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David W. Johnson
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David W. Johnson
Notice of lntent to Adopt Amendment
Commerce 60 notice of lntent to Amend.pdf; Final SEIS Notice of Availability.pdf
Please see the required attached form.
David Wayne Johnson - LEED AP - Neighborhood Development
Associate Planner - Port Ludlow Lead Planner
Department of Community Development
Jefferson County
360.379.446s
Mission: To presene and enhance the quality o-f lfe in Jefferson County by promoting a vibrant economy,
sound communities and a healthy environment.
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Department of Commerce
lnnouation is in our nature.
Notice of lntent to Adopt Amendment
60 Days Prior to Adoption
lndicate one (or both, if applicable):
tr Comprehensive Plan AmendmentX DevelopmentRegulationAmendment
Pursuant to RCW 36.70A.106, the following jurisdiction provides notice of intent to adopt a
proposed comprehensive plan amendment and/or development regulation amendment under
the Growth Management Act.
Jurisdiction:Jefferson County
Mailing Address:621 Sheridan St. Port Townsend, WA 98368
Date 12t1012015
Contact Name:David Wayne Johnson
Title/Position Associate Planner
Phone Number:360-379-4465
E-mail Address:dwjoh nson@co.jefferson.wa. us
Brief Description of the
Proposed/Draft Amendment:
lf this draft amendment is provided to
supplement an existing 60-day notice
already submitted, then please provide
the date the original notice was
submitted and the Commerce Material
lD number located in your Commerce
acknowledgeme nt letter.
Proposed amendment to GMA lmplementing
Regulations Title 17 Article ll, and Chapter 18.15
of the Jefferson County Code for the
establishment of zoning and development
regulations for the Pleasant Harbor Master
Planned Resort.
ls this action part of the
scheduled review and update?
GMA requires review every 8 years
under RCW 36.704. 1 30H)-G).
Yes: _
No: X
Public Hearing Date:Planning Board/Commission
Council/County Comm ission
1t6t2016
To Be Determined
Proposed Adoption Date:March 2016
Rev 03/2015
REQUIRED: Attach or include a copy of the proposed amendment text or document(s).
We do not accept a website hyperlink requiring us to retrieve external documents.
Jurisdictions must submit the actual document(s) to Commerce. lf you experience
diff icu lty, please contact revieMeam @com merce.wa. q ov.
Rev 03/2015
PLEASANT HARBOR MASTER PLANNED RESORT
Title 17
MASTER PLANNED RESORTS
Title 17. Article I. Port Ludlow MPR
Chapters 17.05-17.50
No change
Title l7-Article II, Pleasant Harbor MPR (17.60-17.80)
Chapter 17.60. General Provisions
17.60.020 Title.
The regulations set forth in this title shall be known as the "Pleasant Harbor Master
Planned Resort Code" or by the short title "Pleasant Harbor MPR Code." Citations to these
reeulations shall be made using the applicable JCC section number.
17.60.030 Purpose and intent.
The purpose and intent of the Pleasant Harbor MPR code is to set forth development
regulations that complv with and are consistent with the Jefferson Countv Comprehensive Plan
for future development within the boundaries of the Pleasant Harbor Marina and Golf Resort
Master Planned Resort.
17.60.040 Additional requirements.
Title 15 and Title I 8 of the Jefferson Countv mav suoplement the reeulations presented in
into between Jefferson County and Pleasant Harbor Marina and Golf Resort. LLP.
17.60.050 Applicabilitv.
The provisions of this title shall apply to all land. all associated water areas and all uses
and structures within the boundary of the Pleasant Harbor Master Planned Resort as depicted on
the olfiqial land use map for Je&rsou tourttt' Washington.
1?.60 060 Exemptions.
The followine structures and uses shall be exempt from the resulations of this title. but
are subject to all other applicable local" state and federal regulations including. but not limited to.
the county buildinq ordinance. interim critical areas ordinance. the shoreline management master
p{ogram, and the State Environmental Policv Act (SEPA).
17.60.010 Authoritv.
This title is adopted pursuant to Chapters 36.70 and 36.704 RCW. and Title 18 JCC.
