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David W. Jo h nson < djoh nson @co jefferson.wa.us >
Thursday, May L2,2016 10:17 AM
Lorna Smith
David W. Joh nson (dwjoh nson @co jefferson.wa.us)
Draft Regs and Ordinance
Final Draft 2015 09 28 Pleasant Harbor Zoning Code.docx; 01 0128 08.pdf
Attached per your request.
David Wayne Johnson - LEED AP - Neighborhood Development
Associate Planner - Port Ludlow Lead Planner
Department of Community Development
Jefferson County
360.379.4465
Mission: To preserve qnd enhance the quality of lfe in Jefferson County by promoting a vibrant economy,
sound communities and a healthy environment.
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f'l II
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 17. Article II. Pleasant Harbor MPR (17.60-17.80)
Chapter 17.60. General Provisions
17.60.010 Authority.
This title is adooted oursuant to 36.70 and 36.704 RCW, and Title l8 JCC.
17.60.020 Title.
The regulations set forth in this title shall be known as the "Pleasant Harbor Master
Planned Resort Code" or bv the short title "Pleasant Harbor MPR Code." Citations to these
requlations shall be made usiuejhe applrsablq JCC section numbe
U.60.030 Purposg and intent
The purpose and intent of the Pleasant HryborMP
regulations that comply 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 Additionalreqqlrerrqel!$
Title 15 and Title 18 of Ibe Jeffersqn Countv may supplemen
this Article in accordance with the terms and conditions of the Development Asreement entered
into between Jefferson County and Pleasant Harbor Marina and Golf Resort. LLP.
17.60.050 Applicabititv.
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 official land use map for Jefferson Countv. Washinston.
17.60 060 Exemptions.
The followine structures and uses shall be exempt ftom the reeulations of this title. but
lo state and federal re but not limited
the county buildine ordinance. interim critical ordinance. the shoreline management master
program. and the State Environmental Policy Act (SEPA).
1
(1) Wires.cables.eoqdu{S-yauts-plpes.mains. valves. tanks. or other similar equipment for
the distribution to consumers of telephone or other communications. electricity. gas. or water or
the collection of sewage. or surface or subsurface water operated or maintained by a
governmental entity or a public or private utility or other county franchised utilities including
customary meter pedestals. telephone pedestals. distribution transformers and temporary utility
whether such is located
or above-ground: but only when such facilities are located in a street right-of-way 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
director of communi
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. Any above-ground detention facility or pond shall be screened from the
tc or to c with
area.(5) Development consistent with a Binding Site Plan approved by the County prior to
adoption of this chapter.
17.60.110 Preexisting uses and structures.
Existing legal residential and non residential land uses and structures in all zones of the
Master Planned Resort are lawfulr$es and mav be continued in a manner consistent with state
law. Titles l5 and 18 of the Jefferson County Code and any other applicable regulations or
Ordinances.
17.60.120 Provisions bindins on the land.
The provisions of this section shall apply to any subsequent owners. lessees. tenants or
othersyi& an interest in the plopertlsubiect to the master p
parcel thereof-). including but not limited to successors in interest. holders of any recorded
interest recorded subsequent to the MPR approval. community associations. facility providers
aud special service districts operating within the MPR area.
17.60.130 Enforcement
The enforcement provisions cpdified in Chapter 18.50 Enforcement of Title 18 of the
Je or shall
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
S
central resort and conference facilities.
.|
17.65.020 PermittedUses.
(1) Residential uses including single-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 650% of the total residential
units authorized by Ordinance #01-0128-08. including. but not limited to hotels. motels. lodges.
and anv residgutial uses allowed under subsection 1 of this section that is made available for
short-term rental.(3) Visitor oriented amenities. including. but not limited to (a) conference and meeting
facili resta delicatessens b taverns AS
such uses: (c) on-site retail services and businesses tvpically found in destination resorts and
designed to serve the convenience needs of users and employees of master planned resort: and
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 and facili
courses (including accessory structures and facilities" such as clubhouses. praqtice 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. includins treatment plants. capture. storage and
transmission facilities to serve a reuse/recycle program for on-site treatment and use/reuse of
waste water and stormwater:
Public water and faci
(8) Public facilities and services as defined in JCC 18.10.160;(9) Utiliti.rrrpportirrgth.r.*ru(10) Emergency services (fire. police. EMS):
(l l) Medical services: and
(12) Other similar uses consistent with the purpose of this zone and MPR as determined by the
Department of Communitv Development.
17.65.030 Heieht restrictions.
thin the or
to exceed 80 feet in heieht as measured bv IBC standards. Underground or imbedded parking
shall not be included in any height calculations.
17.65.040 Bulk and density requirements
There are no yard or setback provisians tuteqallslhc I PR-GR zoug. All structures
shall be set back at least 20 feet from Master Planned Resort boundary lines and adjacent MPR
zones. Minimum building setback from State Route 101 is 50 feet.
Chapter 17.70. Open Space Reserve (MPR-OSR )
a-J-
17.70.010 Purpose.
The purpose of the MPR:OSR zone is to provi
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 Manasement 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 permitted in the MPR-OSR zone:(l) Restoration of existins development (roads. camosites) to theit natural ore-
development state: and(2) Passive recreation that does not reduce the forest canopv. increase stormwater dischar&e
or bluff erosion.(3) Those uses consistent with the Shoreline Master Prosram JCC 18.25
Chapter 17.75. Marina Villaee (MPR-MV)
f 7.75.010 LurBose.
) amenities and services associated with theThe MPR-MV zone provides mixelllsa
marina portion of the resort and surrounding community. and provides the central support to the
marina operations.
17.75.020 Permitted uses.
The followine uses are permitted in the MPR-MV:
(l) Marina and overwater structures as approved through the Jefferson County Shoreline
Master Prosram and associated resulations Chapter 18.25 JCC:
(2) Residential uses including single-family and multifamily structures. condominiums. time-
share and fractionally owned accommodations of all kinds;
(3) Marina Village related upland mixed use. commercial and service facilities. including
open parking lots. restaurants and shops. as well as marine service facilities. marina office. yacht
club and recreation facilities serving the resort and the Marina:
(4) Accessory uses and structures. such as garages. carports. storage buildings and similar
structures supporting marina and maritime village uses. fuel service and parking:
(5) Indoor and outdoor resort-related recreational facilities. includins but not limited to
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.:
(6) Utilities supporting the resort:
(7\ In-Frqctnrnfrrre qnd hrrildinoc hnfh alrnrra and below -r^, t-al for the utilities
(8) Emergency services (fire. police. EMS):
Public faci
(10)services: and
the Department of Community Development.
with the se of the this
17.75.030 Heieht restrictions.
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No buildings within the MPR-MV zone shall be erected, enlarged or structurally
modified to exceed 35 feet in height as measured by IBC standards. Underground or imbedded
parking shall not be included in any height calculations.
17.75.040 Bulk and density requirements.
There are no vard or setback provisions internal to the MPR-MV zone. All new
cated within shoreline urisdiction shall com with the
County's Shoreline Master Program as codified at Ch. 18.27 JCC
Chapter 17.80, Pleasant Harbor Resort Development
17.80.010 develonment.
section describes the "Resort Plan" for facilities be located in the resort
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 appl), to
and associated devel within the Pleasant Harbor
17.80.020 Development cap.
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
perceuLof 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 intemal open space.
