HomeMy WebLinkAbout76_2025-1015_Staff PresentationPleasant Harbor Master Planned ResortPreliminary Plat ApplicationSUB2023-00025Jefferson County Hearing ExaminerOctober 15, 2025Exhibit 76
Staff Presentation Agenda1. Housekeeping2. Project Background3. Proposal4. Public Comment5. Summary of Staff Analysis6. Summary of Staff Findings & Conclusions7. Summary of Staff Recommendation & Conditions10/15/2025 PHMPR Preliminary Plat (SUB2023-00025) Public Hearing 2Exhibit 76
Housekeeping10/15/2025 PHMPR Preliminary Plat (SUB2023-00025) Public Hearing 3Exhibit 76
Updates for Clarification•List of Referenced Documents intended to include each referenced document in the Hearing Examiner’s record for this application•Exhibit Log issued as a separate document•Includes all exhibits from original Staff Report and project record (issued 9/15/2025)•Includes all exhibits in supplemental project record (issued 10/10/2025)•Addendum to Staff Report analyzes and considers public comments received in response to Notice of Revised Application10/15/2025 PHMPR Preliminary Plat (SUB2023-00025) Public Hearing 4Exhibit 76
New Exhibits for the Project Record•New Comments:•Marla Powers, Port Gamble S’Klallam Tribe, dated October 14, 2025•Allie Taylor, THPO, Jamestown S’KlallamTribe, dated October 14, 2025•Richard Aramburu on behalf of the Brinnon Group, dated October 14, 2025•Applicant Response to Staff Report and List of Conditions prepared by JT Cooke of Houlihan Law, dated October 14, 2025•Staff Presentation, dated October 15, 2025 (this slide deck)10/15/2025 PHMPR Preliminary Plat (SUB2023-00025) Public Hearing 5Exhibit 76
Project Background10/15/2025 PHMPR Preliminary Plat (SUB2023-00025) Public Hearing 6Exhibit 76
Project Location & Vicinity10/15/2025 7Mouth of the Duckabush RiverMouth of the Dosewallips RiverDowntown BrinnonUS Hwy 101•West side of Hood Canal, approx. halfway between Olympia and Port Townsend•Between Duckabush and Dosewallips Rivers•Accessed from US Highway 101•In the Brinnon Census-designated place, south of downtown BrinnonPleasant Harbor MarinaFuture Site of Maritime VillageUpland Golf ResortExhibit 76
PHMPR: Over 20 Years of Planning10/15/2025 PHMPR Preliminary Plat (SUB2023-00025) Public Hearing 81All litigation brought by the Brinnon Group20022004200720082015201820192023Statesman Purchases Property (2006)Brinnon Subarea Plan Approved(13-1213-02)Litigation¹ Ends(2004)Litigation¹ Ends(2011)Litigation¹ Ends(2019)Final Programmatic EISBrinnon Subarea Plan Amended(01-0301-04 and 11-1004-04)Final Project-Level Supplemental EISComp Plan Amendment Ordinance(01-0128-08)Development Regulations Approved (03-0604-18)Development Agreement Approved(04-0604-18)Development Agreement Amended to Comply with Court Decision Approved(08-0722-19)(Jun.)Future Staffing & Consultant AgreementExhibit 76
PHMPR: Over 20 Years of Planning10/15/2025 9202320242025Future(Apr.)Preliminary Plat Application Complete(Nov.)Preliminary Plat Application Filed and Incomplete(Oct.)Public Hearing on Preliminary Plat Application²(Aug.)Notice of Revised Application(May)Notice of Application(Sep.)Notice of Hearing on Prelim. Plat Application2Final decision by Hearing Examiner after public commentExhibit 76
Procedural Compliance for Preliminary Plat10/15/2025 PHMPR Preliminary Plat (SUB2023-00025) Public Hearing 10DateProcess Step9/29/2023Pre-App Conference11/20/2023Application Submitted4/16/2024Determined Complete5/1/2024Notice of Application8/27/2025Notice of Revised Application9/15/2025Staff Report Published9/24/2025Notice of Hearing10/15/2025Public HearingReview clock currently tolled (Exhibit 62)Exhibit 76
Regulatory Framework•Master Planwas defined and authorized in the Development Agreement, section 3.2:•Development Agreement, including Exhibits 1-4 and Appendices A-T, along with sub-parts and attachments•Amendment 1 to the Development Agreement (added the development regulations)•Amendment 2 to the Development Agreement (replaced the original phasing provisions)•JCC Title 17, Division II•JCC Title 18, except as vested in the Development Agreement•Mitigating conditions in the 2007 FEIS and the 2015 FSEIS•2008 Comprehensive Plan Amendment Ordinance (Ord. No. 01-0128-08)•Other requirements:•Future Staffing & Consultant Agreement•Amendment 1 to the Future Staffing & Consultant Agreement10/15/2025 PHMPR Preliminary Plat (SUB2023-00025) Public Hearing 11Exhibit 76