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(1) Wires- cables- conduits- vaults. nines-valves. tanks" or other similar equipment for
the distribution to consumers of telephone or other communications. electricit)r. gas. or water or
the collection of sewage. or surface or subsurface water operated or maintained b), a
governmental entity or a public or private utility or other county franchised utilities including
customary meter pedestals. telephone pedestals. distribution transformers and temporarv utility
facilities required durine building construction. whether any such facility is located underqround.
or above-sround: but only when such facilities are located in a street right-of-wa), or in an
easement. This exemption shall not include above-ground electrical substations. sewage pump
stations or treatment plants. or potable water storage tanks or facilities. which shall require
conditional use approval in any zone where permitted:
(2) Underground utility equipment. mailboxes. bus shelters. informational kiosks. public
bicycle shelters" or similar structure or device which is found by the director of communit),
develonmenf tn he annronriafelw located in the nrrhlic inferest
(3) Minor construction activities. as defined by the IBC. Section 106.2 and structures exempt
under Chapter 15.05 JCC. as amended:
(4) Stormwater detention facilities associated with and accessory to new development are
permitted in all zones. Any above-ground detention facility or pond shall be screened from the
public right-of-way or appropriately landscaped to ensure compatibilit), with the surrounding
area.
(5) Development consistent with a Binding Site Plan approved b), the Count), prior to
adoption of this chapter.
17,60.110 Preexistinq uses and structures.
Existins lesal residential and non land uses and structures in all zones of the
Master Planned Resort are lawful uses and may be continued in a manner consistent with state
law. Titles 15 and 18 of the Jefferson County Code and any other applicable reeulations or
Ordinances.
17.60.120 Provisi bindine on the land.
The provisions of this section shall appLy to aqy subsequent owners, lessees. tenants or
others with an interest in the property subject to the master planned resort (or an), portion or
parcel thereofl. including but not limited to successors in interest. holders of an), recorded
interest recorded subsequent to the MPR community associations. facilitv providers
and special service districts operating within the MPR area.
17.60.130 Enforcement
The enforcement provisions codified in Chapter 18.50 Enforcement of Title l8 of the
Jefferson County Code as currently enacted or as hereafter amended shall apply to any allesed
violation of Title 17. Article II. more commonly known as the "Pleasant Harbor MPR Code."
Chapter 17.65. Golf Resort (MPR-GR)
17.65.010 Purpose.
The MPR-GR zone provides residential and recreational facilities. as well as commercial
amenities and services associated with the resort and surrounding communitv. It provides the
central resort and conference facilities.
"|
17.65.020 PermittedUses.
(1) Residential uses including sinele-family and multifamily structures" condominiums.
townhouses. apartments. lofts. villas" time-share and fractionally owned accommodations of all
kinds.(2) Short-term visitor accommodations. constituting not less than 650Z of the total residential
units authorized by Ordinance #01-0128-08. including" but not limited to hotels. motels. lodees.
and anv residential uses allowed under subsection I of this section that is made available for
short-term rental.
(3) Visitor oriented amenities. includins. but not limited to (a) conference and meetine
facilities: (b) restaurants. cafes. delicatessens. pubs. taverns and entertainment associate with
such uses: (c) on-site retail services and businesses typically found in destination resorts and
desisned to serve the convenience needs ofusers and employees of master planned resort; and
(d) recreation business and facilities:
(4) Cultural and educational facilities of all kinds includine. but not limited to. art galleries.
and indoor or outdoor theaters:
(5) Indoor and outdoor resort-related recreational facilities. includine but not limited to golf
courses (including accessory structures and facilities. such as clubhouses. practice facilities. and
maintenance facilities). tennis courts. swimming pools. spa services. hiking trails. bicycle paths.
ropes courses. amphitheater. and other recreational uses consistent with the nature of master
planned resort:
(6) Waste water treatment facilities. including treatment plants. capture. storaee and
facilities to serve a
waste water and stormwater:
water and related(8) Public facilities and services as defined in JCC 18.10.160:
(9) Utilities supporting the resort:
(10) Emergency services (fire. police. EMS):
(11) Medical services: and
(12) Other similar uses consistent with the purpose of this zone and MPR as determined by the
Department of Community Development.
17.65.030 Heieht restrictions.
No buildines within the MPR-GR zone shall be erected. enlareed or structurallv mqdified
to exceed 80 feet in heisht as measured bv IBC standards. Underground or imbedded parkine
shall not be included in any height calculations.