17.80.030 Resort Plan
The Resort Plan for future development of properties in the Pleasant Harbor MPR means
the regulations. requirements. densities and uses established in the Development Agreement
between the County and Pleasant Harbor Marina and Golf Resort. LLP dated [] and approved by
Ordinance No. il and as reviewed includes up to 890 residential units. approximatelv 70.00Q
17.80.040 Permit process for resort development.
(1) A project-level supplemental environmental impact statement (SEIS) analyzing
development under the Resort Plan is required prior to issuance of building permits for any new
resort development. The applicant may choose to develop a new environruen al impact
statement rather tha! a supplement-(2) Notice of application for environmental review of the Resort Plan shall be provided to all
persons or agencies entitled to notice pursuant to the land use procedures of JCC Title 18.(3) Actual buildine permit plans or construction drawines are not required durins 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 communitv development mav imoose mitigating conditions or issue a
denial of some or all of the Resort Plan based on the en
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vironmental review and using authority
provided pursuant to the State Environmental Policv Act. Chaoter 43.21C RCW. Article X of
Chapter 18.40 JCC shall be applicable to the permit process for resort development.
Fo of the SEIS
plan review, for proie analyzed in the SEIS(6) Actual resort development may be in ohases. but onlv followins comoletion
qf rcview atrd appro
schedule may be proposed as part of the environmental review or mav be developed at a later
date.
17.80.050 Environmental review for Resort Plan development.
(1) All project level applications will be given an automatic SEPA threshold Determination
of Significance except where the SEPA-responsible official determines that the application
results in only minor construction. A EIS or EIS is not required if existins environmental
documents adequately address environmental conditions as set forth in RCW 43.21C.034.
The of an SEIS under thi
identified in the Prosrammatic 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
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 utilitv svstems. includine sewer
of effectiveness of
shall be evaluated. Supplements or changes to the monitoring and reporting systems shall be
and impacts to natural resources minilrizell(4) Any preliminary scope for future within the Pleasant Harbor MPR is based
on the described Resort Plan. Other elements" issues. and specific levels of detail mav 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 analysis to reduce duplication and
narrow the focus on potentiallv sienificant adverse environmental impacts.
17.80.060 Revisions to Resort Plan.
1 to the Pleasant Harbor MPR or zone
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 Manasement Act (Chanter 36.704 RC w)are fulfilled.
(2) The County shall accept buildine ts onlv for oroiects included in and consistent
with the Resort Plan. A revision to the existins 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
all su uent devel
consistent with the revised Resort Plan and development regulations.
f
sed revisions
D director will
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minor revision. Upon matiug a determination. the proposed revision shall follow the appropriate
process for plan revisions as outl in JCC 17.80 060 and 17.80.070
17.80.070 Minor revisions.(l) Minor Revisions. The county recognizes that the Resort Plan mav reouire minor chanses
to facilities and services in response to changins conditions or market demand and that some
degree of flexibility for the resort is needed. Minor revisLons 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 followine criteria shall be deemed a minor revision for purposes of this chapter:
(a) Involve no more than a ten (10) percen t increase in the overall sross souare
footaqe of the Resort Plan:
(b) Will not have a significantly greater impact on the environment and/or facilities
than that addressed in the development plan:
(c) Do not alter the boundaries of the approved plan:
(d) Do not propose new uses or uses that 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 conditions (a) through (d) of this section.
(2) Minor Revision Process. Applications for minol relbions ghall be subrntttcd tg- and
reviewed by the Jefferson County department of communitv development to determine if the
revisions are consistent with the existing Resort Plan and Resort Plan SEIS. the Jefferson County
Comprehensive Plan and other pertinent documents. Those p atsadsfylhqabava:
(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 opgortunities 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 maior revision. subject to the provisions outlined in JCC 17.80.080.
17.80.80 Maior revisions.
result in a substantial to the resort
including: changes in use. increase in the intensity of use. or in the size. scale. or density of
development: or changes which may have a substantial impact on the environment beyond those
reviewed in previous environmental documents, are considered to be maior 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
describinq the proposed revision in relation to the approved Resort Plan and providing a
framework for review, analysis and mitigatiol olthp revised development activitv proposed. The
Resort Plan revision proposal shall include the following information:
(a) A description of how the revised Resort Plan would further the goals and policies
set forth in the Comprehensive Plan:
(b) A description of how the Resort Plan revision complements the existinq resort
facilities of the MPR:
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c A descrintion of the desi on nnd firn nnq'l fcqfrrrcc nf fhe Pesnrt Plqn rerricinn
setting out how the revision provides fsrunifi€ddevelopment. inte
protection of natural amenitiesl
(d) A listins of proposed additional uses and/or proposed changes to density and
intensity of uses within the resort, and a discussion of how these changes meet the needs
of residents of the Pleasant Harbor MPR and patrons of the resort:
(e) A description and analvsis of the environmental impacts associated with the
of the im of both
revision and the approved Resort Plan. and their effects on surrounding properties and/or
blic facilities
overall Pleasant Harbor MPR and any features. such as connections to trail systems.
natural svstems or qreenbelts" 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,drawings,illustrations,other materials necessarv to assist in
understanding 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 caoital facilities and services and
their relationship to the existing resort and MPR demands" includins but not limited to
transportation. water. sewer and stormwater facilities: and a demonstration that sufficient
faqrlities and services to support the developmeulalg a\Lailable 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 (Tvpe III). with a required public hearine prior to the decision. Public notice of the
application. the written decision. and appeal opoortunities 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
bv the land use procedures of JCC Title 18. Unified Development Code. Anv proposed maior
revision involvine a change to the boundaries of the MPR zone shall require a Comprehensive
Plan 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
only if all the following criteria are met:(a) T canopased revistan would further the soals 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 le devel lnc
those established for critical areas:
(d) On-site and off-site infrastructure (includine but not limited to water. sewer.
storm water and transportation facilities) impacts have been fully considered and
mitigated:
e ston lements the resort facilities meets the
of residents and patrons. and provides for unified development. integrated site design.
and protection of natural amenities.
wlP
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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 fifSlenly 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 I 7 . 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 intemal 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 Matiua and Golf Resort is the
second officially designated master planned resort in the Count),. The Pleasant Harbor MPR is
designated in accordance with RCW 16.704.360 as a new master planned resort and is subject to
the provisions of JCC Title 17. The Pleasant Harbor MPRis characterized by a golf course resort
facility south of Black Point Road and a marina/Maritime Villase and associated housing north
of Black Point Road. The resort is predominately designed to serve resort and recreation uses and
has onlv limited full-time occupancy. The resort is seryed 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 restrictive than the requirements in JCC Title 17. However.
Jefferson Countlldoes 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 ofllr-erds+ing officially designated master planned resortt in the county qgis the Port
Ludlow MPR_and 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 pursuant to RCW 36.70A.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
36.70A.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
36.70A.360.
18.15.123 Allowable uses.
The following uses may be allowed within a master planned resort classification authorized in
compliance with RCW 36.10A.360:(1) All residential uses including single-family and multifamily 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 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 36.70A.360.
18.15.126 Requirements for master planned resorts.
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An applicant for an MPR project must meet the following requirements:
(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 maximum densities and intensities of
use of the MPR and a discussion of how these uses and their distribution meet the needs
of the resoft 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 map$ 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.
(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 authorized by 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:
(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 43.21C.031 and WAC 19l-ll-164 and 197-ll-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 Applicationrequirementsand 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:
(l) A draft of the master plan shall be prepared to meet the requirements of JCC
r8.ls.l26(1).
(2) A request for authorization of a development agreement, pursuant to the requirements of
JCC 18.15.126(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-makingauthority.
(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.
(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 development all nece$sary 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 P€+++{*dler# Master Planned Resort.
