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PLEASANT HARBOR MASTER PLANNED RESORT
Title 17
MASTER PLANNED RESORTS
Chapters 17.05-17.50
No change
17.60.010 Authoritv.
This title is adopted pursuant to Chapters 36.70 and 36.704 RCW. and Title l8 JCC
17.60.020 Title.
The regulations set forth in this tille shallbetnsr a aslhc "Pleasant Harbor Master
Planned Resort Code" or by the short title "Pleasant Harbor MPR Code." Citations to these
regulations shall be made usine the applicable JCC section number.
17.60.030 Puroose and intent.
The oumose and intent of the Pleasant Harbor MPR code is to set forth development
regulations that complv with and are consistent with the Jefferson County 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 l8 of the Jefferson County may supplement the regulations presented in
this Article in accordance with the terms and conditions of the Development Agreement entered
into between Jefferson County and Pleasant Harbor Marina and Golf Resort. LLP.
17.60.050 ApplicabiHty.
The provisions of this title shall apply to all land. all associated water areas and all uses
and structures within the boundarv of the Pleasant Harbor Master Planned Resort as depigted on
the official land use map for Jefferson County, Washington.
17.60 060 Exemptiqus-
The followins structures and uses shall be exempt from the regulations of this title, but
are subject to all other applicable local. state and federal reeulations includine. but not limited to.
interim critical areas
program. and the State Environmental Policy Act (SEPA).
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the
Title 17. Article I. Port Ludlow MPR
Title 17. Article II. Pleasant Harbor MPR (17.60-17.80)
Chapter 17.60. General Provisions
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(1) Wires. cables. conduits. vaults. pipes. mains. valves. tanks. or other similar equipment for
the distribution to consumers of telephone or other communications. electricity. gas. or water oI
the collection of sewage. or surface or subsurface water operated or maintained by a
eovernmental entity or a public or private utility or other county franchised utilities including
meter di
facilities required during building construction. whether any such facilitv is located underground.
or above-ground: but only when such facilities are located in a street risht-of-way or in an
easement. This exemption shall not include 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 permittqd;
(2) Undereround utility equipment. mailboxes. bus shelters. informational kiosks. public
bicycle shelters. or similar structure or device which is found by the director of community
development to be appropriately located in the public interest:
(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. Anv above-ground detention facilitv or pond shall be screened from the
public risht-of-way or appropriately landscaped to ensure compatibility with the surrounding
area.
17.60.110 Preexistins uses and structures.
Existing legal residential4nd non residential land uses and structures in all zones of the
Master Planned Resort are lawfirl uses and may be continued in a manner consistent with state
law, Titles 15 aod l 8 oflheJeffersqn County Code and any other applicable resulations or
Ordinances.
17.60.120 Provisions bindine on the land.
The provisions of this section shall apply to any subsequent owners. lessees. tenants or
others with an interest in the property subject to the master planned resort (.or any portion or
parcel there-ofl, including but not limited to in interest. holders ofany recorded
interest recorded subsequent to the MPR approval. communit), associations. facility providers
and special service districts operatins withiqthe MPR area.
17.60.130 Enforcement
The enforcement provisions codihed in Chapter 18.50 Enforcemenl pf I{le 18pf the
Jefferson County Code as currently enacted or as hereafter amended shall apply to any alleged
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 community. It provides the
central resort and conference facilities.
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(5) Development consistent with a Binding Site Plan approved b), the County prior to
adoption of this chapter.
17.65.020 PermittedUses.(.1) Residential uses includine single-family and multifamily structures. condominiums.
townhouses. apartments. lofts. villas.and fractionallv owned accommodations of all
kinds(2) Short-term visitor accommodations. constitutine not less than 650Z of the total residential
units authorized by Ordinance #01-0128-08,. but not limited to hotels. motels. lodees.
and anv residential uses allowed under subsection 1 of this section that is made available for
short-term rental.