17.65.040 Bulk and densi8 requirements.
There are no yard or setback provisions internal to the MPR-GR zone. All structures
shall be set back at least 20 feet from Master Planned Resort boundarv lines and adjacent MPR
zones. Minimum buildins setback from State Route 101 is 50 feet.
Chapter 17.70. Ooen Soace Reserve (MPR-OSR )
17.70.010 Purpose.
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The purpose of the MPR-OSR zone is to provide a natural buffer between the resort
activities and the waters of Hood Canal. The MPR-OSR zones shall extend landward 200 feet
from OMHW of Hood Canal as measured under the Shoreline Manaeement Act (Chapter 90.58
RCW) or 25 feet from the top of the bank as measured under Chapter 18.22 JCC, whichever is
qreater.
17.70.020 Permitted uses.
The followinq uses are permitted in the MPR-OSR zone:(1) Restoration of existine development intrusions (roads. campsites) to theit natural ore-
development state: and(2) Passive recreation that does not reduce the forest canopy. increase stormwater discharge
or bluff erosion.
(3) Those uses consistent with the Shoreline Master Program JCC 18.25
Chapter 17.75. Marina Village (MPR-MV)
17.75.010 Purpose.
The MPR-MV zone nrovides mixed use amenities and services associated with the
marina portion of the resort and surroundine community. and provides the central support to the
marina operations.
17.75.020 Permitted uses.
USES -MV:
(1) Marina and overwater structures as approved throueh the Jefferson County Shoreline
Master Program and associated regulations Chapter 18.25 JCC;
(2) Residential uses includins sinele-family and multifamily structures. condominiums. time-
share and fractionally owned accommodations of all kinds;
(3) Marina Villaee related upland mixed use. commercial and service facilities. including
open parking lots. restaurants and shops" as well as marine service facilities. marina offrce. yacht
club and recreation facilities serving the resort and the Marina:(4) Accessory uses and structures. such as garages. carports. storase buildings and similar
structures supportine marina and maritime villaee uses. fuel service and parking:
outdoor resort-related incl
tennis courts. swimming pools. marinas. hiking trails. bicycle paths" ropes courses. game center
and other recreational uses consistent with the nature of master planned resort.:
Utilitiesg) Infrastructure and buildings. both above and below eround. for the utilities:
(8) Emergency services (fire. police. EMS);
(9) Public facilities. and services servine the MPR-MV zone:
(10)Medical services: and
(10) Other similar uses consistent with the purpose of the this zone and MPR as determined by
the Department of Community Development.
17.75.030 Heieht restrictions.
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No buildines
modified to exceed 35 feet in height as measured by IBC standards. Underground or imbedded
parkine shall not be included in any height calculations.
17.75.040 Bulk and densitv requirements.
There are no yard or setback provisions internal to the MPR-MV zone. All new
structures located within shoreline jurisdiction shall comply with the setback requirements of the
Countv's Shoreline Master Program as codified at Ch. 18.27 JCC
Chapter 17.80. Pleasant Harbor Resort Development
17.80.010 Resort development.
This section describes the "Resort Plan" for facilities to be located in the resort MPR. sets
out a required environmental review process for any future resort development. and provides
processes for reviewing major or minor revisions to the Resort Plan. These provisions apply to
all resort and associated development within the Pleasant Harbor MPR.
17.80.020 Development cap.
The Pleasant Harbor MPR in total shall have a development cap of 890 residential units
short term units shall
percent of the total units. The Pleasant Harbor MPR in total shall have a development cap of
70.000 square feet of resort commercial. retail. restaurant and conference space. not including
lobbies and internal open space.
17.80.030 Resort Plan
The Resort Plan for future development of properties in the Pleasant Harbor MPR means
the rezulations. requirements. densities and uses established in the Development Agreement
between the County and Pleasant Harbor Madna and Golf Resort. LLP dated [] and approved by
Ordinance No. [] and as reviewed includes up to 890 residential units. approximately 70.000
square feet of commercial space. as well as infrastructure necessary to service the development.
17.80.040 Permit process for resort development.
A level environmental
development under the Resort Plan is required prior to issuance of buildine permits for any new
resort development. The applicant may choose to develop a new environmental impact
statement rather than a supplement.