The Pe#Ludle,w 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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CC:
rf erf o6
STATE OF WASHINGTON
County of Jefferson
AN ORDTNANCE APPROVING ONE )
COMPREHENSIVE PLAI\ AMENDMENT, }
FILE NUMBER }
MLA06-87 ISTATESMAN] ]
OrdinanceNo. 01-0128-08
WHEREAS, the Board of Jefferson County Commissioners ("the Board") has, as required
by the Growth Management Act ("the GMA"), * codified at RCW 36.70A.010 et seq., set in
motion and now completed the proper professional review and public notice and comment with
respect to any and all proposed amendments to the County's Comprehensive Plan originally
adopted by Resolution No. 72-98 on August 28, 1998 and as subsequently amended, and;
WHEREAS, as mandated by the GMA, the Board has reviewed and voted upon the
proposed amendments to the County's Comprehensive Plan ("CP") that composed the2007
Comprehensive Plan Amendment Docket ('1he Docket"), and;
WHEREAS, of the ten (10) proposals that compose the Docket, three (3) were rejected;
one proposal, MLA07-104, has been forwarded to the 2008 CP Cycle; the Board has approved or
approved with conditions six (6) of the remaining proposals, five (5) of which are analyzed in
02-012 B-08 herein analyzed is only one proposal, MLA06-87
[Statesman], which was approved unanimously by the Board; and
WHEREAS, an adopting Ordinance is required to formalize the Board's legislative
decision with respect to MLA06-87, and;
WHEREAS, the Board makes the following Findings of Fact and Conclusions with
respect to the 2007 Comprehensive Plan Amendment Cycle and the amendment contained herein:
l. The County adopted its Comprehensive Plan in August 1998 and its development
regulations or Unified Development Code (UDC), Title 18 in the Jefferson County Code
(JCC) in December 2000. The CP was reviewed and updated in2004.
2. The Growth Management Act (GMA), which mandates that Jefferson County generate and
adopt a CP, also requires that there be in place a process to amend the CP. The UDC
contains precisely such a process in Section 9, and in Title l8 in the JCC.
I
,ffi"?
Jr,?.c+)
Ordinance No.
3. The amendment process for the CP must be available to the citizens of this County
[including corporations and other business entities] on a regular basis. In accordance with
RCW 36.70A.130, CP amendments can generally be considered "no more frequently than
once per yeat."
4. This particular amendment "cycle" began on or before March 1,2007, the deadline for
submission of a proposed CP amendment.
5. MLA06-87 was timely filed on by March 1,2006, and carried over to the2007 cycle in
December 2006, because a separate environmental impact statement was deemed
necessary, and this work could not be performed in 2006.
6. Tt.'e 2007 CP process started with nine formal site-specific amendments and three
suggested amendments (for a total of twelve), all of which were placed on the Preliminary
Docket through the CP amendment process contained at JCC Section 18.45.050.
7. The Planning Commission and the Board of County Commissioners held a joint workshop
on April 4,2007 to provide an opportunity for the site-specific CP amendment applicants
to make public presentations on their proposals.
8. The Planning Commission held a duly-noticed public hearing on the Preliminary Docket
on April 18,2007.
9. The Planning Commission completed its recommendation on the Preliminary Docket on
April 18,2007, reeommending that all twelve original CP amendment applications be
placed on the Final Docket.
10. The Department of Community Development (DCD) issued a Review of Preliminary
Docket on May 7,20A7, analyzing the proposals on the Preliminary Docket and offering
the following recommendation: that two of the three suggested amendments be eliminated
from the Final Docket due to limitations on staffresources.
11. The Board established the Final Docket on May 14,2007 as nine site-specific amendments
plus one suggested amendment.
12. The Department of Community Development (DCD) issued an integrated Staff Report and
State EnvironmentalPolicy Act (SEPA) Addendum on September 5,2007, analyzing the
proposals on the Final Docket and offering preliminary recommendations for each.
)
13 All of these amendments have been subject to a SEPA-driven analysis through the DCD
Staff Report and SEPA Addendum dated September 5,2007. In addition, a separate Draft
Environmental Impact Statement was published on this date pertaining to the site-specific
application analyzed in this ordinance, MLA06-87 (Statesman), with an associated 45-day
public comment period ending at close of business on October 24,2007. An associated
addendum issued with the Final Environmental Impact Statement was published on
November 27,2A07 . For further analysis of the other five (5) amendments comprising the
2007 CP cycle, see Ordinance No.02-012 8-08
14. The Draft Environmental Impact Statement (DEIS) and Final Environmental Impact
Statement (FEIS) were undertaken and generated pursuant to the State Environmental
Protection Act (SEPA) and a determination by the SEPA-responsible official that the
proposed amendment, MLA06-87, warranted a threshold "Determination of Significance"
(DS), and thus environmental review for any probable significant adverse environmental
impacts, although the environmental review at this stage was the review appropriate for a
non-project action as that term of art is defined in SEPA.
15. The FEIS was prepared in conforrnance with SEPA requirements and the amendment in
this ordinance is the alternative identified in the DEIS as "the proposal."
16. The Planning Commission held a duly-noticed public hearing on MLA06-87 (Statesman)
on October 3,2007. Oral public comment related to this proposed amendment was taken
during the public hearing, and written comments wero accepted through the close of
business on October 24, 2007 .
17 . The Planning Commission deliberated on MLA06-87 at special meetings on October 31,
2007, and on November 14,2007, reviewing the growth management indicators, findings,
and conclusions relative to JCC 18.45, and completed recommendations on November 20,
2007.
18. The above statements indicate that the proposed CP amendment was and is the subject of
"early and continuous" public participation as is required by GMA.
19. The Planning Commission recommendations were transmitted to the Board through formal
memoranda dated November 28,2007, and are part of the record for the legislative
decision.
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20
2t
22.
23
24
25.
)1
28.
26
The Planning Commission recommended to the Board seven conditions be attached to
approval of this proposal, MLA06-87 [Statesman]. The conditions were included in the
Planning Commission recommendations specific to this proposal.
The FEIS and addendum associated with this proposal were published on November 27,
2007. Initial scoping identified probable significant adverse impacts. Public comments
elaborated on those concerns, and the flrnal EIS included staff responses to 17 different
categories covered in over 400 public comment letters, expressed orally and in writing by
the public and by various local and state agencies regarding this application during the
public comment period.
The FEIS detailed mitigating conditions resulting from these comment letters as specified
in Chapter 5, overall representing a meticulous and thorough response to the concerns of
the citizens and agencies, precisely what is intended by SEPA.
The Board held a duly-noticed public hearing on December 3,2007 and continued this
public hearing on December 6, 2007, closing the public comment period on December 7,
2007. The Board did consider all public comments received.
The final DCD staff recommendation was presented to the Board during the December 3,
2007 and December 6,2007 public sessions in which the Planning Commission
recommendations were also presented.
The final DCD staff recommendation did not match the Planning Commission
recommendation for approval, having different proposed modifications attached.
On December 10, 2007, the Board signed Resolution No. I 13-07 extending the timeframe
for the legislative decision on the proposed amendment to January 14, 2008.
All procedural and substantive requirements of the GMA have been satisfied,
The Board of County Commissioners deliberated and decided to approve the Statesman
proposal on January 14, 2008.
DCD staff presented to the Board a l4-step process for decision-making. Step l: It was
moved and seconded "to approve the Statesman proposal as revised with conditions, and to
amend the Jefferson County Comprehensive Plan on pages 3-23 and3-45.
29
4
Step 2: The Comprehensive Plan land use map designations on page 3-45 for this area
would be changed to reflect a Master Planned Resort as outlined in the November 27,2007
Final Environmental Impact Statement on page 1-4." See Exhibit "B" to this Ordinance.
30. Step 3: The Board was required to apply criteria from JCC 18.45.080, generally referred
to as deliberations, findings and conclusions, and growth management indicators.
3 1. Step 4: The Board entered an affirmative statement that consistency with the Growth
Management Act, specifically RCW 36.70A.360(l) through (4), is achieved, as each of the
pertinent criteria are met by this proposal.
