
The proposed UDC amendments will not affect plants, animals, fish or marine life.
Question #3. How would the proposal be likely to deplete energy or natural resources?
The proposed UDC amendments will not deplete energy or natural resources.
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Jefferson County 2024 Comprehensive Plan Amendment Combined Staff Report&SEPA Addendum
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Question #4. How would the proposal be likely to use or affect environmentally sensitive
areas or areas designated (or eligible or under study) for governmental protection, such as
parks, wilderness, wild and scenic rivers, threatened or endangered species habitat, historic
or cultural sites, wetlands, floodplains, or prime farmlands?
The proposed UDC amendments do not have any direct environmental affect to sensitive areas
or areas designated for governmental protection.
Question #5. How would the proposal be likely to affect land and shoreline use, including
whether it would allow or encourage land or shoreline uses incompatible with existing plans?
The proposed UDC amendments will not affect land and shoreline use.
Question #6. How would the proposal be likely to increase demands on transportation or
public services and utilities?
The proposed UDC amendments will not have any effect on transportation, public services, or
utilities.
Question #7. Identify, if possible, whether the proposal may conflict with local, state, or
federal laws or requirements for the protection of the environment.
The proposed UDC amendments are intended to improve the efficiency of the permitting
process, improve code clarity and implement policies, and generally more in line with local and
state requirements.
Staff Recommendation:
Staff recommends approval of the proposed UDC amendments as shown in the line-in/line-out
text.
2.3.2 Proposed Amendment 2: Proposal to amend the City of Port Townsend
UGA boundary by extending or by swapping equal areas between UGA and
County to include Caswell-Brown Village and adjacent properties into the UGA
for urban services.
Applicant: Jefferson County
Assessor Parcel Number: 001162001 (Caswell-Brown Village)
Location: Mill Road and SR 20
General Description:
The state legislature enacted SB 5834, codified in 36.70A.110, implementing a process whereby
urban growth areas that have non-UGA uses such as agriculture, can swap land out of the UGA
and incorporate additional land that is more appropriate for urban development.
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Jefferson County 2024 Comprehensive Plan Amendment Combined Staff Report&SEPA Addendum
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The UGA swap concept appears to be very applicable to the City of Port Townsend UGA and
nearby County property. The County and Port Townsend have been working on solutions for
people experiencing homelessness, including emergency housing and transitional housing. The
County and housing providers collaborated and developed Caswell-Brown Village at State Route
20 and Mill Road. This is now the only facility for housing of this type in the immediate area. The
level of housing services that can be developed here are limited by land area and on-site septic
requirements. The City of Port Townsend has the capability to provide sanitary sewer service to
Caswell-Brown Village if it were located in the UGA. Land that is not suitable for urban
development has been identified in the UGA and the swap project is the proposal under review.
The criteria for a UGA swap are listed below.
UGA Land Swap Criteria
UGA Portion Rural Portion
(a) 35.70A.110(8)(a) No net increase in UGA (a) Caswell-Brown Village (CBV) property
(County) is 21.81 acres. Equal amount can be
swapped from an area within the UGA.
(b) Area added to UGA not designated by (b) CBV property to be added to UGA is
County as agriculture,forest, mineral zoned RR-20 by County.
resource lands,
(c) if agriculture,forest, mineral resource (c) not applicable
designation in UGA, either equivalent amount
of ag,forest, mineral land added to area
outside of UGA, or County wait minimum two
years before another swap may occur;
(d) less than 15%of areas added to UGA are (d) Critical Area: 38%Slight Landslide Hazard
critical areas (other than CARA), revised UGA area (not regulated)
area must not result in net increase in CARA
areas within UGA;
i
(e) areas added to UGA are suitable for urban I (e) CBV suitable for urban growth
growth; i
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Jefferson County 2024 Comprehensive Plan Amendment Combined Staff Report&SEPA Addendum
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UGA land Swap Criteria
UGA Portion Rural Portion
(f) transportation element& capital facilities (f) facilities reviewed under Conditional Use
plan element in County comprehensive plan Permit
have identified transportation facilities and
public facilities &services needed to serve the
UGA, and funding to provide transportation
& public facilities;
(g) areas removed from UGA are not (g) areas removed from UGA are RR-20 and
characterized by urban growth or urban agriculture in use
densities,
(h)revised UGA is contiguous, does not (h) swap areas are contiguous to UGA
include holes or gaps, will not increase boundary
pressure to urbanize rural or natural ,
resources lands,
s
i
(i) County UGA revision reviewed per CPP (i) to be reviewed under annual CP review
process (RCW 36.70A.210); process
(j) meets all other requirements in RCW (j) meets all other requirements
36.70A.110;
(9)(a) consultation with affected tribes— (9)(a) to be done as necessary
cultural resources & treaty rights; '
(b) County to notify affected tribes,
consultation if requested. (9)(b) to be done as necessary
The feasibility of this particular land swap is still under review. If the land swap cannot be
accomplished, other methods to extend the boundary may be explored.
Environmental Information:
UGA land swap criterion that less than 15% of areas added to the UGA are critical areas (other
than CARA), and the revised UGA area must not result in net increase in CARA areas within UGA.
Jefferson County critical area mapping indicates 38% of the Caswell-Brown Village property is
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Jefferson County 2024 Comprehensive Plan Amendment Combined Staff Report&SEPA Addendum
September 4,2024
designated as a slight landslide hazard area. The county does not regulate slight landslide hazard
areas so this condition may not be relevant to the UGA swap process. That is to say, the critical
area would not make it unsuitable for urban development.
Cumulative Impact Analysis:
Pursuant to JCC 18.450.080(1)(b), the Planning Commission and the BoCC shall develop findings
and conclusions that consider specific criteria. Those criteria, and staff evaluations, follow.
Cumulative Impact Analysis - UGA Comprehensive Plan & UDC Amendments to Amend
the Port Townsend Urban Growth Area, Swapping Farm Land with Caswell-Brown
Village and Adjacent Properties
UDC/JCC Criterion Staff Evaluation
Is growth and development as envisioned in Growth is occurring as anticipated in the
the Comprehensive Plan occurring faster or Comprehensive Plan.
slower than anticipated, or is failing to
materialize?
The County and City of Port Townsend
Has the capacity of the county to provide coordinate with providing services to people
adequate services diminished or increased? experiencing homelessness. This has
recently diminished. The American Legion
Hall had limited space and is now no longer
available. Development of Caswell-Brown
Village has increased overall capacity,
though this is now the only facility. Better
use can be made of the property if City
sewer service could be provided.
If the land swap put Caswell-Brown Village
Is sufficient urban land designated and in a UGA, then sewer service can be
zoned to meet projected demand and need? provided. This will better meet demand.
Are any of the assumptions upon which the There are no invalid assumptions. The
Jefferson County Comprehensive Plan is comprehensive plan is being updated to
based no longer valid, or is new information reflect updated information and new state
available that was not considered during laws.
the adoption process or any annual
amendments of the Jefferson County
Comprehensive Plan? I
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Jefferson County 2024 Comprehensive Plan Amendment Combined Staff Report&SEPA Addendum
September 4,2024
Cumulative Impact Analysis - UGA Comprehensive Plan & UDC Amendments to Amend
the Port Townsend Urban Growth Area, Swapping Farm Land with Caswell-Brown
Village and Adjacent Properties
UDC/JCC Criterion Staff Evaluation
Does the proposed amendment reflect the Yes. Facilities for housing and human
current widely held values of the residents services have been valued in the County.
of Jefferson County? UGA boundary discussions have occurred
since enacting Growth Management Act.
Do changes in county-wide attitudes No. The proposal is supported by the
necessitate amendments to the goals of the Comprehensive Plan.
plan and the basic values embodied within
the Comprehensive Plan Vision Statement?
Do changes in circumstances dictate a need Yes. Circumstances will require additional
for amendment? temporary housing. The UGA swap would
amend the Comprehensive Plan.
Do inconsistencies exist between the No. There are no inconsistencies in relation
Comprehensive Plan and the GMA or the to this proposal.
Comprehensive Plan and the County-wide
Planning Policy for Jefferson County?
Have circumstances related to the proposed The Caswell-Brown Village program would
amendment and/or the area in which it is need to spend program dollars for large
located substantially changed since the septic capacity. If the City can provide sewer
adoption of the Jefferson County service, those program dollars can be used
Comprehensive Plan? for expanding their services.
The proposed text amendment meets There are no transportation capacity issues
concurrency requirements for with this project.
transportation and does not adversely
affect the adopted level of service
standards for other public facilities and
services (e.g., sheriff, fire and emergency
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Jefferson County 2024 Comprehensive Plan Amendment Combined Staff Report&SEPA Addendum
September 4,2024
Cumulative Impact Analysis - UGA Comprehensive Plan & UDC Amendments to Amend
the Port Townsend Urban Growth Area, Swapping Farm Land with Caswell-Brown
Village and Adjacent Properties
UDC/1CC Criterion Staff Evaluation
medical services, parks, fire flow, and
general governmental services);
The proposed text amendment is consistent Yes, the proposal is supported by the
with the goals, policies and implementation Comprehensive Plan goals and policies,
strategies of the various elements of the particularly the Housing Element.
Jefferson County Comprehensive Plan;
The proposed text amendment will not The amendment would result in better use
result in probable significant adverse of services and does not have any significant
impacts to the county's transportation environmental impacts.
network, capital facilities, utilities, parks,
and environmental features that cannot be
mitigated, and will not place
uncompensated burdens upon existing or
planned service capabilities;
In the case of a text amendment to the Land Parcels currently under review are well
Use Map, that the subject parcels are situated for their intended purpose. The
physically suitable for the requested land agricultural land is adjacent to other rural
use designation and the anticipated land areas, and the CBV is in proximity to the City
use development, including, but not limited and services.
to, the following:
A. Access;
B. Provision of utilities; and
C. Compatibility with existing and planned
surrounding land uses.
The proposed text amendment will not No. This is a limited, conditioned swap
create a pressure to change the land use following state regulations.
designation of other properties, unless the
change of land use designation for other
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Jefferson County 2024 Comprehensive Plan Amendment Combined Staff Report&SEPA Addendum
September 4,2024
Cumulative Impact Analysis - UGA Comprehensive Plan & UDC Amendments to Amend
the Port Townsend Urban Growth Area, Swapping Farm Land with Caswell-Brown
Village and Adjacent Properties
UDC/JCC Criterion Staff Evaluation
properties is in the long-term best interests
of the county as a whole;
The proposed text amendment does not No. Land use and population are not
materially affect the land use and materially affected.
population growth projections that are the
bases of the Comprehensive Plan;
If within an unincorporated urban growth The proposal does not involve an
area (UGA), the proposed text amendment unincorporated UGA.
does not materially affect the adequacy or
availability of urban facilities and services
to the immediate area and the overall UGA;
The proposed amendment is consistent Yes. The proposal is consistent with CP, CPP,
with the Growth Management Act (chapter and GMA.
36.70A RCW), the County-Wide Planning
Policy for Jefferson County, any other
applicable inter jurisdictional policies or
agreements, and any other local, state or
r
deral laws.
ease provide an explanation of why the The amendment is proposed because
amendment is being proposed. swapping rural land in an Urban Growth
Area with a homeless facility essentially
requiring urban levels of service located in
an area zoned rural residential (even though
the use is authorized under the Jefferson
County Code as an Essential Public Facility)
is consistent with GMA principals and is
authorized under state law.
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Jefferson County 2024 Comprehensive Pion Amendment Combined Staff Report&SEPA Addendum
September4,2024
Supplemental Sheet for Non-Project Actions:
The following environmental analysis is presented in the format of the Non-Project Action
Supplemental Sheet to the Environmental Checklist developed by the Department of Ecology
pursuant to the State Environmental Policy Act (SEPA).
Question #1. How would the proposal be likely to increase discharge to water; emissions to
air; production, storage, or release of toxic or hazardous substances; or production of noise?
Development standards in both the Jefferson County Code and the Port Townsend City Code
are sufficient to address stormwater, noise, and waste disposal.
Question #2. How would the proposal be likely to affect plants, animals, fish, or marine life?
The Caswell-Brown Village operates under a county stormwater permit. Vegetation is
preserved as screening. The agricultural land being swapped for the land where the Caswell-
Brown Village is located may have additional use but would not impact the environment as may
occur if it were subjected to urban development.
Question #3. How would the proposal be likely to deplete energy or natural resources?
The land swap protects an existing natural resource area (farmland) from urbanization.
Conversely, the swap provides water and sewer to an area already planned for emergency,
transient, and permanent supportive housing at the Caswell-Brown Village. The Caswell-Brown
Village already is connected to a public water system. Sanitary sewer would be provided by an
established city utility. There will be no significant depletion of energy or natural resources.
Question #4. How would the proposal be likely to use or affect environmentally sensitive
areas or areas designated (or eligible or under study) for governmental protection, such as
parks, wilderness, wild and scenic rivers, threatened or endangered species habitat, historic
or cultural sites, wetlands, floodplains, or prime farmlands?
There is a slight landslide hazard mapped at the Caswell-Brown Village, though it is not a
regulated sensitive area. There are no other critical areas in the proposal.
Question #5. How would the proposal be likely to affect land and shoreline use, including
whether it would allow or encourage land or shoreline uses incompatible with existing plans?
Neither parcel in the swap is incompatible for their current use or in shoreline jurisdiction.
Sewer extension into Caswell-Brown Village might encourage future urban growth in the area.
Question #6. How would the proposal be likely to increase demands on transportation or
public services and utilities?
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The scale of the project would not significantly increase transportation or public service
demand. Bus service already is nearby and is accessible to the people housed at the Caswell-
Brown Village. Access to State Route 20 is limited. Future development in the area might
create a need to do additional access management planning east of SR20.
Question#7. Identify,if possible,whether the proposal may conflict with local,state,or federal
laws or requirements for the protection of the environment.
There are no present conflicts with local, state, or federal laws or requirements.
Staff Recommendation:
Staff supports the concept of doing a UGA land swap to include Caswell-Brown Village into the
City UGA so that urban services can be provided to this important facility. The UGA land swap
proposal is still being processed and negotiated with participating landowners.
2.3.3 Proposed Amendment 3: 2024 Annual Amendment Cycle, Planning
Commission UDC Rural Housing - Amendments Carried Forward from
2023.
Applicant: Jefferson County Planning Commission
Assessor Parcel Number(s): N/A
Location: Countywide
General Description and Environmental Information:
The Planning Commission housing proposals include the following:
1. Congregate Housing concepts can be applied to rural residential zones and especially within
LAMIRDs such as Rural Village Centers(RVC) and Neighborhood/Visitor Crossroads (NC). Built on
the boardinghouse framework, congregate housing could involve sharing of a common kitchen
and other utilities with separate rooms. RVCs and NCs offer more flexibility in development and
are generally close to transit routes and capable of providing services. In more rural areas, the
congregate housing concept applies to eco-housing overlays in the sense that shared utilities and
amenities are a primary feature, for example shared common space with satellite bedrooms
adhering to performance standards and situational requirements.
2. Reviewing Farmworker Housing
We have been examining the definition of Farmworker Housing, particularly the notion of
decoupling the employer from the provision of housing. Acknowledging that many local
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farmworkers are independent contractors, often with multiple part-time and/or temporary jobs,
decoupling Farmworker Housing from relation to a full-time employer also reinforces the
potential for workforce housing in Neighborhood/Visitor Crossroads areas and areas like Rural
Village Centers. For example, the Chimacum Commons project could provide workforce housing
in a zone adjacent to an agricultural zone as a way to serve that rural use and benefit the
community.
3. Enhance the PRRD to clarify standards and increase incentives
The Planned Rural Residential Development code can be rewritten to more clearly present the
incentives and procedures involved. Additional incentives are being considered. DCD explained:
"PRRD is a subdivision process that's in our code now. it's an overlay district, meaning a floating
district... This PRRD is talking about clustered development as being more efficient and
environmentally sound than the standard type of development. Case-in-point was the 200 acres
out at the Discovery Bay Golf Club. Could've broken it into 40 5-acre parcels, but instead they
created four clusters with smaller homes more easily served by a large onsite septic system, and
they got some bonus density of another five units because of their environmental design and the
amount of efficiency they could build into their construction type and the environmental
protections that would be put into place by covenant."
4. Rural Residential PRRD-style Overlay Districts with Performance Standards
The Rural Eco-Housing Overlay District proposal is modeled after the Planned Rural Residential
Development provision, also an overlay district or a "floating zone", which requires combining
rural lots and offers density incentives related to environmental protections and clustering of
dwellings. In contrast,the Eco-housing overlay option would be smaller and applicable to a single
5-acre parcel anywhere it would work, guided by ecological and other performance standards.
The overlay would allow multiple small structures with consolidated and/or shared
infrastructure, all sited and designed to demonstrate lower impacts than the conventional
development of a standard single-family home. This eco-housing overlay option uses low-impact
land use techniques and environmental protections to contribute to rural uses and lifestyles. A
community meeting requirement would be part of the application.
Design code alternative based on the Planned Rural Residential Development (PRRD)framework:
1. Outlines the development of a special project.
2. Looks at cumulative development impacts.
3. Uses performance standards for level of development rather than residential zoned
density (dwelling units/acre).
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4. It is an overlay zone, or floating zone, and done by an opt-in program.
5. Can implement a Planned Low Impact Development (PLID) land division section,
particularly in Port Hadlock/Irondale UGA.
6. It considers any critical areas and performance standards are applied to reduce
cumulative impacts, improve condition of critical areas, applies Low Impact Development
standards.
7. Permitted through a Type II process with a community meeting requirement.
8. Bonus density and incentives can include amenities such as linear parkways, connectivity
networks to trails and parks (propose for year two-2024 Amendment Cycle.
9. Amends Farmworker Housing code to decouple employer from housing provider.
10. Biodiversity plan, impervious surfaces, parking and transportation.
11. Satellite bedrooms, two kitchens maximum (primary residence & accessory structure).
Project Analysis:
Supportive Comprehensive Plan Goals and Policies:
Many areas of the Comprehensive Plan discuss housing, rural character, and innovative
approaches. The most succinct may be:
Goal LU-G-17 Preserve and protect the rural character of the land and the identities of existing
rural communities through examination of rural land uses, development densities, rural
economies, and economic development opportunities.
► Policy LU-P-17.1 Residential uses in the unincorporated portions of the County shall be
characterized by a variety of rural residential parcel sizes and densities.
► Policy LU-P-17.2 Encourage innovation and creativity in lot and site design and in re-
platting of existing lots to create efficient land developments, add flexibility in design, and
encourage multi-modal transportation while meeting underlying density and site
requirements.
► Policy LU-P-17.3 Carefully plan rural commercial development in a way that supports and
is compatible with rural community character and that can be supported by rural levels
of service.
And:
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Goal LU-G-18 Encourage residential land use and development intensities that protect the
character of rural areas, avoid interference with resource land uses, and minimize impacts upon
environmentally sensitive areas.
► Policy LU-P-18.1 Rural residential cluster subdivisions shall be encouraged, consistent
with development regulations, throughout the rural areas.The open space tracts in these
planned rural residential development subdivisions should be permanently preserved.
► Policy LU-P-18.2 Integrate open space planning with innovative programs such as the
purchase or transfer of development rights, cluster development with density bonuses,
open space tax assessment, and acquisition of easements.
Zoning
Maximum density in Rural Residential (RR) 1:5 is one primary dwelling unit per five acres, with
an allowance of an accessary dwelling unit(ADU) limited up to 1,250 square feet in size. Similarly,
one primary and one accessory structure is allowed in in RR 1:10 and RR 1:20. The proposal is
applied to RR5 parcels and would change density from "dwelling units per acre" to dwelling units
capable of meeting performance standards demonstrated to have a lower impact than
conventional single-family development.
New efforts on a state level are being made to address housing shortages and housing
affordability issues. Changes are carefully adapted to the spirit of the Growth Management Act
and additional allowed density has been allowed only in Urban Growth Areas.
Selected GMA Citations on Rural Character & Urban Development demonstrate how GMA can
be adapted to local circumstances:
• RCW 36.70A.011 Findings—Rural Lands.
• RCW 36.70A.020—Planning goals.
• RCW 36.70A.070(5)—Rural Element.
• RCW 36.70A.070(5)(c)—Measures governing rural development.
• RCW 36.70A.090—Comprehensive plans—Innovative techniques.
• RCW 36.70A.115—Comprehensive plans and development regulations must provide
sufficient land capacity for development.
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Congregate Housing
The opportunity for constructing congregate living facilities is not precluded in our current code.
However, by adding it to the use table, it may be more apparent as a housing option. This is
specifically for non-transient housing.
Farmworker Housing Amendment
No UDC amendments are proposed for farmworker housing.
18.10.060 JCC"Farm worker housing" means a place,area,or piece of land where sleeping places
or housing sites are provided by an agricultural employer for agricultural employees.
JCC 18.30.030(3)(e)(ii)
(A) Permanent or seasonal farm worker housing, in addition to an accessory dwelling unit;
provided:
(1) The housing is used exclusively for agricultural workers on the farm and their families or
members of the family of the farm owner with at least one member of each household actively
working on the farm.
This review looked for ways to decouple farm worker housing from the farm, in order to share
the burden of farm owners needing to provide housing for farm employees themselves. This
review did not include temporary farmworker housing which involves other state regulations
regarding off-farm housing and also relating to housing to meet certain crop harvest needs.
Examples reviewed from Eastern Washington appeared to be accommodating a different
situation than Jefferson County.