Development Thresholds•Master Plan authorizes 890 residential units and 56,608 square feet of commercial space•Residential units do includeunits for rental and ownership•Residential units do includestaff housing•Residential units do includehotel units•Commercial space does includebusiness use or activity involving retail or wholesale marketing of goods and services, such as offices and retail shops•EIS clearly treated recreational amenities separate from commercial space•Total thresholds are cumulativefor projects in the PHMPR: •Upland Golf Resort•Pleasant Harbor Marina•Maritime Village10/15/2025 PHMPR Preliminary Plat (SUB2023-00025) Public Hearing 12Exhibit 76
Role of Prelim. Plat in Development ProcessSet PolicyDevelop Master PlanEstablish RegulationsPreliminary PlatBuild or Bond Infrastructure & AmenitiesFinal Plat(s)Operation of PHMPR or Lot SalesSEPA ReviewFUTURESTEPSCOMPLETEDSTEPS10/15/2025 PHMPR Preliminary Plat (SUB2023-00025) Public Hearing 13CURRENTSTEPCompliance with Conditions, Mitigation Measures, RegulationsExhibit 76
Proposal10/15/2025 PHMPR Preliminary Plat (SUB2023-00025) Public Hearing 14Exhibit 76
Proposed Preliminary Plat•Will implement upland golf resort portionof PHMPR•Pleasant Harbor Marina has been separately developed•Maritime Village will beseparately developed•Both are within the PHMPR boundaries and subject to the Development Agreement•A preliminary plat is a neat and approximate drawingof the land division•Minor changesto lot/tract layout, easements, etc. can occurbetween preliminary plat and final plat(s), major changes require new preliminary plat•No constructionis proposed or authorized with this preliminary plat•No saleof residential lots is authorized with a preliminary plat10/15/2025 PHMPR Preliminary Plat (SUB2023-00025) Public Hearing 15Exhibit 76
Proposed Preliminary PlatPlat identifies:•29 tracts for resort amenities, condos, infrastructure, and open space•150 lots for detached residential units•Easements for ingress, egress, and utilities•Right-of-way dedication on the southeast corner of the intersection of US Highway 101 and Black Point Road10/15/2025 PHMPR Preliminary Plat (SUB2023-00025) Public Hearing 16Exhibit 76
Tract/Lot PurposeGolf CourseCondos & Multifamily Dev.Staff Housing/AgraCenterWastewater Treatment FacilityResort AmenitiesOpen Space, Landscape, Ag., StormwaterPark & Ride/StormwaterLake Pleasant Stormwater PondRoadsFuture Nonresidential Dev.Detached ResidentialProposed Prelim. PlatConsolidated plat image preparedby Jefferson County review staff.10/15/2025 PHMPR Preliminary Plat (SUB2023-00025) Public Hearing 17Exhibit 76
Tract/Lot PurposeGolf CourseCondos & Multifamily Dev.Staff Housing/AgraCenterWastewater Treatment FacilityResort AmenitiesOpen Space, Landscape, Ag., StormwaterPark & Ride/StormwaterLake Pleasant Stormwater PondRoadsFuture Nonresidential Dev.Detached ResidentialProposed Prelim. PlatConsolidated plat image preparedby Jefferson County review staff.10/15/2025 PHMPR Preliminary Plat (SUB2023-00025) Public Hearing 18X-4X-3X-2X-1Exhibit 76
Tract/Lot PurposeGolf CourseCondos & Multifamily Dev.Staff Housing/AgraCenterWastewater Treatment FacilityResort AmenitiesOpen Space, Landscape, Ag., StormwaterPark & Ride/StormwaterLake Pleasant Stormwater PondRoadsFuture Nonresidential Dev.Detached ResidentialProposed Prelim. PlatConsolidated plat image preparedby Jefferson County review staff.10/15/2025 PHMPR Preliminary Plat (SUB2023-00025) Public Hearing 19X-5X-13X-12X-6X-14X-11Exhibit 76
Tract/Lot PurposeGolf CourseCondos & Multifamily Dev.Staff Housing/AgraCenterWastewater Treatment FacilityResort AmenitiesOpen Space, Landscape, Ag., StormwaterPark & Ride/StormwaterLake Pleasant Stormwater PondRoadsFuture Nonresidential Dev.Detached ResidentialProposed Prelim. PlatConsolidated plat image preparedby Jefferson County review staff.10/15/2025 PHMPR Preliminary Plat (SUB2023-00025) Public Hearing 20X-7Exhibit 76
