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1. Is there a shortage of affordable housing in San Juan County?

Working people and people who grew up in the islands have a hard time finding permanent housing in the County at prices local wages can support. According to data developed by Washington State University, San Juan County's residents typically have the greatest gap between household incomes and housing prices of any County in the state. Typical first-time home-buyers in San Juan County can afford a housing payment of less than 40% of the payment they must make to purchase a starter home. The average for the state is 77%. With a full 20% down, a median-income family of 4 in our county can still afford only 66% of the payment needed on a median-priced home, while in most parts of the state, the median-income family can afford 110% of the price of the median-priced home. For more information, see the Housing Affordability Crisis Fact Sheet (PDF).

2. How are very low, low, moderate, and middle income groups determined?

Household income groups are defined as very low, low, moderate, middle and upper income by the relationship of their income to the median household income for the County. Households with incomes up to 50% of the median income are classified as very low-income; households with 50% to 80% of the median income are classified as low-income. Moderate-income households are those with 80% to 95% of the median, and middle-income households are those with 95% to 120% of the County median. Upper-income households are those whose household income is greater than 120% of the median.

Household income groups are not differentiated by household size in the Census. However, income ranges for different household sizes are used by the State and the U.S. Department of Housing and Urban Development to determine eligibility for various state and federal housing programs.

3. Why is there a shortage of affordable housing?

There are several factors that have combined to create the current crisis for local working people and local employers. View the list of factors on the Affordable Housing Shortage Page.

4. What measures can the County and State take to solve the affordable housing problem?

Like many complicated problems, there is no single, simple solution. The County needs to address availability of land, cost of land, availability of infrastructure, and a lack of experienced developers. The County has a number of programs ready to attack various parts of the housing affordability problem. Please view the

Shortage Solution Page.

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1. How can I protect my farmland?

There are two organizations in San Juan County whose mission includes protection of farmland. For more information about the criteria, benefits and opportunities, visit their websites or contact them directly.

• San Juan Preservation Trust, a private non-profit land trust organization whose mission is to help people and communities conserve land in the San Juan Islands by creating conservation easements and preserves.
• San Juan County Land Bank, a public county agency established by the citizens of San Juan County, whose mandate is to preserve in perpetuity areas in the county that have environmental, agricultural, aesthetic, cultural, scientific, historic, scenic, or low-intensity recreational value.

2. Are there preferential property tax programs for farmland?

Yes.  Farms that are being commercially farmed may benefit from reduced property taxes that are based on the current use as agriculture instead of highest and best use.  To be eligible, the landowner must meet certain criteria as specified in Washington State rules and code:  RCW 84.34 and WAC 458.30.  The SJC Assessor oversees compliance with the program.  More information on property tax programs is available at www.sanjuanco.com/assessor, or contact the San Juan County Assessor at 360-378-2172.

3. Are there regulations that restrict development or certain uses on farmland? Where can I find out more?

Yes, the county has adopted certain regulations that determine allowable uses on land designated for agricultural use. To find out more, contact San Juan County Community Development and Planning Department at 360-378-2354.

4. Where can I get guidance on farm management options?

The Conservation District is your source of information for different approaches to farm management. Contact the Resource Planners at 360-378-6621 or contact Bruce Gregory at b.gregory@sanjuanislandscd.org or Danna Kinsey at d.kinsey@sanjuanislandscd.org.

5. Where can I get a farm plan? What is needed for a farm plan?

The San Juan County Conservation District can help you prepare a farm plan. Check their website to see a template of the elements of a farm plan. Contact Bruce Gregory at b.gregory@sanjuanislandscd.org or Danna Kinsey at d.kinsey@sanjuanislandscd.org or call 360-378-6621. 

6. Where can I get local foods?

There are many opportunities to purchase local far products, including Farmers' Markets, farm stands and at certain restaurants and businesses that source local foods. To find out more got to Island Grown.

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1. What is a FAQ?

It's a frequently asked question dummy

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1. How can I appeal the assessed valuation of my property?