Comprehensive Plan, page 185 agriculture:
To ensure that agriculture remains an economically viable option for Jefferson County residents,
ongoing planning efforts should fully leverage existing tools and resources and consider novel
approaches to address the challenges faced by the county's agricultural community, such as:
(Among others)
• Innovative farm ownership and operation models, such as cluster development or
cooperative farms;
Matt Sircely, Planning Commission, August, 2024
"The exact number of farms changes every year, and it can be hard to precisely count since
transitioning farms, while unbranded and not yet commercially active, are also part of the
agricultural landscape. The number of workers is variable, since many farms hire seasonal full-
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time or part-time labor. Employment in our local food system consists of many operations with
regular full-time workers, as well as part-time staff. Many other operations hire hands as
independent contractors, which are generally part-time, and often seasonal positions. This mix
of employment types is constantly in flux from year to year, season to season, especially as farms
and other local food enterprises continue to grow and mature. At the same time, new farms and
food businesses are joining the local food web every year.
Many employees and contract workers are renters, and in the local housing marketplace, can
have difficulty affordable housing solutions.The availability of labor is commonly cited as a severe
limitation on the growth of local agricultural operations, and the rising cost of housing adds to
upward wage pressure. Labor availability can be pressing for aging farmers requiring greater
assistance from hired hands.
Agricultural inputs supporting the local food system include material input products like compost
and fertilizer, genetic inputs such as local seed production, and intellectual inputs including
education and technical support. Especially for new farms, off-farm labor commonly helps with
paying for the first input: land, as well as housing other costs associated with starting a new local
food enterprise.
Food cultivation processes which require labor in Jefferson County include vegetable and fruit
production, dairy, livestock and poultry production, commercial fishing and crabbing, shellfish
production and other aquaculture, hay production, herb production and wildcrafting, and
specialty crops such as mushrooms and honey. Most local food operations are diversified in their
production. There are also several garden-to-table institutional gardens which produce food for
processing and serving onsite.
Agricultural processing of food items is another source of labor activity in the local food system.
Many local operations engage in both production and processing of agricultural items. Value-
added processed goods include vegetable crops, fish, shellfish, local poultry and livestock,cheese
and dairy products made from local milk, and milling of local grain. Many bakeries use local flour.
Many producers of herbal teas, or fermented products such as cider and wine, prioritize local
sourcing and on-farm production of product ingredients. Several institutional kitchens serve a
high percentage of locally grown items or food grown onsite, such as the hospital in Port
Townsend and at the Chimacum schools.
Distribution is also a critical component of the local food system. Many food enterprises have
part-time specialists in marketing and sales, sometimes an owner or employee who also carries
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out other tasks, other times a long-term independent contract worker. Many farms have their
own systems of transportation and food storage, including delivery and sales to regional markets,
all of which requires labor.
Retail outlets for our local food system include farmers markets and several retail stores with a
high percentage of local food items. Additionally, some restaurants and catering enterprises
specifically source a high percentage of locally-sourced food. For many people in Jefferson
County, the most frequent encounters with local food are at a school lunch table or by visiting a
branch of the Jefferson County Food Bank Association, with donations of commercial items
providing a critical pathway for many people to experience healthy, local food."
--END—
PRRD Code Amendments
The PRRD provisions in the UDC have only been used about three times since their inclusion in
the UDC in 2000. The PRRD code can be difficult to follow and implement. One area of confusion
is how to address the theoretical dwelling unit yield of a parcel in the collective subdivision
project area. In practice,Staff has added primary and accessory dwelling units to derive the total
cluster units. This is clarified in the proposed UDC text amendment.
Rural Low Impact Housing Overlay
18.30.050 Density, dimension, and open space standards. (3) Measurement Methods. The
following methods will be used to determine compliance with this chapter:
(a) The "maximum density" for a parcel is calculated by dividing the parcel area by the total
number of residential dwelling units allowed according to the density designation. Only whole
density units may be used.
(b) "Parcel area" or "lot area" is the total horizontal land area contained within the boundaries
of a parcel.
The PRRD code has been referenced as an analogue for the Rural single-parcel cluster concept
and allows bonus density if demonstrable performance goals are met.
The concept is to fashion a new alternative based on the PRRD framework which values rural
density in terms of cumulative development impacts rather than simply dwelling units per acre.
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The concept is to provide for a greater number of number of people on a rural residential parcel
without increasing the level of impact from conventional development.
By creating an opt-in program with measurable ecological guidelines and other limitations such
as affordability and transportation,the County can include elements of the PRRD code while also
allowing someone to create a special project on a rural parcel without the lot consolidation and
subdivision requirements. This voluntary opt-in program includes public input via community
meetings rather than a hearing examiner process. For the environmental protections, the CAO
code would be utilized, as well as many of the LID guidelines, and the County can add a few
specifications to raise the ecological bar in measurable ways.
Cumulative Impact Analysis:
Pursuant to JCC 18.450.080(1)(b), the Planning Commission and the BoCC shall develop findings
and conclusions that consider specific criteria. Those criteria, and staff evaluations, follow.
Cumulative Impact Analysis- 2024 Annual Amendment Cycle, Planning Commission
UDC Rural Housing Amendments Carried Forward from 2023
UDC/JCC Criterion Staff Evaluation
Is growth and development as envisioned in Growth and development are occurring at
the Comprehensive Plan occurring faster or about the same rate (around 1% annually)
slower than anticipated, or is failing to as contemplated in the Comprehensive
materialize? Plan.
Has the capacity of the county to provide The capacity of the county to provide
adequate services diminished or increased? services is considered in the applicability
standards of the housing overlay.
Is sufficient urban land designated and Yes, rural residential zoning, including RR-5
zoned to meet projected demand and need? is readily available for housing.
Are any of the assumptions upon which the The Comprehensive Plan considers the
Jefferson County Comprehensive Plan is need for innovative solutions to housing
based no longer valid, or is new information availability and affordability. Recent
available that was not considered during attempts by State Legislature to address
the adoption process or any annual housing issues within proposed
amendments to the Growth Management
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Cumulative Impact Analysis -2024 Annual Amendment Cycle, Planning Commission
UDC Rural Housing Amendments Carried Forward from 2023
UDC/JCC Criterion Staff Evaluation
amendments of the Jefferson County Act (Chapter 36.70A RCW) demonstrate a
Comprehensive Plan? climate more amenable to more people
accommodated on rural parcels.
Does the proposed amendment reflect the Yes. The proposals are supported by
current widely held values of the residents policies in the Comprehensive Plan that
of Jefferson County? were adopted after significant public input,
Do changes in county-wide attitudes Some policies may need to be articulated
necessitate amendments to the goals of the with more detail, but the intention of the
plan and the basic values embodied within Vision Statement remains intact.
the Comprehensive Plan Vision Statement?
Do changes in circumstances dictate a need Yes. Housing needs have been an issue for
for amendment? some time, but the crescendo of these
circumstances require additional efforts.
Do inconsistencies exist between the It is possible that the Comprehensive Plan
Comprehensive Plan and the GMA or the contemplates policies not addressed in the
Comprehensive Plan and the County-wide Growth Management Act.
Planning Policy for Jefferson County?
Have circumstances related to the proposed The circumstances related to the area have
amendment and/or the area in which it is not changed substantially since the
located substantially changed since the adoption of the Comprehensive Plan.
adoption of the Jefferson County
Comprehensive Plan?
The proposed text amendment meets The current UDC proposal does not
concurrency requirements for significantly increase the adopted level of
transportation and does not adversely service for rural roadways, or other public
affect the adopted level of service facilities and services that have been
standards for other public facilities and I evaluated under the current land use plans
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Cumulative Impact Analysis - 2024 Annual Amendment Cycle, Planning Commission
UDC Rural Housing Amendments Carried Forward from 2023
UDC/JCC Criterion Staff Evaluation
services (e.g., sheriff, fire and emergency and population projections. The proposals
medical services, parks, fire flow, and do encourage additional residents on rural
general governmental services); parcels, and concomitant review of parking
standards on rural parcels may be needed.
The proposed text amendment is consistent Yes, the proposal reflects Comprehensive
with the goals, policies and implementation Plan goals and policies that expressly
strategies of the various elements of the encourage innovative housing solutions to
Jefferson County Comprehensive Plan; limited housing availability.
The proposed text amendment will not No probable significant adverse
result in probable significant adverse environmental impacts are anticipated. A
impacts to the county's transportation primary tenet of the rural cluster
network, capital facilities, utilities, parks, development portion of the proposal is to
and environmental features that cannot be establish performance standards that
mitigated, and will not place improve and enhance environmental
uncompensated burdens upon existing or features.
planned service capabilities;
In the case of a text amendment to the Land Implementation of the rural residential
Use Map, that the subject parcels are cluster proposal is predicated on meeting
physically suitable for the requested land these planning conditions.
use designation and the anticipated land
use development, including, but not limited
to, the following:
A. Access;
B. Provision of utilities; and
C. Compatibility with existing and planned
surrounding land uses.
The proposed text amendment will not The proposal encourages housing to
create a pressure to change the land use accommodate more people residing on a
designation of other properties, unless the parcel, and is designed to work within the
change of land use designation for other existing development standards and
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Cumulative Impact Analysis - 2024 Annual Amendment Cycle, Planning Commission
UDC Rural Housing Amendments Carried Forward from 2023
UDC/JCC Criterion Staff Evaluation
properties is in the long-term best interests allowed land uses of the rural residential
of the county as a whole; and rural commercial zoning designations.
The proposed text amendment does not The proposal is intended to effect rural
materially affect the land use and residential land use patterns through
population growth projections that ore the innovative, beneficial, and more efficient
bases of the Comprehensive Plan; use of land. The proposal does not have
any material effect on growth projections.
If within an unincorporated urban growth The proposal is for areas outside of the
area (UGA), the proposed text amendment unincorporated UGA.
does not materially affect the adequacy or
availability of urban facilities and services
to the immediate area and the overall UGA;
The proposed amendment is consistent The proposal would allow single-parcel
with the Growth Management Act (chapter cluster development with impacts below
36.70A RCW), the County-Wide Planning conventional development. However, the
Policy for Jefferson County, any other proposal, on its face, is not supported by
applicable inter-jurisdictional policies or the Growth Management Act in the way
agreements, and any other local, state or that GMA limits density by dwelling units
federal laws. per acre rather than dwelling unit density
by performance standards.
Please provide an explanation of why the Primarily, the proposal intends to provide
amendment is being proposed. increased affordable housing to Jefferson
County residents.
Supplemental Sheet for Non-Project Actions:
The following environmental analysis is presented in the format of the Non-Project Action
Supplemental Sheet to the Environmental Checklist developed by the Department of Ecology
pursuant to the State Environmental Policy Act (SEPA).
Question #1. How would the proposal be likely to increase discharge to water; emissions to
air; production, storage, or release of toxic or hazardous substances; or production of noise?
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It is not likely that this proposal would result in any significant increase in water withdrawal or
discharge. State Health Department limits on the number of connections to on-site wells to two
dwellings remains. Additional people residing in a dwelling, such as congregate housing or tiny
home cluster development patterns, may require a public water supply to accommodate multiple
connections. Denser residential use of a parcel may provide greater opportunity for protecting
open space because of reduced pressure for low-density, 5-acre, sprawling rural development
and pressure to further subdivide larger rural residential parcels. Site development would follow
the current edition of the Stormwater Management Manual for Western Washington and other
standard development regulations.
Question #2. How would the proposal be likely to affect plants, animals, fish, or marine life?
The proposal is envisioned to cause no net impacts to terrestrial or aquatic life, and would be
implemented with the policies and requirements of the Critical Areas Ordinance and existing
development standards.
Question #3. How would the proposal be likely to deplete energy or natural resources?
The proposal's intent to create more congregate housing opportunities would conceivably
provide efficiency and lower impacts.
Question#4. How would the proposal be likely to use or affect environmentally sensitive areas
or areas designated (or eligible or under study) for governmental protection, such as parks,
wilderness, wild and scenic rivers, threatened or endangered species habitat, historic or
cultural sites, wetlands, floodplains, or prime farmlands?
All approaches of the proposal under consideration are at least designed to comply with chapter
18.22 JCC (critical areas), and propose to enhance critical areas in exchange for greater density.
Question #5. How would the proposal be likely to affect land and shoreline use, including
whether it would allow or encourage land or shoreline uses incompatible with existing plans?
The proposal is not likely to use or affect critical areas designated for governmental protection.
The proposal is intended to be at least as, and potentially more, protective of the environment
by implementing creative and efficient site development.
Question#6. How would the proposal be likely to increase demands on transportation or public
services and utilities?
The proposal is unlikely to generate any noticeable additional demand for public services. Current
levels of use would continue. Average daily trips from a single parcel may increase. Shared
transportation can be a performance standard for site development.
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Question#7. Identify,if possible,whether the proposal may conflict with local,state,or federal
laws or requirements for the protection of the environment.
The proposal provides an alternative to the conventional application of the state Growth
Management Act (GMA) which measures residential density by "dwelling units per acre". The
proposal would meet GMA requirements by balancing GMA's goals and being protective of
environmental resources through performance standards.
Staff Recommendation:
The Washington State Legislature has responded to the statewide housing crisis through several
amendments to the Growth Management Act, intended to incentivize infill and development,
primarily in urban growth areas. There has been less focus on a state level to address housing
shortages in rural areas. Staff recommends UDC amendments that update the definition of
"Family" to current state law, and add "congregate housing" to the UDC. No amendments to
farmworker housing were developed as a result of this analysis. Current code provisions address
many of the on-farm worker housing needs, and other housing types for off-farm workforce
housing, can be categorized as congregate housing or other housing typologies that are not
accessory to a farm but accommodate workforce housing needs.
The rural parcel cluster development portion of the project remains at a policy level. Staff
recommends continued work on the rural parcel cluster development portion of the project,
along with other housing planning that is part of the 2025 Comprehensive Plan periodic update.
Additional detail is necessary for creating solid regulations that consider its application to various
parcel conditions (critical areas) and sizes of rural parcels allowed to participate in the program,
permit approval process,ownership, management, covenants and future conveyance of land and
dwellings, monitoring, and enforcement of rural cluster performance standards.
2.3.4 Proposed Amendment 4: Review of Land Use and Zoning in the Jefferson
County Airport Essential Public Facility (AEPF)
Applicant: The Port of Port Townsend
Location: This proposed amendment will change the zoning and overlay designation of parcels
001334004, 001332013, and 001332017.
General Description:
Pursuant to JCC 18.15.453(1) The purpose of the Airport Overlay III is to provide a limited
opportunity for rural scale non-aviation-related industrial uses that contribute to the long-term
financial viability of the AEPF and to enhance the economic vitality and quality of life for the
citizens of Jefferson County.
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The Port of Port Townsend is requesting that Port owned parcels that meet certain conditions
be included in the EPF-A and JCIA-III areas. This request would change language in the
Comprehensive Plan and UDC to use a set of conditions which define the extent of the JCIA-III
and EPF-A areas.
The light industrial manufacturing park at the Jefferson County International Airport, also
known as the Airport Light Industrial Park (ALP) also allows non-aviation related industrial and
manufacturing uses. Development of the Airport Light Industrial Park will require Binding Site
Plan approval(s) and clearing and installation of infrastructure before business operations may
commence.
This proposal will rezone/up zone only those parcels that are, or will be, owned by the Port of
Port Townsend by the close of 2024, and which are also included within the boundary of the
FAA-approved ALP.
The Port of Port Townsend will be acquiring one parcel by the close of 2024, which it will seek
to include within the ALP via a FAA approved amendment.
• Parcel 001334004 3.38 acres.
The Port of Port Townsend is also seeking a FAA approved amendment to the ALP to include
two parcels already owned by the Port of Port Townsend, which are presently zoned rural
residential and lie outside the current boundary of the ALP.
• Parcel 001332013 6.06 acres
• Parcel 001332017 6.19 acres
It is proposed that if parcels meet the following conditions, they automatically are included in
the EPF-A and JCIA-III Jefferson County Airport Light Industrial/Manufacturing Overlay area:
1. Parcels are owned by the Port of Port Townsend.
2. Parcels are considered part of the ALP area within the FAA's ALP plan.
The parcels located within the JCIA-III Maximum Extent area would be considered included and
regulated under the EPF-A and JCIA-II Overlay if they meet the two conditions specified above.
After their inclusion, their uses may change to more intense industrial uses as allowed under
the overlay specifications. Any future project action that would create an industrial use or may
have specific environmental impacts would be reviewed through the relevant process.
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Pursuant to RCW 36.70.547 on general aviation airports and siting of compatible uses, every
county, city, and town in which there is located a general aviation airport that is operated for
the benefit of the general public, whether publicly owned or privately owned public use, shall,
through its Comprehensive Plan and development regulations, discourage the siting of
incompatible uses adjacent to such general aviation airport. Such plans and regulations may
only be adopted or amended after formal consultation with: Airport owners and managers,
private airport operators, general aviation pilots, ports, and the aviation division of the
department of transportation. All proposed and adopted plans and regulations shall be filed
with the aviation division of the department of transportation within a reasonable time after
release for public consideration and comment. Each county, city, and town may obtain
technical assistance from the aviation division of the department of transportation to develop
plans and regulations consistent with this section. Any additions or amendments to
Comprehensive Plans or development regulations required by this section may be adopted
during the normal course of land-use proceedings.
Future development activities within the proposed expanded EPF-A and JCIA-III overlay areas
shall be subject to environmental review in accordance with chapter 18.40 JCC and all other
applicable Jefferson County regulations in force at such time.
Environmental Information:
This proposed change would result in limited adverse impacts, and the anticipated adverse
impacts can be mitigated through future review. Jefferson County already allows the Rural
Residential zone to abut the LI/M JCIA-III zone, which the proposed amendment will not alter.
The existing buffers outlined in the UDC for the LI/M JCIA-III zone are not changed by this
amendment, which will preserve the interface between these two zones. Additionally, there
will be opportunities for review and conditioning of specific project proposals within this area. If
it is determined that additional conditioning is needed for development on one of these specific
parcels, these conditions can be added at the project permitting stage.
These properties currently allow uses which would require the use of septic systems. Any future
inclusion of these parcels in the JCIA-III zone would not change the need to develop a septic
system. Future development on these parcels by The Port of Port Townsend would include on-
site or community septic. The UDC requires that development in the JCIA-III zone adheres to
Low Impact Development standards, which means that stormwater would be dealt with on site.
The continued operation of the existing airport is likely to be the principal adverse noise impact
in the area. The development of future Light Industrial and Manufacturing facilities will be
accompanied by the 50-foot-wide minimum buffers required of each parcel in the JCIA-III area.
This buffer will also mitigate the impacts from any future light pollution.
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Cumulative Impact Analysis:
Pursuant to JCC 18.450.080(1)(b), the Planning Commission and BoCC shall develop findings and
conclusions that consider specific criteria. Those criteria, and staff evaluations, follow.
Cumulative Impact Analysis - Jefferson County Airport Light
Industrial/Manufacturing Overlay Expansion
UDC/JCC Criterion Staff Evaluation
Is growth and development as envisioned in The growth rate in the County is occurring
the Comprehensive Plan occurring faster or slower than anticipated. The projected
slower than anticipated, or is failing to growth rate in the 2018 Comprehensive Plan
materialize? for the County was 0.98% per year. The
realized population growth rate for 2022-
2023 was merely 0.22%. Since 2010, the
average growth rate has only been 0.1% in
the County. Allowing additional land for
Light Industrial/Manufacturing uses will
provide additional economic growth
opportunities.
Has the capacity of the county to provide County continues to be equipped to provide
adequate services diminished or increased? the same levels of service that were
available when the comprehensive plan was
passed in 2018. The county has planned to
provide more services to some areas such as
the Irondale and Port Hadlock Urban
Growth Area.
Is sufficient urban land designated and This proposal is related to rural land. This
zoned to meet projected demand and need? proposal requests a new mechanism be
created to add parcels to the Jefferson
County International Airport Overlay III
(JCIA-III), which is a part of the Essential
Public Facilities-Airport (EPF-A) designation,
which is under the general comprehensive
plan category of Essential Public Facilities.
Creating a new mechanism to add parcels to
this overlay zone will help the airport meet
projected job needs. The Port of Port
Townsend anticipates that additional JCIA-III
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parcels will create industrial jobs by allowing
non-aviation uses as part of the expanded
EPF-A zone.
Are any of the assumptions upon which the Underlying assumptions have changed since
Jefferson County Comprehensive Plan is the Comprehensive Plan was last written.
based no longer valid, or is new information While the demand for employment
available that was not considered during continues, several business owners in the
the adoption process or any annual surrounding area are struggling due to rising
amendments of the Jefferson County lease costs. This amendment would allow
Comprehensive Plan? the airport to create industrial and aviation-
compatible lands to preserve existing and
create new employment opportunities.
Does the proposed amendment reflect the Jefferson County residents value jobs that
current widely held values of the residents allow them to live where they work.
of Jefferson County? Increasing the land available for industrial
and manufacturing uses will have two
benefits immediately felt by residents: land
available for local businesses to rent, and an
increase in the job capacity for the area.This
proposal will ultimately add employment
opportunities to the area.
Do changes in county-wide attitudes A change in county-wide attitude has not
necessitate amendments to the goals of the necessitated an amendment to the goals of
plan and the basic values embodied within the plan or the basic values. This proposal
the Comprehensive Plan Vision Statement? aligns with the goals and values of the plan.
Do changes in circumstances dictate a need As property values in the county have
for amendment? increased, rental costs for businesses
surrounding the Airport have increased.
Port-owned light industrial/manufacturing-
zoned parcels would provide additional
means for economic growth. Future
additions to this overlay will provide a
mechanism for continued economic growth
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and greater access to appropriately zoned
land for local businesses.