Notice of for environmental review of the
persons or aeencies entitled to notice pUrsuant to the land use procedures of JCC Title 18.
(3) Actual buildine permit plans or construction drawings are not required during the SEIS
process. Architectural drawings including a detailed site plan. and architectural sketches or
drawings showing approximate elevations. sections. and floor plans are required. however. to
ensure that the SEIS considers project-level details.
(4) The department of community development may impose mitieating conditions or issue a
denial of some or all of the Resort Plan based on the environmental review and using authoritlz
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provided pursuant to the State Environmental Policy Act. Chapter 43.21C RCW. Article X of
Chapter 18.40 JCC shall be applicable to the permit process for resort development.
(5) Following completion of the SEIS buildine permits may be issued. following appropriate
plan review. for projects analvzed in the SEIS.
be undertaken in
of review and approval of a full resort buildout plan though the SEIS process. A phasing
schedule may be proposed as part of the environmental review or may be developed at a later
date.
17.80.050 Environmental review for Resort Plan development.
1 All will ven an
of Significance except where the SEPA-responsible official determines that the application
onl minor construction. A EIS SEIS is not if
documents adequately address environmental conditions as set forth in RCW 43.21C.034.(2) The scope of an SEIS prepared under this section shall address environmental issues
identified in the Prosrammatic FEIS issued November 2007, together with such additional
requirements as a project specific application may raise. The scope shall not chanee the
of however,as set forth in the
development re gulations.
(3) The utility element of any subsequent phase environmental review pertainine to the
Pleasant Harbor MPR shall review information on all affected utility systems. includins sewer
and water systems and the results of required monitoring. The effectiveness of such monitoring
shall be evaluated. Suoolements or chanses to the monitoring and reporting systems shall be
considered if necessar.v to ensure that water quality and water supply are adequately protected
and impacts to natural resources minimized.
(4) Any preliminarv scope for future development within the Pleasant Harbor MPR is based
on the described Resort Plan. Other elements. issues. and specific levels of detail may be
information available at the time the Resort
submitted. Elements noted above may be combined in the EIS analysis to reduce duplication and
narrow the focus on potentially significant adverse environmental impacts.
17.80.060 Revisions to Resort Plan.(1) Anv orooosed enlarsement to the Pl Harbor MPR boundary or zone chanses within
the MPR shall require a Comprehensive Plan amendment and related zoning action. Such
changes are outside the scope of the revision processes described below and in JCC 17.80.070
and 17.80.080. The County may approve an amendment to the Comprehensive Plan only if all
requirements of the Growth Management Act (Chapter 36.704 RCW) are fulfilled.
(2) The County shall accept building permits only for projects included in and consistent
with the Resort Plan. A revision to the existine Resort Plan shall be submitted to the countv for
approval prior to the acceptance of any proposal that is inconsistent with the Resort Plans set
forth in this title. Upon approval of a revision. all subsequent development proposals shall be
consistent with the revised Resort Plan and development regulations.
(3) Proposed revisions to the Resort Plan shall be submitted to the department of communit),
development and the DCD director will determine whether the proposal constitutes a major or
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minor revision I Inon makino a deferrnination the nronosed revision shall follow the ,nnrnnrlrfe
process for plan revisions as outlined in JCC 17.80 060 and 17.80.070.
17.80.070 Minor revisions.
(l) Minor Revisions. The county recognizes that the Resort Plan may require minor changes
to facilities and services in resoonse to chaneing conditions or market demand and that some
desree of flexibilitv for the resort is needed.revisions are those that do not result in a
substantial chanee to the intent or purpose of the Resort Plan in effect. A change that satisfies
the following criteria shall be deemed a minor revision for pumoses of this chapter:
(a) Involve no more than a ten (10) percent increase in the overall gross square
footage of the Resort Plan:(b) Will not have a significantly greater impact on the environment and/or facilities
than thaf addressed in the dewe'lnnment nlan'
(c) Do not alter the boundaries of the approved plan:
(d) Do not propose new uses or uses that modift the recreational nature and intent of
the resort.