The only way to appeal an assessor's valuation of your property is by timely filing a complete appeal petition with the San Juan County Board of Equalization. There is no fee charged for filing an appeal. The appeal petition form must be used. A letter or phone call is not acceptable as a substitute for the petition form. You may file your petition online by sending your paperwork to boe@sanjuanco.com, or by putting your paperwork in our drop box at 55 Second Street North (county legislative building) to file. You may also submit your petition paperwork by mail. 

2. Who may file an appeal?

A property owner or "taxpayer" may appeal. Taxpayer means the person or entity whose name and address appears on the assessment rolls, or their duly authorized agent. If you are filing as a duly authorized agent, you will be asked to provide proper documentation to show the relationship. 

3. What is the deadline for filing a petition?

July 1st of the current assessment year or within 30 days of when the "San Juan County Change of Value Notice" was mailed by the Assessor’s Office. If you mail your petition, it must be postmarked by midnight of the deadline. You may also submit your petition via email or via fax. If you are appealing other Assessor determinations, for example, denial of an application for Open Space or a removal from the Open Space program by the Assessor, you also have 30 days from the date of the mailing of notification.

4. What if I missed the deadline for filing my appeal?

If you have missed the filing deadline, you may file a request a good cause waiver with the Board of Equalization if you feel you meet the requirements of WAC 458-14-056 (3) or request to reconvene the Board under WAC 458-14-127 by filling out the appropriate form. You must be prepared to submit supporting documentation. The forms can be found here on the main page of the San Juan County Board of Equalization website. Once received, the Clerk will forward your request to the Board for review. The board clerk will notify you in writing of confirmation or denial of your petition. 

5. Should I contact the Assessor's Office?

Contact the Assessor's Office to review your valuation any time you have a question regarding your property value. Property owners can often settle disagreements at this level without continuing the appeal process. However, you still need to preserve your appeal rights by timely filing your petition with the Board of Equalization. You can withdraw your petition at any time prior to a hearing.

6. What information must I provide for a completed petition?

The petition form has clear directions attached. Your properly completed petition must include specific reasons why you believe that the assessor's valuation is not correct. The amount of tax, the percentage of assessment increase, personal hardship, and other matters unrelated to market value cannot, by law, be considered by the Board. Include the parcel number of the property you are appealing on. A separate petition must be completed for every individual parcel. Also include the Assessor's determination of value, other appraisal information, your estimate of value, recent sales of comparable properties, or other supporting information for your appeal. Be sure to indicate if you intend to submit additional evidence prior to the hearing.

7. When will I have a hearing?

The Clerk of the Board of Equalization will notify you of the location, date, and time that your hearing is scheduled. A reasonable accommodation for scheduling is possible. You are not required to be present at your appeal hearing.

8. When do I need to submit evidence for my hearing?

If you did not submit your documentary evidence at the time of filing your petition, your documentary evidence needs to be submitted to the Clerk of the Board and the Assessor’s Office at least 21 business days, excluding legal holidays, prior to your scheduled hearing. 

9. What can I expect at the hearing?

You and the Assessor will each have an opportunity to give oral testimony and written evidence in support of your opinions of value. You may cross examine each other and rebut evidence. The hearing is an informal review designed to enable property owners to represent themselves without an attorney. Keep in mind that per RCW 84.40.0301, the original value set by the assessor is presumed to be correct. The burden of proof is on you to show that the assessed value is not correct by presenting a standard of "clear, cogent and convincing evidence" such as comparable sales data, cost data, income data, or any other items of evidence including maps or photographs, to support your estimate of value.

10. How soon will I receive a decision from the Board of Equalization?

You will receive a written decision from the Board usually within 45 days of the hearing. The Board can either raise, lower, or sustain the Assessor’s value.

11. What if I'm not satisfied with the Board of Equalization's decision?

You may appeal the County Board's decision to the Washington State Board of Tax Appeals (BTA) by filing an appeal directly with the State within 30 days of the mailing of the County Board's decision. Forms are available online at the BTA's website. You may also pay your property taxes "under protest", (consult with the San Juan County Treasurer's Office for direction) and petition the Superior Court for a refund by filing a lawsuit under Chapter 84.68 RCW.