32. With respect to RCW 36.70A.360(l), the Board hereby enters an affirmative statement that
the proposed Master Planned Resort would be a "seltcontained and fully integrated
planned unit development, in a setting of signifrcant natural amenities with primary focus
on destination resort facilities consisting of short-term visitor accommodations."
33. With respect to RCW 36.70A360(4) the Board hereby enters an affirmative statement that
its CP already includes policies to guide the development of new MP& the CP and the
related development regulations serve to preclude urban or suburban land uses in the
vicinity of the MPR, the land at the site in question is better suited for an MPR than for the
commercial harvesting of timber or agricultural production, the MPR plan is and will be
consistent with all GMA-derived development regulations relating to GMA critical areas
and all on-site and off-site infrastructure and service impacts have been fully considered
and will be mitigated as the MPR is implemented first through a development agreement,
internal zoning map and internal zoning code, then through plat and permit review and
possible issuance of permits and, with all the prior items accomplished, finally with the
issuance of building permits.
34. Step 5: The Board entered an affirmative statement that consistency with the Jefferson
County Comprehensive Plan, specifically Land Use Policies24.l-24.13, has been achieved
by the applicant, as each of the pertinent criteria are met by this proposal. By way of
example only, the Board's affirmative finding that the site of the proposed MPR is better
suited to become an MPR than it is to be the site of a commercial timber harvest serves to
satisff the condition laid out in the CP at LNP 24.4, found at p. 3-65 of the CP. The area is
5
zoned Rural Residential and not Commercial Forest under the Growth Management Act,
and therefore this finding is not required within the proposal.
35. Step 6: The Board entered an affirmative statement that consistency with the Brinnon Sub-
Area Plan, adopted on May 1,2002, specifically Goals 1.0 and Policies 1.1-1.3, is
achieved, as each of the pertinent criteria are met by this proposal.
36. Step 7: With respect to JCC 18.15.126,the Board affirmed that only a Comprehensive
Plan amendment application was under consideration, and that the development agreement
and zoning code guiding MPR projects will come before it in a subsequent process after
the adoption of this CP amendment. A subsequent development agreement and zoning
code shall be consistent with this CP amendment. This criterion applies to each of the
following code references contained within Step 7.
37. With respect to JCC 18.15.025 and JCC 18.15.115 on land use districts, the Board
concluded that new zoning code language will be developed at a later phase, describing a
second Master Planned Resort in Jefferson County, since Port Ludlow is the only MPR
currently designated under the CP.
38. The Board affirmed the appropriateness of the proposal with respect to JCC 18.15.120 on
purpose and intent, and consistency with RCW 36.70A.360. A new MPR is thus
appropriate at this location.
39. The Board further determined that in accordance with JCC 18.15.123, a subsequent
development agreement and zoning code will ensure consistency with said section.
40. The Board affirmed that the provisions of JCC 18.15.129 are applicable to this proposal,
pertaining to the nature of the application as a Type V legislative process, and include a
draft master plan (summarized in the FEIS), a site-specific CP amendment, and require a
development agreement at a later phase in the process.
41. The Board affirmed that decision-making authority is granted to the Board under JCC
18.15.132, after ensuring the veracity of the planning commission process, and after
reviewing its recommendations. A development agreement and zoning code will be
developed in a subsequent phase.
6
42
43
44.
45.
47
48.
49.
50
46
With respect to 18.15.135, the Board concluded that the application to develop will take
place at project-level phases subject to the development agreement and zoning code,
consistent with this approval of the CP amendment.
The Board determined that 18.15.138 shall be amended at a later date to include revisions
and/or additions to Title t7, in order to establish a zoning code for the Brinnon MPR. This
shall be accomplished through a Type V legislative process.
Step 8: With respect to the directives set forth in RCW 36.70, the Planning Enabling Act,
the Board concludes that all steps in the process were conducted properly, including the
application submittal; the public process, review, and recommendations by the Planning
Commission; the public process conducted by the Board; its own findings; and its position
as the sole decision-making authority whereby the Planning Commission's
recommendation is advisory only and the final determination always rests with the Board.
Steps 9-14: The Board determined that the procedural requirements of JCC Section
18.45.080(2)(c), in which for all adopted amendments the Board shall develop findings
and conclusions which consider the growth management indicators set forth in a) JCC
Section 18.45.050(4Xb) (i) through (vii, and b) items (i) through (iii) in JCC Section
18,45.080(1Xb), have been met. Findings and glowth management indicators are further
explained below.
SEPA mitigations called out in Chapter 5 of the FEIS shall be adhered to through
development of a zoning code, development agreement, and any permit applications.
Further conditions of approval are identified in item # 63 (below). The Board directed
staff to prepare this ordinance, provide for legal review, and prepare a record identiffing
all components of this CP application process.
Further, the Board voted unanimously to amend the CP.
JCC Section 18.45.080(l)(c), which contains eight criteria from which the Board must
generate findings, is applicable only to site-specific Comprehensive Plan amendments.
Inquiry into the growth management indicators referenced above was begun for the 2007
Docket through the DCD integrated StaffReport and SEPA Addendum of September 5,
2007. The Board's findings and conclusions with respect to the growth management
7
indicators are augmented by the September 5, 2007 staff findings and conclusions, except
when and as noted below.
51. With respect to JCC Section 18.45.050(4XbXi), which asks whether assumptions regarding
growth and development have changed since the initial CP adoption, the Board concludes
that census data indicates that the population growth rate in this county has slowed in the
last two to four years, and is slower than projected.
52. With respect to JCC Section 18,45.050(4xbxii), which asks whether the capacity of the
County to provide adequate services has diminished or increased, the Board concludes that
this CP amendment as conditioned will not impact the ability of the County to provide
services.
53. With respect to JCC Section 18.45.050(4)(b)(iii), which asks if sufficient urban land is or
has been designated within the County, the Board concludes that this proposal may
constitute additional urban lands (as allowed under RCW 36.70A.360) to the Jefferson
County Comprehensive Plan amendments made effective by adoption of this Ordinance.
54. With respect to JCC Section 18.45.050(a)@)(iv), which asks if any of the assumptions on
which the initial CP was based have become invalid, the Board concludes that the
assumptions upon which the CP is based have generally not changed.
55. With respect to JCC Section 18.45.050(a)@)(v), which asks if any of the countywide
attitudes upon which the CP was based have changed, the Board concludes that the
countywide attitudes have not generally changed since this CP amendment was submitted.
56. With respect to JCC Section 18.45.050(a)@)(vi), which asks if there has been a change in
circumstance that may dictate the need for an amendment, the Board concludes that a
conceptual Brinnon MPR was identified in the Brinnon Sub-Area Plan adopted into the
County's CP on May I ,2002, and that there have not been any overarching or countywide
changes in circumstances that would dictate or require a shift in the policies reflected in
the CP with respect to MPR designations.
57. With respect to JCC Section 18.45.050(a)@Xvii), which asks if inconsistencies have arisen
between the CP, the GMA and the Countywide Planning Policies, the Board concludes that
these amendments do not reflect any such inconsistency, since a variety of rural residential
densities is maintained even after adoption of this CP amendment.
8
58
59
60
Pursuant to JCC Sections 18.45.080(2)(c) and 18.45.080(lxb), the Board finds that:
(l) Circumstances related to the proposed amendment and/or the area in which it is
located have not substantially changed since the adoption of the Jefferson County
Comprehensive Plan.
(2) The assumptions upon which the Jefferson County Comprehensive Plan is based
continue to be valid.
(3) Based upon public testimony, the proposed amendment may reflect current widely
held values of the residents of Jefferson County.