Do inconsistencies exist between the This proposal does not seek to rectify any
Comprehensive Plan and the GMA or the inconsistencies between the
Comprehensive Plan and the County-wide Comprehensive Plan and the GMA or the
Planning Policy forJefferson County? Comprehensive Plan and the County-wide
Planning Policies for the county.
Have circumstances related to the proposed Circumstances related to the proposed
amendment and/or the area in which it is amendment and/or the area in which it is
located substantially changed since the located have changed since the adoption of
adoption of the Jefferson County the Jefferson County Comprehensive Plan.
Comprehensive Plan? While the demand for employment
continues, several business owners in the
surrounding area are struggling due to rising
lease costs. This amendment would allow
the airport to create industrial and aviation-
compatible lands to preserve existing and
create new employment opportunities.
The proposed text amendment meets There is no expected unreasonable increase
concurrency requirements for in the demand for other public facilities and
transportation and does not adversely services resulting from this proposal. Any
affect the adopted level of service project action resulting from this proposed
standards for other public facilities and change would be reviewed for
services (e.g., sheriff, fire and emergency transportation, public facility, and services
medical services, parks, fire flow, and concurrency requirements using the
general governmental services); appropriate processes.
The proposed text amendment is consistent This proposed amendment is consistent
with the goals, policies and implementation with the following Comprehensive Plan
strategies of the various elements of the Goals:
Jefferson County Comprehensive Plan; -
LU-G-5: "Identify and designate lands for
both public purposes, public facilities, and
essential public facilities,"
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ED-G-3: "Support Jefferson County's
industries that leverage existing strengths,
advantages, and potential in the following
areas... Port-related economic
development,"
ED-P-3.1 Support the efforts of the Port of
Port Townsend in diversifying the Jefferson
County International Airport (JCIA) to
provide for a broader number of trades,
manufacturing, and services. This may
include but is not limited to, the siting of
appropriately scaled aviation and non-
aviation-related industrial/manufacturing
activities in the Airport Essential Public
Facilities District.
CF-G-9: "Regulate the siting of essential
public facilities consistent with the GMA and
to meet public service needs,"
CF-G-10, "Ensure the continued viability of
the Jefferson County International Airport
as a transportation hub,"
CF-G-11, "Ensure continuation of the airport
as a safe and efficient essential public
facility,"
The proposed text amendment will not This proposal will result in increased capital
result in probable significant adverse facility capacity and will not have adverse
impacts to the county's transportation impacts on the transportation network,
network, capital facilities, utilities, parks, utilities, parks, and environmental features
and environmental features that cannot be that cannot be mitigated.Any project action
mitigated, and will not place resulting from this proposed non-project
uncompensated burdens upon existing or change would be reviewed for adverse
planned service capabilities; impacts to these facilities using the
appropriate review process.
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In the case of a text amendment to the Land Access to all the parcels within the
Use Map, that the subject parcels are maximum extent proposed for the light
physically suitable for the requested land industrial/manufacturing overlay is
use designation and the anticipated land provided by existing roads. Utilities are
use development, including, but not limited currently available on many of the sites. Any
to, the following: potential future site improvements required
A. Access; to provide sufficient access and utility
B. Provision of utilities; and provision will be coordinated with the
C. Compatibility with existing and planned county.
surrounding land uses. The land use surrounding the EPF-A area is
currently all rural residential, limited to a
density of five acres per dwelling unit or ten
acres per dwelling unit. These rural
residential parcels currently border JCIA-III
and EPF-A properties. The proposed
additions to the EPF-A and JCIA-III would not
change the compatibility with the planned
surrounding land uses.
The proposed text amendment will not The proposed text amendment would not
create a pressure to change the land use create a pressure to change the land use
designation of other properties, unless the designation of any other properties. The
change of land use designation for other land use designation changes are limited to
properties is in the long-term best interests the parcels in question for this proposal.
of the county as a whole;
The proposed text amendment does not The proposed text amendment would not
materially affect the land use and materially affect the land use and
population growth projections that are the population growth projections that are the
bases of the Comprehensive Plan; bases of the comprehensive plan.
If within an unincorporated urban growth The proposed amendment is not within an
area (UGA), the proposed text amendment unincorporated UGA, and thus it does not
does not materially affect the adequacy or materially affect the adequacy or availability
availability of urban facilities and services of urban facilities and services to the
to the immediate area and the overall UGA; immediate area and the overall UGA.
The proposed amendment is consistent The proposed amendment is consistent with
with the Growth Management Act (chapter the Growth Management Act, countywide
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36.70A RCW), the County-Wide Planning planning policies for Jefferson County, and
Policy for Jefferson County, any other all other applicable inter-jurisdictional,
applicable inter jurisdictional policies or local, state, or federal laws or policies.
agreements, and any other local, state or Additionally, creating these economic
federal laws. development opportunities will implement
the goals of the Comprehensive Plan as
currently adopted.
Please provide an explanation of why the The Port's mission is to build and maintain
amendment is being proposed. infrastructure that sustains economic
vitality in the community. The Non-Aviation
Light Industrial/Manufacturing overlay
provides local businesses with an
opportunity for growth and to create more
jobs. Incorporating more land into this zone
will allow higher job-dense land uses than
their current designations within the RR-5/
RR-10 zoning districts.
Supplemental Sheet for Non-Project Actions:
The following environmental analysis is presented in the format of the Non-Project Action
Supplemental Sheet to the Environmental Checklist developed by the Department of Ecology
pursuant to the State Environmental Policy Act (SEPA).
Question #1. How would the proposal be likely to increase discharge to water; emissions to
air; production, storage, or release of toxic or hazardous substances; or production of noise?
Increases in discharges, emissions, production, storage, or release of toxic or hazardous
substances are not likely to result from the adoption of this proposed Comprehensive Plan
amendment. Existing policies and regulations at the county and state level are designed to
reduce discharges to water and impacts on the natural environment. In addition, individual
projects in this area are required to connect to the Quimper public water system and receive
septic approval, as well as comply with the policies and regulations of the county's municipal
code and development standards. Air emissions are also regulated by the Puget Sound Clean Air
Agency. Storage and handling of any chemicals regulated by the Occupational Safety and Health
Administration (OSHA). Emissions will be reviewed at the time of the subsequent permit
applications.
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Proposed measures to avoid or reduce such increases are:
• Jefferson County Code and associated development regulations (title 18)
• Jefferson County Code Health and Safety (title 8)
• Jefferson County Code Buildings and Construction (title 15)
The proposed code amendment does not alter codes regulating water, air, and noise
pollution. Therefore, there are no anticipated impacts nor mitigation measures proposed.
Question #2. How would the proposal be likely to affect plants, animals, fish, or marine life?
None anticipated. There are no direct impacts on plants, animals, fish, or marine life from the
proposed amendment. All new development shall demonstrate compliance with the County's
critical areas regulations in chapter 18.22 JCC prior to permit approval.
Proposed measures to protect or conserve plants, animals, fish, or marine life are:
• Future development is required to meet the County's adopted critical areas
regulations which include impacts to steep slopes, wetlands, and fish and
wildlife habitat.
• In addition, projects that impact wetlands or marine/fresh waters are subject
to the permitting requirements of the Corp of Engineers, Department of Fish
and Wildlife and the Department of Ecology.
Question #3. How would the proposal be likely to deplete energy or natural resources?
This project is a non-project action. The proposed amendment will not impact energy or
natural resources. All subsequent development will be subject to compliance with the JCC.
Proposed measures to protect or conserve energy and natural resources are:
• None at this time. Future developments will be reviewed on a case-by-case basis for
compliance with county building codes, critical area protection standards, and state
energy codes.
Question #4. How would the proposal be likely to use or affect environmentally sensitive
areas or areas designated (or eligible or under study) for governmental protection, such as
parks, wilderness, wild and scenic rivers, threatened or endangered species habitat, historic
or cultural sites, wetlands, floodplains, or prime farmlands?
The proposed amendment will have no effect on critical areas, historic of cultural resources,
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Jefferson County 2024 Comprehensive Plan Amendment Combined Staff Report&SEPA Addendum
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prime farmlands, parks, or scenic corridors. There is therefore no net loss of ecological
functions and values, or loss of agricultural, historic, or cultural, or recreational resources due
to the proposed action.
Proposed measures to protect such resources or to avoid or reduce impacts are:
• See response above. State law requires protection of cultural sites and critical areas.
Future developments will be reviewed on a case-by-case basis for compliance with
county and state codes.
Question #5. How would the proposal be likely to affect land and shoreline use, including
whether it would allow or encourage land or shoreline uses incompatible with existing plans?
The proposal will change the permitted, conditional, and non-permitted uses on several parcels
near the airport. However, future development proposals stemming from the amendment will
not be incompatible with existing plans because this is a direct amendment to the
Comprehensive Plan and UDC. Land use on the parcels receiving a zoning and overlay change
may shift to more aviation facilities and non-aviation-related light manufacturing and industrial
use. All future developments will be reviewed on a case-by-case basis for compatibility with
permitted, conditional, and non-permitted land uses.
The Port's mission is to build and maintain infrastructure that sustains long-term economic
vitality of the community and make investments in infrastructure that will support the
creation of jobs.
Proposed measures to avoid or reduce shoreline and land use impacts are:
• None at this time. All future developments will be reviewed for consistency with the
land use code (chapter 18.15 JCC).
Question #6. How would the proposal be likely to increase demands on transportation or
public services and utilities?
The proposed amendment will not have any impact on transportation or public services and
utilities. All future development will be reviewed on a case-by-case basis for significant impacts
to transportation or public services and utilities.
Proposed measures to reduce or respond to such demand(s) are:
• None at this time. All future developments will be reviewed for potential significant
impacts to transportation or public services and utilities and may have to comply with
mitigation policies.
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Question #7. Identify, if possible, whether the proposal may conflict with local, state, or
federal laws or requirements for the protection of the environment.
The proposed amendment will not affect any local, state, or federal laws. Future developments
will be required to meet all county, state, and federal laws applicable to
environmental protection requirements.
Staff Recommendation:
Staff recommends adoption with or without modification as appropriate.
13. Supporting Record, Analyses, & Materials
The table below lists existing environmental documents and other documents and information
utilized for the development of this Combined Staff Report and SEPA Addendum. This Combined
Staff Report and SEPA Addendum supplements information presented in prior environmental
documents prepared for adoption of the Comprehensive Plan,other legislative actions,and other
County decisions and activities.
Year State Environmental Policy Act Document Description
1997-1998 Draft and Final Environmental Impact Statements (DEIS/FEIS) and addenda
prepared in anticipation of adoption of the Comprehensive Plan in 1998. The
DEIS and HIS are dated February 24, 1997 and May 27, 1998, respectively,
and examined the potential cumulative environmental impacts of adopting
alternative versions of the Comprehensive Plan.
613011999 Draft Supplemental EIS (DSEIS)--Comprehensive Plan 1999 Amendments
8/18/1999 (Task III of Tri-Area/Glen Cove Special Study)
Final Supplemental Environmental Impact Statement. Jefferson County
Comprehensive Plan 1999 Amendments. Tri-Area/Glen Cove Special Study
Task IV.
611112001 Glen Cove/Tri-Area Special Study Supplemental EIS Final Decision Document,
June 11, 2001.
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Jefferson County 2024 Comprehensive Plan Amendment Combined Staff Report&SEPA Addendum
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Year State Environmental Policy Act Document Description
2002 Integrated Growth Management Act/State Environmental Policy Act
Document Environmental Review of a Non-Project Action: Draft
Supplemental EIS August 21, 2002, to Supplement the Comprehensive Plan
Draft and Final EIS (1997) and Comprehensive Plan 1999 Amendments Draft
and Final SEIS. November 25, 2002 Integrated FSEIS 2002 Amendment
Docket.
This FSEIS was appealed before the Western Washington Growth
Management Hearings Board (WWGMHB) of which the WWGMHB issued a
Final Decision and Order (FDO) and remanded it back to the Department for
additional environmental review.
The county hired Wheeler Consulting, to prepare additional environmental
review based on the FDO. A DSEIS to the 2002 CPA SEIS was issued on
March 3, 2004. A FSEIS to the 2002 CPA SEIS was issued on May 12, 2004 as
part of the review and in consideration of MLA02-00235.
Staff Recommendation and Environmental Analysis with Regard to the
2003 Adoption of Four Proposed Site-Specific Amendments to the 1998 Jefferson
County Comprehensive Plan. SEPA Addendum August 6, 2003. Sept. 17, 2003
SEPA Addendum for Proposed Amendments.
2004 Staff Report and SEPA Addendum to 1998 EIS for UGA Amendments to
2004 the Comprehensive Plan issued May 19, 2004.
2004 Comprehensive Plan Amendment Docket Department of Community
2004 Development Integrated Staff Report and SEPA Addendum issued September
22, 2004.
Integrated GMA/SEPA Addendum Staff Report, August 3, 2005. Incorporated
2005 by reference: 1998 DEIS/FEIS and 2004 Addendum.
Integrated GMA/SEPA Addendum Staff Rpt., July 19, 2006.
2006
SEPA Addendum, adopting by reference 2004 Staff Report and SEPA
2007 Addendum for UGA Amendments to the Comprehensive Plan issued May 19,
2004 and 2004 Comprehensive Plan Amendment Docket Department of
Community Development Integrated Staff Report and SEPA Addendum issued
September 22, 2004.
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Jefferson County 2024 Comprehensive Plan Amendment Combined Staff Report&SEPA Addendum
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Year State Environmental Policy Act Document Description
Integrated GMA/SEPA Addendum Staff Report, September 3, 2008. Adopted
2008 by reference: 1998 DEIS/FEIS, and environmental documents from 2004,
2005, 2006, and 2007 environmental review.
2009 Port Hadlock UGA Sewer Facility Plan (2008) ("Sewer Plan") incorporated into
the County's Comprehensive Plan Capital Facilities Element ("CFE") to comply
with the Growth Board's decision finding noncompliance with the County's
Urban Growth Area ("UGA") and GMA capital facilities planning. Ordinance
No. 03-0323-09 (Re: MLA09-00024, UGA Final Compliance Action).
Integrated GMA/SEPA Addendum Staff Report, September 2, 2009. Adopted
2009 by legal notice: 1998 DEIS/FEIS, September 22nd Staff Report 2004, 2005,
2006, 2007, 2008, "and all supplementary information...supporting record,
analyses, materials."
Integrated GMA/SEPA Addendum Staff Report, September 2010.
2010
Integrated GMA/SEPA Addendum, Staff Report September 4, 2013. Adopted
2013 by reference all previous SEPA documents.
Staff Report & SEPA Environmental Review, Proposal to Amend Unified
2015 Development Code, JCC 18.30.150 (Sign Code), October 29, 2015. Integrated
Growth Management Act/State Environmental Policy Act Analysis,
Environmental Review of a Non-Project Action.
Jefferson County Comprehensive Plan Update 2018 SEPA Addendum to 1998
2018 Draft and Final Jefferson County Comprehensive Plan Environmental Impact
Statements and subsequent Supplemental EISs and Addenda. April 4, 2018.
2021 SEPA Addendum on February 28, 2021. The SEPA Addendum and supporting
SEPA Environmental Checklists provide additional information relating to the
Jefferson County Final Environmental Impact Statement ("Final EIS"), May 27,
1998 and associated SEPA documents. These SEPA documents were adopted
and the additional information was determined not to involve significant new
impacts. A Determination of Significance and Notice of Adoption was published
on February 28, 2021.
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Jefferson County 2024 Comprehensive Plan Amendment Combined Staff Report&SEPA Addendum
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Year State Environmental Policy Act Document Description
2021 Port Hadlock UGA Sewer Facility Plan Update and Appendices (Feb. 2021). The
revisions to the Sewer Plan mostly related to funding, engineering
specifications (low pressure system with grinders), and minor modifications to
the core service area.The revisions allowed the County to implement sewering
the core service area within six years. A Comprehensive Plan Amendment
(MLA20-00102) was adopted for the updated Sewer Plan in Ordinance No. 01-
0426-21,when the 2020 Comprehensive Plan Docket was approved. Ordinance
No. 01-0426-21 included a SEPA review through a staff issued Addendum to
the 1998 Draft and Final Jefferson County Comprehensive Plan Environmental
Impact Statements ("EIS") and subsequent Supplement EISs, and a SEPA
Checklist and Addendum that addressed the 2020 Docket items, including the
proposed revisions to the Comprehensive Plan.
Staff Report & SEPA Environmental Review to establish regulations for the
2022 siting, establishment, and operation of temporary housing facilities for
unhoused people needing emergency housing services. Proposal to Amend
Unified Development Code Chapter 18.20 JCC (Performance & Use-Specific
Standards), Chapter 18.10 JCC (Definitions). Integrated Growth Management
Act/State Environmental Policy Act Addendum. April 20, 2022.
Staff Report & Environmental Review, Proposal to Amend Unified
2022 Development Code (UDC) Jefferson County Code (JCC) 18.12: 'Legal Lot of
Record Determination and Lot Consolidation' and Amendments to JCC 18.10
and 18.35. Integrated Growth Management Act (GMA)/State Environmental
Policy Act (SEPA) Addendum. August 24, 2022.
2023 Comprehensive Plan Amendment Docket, Staff Report and SEPA
2023 Addendum. Integrated Growth Management Act/State Environmental Policy
Act Document, Environmental Review of a Non-Project Action: Addendum to
Existing Environmental Documents. October 11, 2023.
2024 None as of this date.
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4. Appendix / Exhibits
The following is a summary of proposed amendment citations. Refer to the
attached draft adopting ordinance for specific line in-line out text for the
following projects as listed:
Proposed Amendment #1 - 2024 Irondale and Port Hadlock UGA UDC Amendments for urban
development.
Appendix 1:
Exhibit A: Proposed amendment to title 13 JCC
Exhibit B: Proposed amendment to chapter 15.05 JCC
Exhibit C: Proposed amendment to chapter 18.10 JCC
Exhibit D: Proposed amendment to chapter 18.18 JCC
Exhibit E: Proposed amendment to chapter 18.19 JCC
Exhibit F: Proposed amendment to chapter 18.35 JCC
Proposed Amendment #2 - 2024 UGA CP & UDC Amendments to Amend the Port Townsend
Urban Growth Area, Swapping Farm Land with Caswell-Brown
Village and Adjacent Properties.
Appendix 2: None at this time.
Proposed Amendment #3 - 2024 Annual Amendment Cycle, Planning Commission UDC Rural
Housing Amendments Carried Forward from 2023.
Appendix 3:
Exhibit A: Proposed amendment to chapter 18.10.060 JCC
Exhibit B: Proposed amendment to chapter 18.10 JCC
Exhibit C: Proposed amendment to chapter 18.15.040 JCC
Exhibit D: Proposed amendment to chapter 18.15.485 JCC
Proposed Amendment #4 - Review of Land Use and Zoning in the Jefferson County Airport
Essential Public Facility (AEPF)
Appendix 4:
Exhibit A: CP AEPF Proposed Amendatory Language
Exhibit B: Proposed amendment to chapter 18.15.1110 JCC
Exhibit C: Proposed amendment to chapter 18.15.453 JCC
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Jefferson County 2024 Comprehensive Plan Amendment Supplemental Staff Report&SEPA Addendum October 10,2024
ry�N CO
JEFFERSON COUNTY
DEPARTMENT OF COMMUNITY DEVELOPMENT
9`SBINd�
2024 COMPREHENSIVE PLAN
AMENDMENT DOCKET
SUPPLEMENTAL STAFF REPORT AND SEPA ADDENDUM
Supplemental Staff Recommendations
with Environmental Analysis
for the Adoption of Proposed Amendments
to the Jefferson County Comprehensive Plan
October 10, 2024
INTEGRATED GROWTH MANAGEMENT ACT/
STATE ENVIRONMENTAL POLICY ACT DOCUMENT
Environmental Review of a Non-Project Action:
Addendum to Existing Environmental Documents
1
Jefferson County 2024 Comprehensive Plan Amendment Supplemental Staff Report&SEPA Addendum October 10,2024
Contents:
1. Modifications to Proposed Amendment 2: UGA Comprehensive Plan
& UDC Amendments to Amend the Port Townsend Urban Growth Area,
Swapping Farm Land with Caswell-Brown Village and Adjacent
Properties.
New proposed description: "Proposal to expand the Port Townsend
Urban Growth Area (UGA) boundary to include publicly-owned parcels
for public purpose use, including the Caswell-Brown Village for housing
services."
2. Modifications to Proposed Amendment 4: Review of Land Use and
Zoning in the Jefferson County Airport Essential Public Facility (AEPF")
3. Attachment— Comment Record
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Jefferson County 2024 Comprehensive Plan Amendment Supplemental Staff Report&SEPA Addendum October 10,2024
Why is there a Supplement? Changes and Additions to the September 4, 2024 Comprehensive
Plan Amendment Docket—Combined Staff Report and SEPA Addendum ("the Staff Report")
The Staff Report was published on September 4, 2024. The Staff Report evaluated four proposed
amendments to the development regulations on the 2024 Amendment Cycle docket that are
listed below:
• Proposed Amendment 1: Irondale and Port Hadlock Urban Growth Area ("PHUGA") UDC
Amendments for Urban Development
• Proposed Amendment 2: UGA Comprehensive Plan & UDC Amendments to Amend the
Port Townsend Urban Growth Area, Swapping Farm Land with Caswell-Brown Village and
Adjacent Properties
• Proposed Amendment 3: 2024 Annual Amendment Cycle, Planning Commission UDC
Rural Housing Amendments Carried Forward from 2023
• Proposed Amendment 4: Review of Land Use and Zoning in the Jefferson County Airport
Essential Public Facility ("AEPF")
Modifications to Proposed Amendments 2 and 4 created a need for focused evaluation of those
changes and further documentation in this Supplemental Staff Recommendations with
Environmental Analysis ("this Supplement"), dated October 10, 2024.