Tract/Lot PurposeGolf CourseCondos & Multifamily Dev.Staff Housing/AgraCenterWastewater Treatment FacilityResort AmenitiesOpen Space, Landscape, Ag., StormwaterPark & Ride/StormwaterLake Pleasant Stormwater PondRoadsFuture Nonresidential Dev.Detached ResidentialProposed Prelim. PlatConsolidated plat image preparedby Jefferson County review staff.10/15/2025 PHMPR Preliminary Plat (SUB2023-00025) Public Hearing 21X-8Exhibit 76
Tract/Lot PurposeGolf CourseCondos & Multifamily Dev.Staff Housing/AgraCenterWastewater Treatment FacilityResort AmenitiesOpen Space, Landscape, Ag., StormwaterPark & Ride/StormwaterLake Pleasant Stormwater PondRoadsFuture Nonresidential Dev.Detached ResidentialProposed Prelim. PlatConsolidated plat image preparedby Jefferson County review staff.10/15/2025 PHMPR Preliminary Plat (SUB2023-00025) Public Hearing 22E3X-9X-10Exhibit 76
Tract/Lot PurposeGolf CourseCondos & Multifamily Dev.Staff Housing/AgraCenterWastewater Treatment FacilityResort AmenitiesOpen Space, Landscape, Ag., StormwaterPark & Ride/StormwaterLake Pleasant Stormwater PondRoadsFuture Nonresidential Dev.Detached ResidentialProposed Prelim. PlatConsolidated plat image preparedby Jefferson County review staff.10/15/2025 PHMPR Preliminary Plat (SUB2023-00025) Public Hearing 23IE1E2FCKJNMLExhibit 76
Tract/Lot PurposeGolf CourseCondos & Multifamily Dev.Staff Housing/AgraCenterWastewater Treatment FacilityResort AmenitiesOpen Space, Landscape, Ag., StormwaterPark & Ride/StormwaterLake Pleasant Stormwater PondRoadsFuture Nonresidential Dev.Detached ResidentialProposed Prelim. PlatConsolidated plat image preparedby Jefferson County review staff.10/15/2025 PHMPR Preliminary Plat (SUB2023-00025) Public Hearing 24DFuture ROW Dedication AreaExhibit 76
Tract/Lot PurposeGolf CourseCondos & Multifamily Dev.Staff Housing/AgraCenterWastewater Treatment FacilityResort AmenitiesOpen Space, Landscape, Ag., StormwaterPark & Ride/StormwaterLake Pleasant Stormwater PondRoadsFuture Nonresidential Dev.Detached ResidentialProposed Prelim. PlatConsolidated plat image preparedby Jefferson County review staff.10/15/2025 PHMPR Preliminary Plat (SUB2023-00025) Public Hearing 25GExhibit 76
Tract/Lot PurposeGolf CourseCondos & Multifamily Dev.Staff Housing/AgraCenterWastewater Treatment FacilityResort AmenitiesOpen Space, Landscape, Ag., StormwaterPark & Ride/StormwaterLake Pleasant Stormwater PondRoadsFuture Nonresidential Dev.Detached ResidentialProposed Prelim. PlatConsolidated plat image preparedby Jefferson County review staff.10/15/2025 PHMPR Preliminary Plat (SUB2023-00025) Public Hearing 26AAAAAABAAAAFuture ROW Dedication AreaExhibit 76
Tract/Lot PurposeGolf CourseCondos & Multifamily Dev.Staff Housing/AgraCenterWastewater Treatment FacilityResort AmenitiesOpen Space, Landscape, Ag., StormwaterPark & Ride/StormwaterLake Pleasant Stormwater PondRoadsFuture Nonresidential Dev.Detached ResidentialProposed Prelim. PlatConsolidated plat image preparedby Jefferson County review staff.10/15/2025 PHMPR Preliminary Plat (SUB2023-00025) Public Hearing 27HExhibit 76
Tract/Lot PurposeGolf CourseCondos & Multifamily Dev.Staff Housing/AgraCenterWastewater Treatment FacilityResort AmenitiesOpen Space, Landscape, Ag., StormwaterPark & Ride/StormwaterLake Pleasant Stormwater PondRoadsFuture Nonresidential Dev.Detached ResidentialProposed Prelim. PlatConsolidated plat image preparedby Jefferson County review staff.10/15/2025 PHMPR Preliminary Plat (SUB2023-00025) Public Hearing 28Exhibit 76
Tract/Lot PurposeGolf CourseCondos & Multifamily Dev.Staff Housing/AgraCenterWastewater Treatment FacilityResort AmenitiesOpen Space, Landscape, Ag., StormwaterPark & Ride/StormwaterLake Pleasant Stormwater PondRoadsFuture Nonresidential Dev.Detached ResidentialProposed Prelim. PlatConsolidated plat image preparedby Jefferson County review staff.10/15/2025 PHMPR Preliminary Plat (SUB2023-00025) Public Hearing 29Future ROW Dedication AreaExhibit 76
Public Comment10/15/2025 PHMPR Preliminary Plat (SUB2023-00025) Public Hearing 30Exhibit 76