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1. 1. Why do we need a Civic Campus?

San Juan County’s functions are housed in a variety of facilities and sites that have developed sporadically over time. Administration, Community Development, Health and Community Services, several Elected Official’s offices, and Public Works functions are located in several facilities in the Town of Friday Harbor. The current configuration does not support efficient operations or customer service. Many facilities are inappropriate for their current use, difficult to renovate to support modern operations, and are becoming increasingly costly to maintain.

This new Civic Campus will bring these departments together to increase efficiencies, reduce operating costs, and provide better service to County residents. The new Campus will also provide new inside and outside spaces for community use. This is intended to be an amenity for the community, not just a facility for the County.

2. 2. Which departments will be in the new Civic Campus?

The new Civic Campus is intended to house the County Administration (County Manager, Information Services, and Facilities Manager), County Council, Department of Community Development, Health and Community Services, Public Works (except Maintenance and Fleet), and the Assessor, Auditor, and Treasurer’s Offices. Others, like the Prosecutor, District and Superior Courts, and Sheriff, will continue to be located in the Courthouse.

3. 3. What will happen with the buildings that are currently occupied by those County departments?

Depending on the outcome of this study, the County may decide to sell some of its current properties if they are determined to no longer meet the needs of the County. This revenue will be used to help offset the cost of the new building. Some of these sites that are near the new Civic Campus may also be used for employee parking. Spaces vacated by the Assessor, Auditor, and Treasurer’s Offices may be re-purposed for use by the courts or Sheriff. The courthouse will still be in use.

4. 4. How much is the new Civic Campus going to cost?

We will do a cost estimate based on the preferred alternative. Throughout the design process, the team will be cost-conscious, looking for ways to meet all of our needs while using space efficiently. This is an investment for the future. Once we are in a shared space with more up-to-date and energy-efficient systems, we anticipate
San Juan County Civic Campus Plan that we will spend less on the operations of a new facility than we do now on several separate facilities that require significant and continual maintenance.

5. 5. When will the new Civic Campus be built?

The timing will depend on securing funding for construction. Once this Plan is complete and we have the preferred design alternative, it will go before the County Council. Ultimately the timeline will depend on Council review and action as well as obtaining financing.

6. 6. Where will the new Civic Campus be located?

There are two possible sites. The first option is in the triangle-shaped parcel bounded by Second St, Reed, and Blair. That is where some of the County offices are already located. The other possible site is across the street, where there is currently a parking lot shared by the Community Theater and the Courthouse. We understand that that parking lot is heavily used and that some parking would need to be retained on that site with any displaced parking spaces replaced with adequate and convenient parking nearby.

We will be evaluating these two options based on community input, County staff input, and the square footage needed to accommodate all of our functions.

7. 7. What will this campus plan include and when will it be done?

The campus plan will detail how the designated County departments and functions will be incorporated into a new single campus on County-owned property in Friday Harbor. The plan will also detail the inclusion of community space to support public gathering and programming.

We will develop a few possible design concepts with site plans and three-dimensional illustrations to establish the desired site and building character and convey the development vision. We will share those visuals for community and County staff feedback. That will inform the development of a preferred alternative, which will be presented to the County Council.

The planning process began in late January 2018 and is expected to conclude in late summer 2018.

8. 8. What can I weigh in on and how will my input be used?

Early in the process, the public is invited to weigh in on the vision for the new Campus, community needs and uses that we should aim to accommodate, the character of the building, indoor and outdoor spaces, and public amenities. Your input will directly influence the work that the urban planners, landscape architects, and architects will do as they develop various design concepts.

A couple of months later, you will have the opportunity to review the different design concepts and let us know which ones you prefer, and why. We will carefully consider the input that we receive when we determine which of the design concepts will become the final one that is presented to Council. We would like to have a final plan that has broad community support and meets community needs, in addition to the needs of County departments.

9. 9. When will I have a chance to provide input?