Visitor oriented amenities
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
designed to serve the sonvenience needs o
(d) recreation business and facilities:
(4) Cultural and educational facilities of all kinds including. but not limited to. art galleries.
and indoor or outdoor theaters:(5) Indoor and outdoor resort-related recreational facilities. including but not limited to golf
courses (including accessory structures and facilities. such as clubhouses. practice facilities. and
maintenance facilitiesltennis 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 olants. capture. storage and
traqsmission facilities to serve a reuse/recvcle program for on-site treatment and use/reuse of
waste water and stormwater:
Public water and
/R\ Prrhlic fecilities qnd ao rlafinerl in T(-(-1 8.1 0.1 60
(9) Utilities supporting the resort:(10) Emergencv services (fue. police. EMS):
(11) Medical services: and(12) Other similar uses consistent with the pumose of this zone and MPR as determined bv the
Department of Communitv Development.
17.65.030 Heiehtrestrictions.
No buildines within the MPR-GR zone shall be erected. enlarged or structurally modified
to exceed 80 feet in heieht as measured bv IBC standards Uudersround or imbedded parkine
shall not be included in any heieht calculations.
17.65.040 Bulk and density requirelqenls.
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 boundary lines and adjacent MPR
zones. Minimum buildine setback from State Route 101 is 50 feet.
17.70.010 Purpose.
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Chapter 17.70. Onen Space Reserve (MPR-OSR )
The numo se of the MPR-OSR 7.One s to orovide a natural buffer between the resort
SR zones shall extend landward 2
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
greater.
17.70.020 Permitted uses.
The followins uses are tted in the MPR-OSR zone:
(1) Restoration of existine development intrusions (roads. campsites) to theit natural pre-
development state; and
recreation that does
or bluff erosion.
(3) Those uses consistent with the Shoreline Master Program JCC 18.25
Chapter 17.75. Marina Village (MPR-MVI
17.75.010 Purnose.
The MPR-MV zone nrovides mixed use amenities and services associated with the
marina portion of the resort and surroundins . and provides the central support to the
marina operations.
17.75.020 Permitted uses.
The followins uses permitted in the MPR-MV:
(1) Marina and overwater structures as approved through the Jefferson County Shoreline
Master Prosram and associated rezulations Chapter 18.25 JCC;(2) Residential uses includine sinele-familv and multifamilv structures. condominiums, time-
share and fractionally owned accommodations of all kindsl
(3) Marina Village related upland mixed use. commercial and service facilities. including
open parkins lots" restaurants and shops. as well as marine service facilities. marina office. ),acht
club and recreation facilities servins the resort and the Marina:
(4) Accessory uses and structures. such as garaees. carports" storage buildings and similar
structures supporting marina and maritime village uses. fuel service and parking:
(5) Indoor and outdoor resort-related recreational facilities. including but not limited to
tennis courts. swimmine pools. marinas. hiking trails. bicycle paths. ropes courses. game center
and other recreational uses consistent with the nature of master planned resort.:
(6) Utilities supportine the resort:
above and below for the
servlces
(9) Public facilities" and services servine the MPR-MV zonel
00)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 buildinss within the MPR-MV zone shall be erected.larsed or structurall
modified to exceed 35 feet in heieht as measured by IBC standards. Underground or imbedded
parking shall not be included in any heieht calculations.
17.75.040 Bulk and density requirements.
There are no vard or setback provi s internal to the MPR-MV zone. All new
structures located within shoreline iurisdiction shall comply with the setback requirements of the
County's Shoreline Master Program as codified at Ch. 18.27 JCC
Chanter 17.80. Pleasant Harbor Resort Develonment
17.80.010 Resort development.
This section descrrbes the "Resort Pl
out a required environmental review process for any fufure resort development. and provides
processes for reviewinq maior or minor revisions to the Resort Plan. These provisions apply to
cll resnrf qnd nesneiafed deve within fha Pleqcqnt Llqrhnr I\rIPP
17.80.020 Development cap.
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 includine
lobbies and internal open space.
17.80.030 Resort Plan
The Resort Plan for future develooment nronerties in the Pleasant Harhor MPR means
the resulations. requirements. densities and uses established in the Development Agreement
between the County and Pleasant Harbor Marina and Golf Resort. LLP dated il and approved by
Ordinance No. [] and as reviewed includes up to 890 residential units" approximately 70.000
square feel of commercial space, as wsllas infrastructure necessary to service the development.
17.80.040 Permit process for resort development.(l) A project-level supplemental environmental impact statement (SEIS) analyzing
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.