For a complete analysis of Proposed Amendment 2 and Proposed Amendment 4, the reader
needs to consider both the Staff Report and this Supplement. Not all of the details within the
Staff Report are reproduced here. This Supplement strives to include additional information and
not restate what is in the Staff Report. However, the entire Cumulative Impacts Analysis table
and SEPA Non-Project question responses are included from the Staff Report, amended here as
needed. Proposed as findings for final Board of County Commissioner's action also are included
in this Supplement.
Public Process Summary
A combined Notice of Intent to Amend ("NOIA") the Comprehensive Plan and Unified
Development Code, Notice of SEPA Determination, and Notice of Public Hearing at the Planning
Commission was published on September 4, 2024. On September 18, 2024 the Planning
Commission conducted a public hearing on the amendment docket. Only one public comment
was received: Eric Toews, Deputy Director, Port of Port Townsend, provided comment on
Proposal #4 and submitted testimony (Exhibit A) with recommended changes to the Port's
proposal to clarify proposed text amendments and modify the Airport Overlay III expansion by
reducing the area. After the hearing was closed, the Planning Commission deliberated on the
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Jefferson County 2024 Comprehensive Pion Amendment Supplemental Staff Report&SEPA Addendum October 10,2024
docketed proposals, and arrived at a recommendation to accept the proposals, with the changes
summarized below.
Next steps in the public process are to forward the Staff Report and this Supplement, along with
the Planning Commission Recommendations, to the Board of County Commissioners. It is
anticipated this will occur in late October.
Summary of Changes
Proposed Amendment 2: There were optional paths to include Caswell-Brown Village ("CBV") in
an Urban Growth Area ("UGA") in order to provide appropriate services to the project: a UGA
land swap following recent GMA provisions of RCW 36.70A.110, or extension of the Port
Townsend UGA boundary. The UGA land swap did not come to fruition. This Supplement
provides additional findings supporting the extension of the Port Townsend UGA boundary.
Proposed Amendment 4:The proposed extent of Airport Essential Public Facility ("AEPF") Overlay
III has been reduced to include only property owned by the Port of Port Townsend, and some
text amendments that appear in the Staff Report have been supplemented or clarified.
Generally, the AEPF is expanded by the addition of two 6-acre parcels, and the AEPF Airport
Overlay III is expanded by those specific areas in the AEPF which are south of, and outside of, the
FAA building restriction line, and an approximately 6.5-acre area in the northeast of the AEPF.
The Airport Overlay III consists of parcels, or portions of parcels, currently owned by the Port of
Port Townsend within the AEPF. The requirement for a Binding Site Plan ("BSP") process is
replaced with a requirement to meet all development regulations, recognizing that a BSP may
not be applicable in all circumstances. As the Airport Overlay III is further developed, a unifying
plan for the overlay area will be accomplished. The access from Four Corners Road, parcel APN
001334004, is not being added to the AEPF. Additional details are provided in the analysis below.
SEPA Threshold Determination
After review of the modifications of Proposed Amendments 2 and 41 Community Development
has determined that there will be no changes to the overall cumulative impact analysis for all of
the proposed amendments, and the SEPA threshold determination is unchanged from the Staff
Report: there will be no probable significant environmental impacts as a result of this action and
a threshold Determination of Nonsignificance, "DNS", is supported.
The 2024 Comprehensive Plan & UDC Amendment Docket documents are available on the
Jefferson County webpage dedicated to the 2024 Comprehensive Plan Annual Amendment
cycle process.
https://www.co.*efferson.wa.us/1721/2024-Annual-Amendment-Cycle
4
Jefferson County 2024 Comprehensive Plan Amendment Supplemental Staff Report&SEPA Addendum October 10,2024
ANALYSIS OF MODIFIED PROPOSED AMENDMENTS
Updated Summary Matrix of Impacts and Mitigation Measures
Refer to the Staff Report for the complete description of the proposals, cumulative analysis of
impacts, and overall recommendation for mitigation measures and conditions. Proposal-specific
analysis is also within the individual staff reports for each of the proposed amendments found in
Section 2, "Focused Analysis of the Proposal" of the Staff Report. Readers are encouraged to
review the more comprehensive discussion of issues of interest in Section 2, "Focused Analysis
of the Proposal", and to consult the Appendix Items, the amendment applications themselves,
and other supporting materials, in order to formulate the most accurate impression of impacts
associated with the proposals and staff recommendations.
Amended Table 1: Revised SEPA Impact Analysis and Mitigation Summary(see p.15 of the Staff
Report).
2024 Irondale and No Recommendation—None.This is not a site-
1 Port Hadlock UGA UDC specific project proposal.Site-specific
Amendments for information will be provided by applicants at
urban development. the time of submittal for a project.
2024 UGA CP&UDC No Recommendation—There are no proposed
2 Amendments to mitigations or conditions with this proposal.
Amend the Port
Townsend Urban
Growth Area
Boundary.
2024 Annual No Recommendation—adopt suggested UDC
3 Amendment Cycle, amendments for"Family"definition,
Planning Commission clarification to PRRD unit count,and addition
UDC Rural Housing of Congregate Housing to JCC 18.15.040 Table
Amendments Carried 3-1 uses.
Forward from 2023.
Continue work on rural housing strategies
concurrently with data development for 2025
Comprehensive Plan update.
Review of Land Use No Recommendation—At this phase of review,
4 and Zoning in the there are no proposed mitigations or
Jefferson County conditions.All future development will be
Airport Essential required to meet the County's zoning and
Public Facility("AEPF") development standards of the Jefferson
County Code.
5
Jefferson County 2024 Comprehensive Plan Amendment Supplemental Staff Report&SEPA Addendum October 10,2024
Amended Table 2: Revised Significant Areas of Controversy& Uncertainty(pp.16-17 of the Staff
Report)
The following table summarizes the key environmental issues and options facing decision-
makers:
# APPLICATION AREAS OF CONTROVERSY AND UNCERTAINTY
NUMBER&
DESCRIPTION
2024 Irondale and None
1 Port Hadlock UGA
UDC Amendments
for urban
development.
2024 UGA CP & No areas of controversy. Findings are made in the Supplement to expand a
2 UDC Amendments UGA boundary.There is sufficient justification and analysis to extend the
to Amend the Port UGA boundary to include Caswell-Brown property for access to City of Port
Townsend Urban Townsend services.
Growth Area
Boundary.
2024 Annual None
3 Amendment Cycle,
Planning
Commission UDC
Rural Housing
Amendments
Carried Forward
from 2023.
Review of Land Use Environmental analysis was done on the entire Airport Overlay III as
4 and Zoning in the amended.There is a level of uncertainty at this non-project stage of the
Jefferson County proposal regarding elements of SEPA review: impacts to air,water, ground,
Airport Essential water runoff, plants, animals, energy, natural resources, environmental
Public Facility(AEPF) health, noise, land use, housing, aesthetics, recreation, historic and cultural
preservation,transportation, public services, utilities,and light and glare of
unknown future development proposals. All future developments will be
required to meet the County's zoning and development standards of the
Jefferson County Code.This may be one area of potential future controversy.
Project-specific SEPA review will be conducted for projects that are not
otherwise exempt.
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Jefferson County 2024 Comprehensive Plan Amendment Supplemental Staff Report&SEPA Addendum October 10,2024
INDIVIDUAL STAFF REPORTS: PROPOSED AMENDMENTS #2 AND #4
Modifications to Proposed Amendment 2: UGA Comprehensive Plan & UDC Amendments to
Amend the Port Townsend Urban Growth Area, Swapping Farm Land with Caswell-Brown
Village and Adjacent Properties.
New proposed description: "Proposal to expand the Port Townsend Urban Growth Area (UGA)
boundary to include publicly-owned parcels for public purpose use, including the Caswell-
Brown Village for housing services."
Applicant: Jefferson County
Assessor Parcel Numbers: 001162022, 001162001, 001162002, 001162003, 001162004,
001162015, 001161001, 001162017
Location: Mill Road and SR 20
Background: The construction of an emergency shelter and permanent support housing is a
verified community need. It remains one of the biggest issues facing our community, as the
current emergency shelter only has a limited time left in its contract with the American Legion
in Port Townsend. The shelter initially only provided housing during inclement weather. In
2007, the Jefferson County Board of County Commissioners adopted an Emergency Resolution
(Resolution 35-17) in response to the county's housing emergency and need for public facilities,
providing both supportive and low-cost housing for persons who are unsheltered, extremely
low income and/or experiencing disabilities. The shelter's management eventually was shifted
to Olympic Peninsula Community Action Programs ("OlyCAP"), and also expanded to year-
round operation.
The COVID-19 pandemic exacerbated the housing emergency issues. During this period,
unsheltered individuals began camping at the Jefferson County Fairgrounds. With the eviction
moratorium ending in November 2021, the County Commissioners began crisis planning by
identifying locations within the county and near services to house those individuals who were
experiencing homelessness. Three sites were reviewed, including the parcels on Mill Road. With
American Rescue Plan funding, the County purchased the Mill Road site and several other
contiguous parcels to the south as a unit. OlyCAP leases a site from the county, offering the local
unhoused population a temporary place to stay while working to find permanent housing.
OlyCAP named the new location the Caswell-Brown Village, in remembrance of two people who
died while experiencing lack of shelter or supportive services.
The Caswell-Brown Village ("CBV") on Mill Road refers to the combined 50-bed emergency
shelter with permanent supportive housing and a 40-lot park consisting primarily of recreational
vehicles and tiny shelters to provide housing for persons experiencing housing insecurity. The
County approved the project under a Type III conditional use permit (ZON2022-00152) for a
public purpose facility. The local community supports the proposal and its location, as evident by
no one submitted testimony, facts, or evidence that would serve as a basis to deny the proposal.
7
Jefferson County 2024 Comprehensive Plan Amendment Supplemental Staff Report&SEPA Addendum October 10,2024
The CBV currently has 50 tiny shelters available to unhoused people, and OIyCAP is working to
build a permanent support housing on site. It will be a continuum of care housing facility
operated by OlyCAP on a long-term lease with the County.
Staff Comment: Jefferson County is collaborating with the City of Port Townsend on a
modification to the Port Townsend UGA, something that has not happened since the original
establishment of the UGA boundary (coincident with the City of Port Townsend's municipal
boundary) in the years following the adoption of GMA.The Port Townsend UGA boundary would
shift to include CBV and adjacent publicly-owned parcels.The total expansion would include eight
parcels for a combined acreage of 32.72 acres. The zoning would change from Rural Residential
(RR 1:20 and RR 1:5) to UGA Public. The area proposed to be included within the Port Townsend
UGA is characterized by urban growth. Either the subject parcels themselves already contain
urban-style development or they are located in close proximity to urban development, and by
either measure, the subject area is appropriate for urban growth. The growth pattern on or near
these lands makes the parcels incompatible with the primary use of land for the production of
food, other agricultural products, or fiber, or the extraction of mineral resources, rural uses, rural
development, and natural resource lands designated pursuant to RCW 36.70A.170. The parcels
are located in close proximity to urban services, including but not limited to the City of Port
Townsend's regional stormwater system, sanitary sewer system, domestic water system, street
cleaning services, fire and police protection services, public transit services, healthcare and
medical services, and other public utilities associated with urban areas and normally not
associated with rural areas.
Figure 1.
AK
y v i
ort Townsend U
U62ou
001162001
7 / 2181 a.RR-20 5:. �,.J,. _
r ! :
_ t 0011,2xW oc11G_OJ3 00115,00;
Ata We. 2 3
51 >1
q RR- RR Sa
2024 Amentlment Docket Proposal 2:Proposal to expand the Port Townsend Urban Growth Area(UGA( qpN
urrent 2onin
boundary to include publicly-owned parcels for public purpose use,including the Caswell-Brown Village for
esi nation for Sub�ect
Parcels:Rural Residential housing services.
1.20 or 1:5(dwelling Parcel N—b—ndA[r-001162022002a,W1162MI 218',.0011610022 45,.0011620032 S .001162004 25aa,W116201503Eo.
0021610010.8a,0011620172.1d k
nits per acre)
Scale 14.514 Dale 101092024
8
Jefferson County 2024 Comprehensive Plan Amendment Supplemental Staff Report&SEPA Addendum October 10,2024
Parcel numbers Acres Owners
Parcel 1 (001162022) 0.07 Jefferson County
Parcel 2 (001162001) 21.81 Jefferson County
Parcel 3 (001162002) 2.45 Jefferson County
Parcel 4(001162003) 2.50 Jefferson County
Parcel 5 (001162004) 2.53 Jefferson County
Parcel 6(001162015) 0.38 Jefferson County
Parcel 7 (001161001) 0.8 Jefferson County
Parcel 8(001162017) 2.18 City of Port
Townsend
Total Acreage: 32.72 Acres
Figure 2.
Port Townsend city Urni S L
UGA PL)hlI(
2024 Arne ment Doc et Propose 2:Proposal to expan t e Port Town U an Growth Area(UGA
boundary to include publicly owned parcels for public purpose use,including Caswell-Brown Village for aSON �ci�
housing services. _
Proposed Zoning:UGA-Public Total area of Unincorporated UGA:32.72 acres
9
Jefferson County 2024 Comprehensive Plan Amendment Supplemental Staff Report&SEPA Addendum October 10,2024
Housing Element:The County and the City of Port Townsend have been working on solutions for
people experiencing homelessness, including emergency housing and transitional housing. CBV
would be in the unincorporated UGA (with prospective annexation in the future). It is now the
only continuum of care facility for housing of this type in the immediate area.There are no other
suitable alternative sites within the existing City of Port Townsend's limits to accommodate a
similar facility. The level of housing services that can be developed at CBV are limited by land
area and on-site septic requirements. The City of Port Townsend has the capability to provide
sanitary sewer service to CBV if it were located in the UGA and have the proper infrastructure
upgrade [RCW 36.70A.110(4)].
Urban Growth Areas and Housing Elements are both parts of the GMA and are used to plan for
housing and growth. UGAs are intended to encourage urban growth. Housing elements consider
the needs of all economic segments of the community, including low, moderate, very low, and
extremely low-income households. They also consider existing housing stock and the need for a
variety of housing types and densities.The GMA was amended in 2021 to require that designated
cities also identify the capacity and actions needed to accommodate future housing growth
within four household income categories (based on U.S. Housing and Urban Development
Department guidelines using Average Median Income, or AMI): moderate(80-95%AMI), low(50-
80% AMI), very low (30-50%), and extremely low (<30 AMI). In 2024, the GMA was amended to
allow additional conditions under which UGAs may be revised. Counties are responsible for
designating, expanding, and reducing UGA boundaries, in consultation with the cities in their
determinations.
In 2024, Jefferson County and the City of Port Townsend completed a joint housing allocation
using Method C of the model provided by the State Department of Commerce, called the Housing
for all Planning Tool ("HAPT"). Incorporating CBV into the Port Townsend UGA boundary
addresses recent legislation that amended GMA to require local governments, when completing
the periodic update of comprehensive plans,to accommodate housing affordable to all economic
segments of the population, reduce displacement risk, and undo identified racially disparate
impacts.
Local communities must design UGAs to include "areas and densities sufficient to permit the
urban growth that is projected to occur in the county or city for the succeeding twenty-year
period" [RCW 36.70A.110(2) and WAC 365-196-310]. UGAs must also be designed so that urban
services can be provided during the 20-year planning horizon.
Although the existing Port Townsend UGA may have sufficient land to accommodate the
projected allocated population growth in twenty years, there is no other suitable land to
accommodate housing type similar to CBV.The CBV parcel is inside an existing water service area.
In order for the City of Port Townsend to provide sewer service, expanding the Port Townsend
UGA boundary to include CBV is a must.The proposal is intended to enable Jefferson County and
the City of Port Townsend to address the Housing goal in the GMA through their respective
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Jefferson County 2024 Comprehensive Plan Amendment Supplemental Staff Report&SEPA Addendum October 10,2024
comprehensive plan housing elements. There will be adequate public facilities to serve CBV
during the planning period.
Infrastructure Need: The City of Port Townsend is progressing to complete the City of Port
Townsend's General Sewer Plan ("GSP") update in 2025. The plan update provides planning level
analysis of the City of Port Townsend's Wastewater Treatment Plant, Biosolids Facility, and sewer
collection system. The GSP addresses changes in regulations, existing infrastructure condition
and upgrade needs, as well as growth consistent with the GMA and the 2016 adopted City of Port
Townsend Comprehensive Plan. The City of Port Townsend is currently in the process of updating
the City of Port Townsend's Comprehensive Plan scheduled for 2025 adoption. The updated GSP
includes a projected capital investments analysis and operational projection necessary for the
next 20 years. An updated rate study was developed to pay for the infrastructure investment
identified in the capital analysis to ensure adequate funds to operate the sewer system. The City
of Port Townsend Council adopted the 2024 General Sewer Plan via Resolution 24-07 on May 6,
2024. The GSP is under review by the Washington State Department of Ecology. Following
Ecology's review and approval, the final adoption will be incorporated into the City of Port
Townsend's 2025 periodic update.
The City of Port Townsend's limits coincide with the Port Townsend UGA boundary, and
encompass an area of approximately 7.4 square miles. Approximately 50 percent of the land
within the City of Port Townsend's future wastewater service area is designated for residential
use, while the remaining land is designated for other uses such as open space/parks, commercial
use, public/infrastructure use, and other land uses. Most significantly, the City of Port Townsend
envisions a new neighborhood to CBV's immediate north, the Evans Vista. Future plans include a
new lift station on Mill Road (i.e., Mill site) for the proposed Evans Vista neighborhood. Currently
in the preliminary design and fiscal analysis phase, the proposed 14.4-acre Evans Vista campus is
envisioned to include 100 to 150 affordable, workforce and mixed-income housing units. The
initial findings of the GSP and the Capital Improvement Plan ("CIP") assumed that most of the
new growth will occur at or near the Mill site. The CIP includes a lift station to allow development
of the Mill site and conveyance for the new lift station's discharge throughout the existing
collection system. All of the discharge from this station will flow by gravity to the wastewater
treatment facility posing no new loads to existing lift stations. The Mill site and all major lift
stations will be relatively new and/or rehabilitated in the 2020s, and no additional capacity or
significant upgrades will be needed during the 20-year planning horizon.
Jefferson County Public Utility District No. 1 ("PUD") is working to address power capacity and
reliability issue in the Port Townsend area. PUD believes the solution to these issues is to build
another electrical sub-station that are adjacent to existing PUD power lines. In looking for suitable
location, the PUD identified two county-owned parcels, which were purchased as a unit when
establishing CBV at its current location. PUD's General Manager recently addressed the County
Commissioners in a Board meeting, wherein the Board agreed to sell the two parcels to the PUD.
The County and the PUD are currently working on documentation to effectuate the sale.
11.
Jefferson County 2024 Comprehensive Plan Amendment Supplemental Staff Report&SEPA Addendum October 10,2024
One of the innovations of the GMA is the emphasis it places on the need to match public
infrastructure priorities with the land uses designated on the future land use map. The
comprehensive nature of planning under the GMA establishes the comprehensive plan as the
blueprint for fitting the jurisdiction's vision, land use, and service priorities together in a more
efficient and effective way.
The capital infrastructure required to serve the revised Port Townsend UGA boundary is
determined by conducting an inventory of existing facilities, establishing an adequate level of
service to accommodate the projected growth or housing needs, and measuring the difference
between what is available and what is needed. The 32.72acres to be included in the Port
Townsend UGA are all publicly-owned parcels. In addition to the CBV properties, also included
are the City of Port Townsend regional stormwater facility parcel located northeast of CBV and
the parcels to be owned by PUD for a new substation southeast of CBV.The re-designation of the
land use and zoning maps would eliminate the potential segmentation of the required urban
services and facilities, but also ensure that future connections/expansions of these services were
possible.
WAC, RCW and Countywide Planning Policies ("CPP"). WAC 365-196-310(3) includes guidelines
for selecting and allocating countywide population projections used to assist in the overall
analysis and designation of UGAs for cities, UGAs not associated with cities, and potential growth
in rural areas. Countywide population must be within the range of projections provided by OFM
for the 20-year planning period.
This section of the WAC also encourages consideration of other population-related factors
including: population forecasts from outside agencies or service providers; historical Census data;
the ability of counties and cities to meet the financial obligation to support the population
projection they plan for; the land supply and density of uses that will efficiently accommodate
the population projection; more frequent review and update of UGAs than the required
minimum review; and integration of employment forecasts from the selected population
projection that will be allocated to UGAs and the rural area.
An UGA may be amended to include areas that are located outside of a city if it is already
characterized by urban growth, or if an area is adjacent to the area already characterized by
urban growth that will be served by urban public facilities. UGAs should reflect a cooperative
effort amongst jurisdictions in the county to accomplish the requirements of the act on a regional
basis, consistent with countywide planning policies. Services should be provided by cities in
UGAs. (WAC 365-196-310 (3))
UGA boundary expansion must be evaluated on a countywide basis. The location and size of any
revision is determined by the County after a thorough analysis and a joint planning process with
the City of Port Townsend, and then only if deemed necessary and all state requirements have
been met [RCW 36.70A.215(2) & WAC 365-196-310(4)(b)]. This includes the direction that
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Jefferson County 2024 Comprehensive Plan Amendment Supplemental Staff Report&SEPA Addendum October 10,2024
"counties and cities should first consider the potential of increasing capacity of existing urban
areas through allowances for higher densities, or for additional provisions to encourage
redevelopment" (WAC 365-196-310(4)(b)(iv)).