Soon! We will have an online survey available in early March to gather initial input on the vision and priorities for this new Civic Campus. We plan to have a virtual open house with an additional short survey available online in early June to gather feedback on the alternative design concepts. Finally, there will be a short public comment period later in the summer where you can comment on the design that has been marked as the preferred alternative.

10. 10. Why should I take the time to respond to the survey?

This is your opportunity to tell us your priorities when it comes to the new Civic Campus. The Civic Campus will be located in Friday Harbor but it needs to effectively serve the whole community across all of the San Juan Islands.

We want the design to reflect local priorities and preferences. We are issuing the survey very early in the process so that we can really listen and use your input to directly influence the very first design concepts. The County wants to provide the highest-priority amenities for the community.

11. 11. Why isn’t the County doing more in-person events to collect input, like an open house?

We want to reach as many people as possible from across all of the islands, and a survey is an efficient and convenient way to do that.

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1. What are the Design Criteria and building codes for San Juan County?

San Juan County has adopted the state building codes and has adopted some amendments to them.  This list of Design Criteria will help professionals correctly determine how to design structures built in our our area.

International Residential Code as amended by the state: IRC

International Building Code: IBC

WA state Building code council: SBCC.wa.gov

SJCC: San Juan County codes

2. I would like to build something. Where do I begin?

First determine if the proposed work requires a permit. SJC has a list of items that are exempt from permitting. Additionally we offer some insight for pre-application assistance.

If your project does require a permit, find permit applications here.

If you are ready to apply for your permit, please create an account and apply using the Online Permit Center.

3. How can I get information on code that governs my project/permit?

WA state amended building codes for building code questions.

San Juan County Code for development and land use questions.

If you have exhausted your search and still need help ask here:

Ask a Question/Request Assistance

4. What is a site plan, when do I need it and how is it made?

Site plans are required for nearly all permits in San Juan County. A site plan shows a bird's eye view of the parcel, and the proposed work on that parcel, so the reviewer can judge if it conforms to various regulations.

Items to check on a site plan:

1. Distance to property lines for setbacks, or fire separation.

2. Accurately measure square footage of building footprints, decks, roofs, driveways etc.

3. Show All other structures on the parcel for counting density for Land use/Zoning regulations.

4. Show wells, and or septic system components and piping. (Water and Sewer)

5. Show location of LPG tanks and piping, including equipment like generators or fuel tanks for fire separation requirements.

You do not need to be a surveyor, or architect to be able to draw a site plan, but you will need to provide a clear drawing TO SCALE that shows us all the required information. See requirements below.

For Single trade permits like a Mechanical, or Plumbing permit, or Deck Demo and Re-roofs, a simple site plan will suffice. See instructions here: SIMPLE SITE PLAN INSTRUCTIONS

On all other projects we require that you submit a comprehensive site plan. Instructions and details here: Site plan and instructions

5. What are common building permits?

1. Standard Residential Building permit: Most common permit type for Single Family Residence (SFR) built using the International Residential Building Code (IRC). This will cover a one- or two-family residence, or accessory structure up to 35 feet in height and 3 stories tall. Standard building and energy codes apply.

2. Commercial Building permit:  This permit involves new construction AND changes in occupancy from one class to another for commercial uses like: offices, mercantile, assembly, retail,  or storage. ALL occupancy classes will be governed by the International BUILDING Code (IBC) and Washington state commercial energy code.

3. Remodel/Addition permit: Typically this type of permit covers major changes to an existing structure, or expansion of the existing footprint. 

4. Plumbing/Mechanical permit, or Single trade: Relatively simple projects such as installing a LPG tank, heater, furnace or water heater, are also referred to as "single trade" projects. Typically such projects only require a Plumbing or Mechanical permit. If you are adding square footage, or remodeling a house, you must apply for a standard building permit (Residential or Commercial)

5. Demolition ("Demo") permit: Used when one wants to remove a structure completely. Demo permits are required to remove the structure from the tax assessor’s inventory. Moved structures require Demo permits.

6. Relocation permit: Used when moving an existing approved building to a new location, even when on the same lot. Permission to move on County roads is required. Moving a structure requires permitting and approval PRIOR to placing it at a new location.