Q\ Notice of appli cation for environmental review of the Resort Plan shall be provided to all
persons or aeencies entitled to notice pursuant to the land use procedures of JCC Title 18.
(3) Actual building permit plans or construction drawings are not required during the SEIS
process. Architectural drawings iusludlqg a detailed site olan. and architectural sketches or
drawings showine approximate elevations. sections. and floor plans are required. however. to
ensure that the SEIS considers proiect-level details.
(4) The department of community dcyqlaploaqt mav imoose mitisatins conditions or issue a
denial of some or all of the Resort Plan based on the environmental review and using authority
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The Pleasant Harbor MPR in total shall have a development cap of 890 residential units
provided. however. short term visitor accommodation units shall constitute not less than than 65
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43.21C RCW
(-hqnfpr 18.40 JCC shall be qnnlinolrla f^e ncrrnif nrnaeca fnr resnrf derralnnrnenf
(5) Following completion of the SEIS building permits may be issued. following appropriate
plan review. for proiects analvzed in the SEIS.(6) Actual resort development may be undertaken in phases. but only followins completion
of review and approval of a full resort buildout plan thoueh 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.
ven an A threshold
of Sienificance except where the SEPA-responsible official determines that the application
results in only minor construction. A EIS or SEIS is not required if existing environmental
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 Programmatic FEIS issued November 2007" tosether with such additional
requirements as a project specific application may raise. The scope shall not change the
standards of approval. however. as set forth in the development agreement and these
development re gulations.
(3) The utility element of any subsequent phase environmental review pertaining to the
Pleasant Harbor MPR shall review information on all affected utility systems. including sewer
and water systems and the results of required monitoring. The effectiveness of such monitorine
shall be evaluated. Suoolements or chanses to the monitorine and reportins systems shall be
considered if necessary to ensurg that water quality and water supply are adequately protected
and impacts to natural resources minimized.
(4) Any preliminary scope for future development within the Pleasant Harbor MPR is based
on the described Resort Plan. Other elements. issues. and specific levels of detail ma), be
included based on information available at the time the Resort Plan development application is
submitted. Elements noted above may be combined in the EIS anal),sis to reduce duplication and
narrow the focus on potentially significant adverse environmental impacts.
17.80.060 Revisions to Resort Plan.(1) Any proposed enlarsement to the Pleasant Harbor MPR boundary or zone changes within
the MPR shall require a Comprehensive Plan amendment and related zonine action. Such
revision and in JCC 17.80
and 17.80.080. The County mav aDDrove an to the Comprehensive Plan only if all
requirements of the Growth Management Act (Chapter 36.704 RCW) are fulfilled.
bui onl for in and
with the Resort Plan. A revision to the existins Resort Plan shall be submitted to the county for
approval prior to the acceptance of anv 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.
the Resort Plan shall be su of comm
development and the DCD director will
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whether the proposal constitutes a major or
minor revision. Upon makine a determination,orooosed revision shall follow the appropriate
outlined in J
17.80.070 Minor revisions
that the Resort Plan mlnor
to facilities and services in response to changing conditions or market demand and that some
Minor revisions are those that do
substantial chanee to the intent or purpose of Resort Plan in effect. A chanse that satisfies
thc fnllnurino criteriq chcll he deerned a minor revision for nrrmnepe nf thic nhqntcr'
(a) Involve no more than a ten (10) percent increase in the overall gross square
footage of the Resort Plan:
lm environment and"/or
than that addressed in the development plan:
the boundaries of the
(d) Do not propose new uses or uses modifu 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
failure to satisfy one or more of the co
(2) Minor Revision Process. Applications for minor revisions shall be submitted to. and
reviewed by the Jefferson County department of communiW development to determine if the
exl Plan and Plan SEIS the Jefferson C
Comprehensive Plan and other pertinent documents. Those proposals that satisf.v the above-
referenced criteria shall be deemed a minor plan revision and ma), 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 ties shall be provided to all Dersons or
agencies as required by the land use procedures of JCC Title 18" Unified Development Code.
Those revisions thal do not comply with the provisions
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 will result in a substantial change to the resort
includine: ch4nces in use" increase in the intensitv of use. or in the size. scale. or densitv of
development: or changes which may have a substantial impact on the environment beyond those
reviewed in previous environmental documents. are considered to be major revisions and will
require application for a revised Resort Plan.