In summary, appropriate location of new or expanded UGA boundary include:
UGA should have the density to accommodate urban growth, served by adequate public
facilities, discourage sprawl, and promote the goals of the act.
The county should attempt to define the urban growth area to accommodate the growth
plans of the City of Port Townsend.
New lands should be identified in the following priority:
o Existing incorporated areas
o Land that is already characterized by urban growth and has adequate facilities and
services
c Lands adjacent to the above, but not meeting those criteria
i UGAs should not be expanded into designated agricultural, forest, or resource lands
unless no other option is available.
Counties should avoid expanding the UGA into areas with known critical areas extending
over a large area.
(WAC 365-196-310(4)(c)
Inclusion of the CBV and surrounding parcels within the Port Townsend UGA meets statutory
requirements. The addition of publicly-owned land is consistent with UGA designation criteria,
as the addition does not alter the residential or employment capacity of the UGA. The recent
legislative changes require local jurisdictions to consider accommodations for housing
projected population based on income categories. The joint effort by the County and City
leaders identified CBV as the proper location to establish the emergency shelter and permanent
support facility. CBV is currently zoned Rural Residential 1:20, which is inconsistent with the
current and projected public-purpose use of the county-owned property. Including the property
within the Port Townsend UGA would enable the provision of housing for more persons
experiencing housing insecurity. CBV will be served by adequate roads, fire protection,
infrastructure, water, wastewater disposal, and stormwater control, among other elements.
Further, SEPA mitigation measures included in the unchallenged MDNS threshold
determination in association with CBV's housing facility approval (ZON2022-00152) are
expressly adopted as conditions of approval for the permit. Five issue-specific plans, including a
Transportation Plan, are required to be completed in consultation with first responders and
agencies (City of Port Townsend Police Department, Jefferson County Sherriff's Office, East
Jefferson Fire Rescue). The County and City collaborated during the project review. Beyond
those as proposed and approved under the County's conditional use permit, CBV is not
expected to experience any additional development for the foreseeable future. It will not
increase pressure to urbanize rural or natural resources lands
13
Jefferson County 2024 Comprehensive Plan Amendment Supplemental Staff Report&SEPA Addendum October 10,2024
Under RCW 36.70A.020, the GMA establishes a series of 15 goals that should act as the basis of
all comprehensive plans. The GMA specifically notes in the statute that the goals "are not listed
in order of priority and shall be used exclusively for the purpose of guiding the development of
comprehensive plans and development regulations." As such, urban growth, housing, and public
facilities and services are equally important. The CBV location is suitable for urban growth as
characterized by existing development and infrastructure. Moreover, including CBV and
surrounding parcels into the Port Townsend UGA would qualify the jurisdictions to obtain
Connecting Housing to Infrastructure ("CHIP") funding to expand/upgrade the City of Port
Townsend's sewer infrastructure and enable the City to provide sewer service to CBV.
The Countywide Planning Policies ("CPP") were developed initially in the 1990s as prescribed by
RCW 36.70A.210 through a collaborative process between Jefferson County and the City of Port
Townsend. With subsequent population allocation exercises associated with GMA-mandated
periodic updates, a Growth Management Steering Committee ("GMSC")was expanded over time
in order to achieve greater countywide representation. The 2024 update of these countywide
planning policies has been overseen by the GMSC, and federally recognized Indian Tribes were
invited to participate in review of the countywide planning policies.
In a planning process over five meetings in 2024, the GMSC reached a recommendation for
updating the Countywide Planning Policies for the first time since the early 1990s, citing the local
need for the siting of special purpose housing such as emergency housing and shelters.
Permanent supportive housing to ensure such housing can be accommodated is identified as one
of the priorities. The inclusion of the CBV into the Port Townsend UGA would maximize the
funding opportunity in order to have the proper infrastructure to connect to the City of Port
Townsend's sewer system. The anticipated funding allocated to install a large onsite septic
system per Condition #38 of ZON2022-00152 would be used elsewhere to better serve the
project.
The countywide policies establish the foundation for determining consistency of individual plans
with each other and with the tenets of the Growth Management Act, as well as a mechanism to
coordinate the provision of public facilities and services throughout the community. These
policies encompass broad concepts encouraging flexibility and innovation in meeting the goals
and intent of the Growth Management Act.
Jefferson County, City of Port Townsend,and other stakeholders are supportive of the CBV. Policy
#1 of the 2024 update of the Countywide Planning Policies addresses the policies on UGAs. It
contains the criteria on UGA boundaries amendment, such change "shall only occur after the
zoning and land use that ensues urban patterns and densities is identified, and capital facilities
plan is updated and adopted assuring adequate urban service to support the additional area".
Policy#6 of the countywide policies addresses affordable housing. One of the policies is to update
the housing and land use elements of comprehensive plans to include assessment of land
14
Jefferson County 2024 Comprehensive Plan Amendment Supplemental Staff Report&SEPA Addendum October 10,2024
available and the process of siting special purpose housing to ensure such housing can be
accommodated.
See the following sections to further elaborate on how CBV and the surrounding publicly-owned
property fits the required criteria to be incorporated into the Port Townsend UGA.
Environmental Information:
CBV has an existing land use and zoning designation of Rural Residential ("RR") 1:20 (one dwelling
unit per 20 acres). The parcel is not designated as agriculture, forest, or mineral resource lands.
Only slight landslide hazard area and susceptible aquifer recharge areas are mapped as critical
areas. Slight landslide hazard area is not regulated under the County's Critical Areas Ordinance.
The proposed impervious areas related to CBV are limited, and the likelihood of negatively
affecting infiltration, runoff, recharge, or long-term aquifer sustainability is minimal. That is to
say, the mapped critical areas would not make the site unsuitable for urban development.
Cumulative Impact Analysis:
Pursuant to JCC 18.450.080(1)(b), the Planning Commission and the Board of County
Commissioners shall develop findings and conclusions that consider specific criteria. Those
criteria, and staff evaluations, follow.
Cumulative Impact Analysis - UGA Comprehensive Plan & UDC Amendments to Amend
the Port Townsend Urban Growth Area, including the Caswell-Brown Village property
UDC/JCC Criterion Staff Evaluation
Is growth and development as envisioned in Growth is occurring as anticipated in the
the Comprehensive Plan occurring faster or Comprehensive Plan.
slower than anticipated, or is failing to
materialize?
Has the capacity of the county to provide The County and City of Port Townsend
adequate services diminished or increased? coordinate with providing services to people
experiencing homelessness. The capacity to
do so has recently diminished.The American
Legion Hall had limited space and is now no
longer available as a long-term facility.
Development of Caswell-Brown Village
("CBV") has increased overall capacity,
though this is now the only facility. Better
use can be made of the property if City
sewer service could be provided.
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Jefferson County 2024 Comprehensive Plan Amendment Supplemental Staff Report&SEPA Addendum October 10,2024
Cumulative Impact Analysis - UGA Comprehensive Plan & UDC Amendments to Amend
the Port Townsend Urban Growth Area, including the Caswell-Brown Village property
UDC/JCC Criterion Staff Evaluation
Is sufficient urban land designated and The inclusion of CBV in the Port Townsend
zoned to meet projected demand and need? UGA would allow sewer service be provided,
eliminating the need of a Large Onsite
Sewage System ("LOSS"). This will better
meet demand.
Are any of the assumptions upon which the There are no invalid assumptions. The
Jefferson County Comprehensive Plan is Comprehensive Plan is being updated to
based no longer valid, or is new information reflect updated information and new state
available that was not considered during laws.
the adoption process or any annual
amendments of the Jefferson County
Comprehensive Plan?
Does the proposed amendment reflect the Yes. Facilities for housing and human
current widely held values of the residents services have been valued in the County.
of Jefferson County? UGA boundary discussions have occurred
since enacting Growth Management Act.
Do changes in county-wide attitudes No. The proposal is supported by the
necessitate amendments to the goals of the Comprehensive Plan.
plan and the basic values embodied within
the Comprehensive Plan Vision Statement?
Do changes in circumstances dictate a need Yes. Circumstances will require additional
for amendment? temporary housing. The UGA expansion
would amend the Comprehensive Plan.
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Jefferson County 2024 Comprehensive Plan Amendment Supplemental Staff Report&SEPA Addendum October 10,2024
Cumulative Impact Analysis - UGA Comprehensive Plan & UDC Amendments to Amend
the Port Townsend Urban Growth Area, including the Caswell-Brown Village property
UDC/JCC Criterion Staff Evaluation
Do inconsistencies exist between the No. There are no inconsistencies in relation
Comprehensive Plan and the GMA or the to this proposal.
Comprehensive Plan and the County-wide
Planning Policy for Jefferson County?
Have circumstances related to the proposed CBV would need to spend program dollars
amendment and/or the area in which it is for large septic capacity. If the City can
located substantially changed since the provide sewer service, those program
adoption of the Jefferson County dollars can be used for expanding other
Comprehensive Plan? needed services to better serve the clients
at CBV.
The proposed text amendment meets There are no transportation capacity issues
concurrency requirements for with this project. In fact, the site is situated
transportation and does not adversely within a walking distance to other public
affect the adopted level of service facilities and services, but not limited to
standards for other public facilities and sheriff, fire and emergency, medical, parks,
services (e.g., sheriff, fire and emergency public transit, and general governmental
medical services, parks, fire flow, and services.
general governmental services);
The proposed text amendment is consistent Yes, the proposal is supported by the
with the goals, policies and implementation Comprehensive Plan goals and policies,
strategies of the various elements of the particularly the Housing Element.
Jefferson County Comprehensive Plan;
The proposed text amendment will not The amendment would result in better use
result in probable significant adverse of services and does not have any significant
impacts to the county's transportation environmental impacts.
network, capital facilities, utilities, parks,
and environmental features that cannot be
mitigated, and will not place
uncompensated burdens upon existing or
planned service capabilities;
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Jefferson County 2024 Comprehensive Plan Amendment supplemental staff Report&sEPAAddendum October 10,2024
Cumulative Impact Analysis - UGA Comprehensive Plan & UDC Amendments to Amend
the Port Townsend Urban Growth Area, including the Caswell-Brown Village property
UDC/JCC Criterion Staff Evaluation
In the case of a text amendment to the Land Parcel currently under review is well-
Use Map, that the subject parcels are situated for its intended purpose. The CBV is
physically suitable for the requested land in proximity to the city and services.
use designation and the anticipated land
use development, including, but not limited
to, the following:
A. Access;
B. Provision of utilities; and
C. Compatibility with existing and planned
surrounding land uses.
The proposed text amendment will not No. The current land use designation for
create a pressure to change the land use CBV is RR 1:20, and is in the County's
designation of other properties, unless the ownership. Adjacent parcels proposed for
change of land use designation for other inclusion in the Port Townsend UGA are all
properties is in the long-term best interests publicly-owned with proposed public
of the county as a whole; purpose uses. Changing the land use
designation for other properties is not
required.
The proposed text amendment does not No. Land use and population are not
materially affect the land use and materially affected.
population growth projections that are the
bases of the Comprehensive Plan;
If within an unincorporated urban growth The proposal does not materially affect the
area (UGA), the proposed text amendment adequacy or availability of urban facilities
does not materially affect the adequacy or and services to the immediate area and
availability of urban facilities and services overall UGA. Beyond those as proposed and
to the immediate area and the overall UGA; approved under the County's conditional
use permit, CBV is not expected to
experience any additional development for
the foreseeable future. It will not increase
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Jefferson County 2024 Comprehensive Plan Amendment Supplemental Staff Report&SfPA Addendum October 10,2024
Cumulative Impact Analysis - UGA Comprehensive Plan & UDC Amendments to Amend
the Port Townsend Urban Growth Area, including the Caswell-Brown Village property
UDC/JCC Criterion Staff Evaluation
pressure to urbanize rural or natural
resources lands
The proposed amendment is consistent Yes. The proposal is consistent with CP, CPP,
with the Growth Management Act (chapter and GMA.
36.70A RCW), the County-Wide Planning
Policy for Jefferson County, any other
applicable inter jurisdictional policies or
agreements, and any other local, state or
federal laws.
Please provide an explanation of why the There is an overriding public interest
amendment is being proposed. demonstrating a public benefit beyond the
inclusion of the CBV and the surrounding
parcels into the Port Townsend UGA. It is
related to protecting public health, safety,
and welfare; enabling more cost-effective,
efficient provision of sewer and water; and
enabling the locally adopted Comprehensive
Plan and Countywide Planning Policies to
more effectively meet the GMA goals and is
authorized under state law.
Of note, in order to qualify for Connecting
Housing to Infrastructure ("CHIP") Grant
funding through WA Department of
Commerce, the project site must be fully
inside an UGA boundary. CHIP funding
would enable CBV eligibility for sewer
extension. Jefferson County and the City of
Port Townsend have been collaborating and
performing work to make this endeavor
possible. If the opportunity for CHIP funding
for the sewer connection is missed,
Jefferson County may have a situation
where the interim emergency shelter will
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Jefferson County 2024 Comprehensive Plan Amendment Supplemental Staff Report&SEPA Addendum October 10,2024
Cumulative Impact Analysis - UGA Comprehensive Plan & UDC Amendments to Amend
the Port Townsend Urban Growth Area, including the Caswell-Brown Village property
UDC/JCC Criterion Staff Evaluation
close and the new shelter will have a funding
gap to open. The impact on our unsheltered
population would be devastating.
Supplemental Sheet for Non-Project Actions:
The following environmental analysis is presented in the format of the Non-Project Action
Supplemental Sheet to the Environmental Checklist developed by the Department of Ecology
pursuant to the State Environmental Policy Act ("SEPA").
Question#1. How would the proposal be likely to increase discharge to water; emissions to air;
production, storage, or release of toxic or hazardous substances; or production of noise?
Development standards in both the Jefferson County Code and the Port Townsend City Code are
sufficient to address stormwater, noise, and waste disposal.
Question #2. How would the proposal be likely to affect plants, animals, fish, or marine life?
The Caswell-Brown Village operates under a county stormwater permit. Vegetation is preserved
as screening.
Question #3. How would the proposal be likely to deplete energy or natural resources?
The Caswell-Brown Village site is area already planned for emergency, transient, and permanent
supportive housing. It is connected to a public water system. Sanitary sewer would be provided
by an established City of Port Townsend utility when a funding source is secured to
extend/upgrade the necessary infrastructure. There will be no significant depletion of energy or
natural resources.
Question #4. How would the proposal be likely to use or affect environmentally sensitive areas
or areas designated (or eligible or under study) for governmental protection, such as parks,
wilderness, wild and scenic rivers, threatened or endangered species habitat, historic or
cultural sites, wetlands, floodplains, or prime farmlands?
The mapped environmentally sensitive areas are not subject to regulation under the County's
Critical Areas Ordinance. There are no areas designated or eligible for governmental protection.
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Jefferson County 2024 Comprehensive Plan Amendment Supplemental Staff Report&SEPA Addendum October 10,2024
Question #5. How would the proposal be likely to affect land and shoreline use, including
whether it would allow or encourage land or shoreline uses incompatible with existing plans?
CBA was permitted under a County conditional use permit. It is a compatible land use outside of
shoreline jurisdiction. Sewer extension into the general vicinity of CBV might encourage
appropriate urban growth in the immediate area, as envisioned and planned.
Question#6. How would the proposal be likely to increase demands on transportation or public
services and utilities?
The scale of the project would not significantly increase transportation or public service demand.
Bus service already is nearby and is accessible to the people housed at the CBV. The parcel is
served by a public water supply and is in the City's sewer service area. The City of Port Townsend
has indicated that it has the capability to serve the CBV with the system improvement upgrade.
Question#7. Identify, if possible, whether the proposal may conflict with local, state, or federal
laws or requirements for the protection of the environment.
There are no known conflicts with local, state, or federal laws or requirements.
Staff Recommendation:
Staff supports the inclusion of the Caswell-Brown Village ("CBV") and surrounding publicly-
owned parcels, totaling 32.72 acres, into the Port Townsend UGA so that urban services (i.e.,
sewer) can be provided to this public purpose facility. The proposal would also match existing
land use to the updated land use map for both County and City. Existing public facilities include
the City's regional stormwater facility and a new substation as proposed by the Public Utility
District No. 1 of Jefferson County ("PUD").
Exhibit to Proposed Amendment 2— Comprehensive Plan Amendatory Language
Proposal to expand the Port Townsend Urban Growth Area boundary to include publicly-owned
parcels for public purpose use, including the Caswell-Brown Village for housing services.
tr-ik th- ugh denotes a deletion; underline denotes an addition.
Jefferson County Comprehensive Plan Page 1-26:
Urban Growth Area Designations
The Port Hadlock/Irondale Urban Growth Area is planned for urban residential, urban
commercial, urban industrial, Both Rural and Urban Zones apply per the Land Use and Zoning
map. Rural zones apply until urban wastewater services are available, and then Urban zones
apply. See Section 1.4 for additional discussion.
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Jefferson County 2024 Comprehensive Plan Amendment Supplemental Staff Report&SEPA Addendum October 10,2024
The unincorporated Port Townsend Urban Growth Area is planned for public purpose facilities
such as emergency shelters,transitional housing, emergency housing,and permanent supportive
housing. Urban Growth Area — Public Facilities district applies to the unincorporated Port
Townsend Urban Growth Area per the Land Use and Zoning map.
Page 1-26:
EXHIBIT 1-15A Unincorporated Port Townsend Urban Growth Area Land Use & Zoning
Designations
Land Use Designation Description of Zonin Principal
Districts : Location Land Use
Public Facilities Public Facilities (UGA-P) comprise 32.72 acres, Public and
including open space areas, the Caswell-Brown Institutional
Village, the Port Townsend Regional Stormwater
Facility, and a future electrical substation as
Proposed by the Public Utility District No. 1 of
Jefferson County.
Page 1-34:
Urban Growth Areas & Services
Policies on Urban Growth Areas describe using the OFM to develop a joint County-City of Port
Townsend population forecast that would be used in capital facility and service plans.
Additionally, the policies describe sizing the urban growth area based at least on the low forecast
or if capital facilities are sufficient based on a medium or high projection.
Sizing of Urban Growth Areas is to be based primarily on adequate supply of developable land to
accommodate the joint population forecast, and including land for residential, commercial, and
industrial uses. The Urban Growth Area boundaries may be revised to accommodate special
purpose housing, provided an assessment of available land indicates that revision is necessary to
accommodate housing to all economic segments of the population, reduce displacement risk,
and undo identified racially disparate impacts.
Page 1-112
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Jefferson County 2024 Comprehensive Plan Amendment Supplemental Staff Report&SEPA Addendum October 10,2024
Urban Growth Areas
Municipal& Unincorporated
The GMA authorizes the designation of Urban Growth Areas in RCW 36.70A.110 to include cities
and other areas characterized by urban growth or adjacent to such areas. Urban Growth Areas
are intended to accommodate a projected population growth for the next twenty years.The GMA
specifies that future growth should, first, be located in areas that already have public facilities
and service capacity and, second, in areas where such services, if not already available, are
planned.
In Jefferson County, there are two Urban Growth Areas:
► rtr4T Port Townsend MURicipal Urban Growth Area (Municipal and Unincorporated); and
► Port Hadlock/Irondale Unincorporated Urban Growth Area.
The City of Port Townsend is subject to its own Comprehensive Plan and development regulations
affecting urban growth and the provision of public facilities and services within the City of Port
Townsend. The unincorporated portion of the Port Townsend UGA is subject to the Jefferson
County Comprehensive Plan and implementing regulations. Joint planning between the County
and City is encouraged, particularly for those areas that may be annexed into the City of Port
Townsend at some point in the future.
The Irondale-Port Hadlock Urban Growth Area is an unincorporated Urban Growth Area, located
approximately 5 miles south of the City of Port Townsend, adjacent to Port Townsend Bay. This
unincorporated Urban Growth Area is subject to the Jefferson County Comprehensive Plan and
implementing regulations.
An Urban Growth Area defines where urban developments will be directed and supported with
typical urban public facilities and services, such as storm and sanitary sewer systems, domestic
water systems, fire and police protection services, and public transit services. Urban growth areas
enable new development to locate close to vital capital facilities and urban services or "infill" in
existing urbanizing areas. Urban Growth Areas enable fiscal resources associated with capital
facilities and urban services to be operated more cost-effectively.
The Port Hadlock/Irondale Urban Growth Area is an unincorporated Urban Growth Area, located
approximately 5 miles south of the City of Port Townsend, adjacent to Port Townsend Bay. This
unincorporated Urban Growth Area is subject to the Jefferson County Comprehensive Plan and
implementing regulations.
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Jefferson County 2024 Comprehensive Plan Amendment Supplemental Staff Report&SEPA Addendum October 10,2024
An Urban Growth Area defines where urban developments will be directed and supported with
typical urban public facilities and services, such as storm and sanitary sewer systems, domestic
water systems, fire and police protection services, and public transit services. Urban growth areas
enable new development to locate close to vital capital facilities and urban services or "infill" in
existing urbanizing areas. Urban Growth Areas enable fiscal resources associated with capital
facilities and urban services to be operated more cost-effectively.
The Urban Growth Area is an area where urban public facilities and services are available or are
planned. Provision of urban public facilities and services may be available through several service
providers, such as Jefferson County, the JPUD, or some other entity such as a sewer and water
district.
Port Townsend Urban Growth Area
Background
The construction of an emergency shelter and permanent support housing is a verified
community need. It remains one of the biggest issues facing our community. The COVID-19
pandemic exacerbated the housing emergency issues, and the County Commissioners began
crisis planning by identifying locations within the county and near services to house those
individuals who were experiencing homelessness. With American Rescue Plan funding, the
County purchased the Mill Road site and several other contiguous parcels to the south as a unit.