A change to the Resort Plan may still qualify as a minor revision under this section despite its
one or more of the conditions a(2) Minor Revision Process. Applications for minor revisions shall be submitted to. and
reviewed by the Jefferson County department of community development to determine if the
revisions are consistent with the existins Resort Plan and Resort Plan SEIS. the Jefferson Countv
Comprehensive Plan and other pertinent documents. Those proposals that satisf,, the above-
referenced criteria shall be deemed a minor plan revision and may be administratively approved
(as a Type II decision under the land use procedures of JCC Title 18. Unified Development
Code) by the director of the department of community development. Public notice of the
application. the written decision. and appeal opportunities shall be provided to all persons or
agencies as required by the land use procedures of JCC Title 18. Unified Development Code.
Those revisions that do not comply with the provisions contained within this section shall be
deemed a major revision. subject to the provisions outlined in JCC 17.80.080.
17.80.80 Maior revisions.
Revisions to the Resort Plan that wi ll result in a substantial chanse to the resort
including: changes in use. increase in the intensity of use. or in the size. scale. or densit), of
development: or changes which may have a substantial impact on the environment beyond those
reviewed in previous environmental are censidered to be maior revisions and will
require application for a revised Resort Plan.
(1) Application for a Major Revision to the Resort Plan. An application shall be prepared
describing the proposed revision in relation to the approved Resort Plan and providine a
framework for review. analysis and mitigation of the revised development activity proposed. The
Resort Plan revision proposal shall include the following information:(a) A description of how the revised Plan would further the soals and policies
set forth in the Comprehensive Plan:
(b) A description of how the Resort Plan revision complements the existing resort
facilities of the MPR;
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of the Resort Plan
settins out how the revision provides for unified development, integrated site desisn and
protection of natural amenities;
(d) A listing of proposed additional uses and/or proposed changes to density and
intensity of uses within the resort. and a discussion of how these chanees meet the needs
of residents of the Pleasant Harbor MPR and patrons of the resort:
(e) A description and analysis of the environmental impacts associated with the
proposed revision. including an analvsis of the cumulative impacts of both the proposed
revision and the approved Resort Plan. and their effects on surrounding properties and/or
public facilities:
(fl A description of how the proposed Resort Plan revision is integrated with the
overall Pleasant Harbor MPR and anv such as connections to trail systems,
natural systems or greenbelts. that have been established to retain and enhance the
character of the resort and the overall MPR:
(g) A description of the intended phasing of development projects;
(.h) Maps. drawines. illustrations. or other materials necessary to assist in
understandine and visualizing the design and use of the completed proposed
development. its facilities and services. and the protection of critical areas;
(i) A calculation of estimated new demands on capital facilities and services and
to resort and MPR incl
transportation" water. sewer and stormwater facilities: and a demonstration that sufficient
facilities and services to support the development are available or will be available at the
time development permits are applied for.
(2) Major Revision Process. Major revisions shall be processed as a hearins examiner
decision (Type III). with a reqlrired public hearins prior to the decision. Public notice of the
application. the written decision" and appeal opportunities shall be provided to all persons on the
Pleasant Harbor MPR roster (see JCC 17.60.070) and such other persons or agencies as required
by the land use procedures of JCC Title 18. Unified Development Code. Any oroposed major
revision involvine a change to the boundaries of the MPR zone shall require a Comprehensive
PIan amendment (a Type V county commissioners decision) prior to any decision on the Resort
Plan amendment.
(3) Decision Criteria. The hearing examiner may approve a major revision to the Resort Plan
onlv if all the followine criteria are met:
(a) The proposed revision would further the goals and policies set forth in the
Comprehensive Plan:(b) No unmitigated probable significant adverse environmental impacts would be
created bv the proposed revision;(c) The revision is consistent with all applicable development reeulations. includine
those established for critical areas:
fd) On-site and off-site infrastnrcfirre /inclrrdino hrrf nof limited tn rvnter
water and facilities have been
mitieated:
(e) The proposed revision complements the existing resort facilities. meets the needs
ofresidents and patrons. and provides for unified
and protection of natural amenities.
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development, integrated site desisn.
Title 18
UNIFIED DEVELOPMENT CODE
Chapter 18.15
Land Use Districts
18.15.025 Master planned resort.
Per RCW 36.70A.360, a new master planned resort means a self-contained and fully integrated
development with primary focus on resort destination facilities that includes short-term visitor
accommodations associated with a range of indoor and outdoor recreational facilities within the
property boundaries in a setting of significant natural amenities. A resort may include other
residential uses, but only if the residential uses are integrated into and support the on-site
recreational nature ofthe resort.