In addition to the required findings set forth in JCC Section 18.45.080(lxb), in order to
recommend approval of a formal site-specific proposal to amend the Comprehensive Plan,
the Board must also make eight (8) findings as specified in Section 18.45.080(l)(c)(i)
through (viii).
Pursuant to JCC Section 18.45.080(1)(c), the Board enters the following findings:
(i) The proposed site-specific amendment meets concrurency requirements for
transportation and does not adversely affect adopted level of service standards for other
public facilities and services (e.g., sheriff, fire, and emergency medical services, parks,
fire flow, and general governmental services).
(ii) The proposed site-specific amendment is consistent with the goals, policies and
implementation strategies of the various elements of the Jefferson County
Comprehensive Plan.
(iii) The proposed site-specific amendment will not result in probable significant
adverse impacts to the county's transportation network, capital facilities, utilities,
parks, and environmental features that cannot be mitigate{ and will not place
uncompensated burdens upon existing or planned senrice capabilities.
(iv) The subject parcel is physically suitable for the requested land use designation and
the anticipated land use development, including but not limited to the following:
a. Access
b. Provision of utilities; and
c. Compatibility with existing and planned surrounding land uses.
9
61.
63
62
(v) The proposed site-specific amendment will not create a pressure to change the land
use designation of other properties, unless the change of land use designation for other
properties is in the long-term best interests of the county as a whole.
(vi) The proposed site-specific amendment does not materially affect the land use and
population growth projections that are the basis of the Comprehensive Plan.
(vii) If within an unincorporated urban growth area (UGA), the proposed site-specific
amendment does not materially affect the adequacy or availability of urban facilities
and services to the immediate area and the overall UGA.
(viii) The proposed amendment is consistent with the Growth Management Act (Chapter
36.70A RCW), the Countywide Planning Policy for Jefferson County, applicable inter-
jurisdictional policies and agreements, and local, state and federal laws.
Master Planned Resorts are governed under a distinct statutory provision within the GMA.
They are not Rural Lands, and thus are not Limited Areas of More Intensive Rural
Development (LAMIRDs). Instead, RCW 36.70A.360 provides that new MPRs "...may
constitute urban growth outside of urban growth areas as limited by this section."
MLA06-87 is submitted by Statesman Group of Companies, LTD. The application is for
a Master Planned Resort (lvfPR) designation. (See Exhibit A for the complete legal
description and Exhibit B for a map.)
In consideration of the public interest, and pursuant to the authority that is granted the
County legislative authority under SEPA by RCW 43.21C.060, WAC 197-t1-660 and
Jefferson County Code 18.40.770, the Board enters certain of the following conditions for
approval of the CP amendment MLA06-87, recognizing that certain of the conditions
listed here are imposed not in reliance upon SEPA but instead pursuant to the Board's
general police power as a legislative body [arising from Article XI, $ 11 of the State
Constitution and RCW 36.32.120(7)1, particularly conditions d, e, f, g, v, x, aa and bb:
a) Any analysis of environmental impacts is to be based on science and data pertinent to
the Brinnon site, This includes rainfall projections, runoff projections, and potential
impacts on Hood Canal.
10
b) All applications will be given an automatic SEPA threshold determination of
Determination of Significance (DS) at the project level except where the SEPA-
responsible official determines that the application results in only minor construction.
c) The project developer will be required to negotiate memoranda of understanding
(MO[I) or memoranda of agreement (MOA) to provide needed support for the Brinnon
school, fire district, Emergency Medical Services (EMS), housing, police, public
health, parks and recreation, and transit prior to approval of the development
agreement. Such agreements will be encouraged specifically bet'ween the developer
and the Pleasant Tides Yacht Club, and with the Slip owner's Association regarding
marina use, costs, dock access, loading and unloading, and parking.
d) A list of required amenities shall be in the development agreement along with
conditions for public access.
e) Statesman shall advertise and give written notice at libraries and post offices in East
Jefferson County and recruit locally to fill opportunities for contracting and
employment, and will prefer local applicants provided they are qualified, available, and
competitive in terms of pricing.
f) Statesman will prioritize the sourcing of construction materials from within Jefferson
County.
g) The developer shall commission a study of the number ofjobs expected to be created
as a direct or indirect result of the MPR that earn 80% or less of the Brinnon area
average median income (AMI). The developer shall provide affordable housing (e.g.,
no more than30o/o of household income) for the Brinnon MPR workers roughly
proportional to the number ofjobs created that earn 80% or less of the Brinnon area
AMI. The developer may satisff this condition through dedication of land, payment of
in lieu fee, or onsite housing development.
h) The possible ecological impact of the development's water plan that alters kettles for
use as water storage must be examined, and possibly one kettle preserved.
i) Any study done at the project level pursuant to SEPA (RCW 43.21C) shall include a
distinct report by a mutually chosen environmental scientist on the impacts to the
hydrology and hydrogeology of the MPR location of the developer's intention to use
11
one of the existing kettles for water storage. Said report shall be peer-reviewed by a
second scientist mutually chosen by the developer and the county. The developer will
bear the financial cost of these reports.
j) Tribes should be consulted regarding cultural resources, and possibly one kettle
preserved as a culfural resource.
k) As a condition of development approval, prior to the issuance of any shoreline permit
or approval of any preliminary plat, there shall be executed or recorded with the
County Auditor a document reflecting the developer's written understanding with and
among the following: Jefferson County, local tribes, and the Department of
Archaeology and Historical Preservation, that includes a culfural resources
management plan to assure archaeological investigations and systematic monitoring of
the subject property prior to issuing permits; and during construction to maintain site
integrity, provide procedures regarding future ground-disturbing activity, assure
traditional tribal access to cultural properties and activities, and to provide for
community education opportunities.
l) A wildlife management plan focused on non-lethal strategies shall be developed in the
public interest in consultation with the Department of Fish and Wildlife and local
tribes, to prevent diminishment of tribal wildlife resources cited in the Brinnon Sub-
Area Plan (e.g., deer, elk, cougar, waterfowl, osprey, eagles, and bear), to reduce the
potential for vehicle collisions on U.S. Highway 101, to reduce the conflicts resulting
from wildlife foraging on high-value landscaping and attraction to fresh water sources,
to reduce the dangers to predators attracted to the area by prey or habitat, and to reduce
any danger to humans.
m) No deforestation or grading will be permitted prior to establishing adequate water
rights and an adequate water supply.
n) Approval of a Class A Water System by the Washington Department of Health, and
approval of a Water Rights Certificate by the Department of Ecology shall be required
prior to applying for any Jefferson County permits for plats or any new development.
o) Detailed review is needed at the project-level SEPA analysis to ensure that water
quantity and water quality issues are addressed. The estimated potable water use is
12
based on a daily residential demand used to establish the Equivalent Residential Units
(ERU) for the development using a standard of 175 gallons per day (gpd). The goal of
the development is 70 gpd. All calculations for water use at any stage shall be based on
the standard of 175 gpd.
p) A Neighborhood Water Policy shall be established that requires Statesman to provide
access to the water system by any neighboring parcels if saltrvater intrusion becomes an
issue for neighboring wells on Black Point, and reserve areas for additional recharge
wells will be included in case wells fail, are periodically inoperable, or cause
mounding.
q) Stormwater discharge from the golf course shall meet requirements of zero discharge
into Hood Canal. To the extent necessary to achieve the goal of designing and
installing stormwater management infrastructures and techniques that allow no
stormwater run-off into Hood Canal, Statesman shall prepare a soil study of the soils
present at the MPR location. Soils must be proven to be conducive to the intended
infiltration either in their natural condition or after amendment. Marina discharge shall
be treated by a system that reduces contamination to the greatest possible extent.
r) A County-based comprehensive water quality monitoring plan specific to Pleasant
Harbor requiring at least monthly water collection and testing will be developed and
approved in concert with an adaptive management program prior to any site-specific
action, utilizing best available science and appropriate state agencies. The monitoring
plan shall be funded by a yearly reserve, paid for by Statesman, that will include
regular offsite sampling of pollution, discharge, and/or contaminant loading, in addition
to any onsite monitoring regime.
s) The developer must ensure that natural greenbelts will be maintained on U.S. Highway
l0l and as appropriate on the shoreline. Statesman shall record a conservation
easement protecting greenbelts and buffers to include, but not be limited to, a 200-foot
riparian buffer along the steep bluff along the South Canal shoreline, the strip of mature
trees between U.S. Highway l.01 and the Maritime Village, wetlands, and wetland
buffers. Easements shall be perpetual and irrevocable recordings dedicating the
property as natural forest land buffers. Statesman, at its expense, shall manage these
l3
easements to include removing, when appropriate, naturally fallen trees, and replanting
to retain a natural visual separation of the development from Highway 101.