OIyCAP leases a site from the County, offering the local unhoused population a temporary place
to stay while working to find permanent housing. OIyCAP named the new location the Caswell-
Brown Village, in remembrance of two people who died while experiencing lack of shelter or
supportive services. The Caswell-Brown Village ("CBV") on Mill Road refers to the combined 50-
bed emergency shelter with permanent supportive housing and a 40-lot park consisting primarily
of recreational vehicles and tiny shelters to provide housing for persons experiencing housing
insecurity. It will be a continuum of care housing facility operated by OIyCAP on a long-term lease
with the County.
Jefferson County has collaborated with the City of Port Townsend on a modification to the Port
Townsend UGA, something that has not happened since the original establishment of the UGA
boundary (coincident with the City's municipal boundary) in the years following the adoption of
GMA. The area proposed to be included within the Port Townsend UGA is characterized by urban
growth. Either the subject parcels themselves already contain urban-style development or they
are located in close proximity to urban development, and by either measure, the subject area is
appropriate for urban growth. The growth pattern on or near these lands makes the parcels
incompatible with the primary use of land for the production of food, other agricultural products,
or fiber, or the extraction of mineral resources, rural uses, rural development, and natural
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Jefferson County 2024 Comprehensive Plan Amendment Supplemental Staff Report&SEPA Addendum October 10,2024
resource lands designated pursuant to RCW 36.70A.170. The parcels are located in close
proximity to urban services, including but not limited to the City's regional stormwater system,
sanitary sewer system, domestic water system, street cleaning services,fire and police protection
services, public transit services, healthcare and medical services, and other public utilities
associated with urban areas and normally not associated with rural areas.
In 2024, Jefferson County and the City of Port Townsend completed a joint housing allocation
using Method C of the model provided by the State Department of Commerce, called the Housing
for all Planning Tool ("HAPT"). There are no other suitable alternative sites within the existing
Port Townsend city limits to accommodate a similar facility. Incorporating CBV into the Port
Townsend UGA boundary addresses recent legislation that amended GMA to require local
governments, when completing the periodic update of comprehensive plans, to accommodate
housing affordable to all economic segments of the population, reduce displacement risk, and
undo identified racially disparate impacts.
The City of Port Townsend is progressing to complete the City's General Sewer Plan ("GSP")
update in 2025. The plan update provides planning level analysis of the City's Wastewater
Treatment Plant, Biosolids Facility, and sewer collection system. The updated GSP includes a
projected capital investments analysis and operational projection necessary for the next 20 years.
An updated rate study was developed to pay for the infrastructure investment identified in the
capital analysis to ensure adequate funds to operate the sewer system. The GSP is under review
by the Washington State Department of Ecology. Following Ecology's review and approval, the
final adoption will be incorporated into the City's 2025 periodic update.
Jefferson County Public Utility District No. 1 ("PUD") is working to address power capacity and
reliability issue in the Port Townsend area. PUD believes the solution to these issues is to build
another electrical sub-station that are adjacent to existing PUD power lines. In looking for suitable
location, the PUD identified two county-owned parcels, which were purchased as a unit when
establishing CBV at its current location. The County and the PUD are currently working on
documentation to effectuate the sale.
The 32.72-acre unincorporated Port Townsend UGA comprises all publicly-owned parcels. The
re-designation of the land use and zoning maps would eliminate the potential segmentation of
the required urban services and facilities, but also ensure that future connections/expansions of
these services were possible.
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Jefferson County 2024 Comprehensive Plan Amendment Supplemental Staff Report&SEPA Addendum October 10,2024
Land Use Map & Zoning Designations
The Land Use and Zoning Map, adopted as a part of this element, is the graphic representation
of the densities and intensities of use and the goals, policies, and strategies contained within this
plan.
Land use and zoning designation is as follows:
Public facilities ("UGA-P") comprise 32.72 acres, including open space areas, the Caswell-Brown
Village, the Port Townsend Regional Stormwater Facility, and a future electrical substation as
proposed by the Public Utility District No. 1 of Jefferson County.
Page 1-125
Urban Growth Area Goals & Policies
The goals and policies of the Urban Growth Area element provide direction for the development
of the Port Townsend Unincorporated Urban Growth Area and the Jefferson's County's Port
Hadlock/Irondale Unincorporated Urban Growth Area. They outline specific criteria for urban
development, incorporating issues and opportunities identified by County residents in the public
Urban Growth Area planning process.
Page 1-130
Policy LU-P-33.6 In addition to the LOS adopted for public facilities in the Capital Facilities
and Utilities Element of this Comprehensive Plan, adopt Urban LOS standards for the
following capital facilities and public services in the Port Hadlock/Irondale Unincorporated
Urban Growth Area:
a. On-Site Septic Sewage Treatment and Disposal: Per Jefferson County Code Chapter
8.15 (On-Site Sewage Disposal Systems)
Sanitary Sewer: Per the adopted City of Port Townsend General Sewer Plan and the Port
Hadlock/Irondale Urban Growth Area General Sewer Plan and Port Hadlock Wastewater Facility
Final Design.
Page 8-3
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Jefferson County 2024 Comprehensive Plan Amendment Supplemental Staff Report&SEPA Addendum October 10,2024
EXHIBIT 8-1 Capital Facilities & Public Services Provided
TopicCapital Facility & Providers Serving Unincorporated
Service •ry Guiding Plans
Sewer Port Hadlock/Irondale UGA— Port Hadlock Wastewater
Jefferson County System: Urban Growth
Area Sewer Facility Plan,
2008 and Port Hadlock
UGA Sewer Facility Plan
Update, 2021
Design Plans &
Port Ludlow— Olympic Water and Specifications, 2013
Sewer
Port Townsend General
Unincorporated Port Townsend
Sewer Plan (pending final
UGA adoption in 2025)
Page 8-32
Policy CF-P-9.1 Utilize the following siting criteria as the basis for siting new essential public
facilities or for the expansion of existing essential public facilities:
a. Proximity to major transportation routes and essential infrastructure;
b. Land use compatibility with surrounding areas;
c. Potential environmental impacts by the facility as well as to the facility, including siting
considerations regarding effects of climate change;
d. Effects on resource and critical areas;
e. Proximity to Urban Growth Areas
f. Public costs and benefits including operation and maintenance;
g. Current capacity and location of equivalent facilities; and,
h. The existence, within the community, of reasonable alternatives to the proposed activity.
i. Other criteria as determined relevant to the specific essential public facility, or criteria
developed with Port Townsend (municipal and unincorporated) or the Port Hadlock/Irondale
unincorporated Urban Growth Area community.
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Jefferson County 2024 Comprehensive Plan Amendment Supplemental Staff Report&SEPA Addendum October 10,2024
Proposed Amendment 4: Proposed Amendment 4: Review of Land Use and Zoning in the
Jefferson County Airport Essential Public Facility (AEPF)
Applicant: The Port of Port Townsend
Location: This proposed amendment will change the zoning and overlay designation of parcels,
or portions of parcels:
1.Addition to AEPF: APN 001332013 & 001332017, currently zoned RR-5, to be zoned EPF-A;
2. Expansion of Airport Overlay III (which currently consists of 24-acre APN 001331005): APN
001332013 &001332017 (AEPF addition parcels); portions of the following parcels that are
currently in the AEPF: APN 001284006 NE corner of AEPF, north of Airport Road, and
portions of parcels outside of the FAA building restriction zone: APN 001332004 (a portion
of parcel west of SR20 and portion east of SR20), APN 001332001; APN 001331017; APN
001331012; APN 001331018 (entire); and APN 001331016.
General Description:
The AEPF is currently ca. 316 acres. The Port of Port Townsend proposes to expand the AEPF by
12 acres by adding two 6-acre parcels (APN 001332013 and APN 001332017) to the southwest
boundary (Figure 3), as well as expand the 24-acre Airport Overlay III within the resulting AEPF
zone from 24 acres to ca. 73.5 acres total (Figure 4). There are two distinct portions to the
expanded overlay: 1) a 6.5-acre area in the northeast corner of the AEPF, north of Airport Road,
and 2) the main overlay area south of the FAA building restriction line (identified as Airport
Overlay 1). The proposed expansion of the AEPF has been accepted by the FAA as an amendment
to the Airport Layout Plan ("ALP") as required by FAA. An update to the Airport Master Plan is
anticipated in 2025. A 3.38-acre portion of parcel APN 001334004 ("1313-10") located below the
AEPF and connecting to Four Corners Road, was originally planned to be part of the AEPF
expansion, but will be acquired by the Port of Port Townsend for access to the AEPF and Airport
Overlay III and remain with rural residential zoning. No development would occur on this access
parcel except utilities and access.
Pursuant to JCC 18.15.453(1) the purpose of the Airport Overlay III is to provide a limited
opportunity for rural scale non-aviation-related industrial uses that contribute to the long-term
financial viability of the AEPF and to enhance the economic vitality and quality of life for the
citizens of Jefferson County. The JCIA light industrial manufacturing park has alternately been
referenced as the Airport Light Industrial Park ("ALP"), or JCIA Rural Light Industrial Park. The
purpose of the expansion of Airport Overlay III is to provide additional land for Light
Industrial/Manufacturing uses to provide additional economic growth opportunities, and
ultimately, add employment opportunities in the area.
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Jefferson County 2024 Comprehensive Plan Amendment Supplemental Staff Report&SEPA Addendum October 10,2024
Comprehensive Plan Proposed Amendatory Language:
1.Amend Exhibit 1-8 Land Use/Zoning Map to reflect 12-acre addition to the AEPF (zone EPF-
A). (Figure 3.)
2.Amend the relevant portion of Exhibit 1-11, "Summary of Land Use &Zoning Designations",
Page 1-20, to read as follows:
PrincipalLand Use/Zoning Criteria for designation
Designation Land Use
INDUSTRIAL
Light Industrial/ => Quilcene Industrial Area Light Industrial
Manufacturing => Eastview Industrial Plat
(LI/M) kJCIA LI/M Overlay III, ceRsisting "f 24 aGFes,
sse D@reel Ne 001_331 099 in the
AEPF
3. Amend Exhibit 1-20, "Location of Rural Industrial Lands", Page 1-83, to accurately depict
the location and extent of the JCIA LI/M Overlay. (Figure 4.)
4. Amend the map, "Jefferson County International Airport — Non-Aviation Related Light
Industrial/Manufacturing Overlay", Page 1-91, to accurately depict the expanded location
and extent of the JCIA LI/M Overlay. (Figure 4.)
5. Amend the first paragraph under the heading "Air, Waterborne, & Freight Travel", Page
6-7, to read as follows:
The Jefferson County International Airport ("JCIA") is owned and operated by the Port of Port
Townsend. It is situated about four miles southwest of the City of Port Townsend on about 316
acres. Its runway is about 3,000 feet in length, and over 107 aircraft are based there. The Airport
is designated as a General Aviation (GA) airport by the FAA's National Plan of Integrated Airport
Systems ("NPIAS"). In 2010, the total flight operations equaled approximately 58,030, a small
percentage of which aye were air taxi and commuter service and the majority of which a*e were
general aviation flights;, Airport use is anticipated to increase in the future. The Port's current
Airport Master Plan Update (July- 2014) identifies an expansion plan to meet a 2.8% growth rate
for its 107 based aircraft and to stay within FAA requirements for safety and efficient airside and
landing facilities. The Port will apply allies for airport development grants for eligible
components of its preferred airport layout plan. Ancillary uses of the facility which attract,public
interest and increase, use tit o the airport includes businesses and organizations such as an aero
29
Jefferson County 2024 Comprehensive Plan Amendment Supplemental Staff Report&SEPA Addendum October 10,2024
museum, a flight instruction school, airplane mechanics, an airplane restoration school,
restaurant, and24 ;;r-res areas designated OR 20n9 inFd Ne 11 121 for non-aviation-related
light industrial/manufacturing development. The airport is designated and zoned as an Essential
Public Facility by Jefferson County.
Raise, and etheF faeteFs (PeFt of Peet T.,WRSeRd 2014) The FAA-approved Airport Master Plan
describes the Port's goals and obiectives for the future maintenance, modernization, and/or
expansion of the facility. It is a guidance document that outlines key planning and development
issues and provides recommendations on a wide ranee of issues (e.g., building heights, noise.
etc.). The Port is initiating a process to update the Master Plan in 2025.
6. Amend the second and third paragraphs under the heading "Industrial & Manufacturing
Businesses", Page 7-20, to read as follows:
Industrial sites in Jefferson County include the Port of Port Townsend, Port Townsend Industrial
Park (which has become a commercial and business park), Glen Cove, Eastview, Quilcene
Industrial Area, the Irondale/Port Hadlock UGA, the Port Townsend Paper Company, 24 aeFes ai
a Rural Light Industrial Park at the Jefferson County International Airport, and Resource Based
Industrial zoned sites.
In addition to the industrial sites described above, the light industrial manufacturing park at the
Jefferson County International Airport, also known as the A4FPeJ: "JCIA Rural Light Industrial
Park_' also allows non-aviation related industrial and manufacturing uses.
s U P P E)Ft i R g Up te—teR— S„, l l to Fned i u m sized 18 W—i M past, RO R a V iet i o n related l fg4t
Compliance with all applicable
provisions of the Jefferson County Code ("JCC"), including but not limited to Chapters 18.20
18.30, and 18.35 JCC and the development standards established for the Airport Overlay III in JCC
18.15.453 and JCC 18.35.460, tofzether with relevant provisions of the FAA-approved Airport
Master Plan, is required prior to development within the Rural Light Industrial Park. This will
ensure installation of all necessary infrastructure and utility improvements to support
development and use, as well as implementation of low impact development techniques.
Unified Development Code Proposed Amendatory Language
1. Amend Article III-A, "Jefferson County Airport Essential Public Facility District", JCC
18.15.1110 "Designated", to read as follows:
The Jefferson County International Airport ("JCIA") is a general purpose, public aviation airport
that provides recreational, business, flight training, charter and air taxi services and other uses.
The airport essential public facility district designation (see the official Jefferson County
Comprehensive Plan land use designations map) shall apply to the following:
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Jefferson County 2024 Comprehensive Plan Amendment Supplemental Staff Report&SEPA Addendum October 10,2024
(1) Parcels designated as an airport essential public facility on the official Jefferson County
Comprehensive Plan land use designations map;
(2) Any parcel or parcels (a) subsequently acquired by the Port in acce-rd-apTEe �•��e
and depicted on the Airport Layout Plan (ALP)
Map of the FAA-approved Airport Master Plan: or(b) currently owned by the Port, which
are approved for inclusion in the airport essential public facility district through the
Jefferson County Comprehensive Plan text and land use amendment process,or any other
applicable process. [Ord. 8-06 § 1]
2. Amend Article III-A, "Jefferson County Airport Essential Public Facility District", JCC
18.15.453 "Airport Overlay III", to read as follows:
(1) Purpose.The purpose of the Airport Overlay III is to provide a limited opportunity for rural
scale non-aviation-related industrial uses that contribute to the long-term financial
viability of the AEPF and to enhance the economic vitality and quality of life for the citizens
of Jefferson County.
(2) Overlay Map. Jefferson County will prepare and maintain an Airport Overlay III map that
identifies the parcels located within the overlay.
(3) Permitted, Conditional and Prohibited Uses. Notwithstanding the permitted, conditional
and prohibited use limitations set forth in JCC 18.15.1112 through 18.15.1114, the
following uses shall be permitted within the Airport Overlay III designation:
(a) Non-aviation-related light industrial/manufacturing.
(4) Development Standards. In addition to the standards for new development in the AEPF
district set forth in JCC 18.15.1124 through 18.15.1132, the following provisions shall
apply:
(a) Impervious Surface Coverage, Building Dimension and Height Restrictions.
(i) Total impervious surface coverage shall not exceed 25 percent.
(ii) No structure shall exceed 10,000 square feet in size.
(iii) Notwithstanding JCC 18.15.1130, in no instance may structures exceed
35 feet in height.
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Jefferson County 2024 Comprehensive Plan Amendment Supplemental Staff Report&SEPA Addendum October 10,2024
(b) Vegetation Retention and Perimeter Buffering. Existing vegetation should be
maintained to the maximum extent practicable in order to reduce soil erosion, provide
habitat for wildlife, screen light industrial uses from view, and maintain the
predevelopment hydrologic regime. Additionally, the Port shall maintain a minimum 50-
foot-wide buffer along the outer perimeter of each ownership parcel (i.e., not leasehold
parcels created through a future binding site plan process) within the overlay to screen
industrial uses from view and maintain the unincorporated rural aesthetic values of the
locale.
(c) Low Impact Development ("LID"). Development occurring within the Airport Overlay
III shall incorporate low impact development practices to the maximum extent feasible.
The most recent edition of the Low Impact Development Technical Guidance Manual for
Puget Sound (May 2005), developed by the Puget Sound Action Team in collaboration
with the Washington State Department of Ecology, shall be used as a primary source by
the county in reviewing and mitigating development occurring within the overlay district.
[Ord. 11-09 § 2 (Att. B)]
(5) Other Regulations. Parcels within the JCIA-III overlay are subject to all applicable
provisions of JCC Title 18, as well as regulations and restrictions established by the FAA (e.g.,
Building Restriction Lines ("BRLs") and Object Free Areas ("OFAs")).
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Jefferson County 2024 Comprehensive Plan Amendment Supplemental Staff Report&SEPA Addendum October 10,2024
Figure 3. Addition to AEPF (grey with crosshatch)
k F:-i' .,.ERR'.
RR 1a
RR-5
FR-'
RR to
FFF a
RR 5 RR-5
F i F'.
r FFF 1 T
RR
Z F:F1 �
r
RR
FF`
�•k,� Z� y 'fi�,�_ RR
RR
RR"
33
Jefferson County 2024 Comprehensive Plan Amendment Supplemental Staff Report&SEPA Addendum October 10,2024
Figure 4. Areas added to Airport Overlay III
J G
way
Is
e
{RAd
,r `aT�$9�1.'7Y�a``"_•',LEGEND
Proposed Overlay III
��rrrrrri�r.� -
Current Overlay III _
Review of Airport Overlay III as modified:
Zoning south of the proposed Airport Overlay III is primarily RR-10,with the immediate area west
of SR 20 zoned RR-5. The area between the AEPF and Four Corners Neighborhood/Visitor
Crossroads ("NC")
Jefferson County already allows the Rural Residential zone to abut the LI/M JCIA-III zone, which
the proposed amendment will not alter. The existing buffers outlined in the UDC for the LI/M
JCIA-III zone are not changed by this amendment, which will preserve the interface between
these two zones. Additionally, there will be opportunities for review and conditioning of specific
project proposals within this area. If it is determined that additional conditioning is needed for
development on one of these specific parcels, these conditions can be added at the project
permitting stage.
These properties currently allow uses which would require the use of septic systems. Any future
inclusion of these parcels in the JCIA-III zone would not change the need to develop a septic
34
Jefferson County 2024 Comprehensive Plan Amendment Supplemental Staff Report&SEPA Addendum October 10,2024
system. Future development on these parcels by The Port of Port Townsend would include on-
site or community septic. The UDC requires that development in the Airport Overlay III adheres
to Low Impact Development standards, which means that stormwater would be dealt with on
site. The continued operation of the existing airport is likely to be the principal adverse noise
impact in the area, although air traffic noise is intermittent and light industrial and manufacturing
noise may be more continuous in nature. The development of future Light Industrial and
Manufacturing facilities will be accompanied by the 50-foot-wide minimum buffers required of
each parcel in the Airport Overlay III area. This buffer will also mitigate the impacts from any
future light pollution.
Four Corners Neighborhood/Visitor Crossroads ("NC") Limited Area of More Intensive Rural
Development ("LAMIRD") is situated south of the AEPF generally at the intersection of Four
Corners Road (S. Discovery Road on the west side of the intersection) and SR 20. The area
between the AEPF and Four Corners NC is characterized by residential uses, including Moore's
Mobile Manor residential park, and the Jefferson Transit facility.
Cumulative Impact Analysis:
Pursuant to JCC 18.450.080(1)(b), the Planning Commission and Board of County Commissioners
shall develop findings and conclusions that consider specific criteria. Those criteria, and staff
evaluations, follow.
Cumulative Impact Analysis -Jefferson County Airport Light
Industrial/Manufacturing Overlay Expansion
UDC/JCC Criterion Staff Evaluation
Is growth and development as envisioned in the The growth rate in the County is occurring
Comprehensive Plan occurring faster or slower slower than anticipated. The projected growth
than anticipated, or is failing to materialize? rate in the 2018 Comprehensive Plan for the
County was 0.98% per year. The realized
population growth rate for 2022-2023 was
merely 0.22%. Since 2010, the average growth
rate has only been 0.1% in the County. Allowing
additional land for Light
Industrial/Manufacturing uses will provide
additional economic growth opportunities.
Has the capacity of the county to provide County continues to be equipped to provide the
adequate services diminished or increased? same levels of service that were available when
the comprehensive plan was passed in 2018.
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Jefferson County 2024 Comprehensive Plan Amendment Supplemental Staff Report&SEPA Addendum October 10,2024
The county has planned to provide more
services to some areas such as the Irondale and
Port Hadlock Urban Growth Area.