7. Revision: Permit to revise or change scope of work from approved plans. Revisions are required when adding additional square feet, increasing the height of a building, siting the building at a different location on the same lot, changing number of bedrooms or egress, or adding fixtures not previously approved. Changing the construction of the building, like changing roof type, or revised engineering, requires new plan review.

8. Owner Builder permits (for occupied structures)  and Owner Builder Exemptions (for non-occupied structures): San Juan County is unique in that we offer a different permit type which allows an owner to build their own structures under certain circumstances. There are some restrictions; please refer to the San Juan County code for details.

Applications can be found here: Permit applications.

6. Is there a checklist of application documents?

Our permit packets contain a list of items that are needed for a complete submittal. It's nearly impossible to create a comprehensive list of items for every different scenario. However, the list shown in each application packet will guide you when you are ready to upload and submit your application. (some permit applications are currently undergoing changes due to recent code updates, and we update them regularly on our website. Be sure you are using the most current version, and include all the relevant documents when applying.pre-application assistance page provides some drawing examples if you need help.

There is a checklist that may also guide you for compiling your documents.

7. How do I apply?

San Juan County has switched to a paperless system for, applying, issuing, and tracking permits. ALL permit applications are handled through the SmartGov permit portal.

Here are some handy links and instructions:

 

1. Create a login on the portal and verify email/password
2. Download application from our website, link below
3. Fill out the application and save to your computer (Applications are undergoing changes, fillable forms will be available soon)
   
4. Create a new *submittal on the portal (*permit application)
5. Upload your documents to the portal (all items needed for your permit type are listed in the submittal area of your permit and vary by permit type).
6. Pay any Plan review fees to start the review process (some permits don’t require a fee upfront)
7. DCD staff will review the submittal shortly and update you if more information is needed.

 County Portal:

 https://co-sanjuan-wa.smartgovcommunity.com/Public/Home

 

DCD webpage home:

https://www.sanjuanco.com/312/Community-Development

 

Applications:

https://www.sanjuanco.com/981/Building-Permit-Applications

 

Pre App assistance and info:

https://www.sanjuanco.com/1301/Pre-Application-Assistance

 

Buildings exempt from permits: 

https://www.sanjuanco.com/DocumentCenter/View/998/Structures-Exempt-From-Building-Permits

 

Policies:

https://www.sanjuanco.com/635/Policies

 

WSEC: new changes for 2018 you’ll need to be aware of!

http://www.energy.wsu.edu/BuildingEfficiency/EnergyCode.aspx 

http://www.energy.wsu.edu/videos/wsec_2018-residential/

 

Free IRC/IBC access to codes:

https://codes.iccsafe.org/content/IRC2015

Upcodes.com - Free access

 

 

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Here are the instructions for signing up on the public portal for your permit 

 

You only need to do this one time to connect your account with all of your permits. This will allow you to access your permit, pay fees online, and schedule inspections.  Detailed instructions below:

 

If you are SIGNING UP,

1)     GO TO: https://co-sanjuan-wa.smartgovcommunity.com/Public/Home and click on “sign up” 

2)       Enter your e-mail address and a password:

3)       You will receive a verification link in your e-mail.

4)      Click on the “Verify” button to verify your e-mail address. 

5)      Return to the browser

6)      Log out and log back in again.  

Many functions are available on the portal:

 

APPLYING FOR PERMITS(No access code required, but if you already have one, please use it to avoid multiple accounts and inability to view all permits together. Each account has a unique portal access code, do not give yours out. Contact DCD@sanjuanco.comfor your code AFTER you have signed up.)

1)      Click on MY PORTAL to apply, view permits, or request inspections etc.

2)      Click on Apply Online

3)      Select Category: Building, Land Use, or Fire Marshal (Addressing falls under the category of Building) (ALL BUILDING PERMIT APPLICATIONS WILL FALL UNDER ‘BUILDING SUBMITTAL’, UNLESS SPECIFICALLY LISTED). You can choose “REVISION” if you are updating an existing active permit. Expired permits must be renewed, or re-applied for.

4)      Select Application: Select the type of application you are applying for.