0 The marina operations shall conduct ongoing monitoring and maintain an inventory
regarding Tunicates and other invasive species, and shall be required to participate with
the County and state agencies in an adaptive management program to eliminate,
minimize, and fully mitigate any changes arising from the resort, and related to
Pleasant Harbor or the Maritime Village.
u) In keeping with the MPR designation as located in a setting of natural amenities, and in
order to satisff the requirements of the Shoreline Master Program (JCC
18.15.135(l),(2),(6), the greenbelts of the shoreline should be retained and maintained
as they currently exist in order to provide for "the 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." In keeping with Comprehensive Plan Land Use Policy 24.9,
the site plan for the MPR shall "be designed to blend with the natural setting and, to the
maximum extent possible, screen the development and its impacts from the adjacent
rural areas," Evergreen trees and understory should remain as undisturbed as possible.
Statesman shall infill plants where appropriate with indigenous trees and shrubs.
v) In keeping with an approved landscaping and grading plan, and in order to satisff the
intent of JCC 18.15.135(6), and with special emphasis at the Maritime Village, the
buildings should be constructed and placed in such away that they will blend into the
terrain and landscape with park-like greenbelts between the buildings.
w) Construction of the MPR buildings will be completed in a manner that strives to
preserve trees that have a diameter of l0 inches or greater at breast height (dbh). An
arborist will be consulted and the ground staked and flagged to ensure the roots and
surrounding soils of significant trees are protected during construction. To the extent
possible, trees of significant size (i.e., l0 inches or more in diameter at breast height
(dbh)) that are removed during construction shall be made available with their root
wads intact for possible use in salmon recovery projects.
t4
x) Statesman shall use the LEED (Leadership in Energy and Environmental Design) and
"Green Built" green building rating system standards. These standards, applicable to
commercial and residential dwellings respectively, "promote design and construction
practices that increase profitability while reducing the negative environmental impacts
of buildings, and improving occupant health and well-being."
y) There shall be included as a best management practice for the operation and
maintenance of a golf course within the MPR that requires the developer to maintain a
log of fertilizers, pesticides, and herbicides used on the MPR site, and this information
will be made available to the public.
z) Statesman shall use the International Dark Sky Association (IDA) Zone E-1 standards
for the MPR. These standards are recommended for "areas with intrinsically dark
landscapes" such as national parks, areas of outstanding natural beauty, or residential
areas where inhabitants have expressed a desire that all light trespass be limited.
aa) In fostering the economy of South Jefferson County by promoting tourism, the housing
units at the Maritime Village should be limited to rentals and time-shares; or, at the
very least, it should be mandated that each section be required to keep the ratio of 65Yo
to 35Yo of rental and time-shares to permanent residences per JCC 18.15 .123(2).
bb) Verification of the ability to provide adequate electrical power shall be obtained from
the Mason County Public Utility District.
cc) Statesman Corporation shall collaborate with the Climate Action Committee (CAC) to
calculate greenhouse gas emissions (GHGs) associated with the MP& and identiff
techniques to mitigate such emissions through sequestration and/or other acceptable
methods.
dd) Statesman Corporation is encouraged to work with community apprentice groups to
identiff and advertise job opportunities for local students.
l5
NOW, THEREFORE, BE IT ORDAINED as follows:
Sectiog One: Under MLA06-87 [Statesman], the map of Comprehensive Land Use Designations
is hereby amended to reflect that the parcels of property located in Brinnon, Washington, and
found in the legal description (see Exhibit A to this Ordinance) accompanying this CP
application, shall be given in their entirety an underlying land use designation of Master Planned
Resort.
Section Two: The Comprehensive Plan narrative on page 3-23 would be amended to add
language below the last paragraph that would read:
Early in 2008, Jefferson County designated a new Master
Planned Resort (MPR) in Brinnon. The new Master Planned
Resort is 256 acres in size and includes the Pleasant
Harbor and Black Point areas. The Marina area is
existing and would be further developed to include
additional commercial and residential uses such as
townhouses and vilIas. The Black Point area of the new
resort would include new facilities such as a golf
course, a restaurant, a resort center, townhouses,
viIIas, staff housing, and a community center. The
overall residential construction would not exceed 890
total units.
Section Three: If any section of this Ordinance is deemed either non-compliant or invalid
pursuant to the Growth Management Act, then the development regulations and"/or underlying
zoning designations applicable to that parcel or parcels prior to adoption of the non-compliant or
invalid section of this Ordinance shall be applicable to that parcel or parcels.
Section Four: If any section of this Ordinance is deemed either non-compliant or invalid pursuant
to the Growth Management Act, such a finding of non-compliance or invalidity shall not nullify
or invalidate any other section of this Ordinance.
Section Five: The map and legal description are hereby incorporated by attachment.
16
Section Six: In consideration of the weather emergency situations of December 2007, and within
the overall public interest, the Board extended the decision date on these CP amendments to
January 14, 2008 by Resolution No. 113-07. The Board's adoption of the motion approving the
MPR for Black Point met the legislative intent of Resolution 113--07 as the decision date for the
legislative decision. This Ordinance becomes effective on the date it is executed.
APPROVED AND ADOPTED this 28th day of JanuarSr 2008
JEFFERSON COUNTY BOARD OF COMMISSIONERS
PhiI J
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Deputy Clerk of the Board
Approved as to form:
David Alvarez, Deputy C
Austin
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ATTEST;
ExhibitA Ondinance No. 01-0128-08
The Pleasant Harbor Master Plan Resort at Black Point shall consist of the properties
described below, excluding only that potion of any parcel lying westerly of US 101,
and together with DNR leased tidelands supporting the Pleasant Harbor Marina.
PARCEL A:
ahe Nort,heasE L/4 of Ehe SouEhweat t/q ot gceE,ion L5, Township 25Nort.h, REng€ 2 w€at, w.M., ln ,IGf ferson County, $lashinglon;
TOGETI{ER WITE a perpeEual non-exclueive%asemenc fer road anduEllicy purposee throrrgrh. acroo€ and over uhe followlng described
proPert,y r
Beginntng at Ehc souEhsa6E corner of th€ sout,hurecE 1,/4 of rhc
NorEhwegt L/a ot eald SecEion l-5rthence run HeEt. along the SouEh line of aaid SouthvesE L/4 af.
Ehe NorEltwest 1/4, approximaEely L?5 feer Eo the SouEherly lineof B1ack Poj.nt eount,y Road;
Lhence NoruheasEerly, along eald SouEhcr1y 1lna, to a point 30feec Nort,h of sald South line wherr meaoutred aL righr, angles;
thence Eaai, paral!.e} Eo satd Sout,h lina, Eo Ehe Eaet llne ofsald SouEhwesE. 1/{ of Ehe Nort,tth,eec 1/rt,.thence SouEh 30 feeE uo t,he polnE of beglnning;
A![D over and acroge Ehe Weat 30 f,eot, of, Ehe SouEh 30 teet of
Government. Lot. 4 In eald Sectlon 15.
