The URL can be used to link to this page

Home My WebLink AboutSUB2025-00007_Exhibit#4_PreApp_Summary_Notes Port of Port Townsend – Airport BSP PRE2024-00018 Page 1 of 6 PRE2024-00018 PRE-APPLICATION CONFERENCE PORT OF PORT TOWNSEND BINDING SITE PLAN LIGHT INDUSTRIAL DEVELOPMENT County Attendees: David Wayne Johnson DCD, Emma Erickson EH, John Fleming PWD, Randy Marx EH, Phil Cecere DCD, Lila Stanfield DCD, Emily Calkins DCD 10:30am – October 4, 2024 APPLICANT: PORT OF PORT TOWNSEND 2701 Jefferson St Port Townsend, WA 98368 Attn: Dave Nakagawara 360-385-0656 DNakagawara@portofpt.com REPRESENTATIVES: JESSICA BRUCE - AHBL 2215 North 30th St. Suite 300 Tacoma, WA 98403-3350 253-383-2422 JBruce@ahbl.com BART BRYNESTAD – AHBL (Primary Point of Contact) Project Engineer 360-385-3123 BBrynestad@ahbl.com DESCRIPTION OF PROPOSAL: Eleven (11) Lot Binding Site Plan in the Airport Essential Public Facility (AEPF) zone and Airport Overlay III for a light industrial development park. LEGAL DESCRIPTION: Parcel Number 001331005 & 001334004 (road access), S33 T30 R1W SW NE (LESS TAX 50), located 714 Four Corners Road, Port Townsend, WA 98368 ENVIRONMENTAL HEALTH Emma Erickson eerickson@co.jefferson.wa.us (water) Randy Marx rmarx@co.jefferson.wa.us (septic) 360-385-9444) • Parcel 001331005 is within the Jefferson PUD Quimper approved water service area. At this time, the Quimper water system has connections available and is in compliance with WA State Department of Health requirements. Development permits requiring proof of potable water will require a letter from the water system stating that connection is available for the proposal. • In the past we have found some interesting soils in that Four Corners area consisting of finer type 4/5/6 soils in the upper strata and coarser sandy type 1/2/3 soils at depths of around 10-14 feet deep and we haven’t seen evidence of water table. If you’re struggling to find suitable soils, perhaps digging one really deep test pit could be of interest. I’m not entirely sure of the LOSS requirements to know if this is viable, but I wanted to share; • Andrew Jones has been our regular contact with WADOH and LOSS – andrew.jones@doh.wa.gov; Port of Port Townsend – Airport BSP PRE2024-00018 Page 2 of 6 • If the Jefferson PUD is NOT going to be the management entity for the LOSS then we would need to determine if the selected manager is a viable option, but we can deal with that in the future if we come to that; • We would need an approved design/issued permit for the LOSS and a letter from the management entity saying they will manage it, prior to Health sign off of the binding site plan. PUBLIC WORKS John Fleming jfleming@co.jefferson.wa.us Stormwater & Transportation - Terry Duff tduff@co.jefferson.wa.us Access & Road Approach Permits (360-385-9160) 1) Access from Four Corners Road will require a major road approach with a paved apron. Apply for a road approach permit using the attached application. https://www.co.jefferson.wa.us/DocumentCenter/View/17649/2024-Road-Approach-Permit- application https://www.co.jefferson.wa.us/445/Right-of-Way-Permits-Vacations (reference Jefferson County Code Chapter 12.05 Approaches to County Roads, and Ordinance #60-22) 2) Private roads shall meet the minimum requirements found in the attached road standards. (reference Jefferson County Code section 18.30.080 Roads, and Ordinance #60- 22) 3) A traffic impact analysis will be required to be submitted to Public Works if the project is planned to generate more than 200 average daily trips, or more than 25 trips per peak hour, as per the Institute of Transportation Engineers Trip Generation Manual. (reference attached traffic impact analysis checklist) 4) Stormwater shall be managed as per the current edition of the WA State Dept of Ecology Stormwater Management Manual for Western Washington (currently 2024). Apply for a stormwater management permit through Jefferson County Dept. of Community Development. (reference Jefferson County Code section 18.30.070 Stormwater Management Standards) https://www.codepublishing.com/WA/JeffersonCounty/ 5) Non-motorized trail system access - TBD BUILDING DIVISION Phil Cecere pcecere@co.jefferson.wa.us Building Official & Fire Marshal – (360-379-4461) Brian Tracer btracer@co.jefferson.wa.us Deputy Fire Marshal Fire 10. Please confirm the required and provided fire flow to the site. We will work with Jefferson PUD to confirm the available fire flows. Fire flow Requirements per IFC Appendix B – T BD per building Sprinklers? Fire Flow - TBD per building design Fire Hydrant requirements per building – TBD per building Fire Hydrant locations – TBD on number of buildings Coordinated Water Plan (CWP) – Minimums 4,000sf +=1500 gallons per minutes for 60 minutes Fire Flow volumes within WAC and IFC may differ compared to the CWP as these documents have been updated with current standards. Current WAC and IFC should be utilized in all fire flow calculations moving forward. Port of Port Townsend – Airport BSP PRE2024-00018 Page 3 of 6 11. Will a truck maneuvering exhibit be required? Yes. A maneuvering exhibit will be needed. For a ladder truck and fire truck – Fire Access Rd minimum road width of 26”. Depending on established usage, second fire access may be needed. 