(1) Port Ludlow. Port Ludlow Master Planned Resort (MPR). The firsttenty existing
officially designated master planned resort in the county is the Port Ludlow MPR, which is
designated in accordance with RCW 36.70A.362 as an existing master planned resort and is
subject to the provisions of JCC Title 17. The master planned resort of Port Ludlow is
characterized by both single-family and multifamily residential units with attendant recreational
facilities including a marina, resort and convention center. The master planned resort of Port
Ludlow also includes a large residential community. The entire resort is served by a village
commercial center, which accommodates uses limited to serving the resort and local population.
The master planned resort's internal regulations and planning restrictions such as codes,
covenants and restrictions may be more restrictive than the requirements in JCC Title 17.
However, Jefferson County does not enforce private codes, covenants and restrictions.
(2) Pleasant Harbor Marina and Golf Resort. Pleasant Harbor Marina and Golf Resort is the
resort in the The MPR i
designated in accordance with RCW 36.704.360 as a new master planned resort and is subiect to
the provisions of JCC Title 17. The Pleasant Harbor MPRis characterized bv a eolf course resort
facilitv south of Black Point Road and a marina/Maritime Villaee and associated housing north
of Black Point Road. The resort is predominately designed to serve resort and recreation uses and
has only limited full-time occupancy. The reson is served b), the Brinnon Rural Center" which
accommodates LAMIRD-scale commercial uses serving the resort and local population. The
master planned resort's internal regulations and planninq restrictions such as codes. covenants
and restrictions may be more restrictive than the requirements in JCC Title 17. However.
Jefferson County does not enforce private codes. covenants and restrictions.
18.15.115 Designation.
"Master planned resort" (MPR) is a land use designation established under the Comprehensive
Plan. The enly€xisting officially designated master planned resorts in the county 419is the Port
Ludlow MPR_and the Pleasant Harbo , provisions for which are codified in JCC Title 17.
The Port Ludlow MPR is adopted pursuant to RCW 36.70A.362 regarding designation of
existing master planned resorts. Pleasant Harbor MPR is adopted pursuantlo&Cw 36.704.360
pertaining to new Master Planned Resorts. Designation of any new master planned resorts
pursuant to RCW 36.70A.360 requires compliance with the provisions of this article and a
formal site-specific amendment to the Comprehensive Plan Land Use Map subject to the
findings required by JCC 18.45.080.
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18.15.120 Purpose and intent.
Jefferson County has a wide range of natural features, including climate, vegetation, water,
natural resources, scenic qualities, cultural, and geological features, which are desirable for a
wide range of recreational users to enjoy. New master planned resorts authorized by RCW
36.70A360 offer an opportunity to utilize these special features for enjoyment and recreational
use, while bringing significant economic diversification and benefits to rural communities. The
purpose of this article is to establish a master planned resort land use district to be applied to
those properties the board of county commissioners determines are appropriate for development
as a master planned resort consistent with the Comprehensive Plan policies and RCW
36.70A.360.
18.15.123 Allowable uses.
The following uses may be allowed within a master planned resort classification authorized in
compliance with RCW 36.704.360:
(l) All residential uses including single-family and multifamily structures, condominiums,
time-share and fractionally owned accommodations; provided, such uses are integrated into and
support the on-site recreational nature of the master planned resort.
(2) Short-term visitor accommodations, including, but not limited to, hotels, motels, lodges,
and other residential uses, that are made available for short-term rental; provided, that short-term
visitor accommodations shall constitute no less than 65 percent of the total resort
accommodation units.
3) Indoor and outdoor recreational facilities and uses, including, but not limited to, golf
courses (including accessory structures and facilities, such as clubhouses, practice facilities, and
maintenance facilities), tennis courts, swimming pools, marinas, hiking and nature trails, bicycle
paths, equestrian facilities, sports complexes, and other recreational uses deemed to be consistent
with the on-site recreational nature of the master planned resort.
(4) Campgrounds and recreational vehicle (RV) sites.