(l) 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 mitieation of the revised development activitv proposed. The
Resort Plan revision proposal shall include the followine information:
(a) A description of how the revised Resort Plan would further the goals and policies
set forth in the Comprehcustve flarr;
(b) A description of how the Resort Plan revision complements the existing resort
facilities of the MPR;
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c A of the
setting out how the revision provides for unified development. inteerated site design 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 chanses 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. includinq an analysi s of the cumulative impacts of both the proposed
revision and the approved Resort Plan. and their effects on surrounding properties and/or
Bblic facilities:
overall Pleasant Harbor MPR and anv features. such as connections to trail systems.
natural svstems or sreenbelts. that have been establishqd& retain and enhance the
character of the resort and the overall MPR:
(g) A description of the intended phasing of development projects:
(h) Maps. drawings. illustrations. or other materials necessarv 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
their relationship to the existing resort and MPR demands" includine but not limited to
water sewer 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 hearing examiner
decision (Type III), with a required public hearine 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 oersons or aeencies as required
by the land use procedures of JCC Title 18. Unified Development Code. Any proposed major
revision involving a change to the boundaries of the MPR zone shall require a Comprehensive
Plan amendment (a Type V counW commissioners decision) prior to a@
Plan amendrnent.
(3) Decisipn Criteria. The hearing examiner may approve a major revision to the Resort Plan
oqly-if all the followine criteria are met:
(a) The nroposed revision would fuither the goals and policies set forth in the
Comprehensiyg Plan:(b) No unmitisatedprobable si adverse environmental impacts would be
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created by the proposed revision:
c The revision is consistent with all
those established for critical areasl
(d) On-site and off-site infrastructure (including but not limited to water" sewer"
storm water and transportation facilities)imoacts have been fullv considered and
mitigated:
(e) The proposed revision complements the existing resort facilities. meets the needs
and protection of natural amenities.
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site
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.
(l) Port Ludlow. Port Ludlow Master Planned Resort (MPR). The f,fgtenly 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 cer$er. 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
second officially desienated master planned resort in the County. The Pleasant Harbor MPR is
designated in accordance with RCW 36.704.360 as a new master planned resort and is subject to
the provisions of JCC Title 17. The Pleasant Harbor MPRis characterized bv a golf course resort
facilitv south of Black Point Road and a marina/Maritime Villaee and associated housine north
of Black Point Road. The resort is predominately desiened to serve resort and recreation uses and
has only limited full-time occupancy. The resort is served by the Brinnon Rural Center. which
accommodates LAMIRD-scale commercial uses 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 resldctive 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" (lvtPR) is a land use designation established under the Comprehensive
Plan. The enbr€xis+ing officially designated master planned resorts in the county qgis the Port
Ludlow the Pleasant 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 oursuant to RCW 36.70A.360
pertainine 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
36.70A.360 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
36.704.360.
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, hotelsn 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 offices; 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 36.704.360.
18.15.126 Requirements for master planned resorts.
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An applicant for an MPR project must meet the following requirements:
(1) 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 of the resort's services, and
commercial and supportive services provided.
(c) A listing of the proposed allowable uses and ma:cimum densities and intensities of
use of the MPR and a discussion of how these uses and their distribution meet the needs
ofthe 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.
(0 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 arangement 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
concurency requirements of the Comprehensive Plan will be met.
(i) 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, concurrency, 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 4321C RCW, and other development conditions; and
(0 Other development standards including those identified in JCC 18.40.840 and
RCW 36.70B.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 43.21C.031 and WAC 197-ll-164 and 197-11-168.
(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 resorto except in areas otherwise
designated as urban gxowth areas in compliance with RCW 36.704.110.
18.15.129 Application requirementsand approvalprocess.
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
r 8. l s.126(1).
(2) A request for authorization of a development agreement, pursuant to the requirements of
JCC 1 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
meetthe 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 modif,rcations, 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.
(1) 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 developmeet 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 $urounding 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+++{dle{# Master Planned Resort.
The Pe+t4udlew Master Planned Resort Code (JCC Title 17), 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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