12. Please discuss hydrant location(s) and spacing. Fire Hydrant Spacing and Location as regulated by IFC Chapter 5 and Appendix C based on project complexity and building size - TBD DEVELOPMENT REVIEW DIVISION – LAND USE – David Wayne Johnson, Land Use Planner (360-379-4465) djohnson@co.jefferson.wa.us • Zoned – Airport Essential Public Facility (AEPF) • Site Development Review (SDR) required before any development (septic, building) https://www.co.jefferson.wa.us/1609/Site-Development-Review-and-Legal-Lot-of Contact Emily Calkins with questions and for submittal of application ecalkins@co.jefferson.wa.us (360-379-4460) • Requires a Binding Site Plan under JCC 18.35.450 https://www.codepublishing.com/WA/JeffersonCounty/#!/JeffersonCounty18/Jefferso nCounty1835.html#18.35.450 • Requires Type III permit processing – requires public hearing with a decision by the Jefferson County Hearings Examiner per JCC 18.35.500 https://www.codepublishing.com/WA/JeffersonCounty/#!/JeffersonCounty18/Jefferso nCounty1835.html#18.35.500 • JCC 18.30 Development Standards: https://www.codepublishing.com/WA/JeffersonCounty/#!/JeffersonCounty18/Jefferso nCounty1830.html#18.30 Table 6-1 18.30.050 Density, dimension, and open space standards:  Internal Lot Line Building Setback – 10 feet • Airport Overlay III JCC 18.15.453(4) https://www.codepublishing.com/WA/JeffersonCounty/#!/JeffersonCounty18/Jefferso nCounty1815.html#18.15.453  Maximum Impervious Surface Coverage – 25% (this per parcel, not individual lot)  Building Height – 35 feet  Maximum Building Size – 10k square feet  Stormwater Management – JCC 18.30.070 Reviewed by Public Works, must meet the standards under the Stormwater Management Manual of Western Washington 2024 version  Parking – JCC 18.30.100 Table 6-2 https://www.codepublishing.com/WA/JeffersonCounty/#!/JeffersonCounty18/ JeffersonCounty1830.html#18.30.100 What is proposed is sufficient for the BSP. Additional parking per lot TBD  Off street loading – JCC 18.30.110 – TBD by type of use  Landscaping JCC 18.30.130 & 18.15.453(4)(d)  Interior Lot Lines – not required  Vegetation retention required per JCC 18.15.453(4)(b) https://www.codepublishing.com/WA/JeffersonCounty/#!/JeffersonCounty 18/JeffersonCounty1815.html#18.15.453  “Screen-A” landscaping:(i) Is a “full screen” that functions as a visual barrier. This landscaping is typically found between residential and nonresidential areas;(ii) Shall at a minimum consist of:(A) A mix of primarily evergreen trees and shrubs generally interspersed to form a Port of Port Townsend – Airport BSP PRE2024-00018 Page 4 of 6 continuous year-round screen that grows to at least eight feet in height within two growing seasons  Landscaping Plan submitted with application  Low Impact Development required per JCC 18.15.453(4)(c) https://www.codepublishing.com/WA/JeffersonCounty/#!/JeffersonCounty18/ JeffersonCounty1815.html#18.15.453  Lighting – condition of approval for interior lot and building development. JCC 18.30.140 - Exterior Lighting. Exterior lighting shall not exceed 30 feet in height from the finished grade for commercial and industrial uses, and 20 feet for residential uses (except when such lighting is an integral part of the building). Exterior lighting shall be energy-efficient and shielded or recessed so that direct glare and reflections are contained within the boundaries of the parcel. Exterior lighting shall be directed downward and away from adjoining properties and public rights-of-way. No lighting shall blink, flash, or be of unusually high intensity or brightness. All lighting fixtures shall be appropriate in scale, intensity, and height to the use they are serving. Any lighting installed in parking areas shall be of direct cutoff design so that the source is not visible from adjacent property.  Signs JCC 18.30.150 – Separate zoning and building permit – check with planner Critical Areas: • Special Aqua Recharge Protection Area + Susceptible Aqua Recharge Area. https://www.codepublishing.com/WA/JeffersonCounty/#!