(5) Visitor-oriented amenities, including, but not limited to:
(a) Eating and drinking establishments;
(b) Meeting facilities;
(c) On-site retail businesses and services which are designed to serve the
needs ofthe users such as gas stations, espresso stands, beauty salons and spas,
gift shops, art galleries, food stores, real estate/property management offrces; and
(d) Recreation-oriented businesses and facilities such as sporting goods and
outdoor equipment rental and sales.
(6) Cultural and educational facilities, including, but not limited to, interpretative centers and
exhibits, indoor and outdoor theaters, and museums.
(7) Capital facilities, utilities and services to the extent necessary to maintain and operate the
master planned resort.
(8) Temporary and/or permanent structures to serve as sales offices.
(9) Any other similar uses deemed by the administrator to be consistent with the purpose and
intent of this section, the Comprehensive Plan policies regarding master planned resorts, and
RCW 36.70A.360.
18.15.126 Requirements for master planned resorts.
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An applicant for an MPR project must meet the following requirements:
(l) Master Plan. A master plan shall be prepared for the MPR to describe the project and
provide a framework for project development and operation. This shall include:
(a) A description of the setting and natural amenities that the MPR is being situated
to use and enjoy, and the particular natural and recreational features that will attract
people to the area and resort.
(b) A description of the destination resort facilities of the MPR, including short-term
visitor accommodations, on-site outdoor and indoor recreational facilities, off-site
recreational opportunities offered or provided as part ofthe resort's services, and
commercial and supportive services provided.
(c) A listing of the proposed allowable uses and maximum densities and intensities of
use of the MPR and a discussion of how these uses and their distribution meet the needs
of the resort and its users.
(d) A land use map or maps that depict the completed MPR development, showing
the full extent and ultimate development of the MPR or resort and its facilities and
services, including residential and nonresidential development types and location.
(e) A description, with supportive information and maps, of the design and functional
features that provide for a unified development, superior site design and protection of
natural amenities, and which further the goals and policies of the Comprehensive Plan.
This shall address how landscaping, screening, and open space, recreational facilities,
road and parking design, capital facilities, and other components are integrated into the
project site.
(f) A description of the environmentally sensitive areas of the project and the
measures that will be employed for their protection. For an MPR adjacent to the water
and subject to the jurisdiction of the Shoreline Management Act, a description and
supportive materials or maps indicating proposed public access to the shoreline area
pursuant to the Shoreline Master Program.
(g) A description of how the MPR relates to surrounding properties, and how its
design and arrangement minimize adverse impacts and promote compatibility among
land uses within the development and adjacent to the development.
(h) A demonstration that sufficient facilities and service which may be necessary,
appropriate, or desirable for the support of the development will be available, and that
concurrency requirements of the Comprehensive Plan will be met.
(D A description of the intended phasing of development of the project, if any. The
initial application for an MPR shall provide sufficient detail for the phases such that the
full intended scope and intensity of the development can be evaluated. This shall also
discuss how the project will function at interim stages prior to completion of all phases of
the project, and how the project may operate successfully and meet its environmental
protection, concurency, and other commitments should development cease before all
phases are completed.
(2) Development Agreement. A master planned resort shall require approval of a
development agreement as authorizedby Article XI of Chapter 18.40 JCC (Development
Agreements), and RCW 36.708.170 through 36.708.210. Consistent with JCC 18.40.830(3) and
RCW 36.708.170, the development agreements shall be prepared by the applicant and must set
forth the development standards applicable to the development of a specific master planned
resort, which may include, but are not limited to:
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(a) Permitted uses, densities and intensities of uses, and building sizes;
(b) Phasing of development, if requested by the applicant;
(c) Procedures for review of site-specific development plans;
(d) Provisions for required open space, public access to shorelines (if applicable),
visitor-oriented accommodations, short-term visitor accommodations, on-site recreational
facilities, and on-site retail/commercial services;
(e) Mitigation measures imposed pursuant to the State Environmental Policy Act,
Chapter 43.21C RCW, and other development conditions; and
(0 Other development standards including those identified in JCC 18.40.840 and
RCW 36.708.170(3).