Is sufficient urban land designated and zoned to This Proposed Amendment is related to rural
meet projected demand and need? land.This Proposed Amendment requests a new
mechanism be created to add parcels to the
Jefferson County International Airport Overlay
III ("1CIA-III"), which is a part of the Essential
Public Facilities- Airport ("EPF-A") designation,
which is under the general comprehensive plan
category of Essential Public Facilities. Creating a
new mechanism to add parcels to this overlay
zone will help the airport meet projected job
needs. The Port of Port Townsend anticipates
that additional JCIA-III parcels will create
industrial jobs by allowing non-aviation uses as
part of the expanded EPF-A zone.
Are any of the assumptions upon which the Underlying assumptions have changed since the
Jefferson County Comprehensive Plan is based Comprehensive Plan was last written. While the
no longer valid, or is new information available demand for employment continues, several
that was not considered during the adoption business owners in the surrounding area are
process or any annual amendments of the struggling due to rising lease costs. This
Jefferson County Comprehensive Plan? amendment would allow the airport to create
industrial and aviation-compatible lands to
preserve existing and create new employment
opportunities.
Does the proposed amendment reflect the Jefferson County residents value jobs that allow
current widely held values of the residents of them to live where they work. Increasing the
Jefferson County? land available for industrial and manufacturing
uses will have two benefits immediately felt by
residents: land available for local businesses to
rent, and an increase in the job capacity for the
area. This Proposed Amendment will ultimately
add employment opportunities to the area.
Do changes in county-wide attitudes A change in county-wide attitude has not
necessitate amendments to the goals of the necessitated an amendment to the goals of the
plan and the basic values embodied within the plan or the basic values. This Proposed
Comprehensive Plan Vision Statement?
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Jefferson County 2024 Comprehensive Plan Amendment Supplemental Staff Report&SEPA Addendum October 10,2024
Amendment aligns with the goals and values of
the plan.
Do changes in circumstances dictate a need for As property values in the county have increased,
amendment? rental costs for businesses surrounding the
Airport have increased. Port-owned light
industrial/manufacturing-zoned parcels would
provide additional means for economic growth.
Future additions to this overlay will provide a
mechanism for continued economic growth and
greater access to appropriately zoned land for
local businesses.
Do inconsistencies exist between the This Proposed Amendment does not seek to
Comprehensive Plan and the GMA or the rectify any inconsistencies between the
Comprehensive Plan and the County-wide Comprehensive Plan and the GMA or the
Planning Policy forJefferson County? Comprehensive Plan and the County-wide
Planning Policies for the county.
Have circumstances related to the proposed Circumstances related to the proposed
amendment and/or the area in which it is amendment and/or the area in which it is
located substantially changed since the located have changed since the adoption of the
adoption of the Jefferson County Jefferson County Comprehensive Plan. While
Comprehensive Plan? the demand for employment continues, several
business owners in the surrounding area are
struggling due to rising lease costs. This
amendment would allow the airport to create
industrial and aviation-compatible lands to
preserve existing and create new employment
opportunities.
The proposed text amendment meets Transportation Impacts: While it is likely that
concurrency requirements for transportation both Four Corners Rd and SR 20 have existing
and does not adversely affect the adopted level capacity for increased traffic volume, future
of service standards for other public facilities capacity concerns lie with intersection level of
and services (e.g., sheriff, fire and emergency service and appropriate roadway access to SR 20
medical services, parks, fire flow, and general (12-acre addition to AEPF). Project-level
governmental services), considerations would require review with
WSDOT involvement. Traffic analysis was done
for the 24-acre Airport Overlay III site in 2009,
finding a possible increase of 49 average daily
trips on Four Corners Road per 100 employees.
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Jefferson County 2024 Comprehensive Plan Amendment Supplemental Staff Report&SEPA Addendum October 10,2024
At this phase of review, there is no expected
exceedance of roadway level of service,or in the
demand for other public facilities and services
resulting from this Proposed Amendment. Any
project action resulting from this proposed
change would be reviewed for transportation,
public facility, and services concurrency
requirements using the appropriate processes.
The proposed text amendment is consistent This proposed amendment is consistent with the
with the goals, policies and implementation following Comprehensive Plan Goals:
strategies of the various elements of the
Jefferson County Comprehensive Plan; LU-G-S: "Identify and designate lands for both
public purposes, public facilities, and essential
public facilities,"
ED-G-3: "Support Jefferson County's industries
that leverage existing strengths, advantages,
and potential in the following areas... Port-
related economic development,"
ED-P-3.1 Support the efforts of the Port of Port
Townsend in diversifying the Jefferson County
International Airport ("JCIA") to provide for a
broader number of trades, manufacturing, and
services. This may include but is not limited to,
the siting of appropriately scaled aviation and
non-aviation-related industrial/manufacturing
activities in the Airport Essential Public Facilities
District.
CF-G-9: "Regulate the siting of essential public
facilities consistent with the GMA and to meet
public service needs,"
CF-G-10, "Ensure the continued viability of the
Jefferson County International Airport as a
transportation hub,"
CF-G-11, "Ensure continuation of the airport as
a safe and efficient essential public facility,"
The proposed text amendment will not result in This Proposed Amendment will result in
probable significant adverse impacts to the increased capital facility capacity and will not
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Jefferson County 2024 Comprehensive Plan Amendment Supplemental Staff Report&SEPA Addendum October 10,2024
county's transportation network, capital have adverse impacts on the transportation
facilities, utilities, parks, and environmental network, utilities, parks, and environmental
features that cannot be mitigated, and will not features that cannot be mitigated. Any project
place uncompensated burdens upon existing or action resulting from this proposed non-project
planned service capabilities; change would be reviewed for adverse impacts
to these facilities using the appropriate review
process.
In the case of a text amendment to the Land Use Access to all the parcels within the maximum
Map, that the subject parcels are physically extent proposed for the light
suitable for the requested land use designation industrial/manufacturing overlay is provided by
and the anticipated land use development, existing roads. Utilities are currently available on
including, but not limited to, the following: many of the sites. Any potential future site
A. Access, improvements required to provide sufficient
B. Provision of utilities,and access and utility provision will be coordinated
C. Compatibility with existing and planned with the county.
surrounding land uses. The land use surrounding the EPF-A area is
currently all rural residential, limited to a density
of five acres per dwelling unit or ten acres per
dwelling unit. These rural residential parcels
currently border Airport Overlay III and EPF-A
properties.The proposed additions to the EPF-A
and Airport Overlay III would not change the
compatibility with the planned surrounding land
uses. There are Jefferson Transit bus stops both
northbound and southbound along SR 20 within
the AEPF.
The proposed text amendment will not create a The proposed text amendment would not create
pressure to change the land use designation of a pressure to change the land use designation of
other properties, unless the change of land use any other properties. The land use designation
designation for other properties is in the long- changes are limited to the parcels in question for
term best interests of the county as a whole; this Proposed Amendment.
The proposed text amendment does not The proposed text amendment would not
materially affect the land use and population materially affect the land use and population
growth projections that are the bases of the growth projections that are the bases of the
Comprehensive Plan; comprehensive plan.
If within an unincorporated urban growth area The proposed amendment is not within an
(UGA), the proposed text amendment does not unincorporated UGA, and thus it does not
materially affect the adequacy or availability of materially affect the adequacy or availability of
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Jefferson County2024 Comprehensive Plan Amendment Supplemental Staff Report&SEPA Addendum October 10,2024
urban facilities and services to the immediate urban facilities and services to the immediate
area and the overall UGA; area and the overall UGA.
The proposed amendment is consistent with the The proposed amendment is consistent with the
Growth Management Act (chapter 36.70A Growth Management Act, countywide planning
RCW), the County-Wide Planning Policy for policies for Jefferson County, and all other
Jefferson County, any other applicable inter- applicable inter-jurisdictional, local, state, or
jurisdictional policies or agreements, and any federal laws or policies. Additionally, creating
other local, state or federal laws. these economic development opportunities will
implement the goals of the Comprehensive Plan
as currently adopted.
Please provide an explanation of why the The Port's mission is to build and maintain
amendment is being proposed. infrastructure that sustains economic vitality in
the community. The Non-Aviation Light
Industrial/Manufacturing overlay provides local
businesses with an opportunity for growth and
to create more jobs. Incorporating more land
into this zone will allow higher job-dense land
i uses than their current designations within the
RR-5/ RR-10 zoning districts.
L
Supplemental Sheet for Non-Project Actions:
The following environmental analysis is presented in the format of the Non-Project Action
Supplemental Sheet to the Environmental Checklist developed by the Department of Ecology
pursuant to the State Environmental Policy Act ("SEPA").
Question #1. How would the proposal be likely to increase discharge to water; emissions to
air; production, storage, or release of toxic or hazardous substances; or production of noise?
Increases in discharges, emissions, production, storage, or release of toxic or hazardous
substances are not likely to result from the adoption of this proposed Comprehensive Plan
amendment. Existing policies and regulations at the county and state level are designed to reduce
discharges to water and impacts on the natural environment. In addition, individual projects in
this area are required to connect to the Quimper public water system and receive septic approval,
as well as comply with the policies and regulations of the county's municipal code and
development standards. Air emissions are also regulated by the Puget Sound Clean Air Agency.
Storage and handling of any chemicals regulated by the Occupational Safety and Health
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Jefferson County 2024 Comprehensive Plan Amendment Supplemental Staff Report&SEPA Addendum October 10,2024
Administration ("OSHA"). Emissions will be reviewed at the time of the subsequent permit
applications.
Proposed measures to avoid or reduce such increases are:
• Jefferson County Code and associated development regulations (title 18 JCC)
• Jefferson County Code Health and Safety (title 8 JCC)
• Jefferson County Code Buildings and Construction (title 15 JCC)
The proposed code amendment does not alter codes regulating water, air, and noise
pollution. Therefore, there are no anticipated impacts nor mitigation measures proposed.
Question #2. How would the proposal be likely to affect plants, animals, fish, or marine life?
None anticipated. There are no direct impacts on plants, animals, fish, or marine life from the
proposed amendment. All new development shall demonstrate compliance with the County's
critical areas regulations in chapter 18.22 JCC prior to permit approval.
Proposed measures to protect or conserve plants, animals, fish, or marine life are:
• Future development is required to meet the County's adopted critical areas
regulations which include impacts to steep slopes, wetlands, and fish and
wildlife habitat.
• In addition, projects that impact wetlands or marine/fresh waters are subject
to the permitting requirements of the Corp of Engineers, Department of Fish
and Wildlife and the Department of Ecology.
Question #3. How would the proposal be likely to deplete energy or natural resources?
This project is a non-project action. The proposed amendment will not impact energy or
natural resources. All subsequent development will be subject to compliance with the JCC.
Proposed measures to protect or conserve energy and natural resources are:
• None at this time. Future developments will be reviewed on a case-by-case basis for
compliance with county building codes, critical area protection standards, and state
energy codes.
Question #4. How would the proposal be likely to use or affect environmentally sensitive areas
or areas designated (or eligible or under study) for governmental protection, such as parks,
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Jefferson County 2024 Comprehensive Plan Amendment Supplemental Staff Report&SEPA Addendum October 10,2024
wilderness, wild and scenic rivers, threatened or endangered species habitat, historic or
cultural sites, wetlands, floodplains, or prime farmlands?
Due to soils and subsurface conditions the proposed area Airport Overlay III area is underlain by
designated "Special Aquifer Recharge Protection Areas" ("SARPA") and SARPA- "Susceptible".
There are protection standards in chapter 18.22 JCC that will apply to development to protect
water quality. Much of the Airport Overlay III area is designated as "Seismic Soil" which may
require special building codes for protections against liquefaction. Considering the application
of existing development code provisions to all developments, the proposed amendment will not
have deleterious effects on critical areas, historic of cultural resources, prime farmlands, parks,
or scenic corridors. There is therefore no net loss of ecological functions and values, or loss of
agricultural, historic, or cultural, or recreational resources due to the proposed action.
Proposed measures to protect such resources or to avoid or reduce impacts are:
• See response above. State law requires protection of cultural sites and critical areas.
Future developments will be reviewed on a case-by-case basis for compliance with county
and state codes.
Question #5. How would the proposal be likely to affect land and shoreline use, including
whether it would allow or encourage land or shoreline uses incompatible with existing plans?
The Proposed Amendment will change the permitted, conditional, and non-permitted uses on
several parcels near the airport. However, future development proposals stemming from the
amendment will not be incompatible with existing plans because this is a direct amendment to
the Comprehensive Plan and UDC. Land use on the parcels receiving a zoning and overlay change
may shift to more aviation facilities and non-aviation-related light manufacturing and industrial
use. All future developments will be reviewed on a case-by-case basis for compatibility with
permitted, conditional, and non-permitted land uses.
The Port's mission is to build and maintain infrastructure that sustains long-term economic
vitality of the community and make investments in infrastructure that will support the creation
of jobs.
Proposed measures to avoid or reduce shoreline and land use impacts are:
• None at this time. All future developments will be reviewed for consistency with the land
use code (title 18 JCC).
Question#6. How would the proposal be likely to increase demands on transportation or public
services and utilities?
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Jefferson County 2024 Comprehensive Plan Amendment Supplemental Staff Report&SEPA Addendum October 10,2024
Road access to the AEPF addition parcels to the west will likely be from SR 20, and internal
connectivity within the expanded Airport Overlay III roadway system is anticipated, allowing
traffic to also use the Four Corners Road access. There is existing road access from the AEPF
addition parcels to SR 20 ca. 1,360 feet north of the intersection of Four Corners Road and SR 20.
There be a need for additional traffic/access modifications or analysis. Washington State
Department of Transportation ("WSDOT") will need to provide review or updated road access
permit at the time of project-specific development.
Road access to the AEPF via Four Corners Road is being developed for the existing 24-acre Airport
Overlay III through APN 001334004. Four Corners Road is a county owned and designated "minor
collector", connecting SR 19 (a.k.a. Airport Cutoff Road), designated "minor arterial", with SR 20,
designated "highway". The Four Corners access parcel is no longer being proposed to be added
to the AEPF. The thought being, there will be no Light Industrial/manufacturing intensity of use
on this parcel and therefore does not need to be within the AEPF or FAA Airport Layout Plan. The
Port of Port Townsend plans to provide landscaping and access development that fits within local
conditions.
Evaluation at this phase as a non-project action is done with incomplete information which would
be provided at a project action phase. It is likely that detailed transportation analysis of SR 20
access, roadway level of service, and intersection level of service, would accompany project-
specific proposals. This phase of the Proposed Amendment does not demonstrate an impact on
transportation or public services and utilities. All future development will be reviewed on a case-
by-case basis for significant impacts to transportation or public services and utilities.
Proposed measures to reduce or respond to such demand(s) are:
• None at this time. All future developments will be reviewed for potential significant
impacts to transportation or public services and utilities and may have to comply with
mitigation policies.
Question#7. Identify, if possible,whether the proposal may conflict with local,state,or federal
laws or requirements for the protection of the environment.
The proposed amendment will not affect any local, state, or federal laws. Future developments
will be required to meet all county, state, and federal laws applicable to environmental
protection requirements.
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Jefferson County 2024 Comprehensive Plan Amendment Supplemental Staff Report&SEPA Addendum October 10,2024
FUTURE ANALYSIS AND PUBLIC REVIEW PROCESS
The proposed UDC text amendment removes the requirement of a Binding Site Plan ("BSP"). A
BSP requires public notice (a comment period) and is an appropriate land division process for the
Port of Port Townsend at the existing 24-acre site. But a BSP may not be applicable to other
development proposals elsewhere in the expanded Airport Overlay III. The site planning and
development for the existing 24-acre parcel will be through a permit process that includes public
notice and comment. There is some concern that an appropriate level of public participation be
part of future development proposals in the overlay. Because the anticipated scale and intensity
of development and use of future proposals within the expanded Airport Overlay III are currently
unknown, it is not known if the applicable permit process would trigger a public comment period
or SEPA review.
If development plans do not exceed adopted thresholds, the project would be categorically
exempt and SEPA would not be triggered. Public notice is provided for Type II through Type V
approval processes. A Type I process with SEPA review also triggers a public notice requirement.
Type I alone,such as minor site development and a building permit,does not have a public notice
requirement. A definite public notice process is not certain to solicit public input on the potential
wider impacts of the rural light industrial park development within Airport Overlay lll.
Other Potential Avenues to Address Identified Public Process and Area-Wide Impact Concerns:
Airport Master Planning/Industrial Site Readiness Grant Planning Process: The Port of Port
Townsend will be conducting an update to the Airport Master Plan in 2025. The concept-level
planning being advanced under the Industrial Site Readiness Grant between now and the end of
June 2025 may be conducted as part of the Master Plan Update process. The Master Planning
process will be a public process, involving agencies and citizens, and will offer a full and fair
opportunity for any concerns regarding Overlay-III uses south of the BRL to be identified and
addressed.
Development Agreement: Another potential mechanism to provide an opportunity for public
input on the proposed expansion to the Overlay-III/rural light industrial park is a Development
Agreement under JCC 18.40.820 et seq. These are discretionary, and under the County's code,
would be processed as a Type V permit (Planning Commission public hearing/recommendation;
Board decision) — even though the decision is considered to be "administrative" rather than
"legislative". This mechanism could provide an avenue to outline the maximum scope of impacts
anticipated, and would also serve to vest future development and use to the current code
requirements for an agreed upon period of time. In addition to requiring Planning Commission
recommendation and approval by the County Commission,the Port of Port Townsend would also
need to obtain authorization from the Port Commission to enter into a Development Agreement
for the rural light industrial park.
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Jefferson County 2024 Comprehensive Plan Amendment Supplemental Staff Report&SEPA Addendum October 10,2024
Staff Recommendation
The Staff Recommendation in the September 4, 2024 Staff Report is not changed. Staff
recommends adoption with the findings of this Supplement.
4. Attachments
Comment Record:
Only one comment, the comment below, was received during the hearing process.
PORT OF PORT TOWNSEND
Requested Changes to Proposed Amendatory Ordinance
(Appendix D,Exhibit 1 —Proposed Amendments to CP and Ch.18.15 JCC)
Entered as Testimony by Eric Toews, Port Deputy Director,
Planning Commission Public Hearing, September 18,2024
AIRPORT OVERLAY AMENDMENTS
Comprehensive Plan Proposed Amendatory Language
Amend the relevant portion of Exhibit 1-11, "Summary of Land Use & Zoning Desienations", Page 1-20, to
read as follows:
Land Use/Zoning Criteria for designation Principal
Designation Land Use
INDUSTRIAL
Light Industrial/ => Quilcene Industrial Area Light Industrial
Manufacturing => Eastview Industrial Plat
(LI/M) => }JCIA LI/M Overlay III, consisting of 2
ssesSE)F'S Pa Fe i Ne. 001 331 005 in the AEPF
Amend Exhibit 1-20, "Location of Rural Industrial Lands", Page 1-20, to accurately depict the location and
extent of the JCIA LI/M Overlay:
[RESERVED-PLEASE SEE INFORMATIONAL EXHIBIT"B"-ATTACHED]
[Please note: Two graphics have been provided(see attached)to assist the Planning Commission in its deliberations:
1) Exhibit"A","Conversion from RR-5 to EPF-A", depicting the requested expansion to the essential public facility
land use designation and zoning; and 2) Exhibit"B","Conversion to Overlay III", depicting the proposed expansion
to the Overlay III within the bounds of the expanded AEPF designation/zone. These are intended to serve as a guide
to the preparation of formal exhibits to be included within the Plan/Code.]
Amend the map, "Jefferson County International Airport — Non-Aviation Related Light
IndustriaUManufacturine Overlay", Page 1-91, to accurately depict the expanded location and extent of the
JCIA LI/M Overlay:
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Jefferson County 2024 Comprehensive Plan Amendment Supplemental Staff Report&SEPA Addendum October 10,2024
[RESERVED-PLEASE SEE INFORMATIONAL EXHIBIT"B"-ATTACHED]
Amend the first paragraph under the heading "Air, Waterborne, & Freight Tra%cl", Page 6-7, to read as
follows:
The Jefferson County International Airport(JCIA)is owned and operated by the Port of Port Townsend. It is situated
about four miles southwest of the City of Port Townsend on about 316 acres. Its runway is about 3,000 feet in length,
and over 107 aircraft are based there. The Airport is designated as a General Aviation (GA) airport by the FAA's
National Plan of Integrated Airport Systems(NPIAS). In 2010,the total operations equaled approximately 58,030,a
small percentage of which ere were air taxi and commuter service and the majority of which are were general aviation
flights;. Airport use is anticipated to increase in the future. ThePort'scurren Airport Master Plan mate-(July;
2014) identifies an expansion plan to meet a 2.8% growth rate for its 107 based aircraft and to stay within FAA
requirements for safety and efficient airside and landing facilities. The Port will any ap lie for airport development
grants for eligible components of its preferred airport layout plan. Ancillary uses of the facility which attracts public
interest and increases use in at the airport includes businesses and organizations such as an aero museum, a flight
instruction school, airplane mechanics, an airplane restoration school, restaurant, and 24-aer-es areas designated in
2009 (.,_a No 11 1215 09) for non-aviation-related light industrial/manufacturing development. The airport is
designated and zoned as an Essential Public Facility by Jefferson County.
.,aa_ess; height, neise, and_ a ww_ c (v,.4 of Pao Townsend, 2014) The FAA-approved Airoort Master Plan
describes the Port's goals and objectives for the future maintenance,modernization,and/or expansion of the facility.
It is a guidance document that outlines key planning and development issues and provides recommendations on a wide
range of issues(e.g.,building heights,noise.etc.). The Port is initiating a process to update the Master Plan in 2025.