/JeffersonCounty18/Jefferso nCounty1822.html#18.22.300 Protection Standards under JCC 18.22.330 apply. High Impact Activities are prohibited in the SARPA + SUSC area per JCC 18.22.330(1)(b): (b) “High Impact Activities Prohibited in Areas Classified as Both a Susceptible Aquifer Recharge Area and a Special Aquifer Recharge Protection Area. High impact activities shall be prohibited in areas that are classified as both a susceptible aquifer recharge area and a special aquifer recharge protection area.” • High Impact Activities: Table 18.22.330(1) – Critical Aquifer Recharge Area High Impact Activities Critical Aquifer Recharge Area High Impact Activities Chemical manufacturing and reprocessing Creosote/asphalt manufacturing or treatment (except that asphalt batch plants may be permitted in susceptible aquifer recharge areas only if such areas lie outside of special aquifer recharge protection areas and only if best management practices are implemented pursuant to JCC 18.20.240(2)(h)(iv) and 18.30.170(1) and an accepted aquifer recharge area report) Dry cleaners Electrical battery processing, reprocessing or storage Electroplating and metal coating activities Hazardous substance disposal, storage, and treatment facilities Port of Port Townsend – Airport BSP PRE2024-00018 Page 5 of 6 Table 18.22.330(1) – Critical Aquifer Recharge Area High Impact Activities Critical Aquifer Recharge Area High Impact Activities Junk and salvage yards Landfills Petroleum product refinement and reprocessing Pipelines Radioactive disposal or processing of radioactive wastes Recycling centers or recycling collection facilities as defined in JCC 18.10.180 Storage tanks (above or below ground) for hazardous substances or petroleum products Waste piles as defined in WAC 173-303-660 Wood and wood products preserving Permitting Process Sequence 1. Pre-application Conference held 2. Apply for Site Development Review (SDR) 3. Apply for Type III Binding Site Plan 4. Once application determined to be substantially complete, invoice for fees will be sent to applicant. 5. Once fees are paid, application process will begin 6. The Notice of Application describing the project with a 14 day public comment period will be Published in the Leader Newspaper once on Wednesday, posted on public notice board on-site, and mailed to adjacent property owners within 300 feet of property, and relevant Agencies/Departments 7. Any public comments received will be shared with the applicant and addressed by Staff. May require additional information from the applicant, or a change to the proposal 8. Schedule Public Hearing with the Hearings Examiner 9. Draft Staff Report with Findings, Conclusions and Recommendation for approval or denial 10. Hold Public Hearing 11. Hearings Examiner issues Decision on Preliminary Approval 12. Work to satisfy conditions of preliminary approval – install infrustruce 13. Final BSP approval Type II Administrative Approval 14. Apply for use specific Tenant Improvement Building permits per lot Application & Fees: • Complete* Type III Binding Site Plan Application o Master Permit Application o Supplemental Land Division Application o SEPA Environmental Checklist o Environmental Health requirements Port of Port Townsend – Airport BSP PRE2024-00018 Page 6 of 6 o Public Works requirements o Landscaping Plan per JCC 18.30.130 o Stormwater Management Plan per JCC 18.30.070 o Submit completed application forms to planning@co.jefferson.wa.us o Fees** Due upon receipt of invoice $11,479.60 (BSP), $1,322.74 (SEPA), Hearing Examiner fees: $1,400. Fees do not include Environmental Health or Public Works review fees. Do not submit fees with submittal of application forms. An invoice will be produced once the application is deemed complete o Once fees are paid, the case will be assigned to a Planner and the review process will be initiated *An Incomplete application may be accepted, but requires 90 days to complete or it will be cancelled. ** These fees are an estimate based on the most current fee schedule and could change at time of permit application. Additional review time will be billed separately. JCC 18.40.090(5) Assurances Unavailable. It is impossible for the conference to be an exhaustive review of all potential issues. The discussions at the conference or the information provided by the administrator shall not bind or prohibit the county’s future application or enforcement of all applicable laws and regulations. No statements or assurances made by county representatives shall in any way relieve the applicant of his or her duty to submit an application consistent with all relevant requirements of county, state and federal codes, laws, regulations and land use plans. [Ord. 3-13 § 1]