SlEuaE,s in Ehe County of, rlef,fcrson, gt,aEe of WashlngUon
PARCEL B:
?ha EasE L/2 of bhe NorthwcsE, 1,/4 of che Sout,huest 1/4 oE gection
15, Township 25 Nortfi, Range 2 west., W,M.. ln Jeffereon Counly,
WaehingUou,;
gxcEP? EhaC, porcion thereof, lyingconveyed tso the sEaea of WaghlngEon
Duckabush Rlver-Nort,h SecBlon, by dacd
wlE,hin a strip of land
, for State Road No. 9,
dared Augruat, 28, 1933, and81?, reeords of Jefferson?0reeorded under Audltor's F1le No,County, Washingtoa.
SlLuars ln tshe Count,y of rTef feraon, 6Cata of WaehingEon.
99999 -97 7 4(-ECAL I 3 889965. I
PARCEI-r C:
Those port,ions of Sect,lons 15 and 22, both in Township 25 Norch,
Range 2 WesE, W.l'1., .Ief ferson CounLy, WashingLon, described ae
folLows:
The soubhweet L/4 of the Sout,heast l/4 and GovernmenE IJot 7 of
said Sectlon 15, and Government I/ots 2 and 3 of said SecLion 22i
EXCEPT Ehose porEions chereof lying East of the WesE line of Ehe
Easc 595.00 feet. of aaid gouthteat, Llt ot. che SoutheasE 1/+, and
Eaet of the Souther).y prolongation of gaid Wesb llne;
AIJSO EXCEPT EhaE porEion of Lhe West f00.00 feet of said
Governmene Lot 7, lying Sout,herly of the Noruh 539.00 feet
Ehereof.
TOGEIITER WITH tidelands of Ehe Second Clase, as corrveyed by r.he
staee of Washington, sltuate in front of, ad.jacent to and
abuEtlng upon the Wesu L/2 in width of said Governrnent lrot 2, ln
said Saction 22.
Sltuate in the CounLy of Jefferson, State of waehingEon.
PARCEI, D I
Thau poruion of t,he Norehwest 1,/4 of the SouiheasE l/q in SecEion
15, Townshlp 25 North, Range 2 t{est W.M., lying SouLherly of the
nlack Poin[ Road as conveyed to 'Jefferaon county by deed recorded
under AudiEor's !'lJe Nos ?23{27, recordg of said Counuy;
EXCEPT that porEion deseribed ae follows:
ThaE port,ion of the Northwe1e L/4 of ghe SoutheasE L/4 of Sect,ion
15, Townehtp 25 North, Range 2 Weet, !f.M., described as followEr
Beglnnlng at the polnu of inEersectlon of E,he East line of the
Northwest L/4 of the gout,heast l/4 and Ehe southerly margin of
the Black Polnt Road;
thence Souch aLong Lhe said Easu l{ne, a disEance of 300 feet,;
thence Weet, 350 feeE;
Lhence North to rhe p6int of lntersection wtth. Ehe Southerly
margln of the Black Polnt. Road;
Ehence EaeEerly along sald Southerly margin [o bhe Point of
Beginning.
SltuaEe in uhe CounEy of ,Iefferson, State of llashingtson.
99999 -97 7 4lLEGAL I 3 889965. I
PARCELT E I
ThaE poruion of the SouEhwesE 1/4 of the NorEhweet. l/4 of Sectiort15, Townahlp 25 NorEh, Range 2 West, I,{.M., as fol}ows:
A serlp of land 250 feeu wide }ying Eascerly of and paralle1 Eo
ehe Sout,heasterly rlghe-of-way of StaEe Hlghway 101;
EXCEPT Eh6 righc of way for Black PolnE Road aE conveyed to
,.fetferson County by deed reeorded under AudlEor'e Fil.e No, 223421
and 410339, records of rleff,crson CounEy, Washington.
ALSO EXCEPTING THEREFROM Ehe EolJ.owl.ng deacrlbed traet;
Beglnnlng at, Ehe SouEhweat corEer of OovBrnmcnE LoE 3,
uhence tg6rth ga'23, O1n wesE 308.14 feeE Eo Ehe Southeaeterlyrighc-of-way of gEate Highway No. I01, aad Ehe TRUE POfNT OF
BEGINNING;
Lhence SeuEhweslerly along sald Highway. 117 feeE,
Ehence sotrEh 88- 23' o?s Easu, to a poinE 1?5 f,eeE West of Ehe
hlgh Eide line;
Lhence NorEheaeterly Eo a poinE on thc NorEh line of the
Southwest t/+ of Ehe NorthwegE 1/4,100 feeu wegE of sald high
tide Iine;
E,hence North 88 0 33' O7't Wear to the TRTIE porMr OF BEGTNNTNO of
E,hts exception.
SiE,uatse tn the eounLy of rTeff,ereon, St.aE€ of lilachirtgcon.
PARCEL F:
LoC l of t{aBertouch ShorE P1aE, as reeorded in VoJ,ume 2 of ShortPlacs, pages 205 and 206, recorde of rfeff,ereon County,
Washingf,on, belng a portton of SeeElon 15, Torruahtp 25 NorEh,
Range 2 Wesf , !{.M., 'Jefferson CounEy, }Iaehlngt,on.
SituaEe ln ehe County of ulefferaon, SEaEE of Waehingtson.
PARCEL GI
LoE, 2 of Wagert,oueh Short Plat, as recorded ln Volume 2 of ShortPIaEs. pagee 2oS and 206, recorde of .fef,f erson Count,y,Waehingt,on, belng a porElon of gaeElon 15, rownshlp 25 Nort,h,
Range 2 l\teBe, W.M., rfeff,ereon CounEy, WtBhingBon.
Sit,uat,e 1n the County of Jeffereon, State of WashinEE,on.
99999 -97 7 4 lLEGA L I 3 8 8996 5. I
PARCBI, H I
LoE,3 of waterLouch 6hort PLat,, as rtcorded in Volume 2 of gtiort
PlaLs, paEes 2o5 and 206. records of Jefferson CounEy,
[']ashlngton, being a portion of Sectlon 15, Township 25 Norch,
Range 2 wesE, I{.M., .TefEereon CounEy, llashingbon.
Sit,uate in Ehe County of ,-Iefferson, Et,aEe of 9fashingEon.
PARCEII I :
Lot 1. PleasauE Harbor Marlna Short Fl'a!, aa Per plat recorCed ln
Volume 2 of Short Plate, page6 221 Lo 223 and amended in Volume
3 of Short PlaE.s, page8 I t,o 10, records of ,Jefferaon CounEyr
[Iashington, EXCEFT EhaE porclon of lob I described aa f o].l,ol'rs:
That porEion of Government Lot 3 abuEtlng 2nd claes t,idelands in
Section 1,5, Townshlp 25 NorEh. Range 2 West, !,I.14., Jefferson
CcunEy, WashlngEon, being more parEieularly deecribed ae followsr
Commencing at the NorEh L/4 corner of SecUion 15, Tovnship 25
NorEh, Range 2 wgsE, $I.M., 'Jeffereon CounE,y, Waehington;
bhence South 88' 13' 421 EasL along the NorEh lIne of said
SecLion 15 for a digtance of 36+.50 fect, Eo the point of
beglnning;
rhence continuing SorrE,h 88o 13' 4zn EasE 238.?6 feeu to the llne
of mean high Eide;
thence souEh 6L" iz' oo.. ttesE along the Llne of mean high tide
34,78 feeE;
Ehence NorEh 40o 4L' 5{n ulest along Ehe llne of mean high tide
3.31. feet,,'
Ehence Soueh 62o 36' 19" West along the line of mean htgh uide
26.83 feeE,; .
