MITIGATED DETERMINATION OF NONSIGNIFICANCE

MITIGATED DETERMINATION OF NONSIGNIFICANCE June 16th, 2026 Bill Miller/Sunflower Farm LLC Kitsap county 12912 Shady Glen Avenue SE, Olalla, WA; parcel 062202-1-007-2003 Sunflower Farms Event Venue (22-00530) The proposal is a Conditional Use Permit to operate the (primarily outdoor) Sunflower Farms wedding and event venue. Associated permits include 22-00530 (CUP for Wedding/Event Venue), Barn II (2,852 sq. ft.) commercial addition 24-00911, and Chapel (1,298 sq. ft.) commercial tenant improvement 24-00955. A groom's quarters of ~400 square feet is proposed at a later date. This proposal is to operate an outdoor and indoor wedding and event venue for ceremonies, receptions and music. Indoor areas will be used for events, dressing areas, a warming kitchen, gathering areas, and incidental activities. As the residence has water provided by a well not rated for public consumption, potable and drinking water must be provided by bottled water sources. Septage service for events will use outdoor portable toilets managed by a service. Outdoor events will be subject to noise limitations, further defined in permit conditions and below. Amplified music uses are limited, according to the associated noise conditions, also below. Parking for the venue is planned with 59 field-based patrons and venue staff parking spaces which include 2 ADA spaces near the indoor venue. Per the parking statute in KCC 17.490, car capacity estimates of 3 patrons/staff per parking space provides for up to 177 event patrons/staff. The entrance drive isle will be using a wagon-wheel type of roadway with a wrap-around entrance to the parking fields. The exit to the east transmits traffic to the widened event entrance. Stormwater will be treated via infiltration trenches via the roadways. Guests will walk to the event area from the field parking area. Per the landscape code in KCC 17.500, functional screening, including site-obscuring fencing, to address event activities will be provided to assure that event activities and headlight glare does not affect neighborhood rural properties. Events are planned primarily on weekends from 8AM until 10PM. Events will occur primarily in the afternoon and evenings with activities ending no later than 10PM. As of the vesting date of the application, event facilities are conditionally permitted in Rural Residential zones beginning with a 2011 DCD determination that event venues were most similar to and have similar impacts as "club, civic or social" and its associated definition (first determined for the Red Cedar Farm event venue, permit 11-102982). The project will be processed as a Type III decision per Kitsap County Code 21.04.180. SEPA Substantive authority conditions of approval will recommend noise conditions, event timing, and frequency of events. The proposed venue CUP will be conditioned to follow an alternating schedule to assure that adjacent neighbors are afforded rural enjoyment, typically on alternating weekends, without associated event and venue impacts. The lead agency for this proposal has determined that it does not have a probable significant adverse impact on the environment. An environmental impact statement (EIS) is not required under RCW 43.21C.030(2)(c). This decision was made after reviewing the completed environmental checklist and other information on file with the lead agency for consistency with KCC Title 17 Zoning, Title 19 Critical Areas, and Title 12 Stormwater. This information is available to the public on request. Comment Period: This Mitigated Determination of Nonsignificance (MDNS) is issued after using the optional DNS process in WAC 197-11-355. There is no further comment period on the DNS. A notice of application was sent on October 19, 2022. However, this MDNS is issued under 197-11-340(2) due to required mitigation measures to reduce project impacts to a moderate level. An MDNS prompts a second 14-day comment period. The lead agency will not act on this proposal for 14 days from the date below. Comments must be received on or before 6/30/2026. COMMENTS: DCD has received comments from neighbors adjacent to and near the project concerned about noise, traffic, and light impacts from existing unpermitted operations and future venue plans. DCD has also received comments in support of the facility. The comments will be further reviewed in the associated Conditional Use Permit application staff report to be submitted prior to the Public Hearing. CONDITIONS: Stormwater: The proposal will be conditioned for stormwater control per KCC Title 12, Stormwater Drainage. The conditions are included within the associated stormwater memo dated April 17, 2024. Water: The applicant must provide bottled water. Portable toilets with washing/sanitary stations must be provided at each public event, including staff setup and teardown/closure.Transportation: Weddings or events are expected to occur primarily on weekends and are expected to result in up to 177 trips per event. An improved road approach to the parking area and on Shady Glen Avenue SE will be required to be constructed in compliance with KCC Title 11 Road Standards.Land use:The proposal will be conditioned to follow KCC Title 17, where applicable, and is specifically guided to follow KCC Title 17.550 for Conditional Use Permit applicability, review procedures, and decisions. The hearing examiner has authority to accept staff's recommended conditions, impose new conditions, modify conditions of approval, or remand the application for further review. A land use binder is required to be recorded prior to commencement of further project activities. The binder shall serve both as an acknowledgment of and an agreement to