(3) Formal Site-Specific Comprehensive Plan Amendment. A master planned resort shall
require a site-specific amendment of the Comprehensive Plan Land Use Map to a master planned
resort land use designation, pursuant to the requirements of JCC 18.45.040; provided, that the
subarea planning process authorized under Article VII of Chapter 18.15 JCC (Subarea Plans) and
JCC 18.45.030 may be used if deemed appropriate by both the applicant and the county. The
Comprehensive Plan amendment or subarea plan may be processed by the county concurrent
with the review of the resort master plan and development agreement required for approval of a
master planned resort.
(4) Planned Actions. If deemed appropriate by the applicant and the county, a master planned
resort project may be designated by the county as a planned action pursuant to the provisions of
RCW 43.2tC.031 and WAC 197-ll-164 and197-11-168.
(5) Self-Contained Development. All necessary supportive and accessory on-site urban-level
commercial and other services should be contained within the boundaries of the MPR, and such
services shall be oriented to serve the MPR. New urban or suburban development and land uses
are prohibited outside the boundaries of a master planned resort, except in areas otherwise
designated as urban growth areas in compliance with RCW 36.704.110.
18.15.129 Applicationrequirementsandapprovalprocess.
New MPR applications shall be processed as Type V permits under this UDC, requiring
legislative approval by the board of county commissioners and the following:
(1) A draft of the master plan shall be prepared to meet the requirements of JCC
18.1s.126(1).
(2) A request for authorization of a development agreement, pursuant to the requirements of
JCC I 8.15.126(2) and Article XI of Chapter 18.40 JCC (Development Agreements).
(3) A request for a site-specific Comprehensive Plan Land Use Map amendment necessary to
meet the requirement of JCC 18.15.126(3) and 18.45.040. [Ord. 8-06 $ 1]
18.15.132 Decision-making authority.
(1) The planning commission, pursuant to its authority specified under JCC 18.40.040 and
18.45.080, shall hear and make recommendations on master plans and site-specific applications
for MPR land use designations on the Comprehensive Plan Land Use Map.
(2) The board of county commissioners, pursuant to its authority specified under JCC
18.40.040, 18.40.850(5) and 18.45.080, shall designate new master planned resort land use
districts on the Comprehensive Plan Land Use Map, approve the uses, densities, conditions and
standards authorized for site-specific MPRs in a development agreement, and approve master
plans.
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18.15.135 Criteria for approval.
An application to develop any parcel or parcels of land as an MPR may be approved, or
approved with modifications, if it meets all of the criteria below. If no reasonable conditions or
modifications can be imposed to ensure that the application meets these criteria, then the
application shall be denied.
(l) The master plan is consistent with the requirements of this article and Article VI-D of this
chapter (Environmentally Sensitive Areas District (ESA).
(2) The MPR is consistent with the goals and policies of the Comprehensive Plan, the
requirements of the Shoreline Master Program, and complies with all other applicable sections of
this code and all other codes and policies of the county.
(3) If an MPR will be phased, each phase contains adequate infrastructure, open space,
recreational facilities, landscaping and all other conditions of the MPR sufficient to stand alone if
no subsequent phases are developed.
(4) The MPR will provide active recreational uses, adequate open space, and sufficient
services such as transportation access, public safety, and social and health services, to adequately
meet the needs of the guests and residents of the MPR.
(5) The MPR will contain within the development all necessary supportive and accessory on-
site urban-level commercial and other services, and such services shall be oriented to serve the
MPR.
(6) Environmental considerations are employed in the design, placement and screening of
facilities and amenities so that all uses within the MPR are harmonious with each other, and in
order to incorporate and retain, as much as feasible, the preservation of natural features, historic
sites, and public views.
(7) All on-site and off-site infrastructure and service impacts have been fully considered and
mitigated.
(8) Improvements and activities are located and designed in such a manner as to avoid or
minimize adverse effects of the MPR on surrounding lands and property.
(9) The master plan establishes location-specific standards to retain and enhance the
character of the resort.
(10) The land proposed for a master planned resort is better suited and has more long-term
importance for the MPR than for the commercial harvesting of timber or production of
agricultural products, and the MPR will not adversely affect adjacent agricultural or forest
resource land production. [Ord. 8-06 $ 1]
18.15.138 Po+t+{dlo{+ Master Planned Resort.
The Pe**udlew Master Planned Resort Code (JCC Title l7), as may be amended to be
consistent with the provisions of this UDC, is hereby adopted by reference and made a part of
this UDC.
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