Comments on the Application•Comments were received:•Prior to filing of application•Responding to Notice of Application•Responding to JeffCo Request for Review (Agencies only)•Concurrent with Tribal-County staff-level working meetings (Tribes/PNPTC only)•Responding to Notice of Revised Application•County conducted ongoing outreach and coordination:•Regular meetings with PNPTC, PGST, JST•Periodic Town Hall meetings in Brinnon•Continuous posting of application materials, status updates, and related project documents on County website•Applicant conducted outreach meetings separately10/15/2025 PHMPR Preliminary Plat (SUB2023-00025) Public Hearing 31Exhibit 76
Summary of Consistent Public Comments•Inconsistency with governing documents, including phasing•Financial feasibility and performance on other projects•Water quality and protection of natural resources and scenic beauty•Pollution from fertilizers, pesticides, and other landscape chemicals•Stormwater runoff•Density, urbanization, and incompatibility with rural character•Inadequate information for utilities, facilities, and public services•Mitigation or avoidance of environmental impacts inadequate10/15/2025 PHMPR Preliminary Plat (SUB2023-00025) Public Hearing 32Exhibit 76
Summary of Consistent Tribal Comments•Protection of marine and terrestrial resources (shellfish, fish, elk)•Water quality protection and management•Eliminate the use of persistent pollutants•Urbanization and increased harvest pressure•Stewardship of cultural resources•Preservation of Kettles B and C and adjacent wetlands•Improved coordination with THPOs•Incorporation of prior tribal comments10/15/2025 PHMPR Preliminary Plat (SUB2023-00025) Public Hearing 33Exhibit 76
Consideration of Comments•Public, Tribal, and Agency comments have been considered at all prior project review stages where binding decisions were made•Public, Tribal, and Agency comments have been considered at various stages of staff review and processing in this preliminary plat application:1. Direct response from JeffCostaff or BoCC2. Incorporation into technical review comments3. Analysis in staff report issued September 15, 20254. Analysis in addendum to staff report issued October 10, 202510/15/2025 PHMPR Preliminary Plat (SUB2023-00025) Public Hearing 34Exhibit 76
Staff Analysis Considerations10/15/2025 PHMPR Preliminary Plat (SUB2023-00025) Public Hearing 35Exhibit 76
Analysis MUST be based on adopted, relevant standards and regulations:•What is relevant to understand about the division of land?•What do the adopted standards and regulations require for those considerations?What Staff CAN and CANNOT AnalyzeAnalysis CAN Consider:•Addressing prerequisite conditions from Ord. No. 01-0128-08, FEIS, FSEIS•Provision of adequate utilities, facilities, and public services•Appropriately-sized tracts and lots•Emergency services, public health, and environmental protection•And similar relevant regulatory requirementsAnalysis CANNOT Consider:•Performance on other projects•Financial feasibility•Progress to date•Method of construction•Specific building or amenity design•And similar topics not relevant to land division and/or not regulated by governing documents10/15/2025 PHMPR Preliminary Plat (SUB2023-00025) Public Hearing 36Exhibit 76
Key Points Related to Staff Analysis•Analysis builds from the prior 20 years of review and decision-making •Satisfies all requirements of the master plan, RCWs, development code, and the Kitsap County Superior Court appeal decision•RCW 58.17.110 requires written findings on health/safety/welfare; open space; drainage; streets/roads and safe walking conditions; potable water; sanitary waste; parks/recreation; public services; and that the public use and interest will be served•Staff Report (Exhibit 1) addresses each finding with exhibits.10/15/2025 PHMPR Preliminary Plat (SUB2023-00025) Public Hearing 37Exhibit 76
Summary of Staff Findings&Conclusions10/15/2025 PHMPR Preliminary Plat (SUB2023-00025) Public Hearing 38Exhibit 76
Where to Find Decision Criteria1. JCC 18.35.310 (Approval criteria.)2. JCC 18.40.280(5) (Hearing examiner review and decision [Type III decisions and appeals of Type II decisions].)3. RCW 58.17.110 (Approval or disapproval of subdivision and dedication – Factors to be considered – Conditions of approval –Finding – Release from damages.)10/15/2025 PHMPR Preliminary Plat (SUB2023-00025) Public Hearing 39Exhibit 76