Amend the second and third paragraphs under the heading"Industrial&Manufacturing Businesses",Page 7-
20,to read as follows:
Industrial sites in Jefferson County include the Port of Port Townsend, Port Townsend Industrial Park (which has
become a commercial and business park),Glen Cove,Eastview,Quilcene Industrial Area,the Irondale/Port Hadlock
UGA, the Port Townsend Paper Company, 24-aer-es-at a Rural Light Industrial Park at the Jefferson County
International Airport,and Resource Based Industrial zoned sites.
In addition to the industrial sites described above, the light industrial manufacturing park at the Jefferson County
International Airport,also known as the "JCIA Rural Light Industrial Park"also allows non-aviation related
industrial and manufacturing uses. in 2009,
Essential Publie Faeility eapable of s ten small to fnedium sized lew iflipaet,non-aviafien related light
indusuiaYmanufaeter-ing businesses. As, ef i0b I� thee site r-equifes a Binding Site Plan, elear-ing and installatie
infiastmeture before any business eper-atiens. Compliance with all applicable provisions of the Jefferson County Code
JCC), including but not limited to Chapters 18.20 and 18.30 JCC and the development standards established for the
Airport Overlay III in JCC 18.15.453,together with relevant provisions of the FAA-approved Airport Master Plan.is
required prior to development within the Rural Light Industrial Park. This will ensure installation of all necessary
infrastructure and utility improvements to support development and use, as well as implementation of low impac
development techniques.
Unified Development Code Proposed Amendatory Language
Amend Article III-A, "Jefferson County Airport Essential Public Facility District", JCC 18.15.1110
"Designated",to read as follows:
The Jefferson County International Airport (JCIA) is a general purpose, public aviation airport that provides
recreational,business, flight training,charter and air taxi services and other uses. The airport essential public facility
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Jefferson County 2024 Comprehensive Plan Amendment Supplemental Staff Report&SEPA Addendum October 10,2024
district designation(see the official Jefferson County Comprehensive Plan land use designations map)shall apply to
the following:
(1) Parcels designated as an airport essential public facility on the official Jefferson County Comprehensive
Plan land use designations map;
(2) Any parcel or parcels(a)subsequently acquired by the Port in aeeer-danee with the pr-evisiens of the
and depicted on the Airport Layout Plan(ALP)Map of the FAA-approved
Airport Master Plan;or(b)currently owned by the Port,which are approved for inclusion in the airport
essential public facility district through the Jefferson County Comprehensive Plan text and land use
amendment process,or any other applicable process. [Ord. 8-06§ 1]
Amend Article III-A, "Jefferson County Airport Essential Public Facility District".JCC 18.15.453 "Airport
Overlay III".to read as follows:
(1) Purpose.The purpose of the Airport Overlay III is to provide a limited opportunity for rural scale non-
aviation-related industrial uses that contribute to the long-term financial viability of the AEPF and to
enhance the economic vitality and quality of life for the citizens of Jefferson County.
(2) Overlay Map.Jefferson County will prepare and maintain an Airport Overlay III map that identifies the
parcels located within the overlay.
(3) Other Regulations. Parcels within the JCIA-III overlay are subject to all applicable provisions of JCC Title
18 as well as regulations and restrictions established by the FAA(e.g.,Building Restriction Lines(BRLs)
and Object Free Areas(OFAs)).
47
RED LINE VERSION
STATE OF WASHINGTON
COUNTY OF JEFFERSON
An Ordinance Approving Amendments to
the County's Comprehensive Plan; and ORDINANCE NO.
Amendments to Title 18 JCC, Title 15 JCC
and Title 13 JCC
WHEREAS, the Board of Jefferson County Commissioners (BoCC) has, as required
by the Growth Management Act, chapter 36.70A Revised Code of Washington (RCW),
annually creates and implements a process by which citizens and entities can propose
amendments to the Jefferson County's Comprehensive Plan (2018) (Comprehensive Plan) and
title 18 of the Jefferson County Code (JCC) also known as the Unified Development Code
(UDC), the Comprehensive Plan having been originally adopted via Resolution No. 72-98 on
August 28, 1998 and as subsequently amended, and the UDC, adopted by Ordinance No. 11-
1218-00 and effective January 16, 2001 and as subsequently amended; and
WHEREAS, RCW 36.70A.130(2)(a) requires Jefferson County to allow interested
persons to suggest amendments to the Comprehensive Plan or its development regulations
(RCW 36.70A.470(2)) during annual amendment cycles; and
WHEREAS, RCW 36.70A.130(2)(a), codified in JCC 18.45.010(1), requires that
revisions of the comprehensive plan are considered together, generally no more frequently than
once every year; and
WHEREAS,the UDC contains a process for annual amendments in chapter 18.45 JCC;
and
WHEREAS, as mandated by the GMA, the BoCC has reviewed and voted upon the
proposed amendments to the County's Comprehensive Plan that composed the 2024
Comprehensive Plan Amendment Docket(the Docket); and
WHEREAS,by the annual submittal deadline of March 1,2024,the preliminary docket
for the 2024 Comprehensive Plan and UDC amendment cycle was established for site-specific
and suggested amendments, consisting of five suggested amendment proposals: amendments
in titles 18, 15, and 13 JCC to coordinate implementation of sewer with Irondale and Port
Hadlock UGA development; County and City of Port Townsend UGA land swap proposal;
Planning Commission UDC amendment proposals for additional rural housing opportunities;
DCD-sponsored suggested text amendments to address code housekeeping; and the Port of Port
Townsend proposal to review Jefferson County Airport Essential Public Facility, and expand
Airport Overlay III; and
WHEREAS, the Planning Commission re-submitted housing proposals for a series of
rural housing amendments, carried forward from 2023, and was timely re-submitted March 1,
2024; and
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'OMEN"=
WHEREAS, the County timely submitted proposals for UDC amendments March 1,
2024 for amendments to the titles 18, 15, and 13 JCC necessary to implement regulations in
concert with development of sewer code and housing projects dependent on sewer; and
WHEREAS, the County timely submitted on March 1, 2024, a UDC Housekeeping
suggested amendment proposal to address minor UDC housekeeping amendments to be
brought forward during the 2024 amendment cycle; and
WHEREAS, the County timely submitted a proposal for a land swap of agricultural
land within the City of Port Townsend UGA and County property at the location of Caswell -
Brown Village (CBV), pursuant to SB 5834, now codified in the Growth Management Act in
36.70A.110(8), in order to provide city sanitary sewer service to CBV, and to meet minimum
requirements for potential state grant funding of infrastructure; and
WHEREAS, on April 9, 2024, Community Development decided to add to the 2024
annual amendment cycle, a Port of Port Townsend proposal to review possible expansion of
Airport Overlay III, responding to emergency timing so work can proceed with light industrial
proponents on a new location for operations,as well as substantive design on the light industrial
park on the existing JCIA III overlay (001331005), with the application being received August
1, 2024; and
WHEREAS, the Planning Commission reviewed the 2024 preliminary docket
proposals in their regular meetings on March 20, 2024, and April 17, 2024; and
WHEREAS, on March 15, 2024, Community Development prepared a formal
Preliminary Docket of proposed amendments per JCC 18.45.050; and.
WHEREAS,on March 20,2024,Community Development transmitted the Department
of Community Development report on the 2024 amendment proposals received; and
WHEREAS, on April 17, 2024, Community Development presented the Preliminary
Docket to the Planning Commission and briefed them on the annual Comprehensive Plan
Amendment cycle and the docket process; and
WHEREAS, on April 25,2024, Community Development distributed the"Department
of Community Development's Review and Recommendation for the 2024 Comprehensive Plan
Amendment Cycle Final Docket" to the BoCC, the Planning Commission, and the general
public, including a recommendation that the DCD proposal for a UDC housekeeping
amendment be removed from the work in 2024, in light of the added Port of Port Townsend
proposal and 2025 Periodic Update work also underway, providing another opportunity to
update UDC items; and
WHEREAS, on May 1, 2024, the Planning Commission held a public hearing on the
preliminary docket regarding which proposals should be on the 2024 amendment cycle final
docket; and
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WHEREAS, on May 1, 2024, the Planning Commission deliberated on the 2024
amendment proposals and recommended that the BoCC place all proposals, not including a
UDC housekeeping proposal, on the Final Docket by a vote 7-0-1; and
WHEREAS, on May 2, 2024,the Planning Commission transmitted"Jefferson County
Planning Commission's Report and Recommendations for the 2024 Comprehensive Plan
Amendment Final Docket" to the BoCC; and
WHEREAS, on May 13, 2024, the BoCC adopted the recommendation brought
forward by Community Development and Planning Commission, without amendment and
thereby setting the final docket as the same without public hearing pursuant to JCC
18.45.060(4)(a); and
WHEREAS, due to scheduling issues with the regularly-scheduled Planning
Commission meetings in August, the County cancelled the August 7 and August 21 regular
meetings and held a Special Meeting on August 14, 2024 to review DCD's draft analysis of the
2024 amendment docket; and
WHEREAS, on September 4, 2024, the Department of Community Development
published a combined Notice of Intent to Amend the CP and UDC, a 60-Day Notice to the
Washington Department of Commerce, notice of comment period and September 18, 2024
hearing date with the Planning commission, and publication notice of the 2024 Comprehensive
Plan Amendment Docket, Combined Staff Report and SEPA Addendum, an integrated Growth
Management Act and State Environmental Policy Act (SEPA) document; and
WHEREAS, the integrated staff report analyzes the proposals on the Final Docket,
offers preliminary recommendations for each amendment proposed, and provides a SEPA
analysis; and
WHEREAS, at the September 4,2024 regular Planning Commission meeting, a review
of the Staff analysis and report was made by the Planning Commission and public; and
WHEREAS, on September 18, 2024, the Planning Commission held a duly noticed
public hearing to receive testimony on the merits of the 2024 amendment proposals; and
WHEREAS, on October 2, 2024, the Planning Commission deliberated on the
testimony and record for the amendment proposals and recommended approval of each
suggested amendment.
WHEREAS, on November 6, 2024,the Planning Commission transmitted their Report
and Recommendation for the Final 2024 Comprehensive Plan Amendment Docket to
Community Development; and
WHEREAS, on November 18, 2024, the BoCC held a workshop with Community
Development to discuss the amendments and consider the Planning Commission's
recommendation, and after applying the required growth factors and findings, the BoCC
[accepted] the Planning Commission's recommendation to [approve all] of the forwarded 2024
amendment proposals; and
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WHEREAS, on November 18, 2024, the BoCC [chose to hold their own hearing] on
the amendments, as recommended by the Planning Commission;
WHEREAS, the BoCC held their own hearing on [November 18/December 9]; and
WHEREAS, the 2024 amendment proposals have gone through the complete public
participation process required by the Growth Management Act and JCC 18.45.090.
WHEREAS, all amendments are found to be compliant with GMA and JCC.
WHEREAS, for all amendment proposals considered in the 2024 final docket, the
BoCC finds the 2024 amendments serve to benefit the health, welfare, safety, and lifestyle of
the residents of Jefferson County; and
WHEREAS, the BoCC finds that the 2024 docket amendments as reflected in
Appendices A, B, C, and D, are consistent with the county-wide planning policies and
consistent with the Growth Management Act; and
WHEREAS, JCC 18.45.080(2)(c) requires that BoCC analyze the 2024 amendments
and make the following findings on the full and complete record:
Growth Management Indicators, JCC 18.45.050(4)(b)(i) through(4)(b)(vii):
(i) Whether growth and development as envisioned in the Comprehensive Plan is
occurring faster or slower than anticipated, or is failing to materialize;
WHEREAS,the BoCC finds that the growth rate is consistent with the Comprehensive
Plan. The unadjusted population growth rate over the last year was approximately 0.80%,
somewhat slower than the previous year, when the state's population grew by 1.1%. The 2024
population estimate for Jefferson County is 33,700, a net increase of 723 people since 2020.
Migration is the driving factor in Jefferson County population.
(ii) Whether the capacity of the county to provide adequate services has diminished or
increased;
WHEREAS, the BoCC finds the number of service providers in the County has not
decreased and the County continues to be equipped to provide the same levels of service
available at the time of Comprehensive Plan adoption. The County has adopted GMA-
compliant plans to provide the Irondale/Hadlock Urban Growth Area (UGA) with urban
services, specifically sanitary sewer service and stormwater management. Construction of the
Port Hadlock Wastewater Facility has begun, with service connections anticipated in Summer
of 2025, and will enable planned densities within the UGA to come to fruition.
(iii) Whether sufficient urban land is designated and zoned to meet projected demand
and need;
WHEREAS, the BoCC finds that there is sufficient urban land designated to meet
projected demand. For the unincorporated Irondale/Port Hadlock UGA, an analysis of vacant
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lands within the proposed UGA and a build-out analysis were updated in 2018.(Comprehensive
Plan, Appendix E) This analysis evaluated developable lands and the ability to accommodate
the allocated population. The UGA has sufficient capacity to accommodate the projected 2038
population of 5,394 people with an estimated growth rate of 1.48%. With a theoretical carrying
capacity of over 30,000 people,the City of Port Townsend UGA also appears to be adequately
sized to accommodate anticipated future urban growth.
(iv) Whether any of the assumptions upon which the plan is based are no longer found
to be valid;
WHEREAS, the BoCC finds that since the periodic review and adoption of the
Comprehensive Plan in 2018, the majority of assumptions made as part of the Plan continue to
be valid. Amendments to GMA and other laws made by the State Legislature and precedent-
setting decisions made by the Growth Management Hearings Boards will be under
consideration during the 2025 Periodic Update.
(v) Whether changes in county-wide attitudes necessitate amendments to the goals of
the plan and the basic values embodied within the Comprehensive Plan Vision Statement;
WHEREAS, the BoCC finds that the Comprehensive Plan reflects, to the extent
possible, countywide attitudes about the future growth and management of the county. The
Comprehensive Plan was last updated in 2018. Updating the Comprehensive Plan in 2025 will
include an opportunity to reassess countywide attitudes. Between Comprehensive Plan updates,
countywide attitudes can best be inferred through local election results, perspectives expressed
by public representatives such as the Planning Commission, and comments received during
public comment periods.
(vi) Whether changes in circumstances dictate a need for amendments;
WHEREAS, the BoCC finds that changing circumstances since adoption of the 2018
Comprehensive Plan include the Covid Pandemic, growing issues surrounding affordable
housing, and climate change. Jefferson County adopted development regulations outlining a
process for establishing legal lots of record, as well as regulations for siting and management
of temporary housing facilities. Additional analysis and recommendations for amendments to
meet emerging circumstances will be considered in the Comprehensive Plan periodic update.
(vii) Whether inconsistencies exist between the Comprehensive Plan and the GMA or
the Comprehensive Plan and the County-wide Planning Policy for Jefferson County.
WHEREAS, the BoCC finds that the Comprehensive Plan is consistent with both the
Growth Management Act and the Countywide Planning Policy with regard to rural land use
districts and resource overlays. The UDC is found to be consistent with the 2018
Comprehensive Plan.
Required Findings, JCC 18.45.080(1)(b)(i-iii):
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(i) Whether circumstances related to the proposed amendments andlor the area in which
they are located have substantially changed since the adoption of the Jefferson County
Comprehensive Plan.
The BoCC finds that generally, the circumstances and planning assumptions have not
changed since the 2018 Comprehensive Plan Periodic Review. New circumstances became
present when emergency ordinances were initiated in response to the Covid pandemic, creating
urgency for regulations to allow temporary housing facilities. County work now turns toward
workforce housing and to address housing affordability.
(ii) Whether the assumptions upon which the Jefferson County Comprehensive Plan is
based are no longer valid, or whether new information is available which was not considered
during the adoption process or any annual amendments of the Jefferson County Comprehensive
Plan.
WHEREAS, the BoCC finds that there is no indication that assumptions upon which
the Comp Plan is based are no longer valid. The Comprehensive Plan documents goals and
policies that support the amendment proposals.
(iii)Whether the proposed amendment reflects current widely held values of the
residents of Jefferson County.
WHEREAS, the BoCC finds the Comprehensive Plan is intended to reflect, to the
extent possible, countywide attitudes about the future growth and management of the county.
The 2018 Comprehensive Plan update provides a relatively recent opportunity to reassess
countywide attitudes.The amendments are consistent with the Comprehensive Plan. Regarding
housing, the BoCC finds there are a large number of organizations and a significant amount of
County resources dedicated to addressing housing. The proposed amendments reflect a widely
held value of the County' s residents.
WHEREAS, an adopting Ordinance is required to formalize the BoCC's legislative
action, and;
NOW, THEREFORE, BE IT ORDAINED by the Board of County Commissioners of
Jefferson County, Washington as follows:
Section 1. Findings of Fact. the BoCC adopts the recitals above (WHEREAS clauses), the
Planning Commission findings, and DCD findings as their own findings of fact for this
ordinance.
Section 2. Purpose. The purpose of this ordinance is to complete the 2024 Comprehensive Plan
Cycle pursuant to chapter 18.45 JCC.
Section 3. UDC Proposals. UDC proposals are adopted as the shown in Appendix A, Exhibits
1-6.
Section 4. UGA Land Swap Proposal. UGA land swap proposal is adopted as shown in
Appendix B.
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Section 5. UDC Amendments Regarding Rural Housing Proposals. UDC amendments
regarding rural housing proposals are adopted as shown in Appendix C, Exhibits 1-4.
Section 6. Comprehensive Plan Amendment. Comprehensive Plan is amended to reflect text
changes to Airport Overlay III as shown in Appendix D, Exhibit 1.
Section 7. Airport Overlay III amendments to the Chapter 18.15 JCC. Airport Overlay III
amendments to the chapter 18.15 JCC is adopted as shown in Appendix D, Exhibit 1.
Section 8. Map in Appendix D, Exhibit 1. Map in Appendix D, Exhibit 1 to this ordinance
showing Land Use Map expansion of the adopted Airport Overlay III extent is hereby
incorporated.
Section 9. Severability. If any section of the Ordinance is deemed either non-compliant or
invalid pursuant to the Growth Management Act, such a finding of non-compliance or
invalidity shall not nullify or invalidate any other section of this Ordinance.
Section 10. SEPA Compliance.
A table showing SEPA compliance steps is below.
Year State Environmental Policy Act Document Description
l99 7-1998 Draft and Final Environmental Impact Statements (DEIS/FEIS) and
addenda prepared in anticipation of adoption of the Comprehensive Plan in
1998. The DEIS and FEIS are dated February 24, 1997 and May 27, 1998,
respectively, and examined the potential cumulative environmental impacts of
adopting alternative versions of the Comprehensive Plan.
613011999 Draft Supplemental EIS (DSEIS)--Comprehensive Plan 1999 Amendments
(Task III of Tri-Area/Glen Cove Special Study)
811811999 Final Supplemental Environmental Impact Statement. Jefferson County
Comprehensive Plan 1999 Amendments. Tri-Area/Glen Cove Special Study
Task IV.
611112001 Glen Cove/Tri-Area Special Study Supplemental EIS Final Decision
Document, June 11, 2001.
2002 Integrated Growth Management Act/State Environmental Policy Act Document
Environmental Review of a Non-Project Action: Draft Supplemental EIS August
21, 2002, to Supplement the Comprehensive Plan Draft and Final EIS (1997)
and Comprehensive Plan 1999 Amendments Draft and Final SEIS. November
25, 2002 Integrated FSEIS 2002 Amendment Docket.
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This FSEIS was appealed before the Western Washington Growth Management
Hearings Board (WWGMHB) of which the WWGMHB issued a Final Decision
and Order(FDO) and remanded it back to the Department for additional
environmental review.
The county hired Wheeler Consulting,to prepare additional environmental
review based on the FDO. A DSEIS to the 2002 CPA SEIS was issued on
March 3,2004. A FSEIS to the 2002 CPA SEIS was issued on May 12,2004
as part of the review and in consideration of MLA02-00235.
2003 Staff Recommendation and Environmental Analysis with Regard to the
Adoption of Four Proposed Site-Specific Amendments to the 1998 Jefferson
County Comprehensive Plan. SEPA Addendum August 6, 2003. Sept. 17, 2003
SEPA Addendum for Suggested Amendments.
2004 2004 Staff Report and SEPA Addendum to 1998 EIS for UGA Amendments to
the Comprehensive Plan issued May 19, 2004.
2004 2004 Comprehensive Plan Amendment Docket Department of Community
Development Integrated Staff Report and SEPA Addendum issued September
22, 2004.
2005 Integrated GMA/SEPA Addendum Staff Report, August 3,2005. Incorporated
by reference: 1998 DEIS/FEIS and 2004 Addendum.
2006 Integrated GMA/SEPA Addendum Staff Rpt., July 19, 2006.
2007 SEPA Addendum,adopting by reference 2004 Staff Report and SEPA
Addendum for UGA Amendments to the Comprehensive Plan issued May 19,
2004 and 2004 Comprehensive Plan Amendment Docket Department of
Community Development Integrated Staff Report and SEPA Addendum issued
September 22, 2004.
2008 Integrated GMA/SEPA Addendum Staff Report, September 3, 2008. Adopted
by reference: 1998 DEIS/FEIS, and environmental documents from 2004, 2005.
2006, and 2007 environmental review.
2009 Port Hadlock UGA Sewer Facility Plan(2008) ("Sewer Plan")incorporated into
the County's Comprehensive Plan Capital Facilities Element("CFE")to comply
with the Growth Board's decision finding noncompliance with the County's
Urban Growth Area("UGA") and GMA capital facilities planning. Ordinance
No. 03-0323-09(Re: MLA09-00024, UGA Final Compliance Action).
2009 Integrated GMA/SEPA Addendum Staff Report, September 2, 2009. Adopted
by legal notice: 1998 DEIS/FEIS, September 22nd Staff Report 2004, 2005,
2006, 2007, 2008, "and all supplementary information...supporting record,
analyses, materials."
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