Ehence Souch 870 s{', 350 Weet 155,65 feet;thence North 21" 2!' 05'r HesE 43.O0 feeE, Eo Ehe point of
beginning,
AND .A,iJSO EXCEPTING Second CLass Eideland as conveycd by the StaEeof 9tashingEon, in front of, adjacent fo and abutUlng Ehe abovedeecribed excepEed uplando.
SiE,uaEe in Ehe County of .fefferson, Sfate of WaehlngEon.
99999 -97 7 4tLEcAL I 3 889965. t
FARCEIT Jr SOZtAzorZ (
rJoE 2, Pleaeant Harbor Marlna short, P14tr, aE per plaE rccorded in
Volume 2 of Shorts PLaE,s, pagea 221 through 223, and amanded ln
Volume 3 of Shorb P1ats, pager 8 through 10, records of .fefferson
counLy, washington.
TOGETHER WITH second claee Lldelande, ae senveyad by Ehe sEaEe oft{ashington, situate tn lronc of, adJacenE Eo and a}ucCing
E.hereon.
Situat.e t.n the CounEy of ifefferdon, scata of glaEhlngton.
PARCEIT K: Eoe lfseo gro'DN
Thoee portions of Ehe Sout,hwest L/q of, Ehe souEh?aac l/4 ot
Sectlon 15, and Governrnent IJou 2 of Secrign 22, bot,h In Townshlp25 Nortb, Rangc 2 Wese, Ul ,M., .TefferEon Count.y, Washington,deecrtbed as followe:
Tlre Baet 345.0O feet o€ oaid Southwoet L/4 of Ehe Southeaat 1/4,
aa rneaaured along Ehe North llne tshereof ,.
'IoGETHER WI'trH rhaE porcion of said GovernrnenE Lot 2 lylng EasC oflhe Soucherly prolongaUlon of Ehe West flne of, sald Eaet 3{5.00
f aeE,.
StE.uat.e in tshe County of Jeffereon, Stsabe of Waehtngtson-
PARCEL Ie: Soztf ne4 Joo [vtRr*P6
Those porEions ot. che SouEhweEE L/4 of the Southeaet, L/4 of
secE,lon 15, and c<rvernm€nt IroE Z of 8€ction 22, boEh 1n Townehtp25 NorE,h, Range 2 WegE,, W,M., rfeEferaon Count,y, Waah!,ngEon,
described aa follows:
The East 520.00 teetr less ehc East 345.00 feec of eaid gouthrrreeE
L/4 of tshe SouEfr€ast l/4, aa meaeured along Che NorEh llne
Ehereof
TOGETHBR I4ITH that porEion of sald GovernmenE IJot 2 lyinE BasEof the Southerl.y prolongatLon o! Ehe weat llne of eald Eart
520.00 feeE, and West of the Sout,herly prolonEatlon of Lhe EaGeIi-ne of sald Eaec 3{5.00 leet.
SituaEc ln Ehe CounUy of, ileffcruon, gtate of !{aahlnEton.
99999 -977 4 tLEcAL I 3 889965, I
PARCETT M: foU{3oZZ ChaPue> ftlePu€
Those portions of, che soubhwest, L/4 of the Southeaet L/4 of
Sect,ion 1.5, and Govegnment, L,ot 2 of, SecElen 22t both !n Township25 NorEhr,, Range a .,weif ,. w.M.,. Jeff,ereon OCuEny, waEhingEon,
The EaeE 595 , o 0 f eet '].es'e
, Ehe EasE 520 . Oo fest of said Southweett/4 of, the Southeast'Ll4r o8 measured along t,he North 1lnothereof.
Parcel N: 502152017
Lot 4 of Watertouch Short Plat, as recorded in Volume 2 of Short Plats, pages 205 and
206, records of Jefferson County, Washington, being a portion of Section 15, Township
25 North, Range 2 West, W.M., Jefferson County, Washington.
Recol.d6 exrlnlnact Eo Fobruary IO, 2oo5, qE B:OO A.M
TOGETHBR WITH tlrae portion of said Governmcnt Lot, 2 l"ying East of
t,he SouEherly prolongation of th€ Heat, ILne of Eald BasE 595,00
feec and west of the goutherly prolongratlon of, the EaEe l{ne of,said Eaet, 520.0o feec.
SltruaEe ln rhe CounE,y of Jefferson, SE,at,e of $lashlngE,on.
, .1|.
99999 -97 7 4 TLEGAL I 3 889965, I
I
Ordinance Number:0t_-01-2 B-0I
Exhibit B
MLA06-87 Map: BoCC-Adopted Boundary, Brinnon MPR
Brinnon MPR
BOCC Adopted Boundury
January 14,2008
DNR Lease
Legend
i:; MPR Boundary ,w
&nrdrrtue Duil
r&: QrhldtJ:WuaH$tonomR D+l*,l}6.bslh$d B): hS &bdd- M,S.
Ol&, Sffi b$r rr6{qe OIr
ESSI l<0 250 500 1,000Feet I
NOTICE OF ADOPTION BY THE
JEFFERSON COI'NTY BOARD OT' COMNIISSIONTERS
OX' COMPREHENSTVE PLAI\I AMEI{DMENTS
NOTICE IS HEREBY GMN that the Board of County Commissioners (BoCC) for Jefferson County
enacted Ordinance #[Replace with number] on January 28, 2008, thereby adopting the Brinnon MPR
Comprehensive Plan amendment associated with the 2007 Comprehensive Plan amendment cycle; the
decision having been made on January 14, 2008, following the schedule outlined in Resolution #113-07,
sigaed on December 10,2007.
The Adopting Ordinance was enacted during the regular Consent Agenda at 9:30 AM in the BOCC
Chambers, Jefferson County Courthouse, 1821 Jefferson St., Port Townsend. Following is a brief
description of this amendment to the Comprehensive Plan. This case has a Master Land Use Application
(MLA) file number for reference and is a site-specific amendment.
MLA06-87: The Statesman proposal was approved as revised with conditions, to amend the Jefferson
County Comprehensive Plan on pages 3-23 and 3-45. The comprehensive plan narrative on page 3-23
would be amended to add language below the last paragraph to read:
'oEarly in 2008, Jefferson County designated a new master planned resort (MPR) in Brinnon. The new
master planned resort is 256 acres in size and includes the Pleasant Harbor and Black Point areas. The
Marina area is existing and would be further developed to include additional commercial and residential
uses such as townhouses and villas. The Black Point area of the new resort would include new facilities
such as a golf course, a restaurant, a resort center, townhouses, villas, staffhousing, and a community
center. The overall residential construction would not exceed 890 total units."
The comprehensive plan land use map designations on page 3-45 for this area would be changed to reflect
a master planned resort as outlined in the November 27,2007 final environmental impact statement on
page l-4.
Five additional site-specific Comprehensive Plan Amendments for the 2007 amendment cycle are enacted in
a separate Adoption Ordinance.
Availability of Information: Copies of the adopted ordinance are available at the Jefferson County
Courthouse, l82l Jefferson St., Port Townsend WA 98368, (360) 385-9100. A copy of the full text of
the ordinance will be mailed out upon request. Background information is available at the Dept. of
Community Development, 621 Sheridan Sheet, Port Townsend and on the DCD web pages:
www,cojefferson.wa.us/commdevelopment. Contact Karen Barrows for more information: (360)379-4482
or kbarro$Ls@co j efferson.wa.us .