abide by the terms and conditions of the Conditional Use Permit and as a notice to prospective purchasers of the existence of the permit(s). The Hearing Examiner may increase or decrease, as further described below, the number of days per month, and hours of operation allowed for outdoor events to reduce the potential impact to neighbors and to prevent the conditional use from becoming incompatible with the Rural Residential character of the zone. KCC 17.550.030 Decision Criteria-Conditional Use Permit.Lighting shall be shielded and directed downward to minimize the effect on nearby current and future residential properties and other uses in the area. Not more than one foot candle of illumination may leave the property boundaries per KCC 17.105.110 Obnoxious Things. MITIGATION MEASURES: The following mitigation measures are required pursuant to SEPA Substantive Authority under KCC 18.04.200: Noise: Noise generation from the activities must meet the County noise ordinance per KCC 10.28 (for maximum permissible environmental noise levels), as well as any recommended conditions as a result of third party review. Before amplified sound systems (eg, microphone, amplifiers, speakers) may be used outdoors, additional conditions and concerns will need to be addressed and mitigation/attenuation must be installed and approved prior to any outdoor amplification or amplification to the outdoors at any event. The applicant submitted a noise analysis on 11/4/2023. DCD does not have noise experts to understand the provided noise analysis provided and a third-party review, as allowed by KCC 21.04.140 Third Party Review (and agreed-upon by Sunflower), was performed and provided by Catalyst Environmental Solutions. Subsequent responses and analysis included back and forth review, resulting in a final applicant comment by Sunflower/Roma Environmental on 2/13/2026 (received by DCD on 2/18/2026), and a last review by Catalyst Environmental Solutions on 2/25/2026 (received by DCD on 2/25/2026). Catalyst primarily noted, in addition to other findings, that the project does not inherently comply with the County's noise standard and would require optimum performance of the proposed noise barriers, which is unlikely in an outdoor setting and is especially ineffective for lower bass frequencies typical of amplified music and a common source for complaints, as well as constant active management to ensure noise levels are not exceeded at the receiving properties. The project approval will condition that final review comments provided by Catalyst Environmental Solutions will be addressed prior to any outdoor amplification or amplification provided to the outdoor. Such mitigation must be approved by DCD prior to amplification at any event. See KCC 18.04.120.B.5.c for discussion on specific mitigative measures. In the event that sound levels cannot be adequately attenuated to meet code, amplified sound system events must occur indoors with amplification systems oriented internally and pointed away from any door openings. In addition to consequent conditions to address noise as noted earlier, the project is conditioned to meet the following conditions: Planned events, ceremonies, etc must end as specified by conditions of approval of this permit. All noise, music, amplified sound (if specifically permitted as noted earlier), and sound-related equipment shall be turned off or stop at 9 PM or as specified by the Conditional Use Permit. All public attendees shall begin to depart the premises. All participants and staff venue shall be off the property no later than 10 PM, consistent with the County noise ordinance. Any alcohol sales, no-host, or host-provided bar distribution shall cease by 8:30 to allow 'Last Call' sales. The applicant must end the permissible activity (event, ceremonies, etc) by 9 PM to allow the public to depart and the applicant and venue staff to break down furniture, equipment, cooking facilities, etc, and clean up the event by no later than 10 PM.Because the event is in a Rural Residential zone and the proposed use is conditionally allowed, DCD expects a balanced use of the property, whereby the event venue does not foreshadow other uses and the adjacent neighborhood from the expectations for rural enjoyment, peace, and quiet—hallmarks of rural Kitsap (see Comprehensive Plan narrative pages 1-11 to 1-13, Land Use Goals 13 and 14, Land Use policies 57 to 59, and Economic Development Policy 21 of the vested 2016 Comprehensive Plan). To meet the intent of the 2016 Comprehensive Plan and maintain predictability for the neighbors, as well as the applicant, and to balance the event facility's use with neighborhood activities, DCD will be recommending the event venue be conditioned to limit the number of events as follows: The event facility shall not exceed one event per day; each day shall be considered its own event, regardless if the event occurs over multiple days. The event facility shall leave ten consecutive days of each month free of events, which must begin with the same Friday each month (eg, first Friday). The applicant must submit the preferred schedule as part of the permit application. Scott Diener Steve Heacock, SEPA Coordinator Kitsap County Department of Community Development 614 Division Street Port Orchard, WA 98366 - (360) 337-5777 /s/ Steve Heacock 06/16/2026 You may appeal this determination to the Dept. of Community Development, at 619 Division Street, Port Orchard WA 98366, no later than June 25, 2026 in writing, with payment of an appeal fee. Payment information and current DCD Fee schedule can be found at https://www.kitsap.gov/dcd/Pages/Payments.aspx. You should be prepared to make specific factual objections. June 16 2026 LBKS0538135