Summary of Decision Criteria•Consistency with applicable development regulations and plans•Development Agreement, conditions of Ord. No. 01-0128-08, and FEIS/FSEIS mitigation•Includes Jefferson County Comprehensive Plan and Jefferson County Code•Availability of utilities and public services to serve the proposed subdivision•Mitigated project won’t have an unacceptable adverse environmental impact•Approval will serve the public use and interest•Adequate provision has been made for the public health, safety, and general welfare10/15/2025 PHMPR Preliminary Plat (SUB2023-00025) Public Hearing 40All review/decision criteria are listed in Section 8 of the Staff Report.Exhibit 76
Proposed Findings & Conclusions•As conditioned, project is consistent with the Jefferson County Comprehensive Plan and Brinnon Sub-Area Plan•Policies envision a master planned resort on the Black Point peninsula•BoCC found, in Ord. No. 01-0128-08, that the project is consistent with the the Comprehensive Plan and the Brinnon Sub-Area Plan•Proposed land division will advance goals related to establishing a master planned resort10/15/2025 PHMPR Preliminary Plat (SUB2023-00025) Public Hearing 41Exhibit 76
Proposed Findings & Conclusions•As conditioned, project is consistent with adopted County/State/Federal regulations•With conditions, the project will comply with applicable zoning, land use, environmental, and health regulations•Development Agreement (as amended) with exhibits and appendices•Applicable provisions of the Jefferson County Code•Future Staffing & Consultant Agreement (as amended)•Environmental impacts have been adequately studied and mitigated•SEPA review completed in 2007 FEIS and 2015 FSEIS•Project follows applicable critical areas regulations10/15/2025 PHMPR Preliminary Plat (SUB2023-00025) Public Hearing 42Exhibit 76
Proposed Findings & Conclusions•As conditioned, the project has provided for utilities and other public services necessary to serve the needs of the proposed subdivision•Appropriate provisions for potable water, wastewater/sanitary waste, stormwater management, and transportation (street and path) infrastructure•MOUs with Brinnon School District, Brinnon Fire District, Jefferson Transit, Jefferson Healthcare, and Jefferson County to address impacts to schools, emergency services, transit services, healthcare, housing, and access to parks•Substantial open spaces serving natural, passive, and active uses•Students will be able to walk safely to a future bus stop location10/15/2025 PHMPR Preliminary Plat (SUB2023-00025) Public Hearing 43Exhibit 76
Proposed Findings & Conclusions•Through consistency with adopted policies and regulations and application of conditions of approval, the project will serve the public use and interest•The project makes adequate provision for public health, safety, and general welfare by mitigating impacts to the environment and to public services and providing adequate utilities and public services on the site10/15/2025 PHMPR Preliminary Plat (SUB2023-00025) Public Hearing 44Exhibit 76
Summary of Staff Recommendation & Conditions10/15/2025 PHMPR Preliminary Plat (SUB2023-00025) Public Hearing 45Exhibit 76
Staff RecommendationJefferson County recommends APPROVAL SUBJECT TO 71 CONDITIONS listed in the staff report (Exhibit 1) and addendum (Exhibit 74).Conditions address the following themes:•Correction of inconsistencies•Providing authorizations/approvals from other agencies•Developing infrastructure•Future operations•Preparation of final plat(s)•Compliance with underlying regulatory docs•Phasing•Critical areas management10/15/2025 PHMPR Preliminary Plat (SUB2023-00025) Public Hearing 46Exhibit 76
Thank You! Questions?10/15/2025 PHMPR Preliminary Plat (SUB2023-00025) Public Hearing 47Exhibit 76
Master Plan Site PlanExhibit 2, as adopted in Development Agreement10/15/2025 48Area of proposed Preliminary Plat within larger master plan.Exhibit 76
Master Plan Phasing PlanExhibit 4, as adopted in Development Agreement Amendment 210/15/2025 49Area of proposed Preliminary Plat within larger master plan.Upland Golf ResortPhase 1 ImprovementsPhase 2 ImprovementsPhase 3 ImprovementsLegendExhibit 76