HomeMy WebLinkAbout095Michelle Farfan
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David W. Johnson <djohnson@cojefferson.wa.us>
Saturday, May 28,2016 Ll-:49 AM
Cynthia Koan; Gary Felder; Kevin Coker; Lorna Smith; Mark Jochems; Matt Sircely;
Richard Hull;Tom Giske
David W. Johnson; Philip Morley; David Alvarez; David Goldsmith
Planning Commission Recommend changes to Regulations
Pleasant Harbor Zoning Code_ PC version w_Staff comments and edits_6-1-16.docx
Attached is the PC version of recommended changes submitted by Cynthia and Lorna with Staffcomments and minor
edits in red. lf you can, print it out in color, since I don't know why my comments won't completely show on page 4 on
screen (?!?). The blue is PC changes, red is staff.
l've run out of time this week to work on this, but think it would be worthwhile to produce a revised version based on
staff comments for the PC to review. I will try to have one ready to review perhaps on Tuesday.
We also need to get photos of the Commission for our marketing materials at the next meeting. Could vou all be there
bv 5pm for a photo shoot?
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 and enhance the quality of lfe in Jefferson County by promoting a vibrant economy,
sound communities and a healthy environment.
5f SOVt PAPER - Pleose do not print this e-moil unless obsolutely necessory
All e-mail may be considered subl?d to the Public Records Act and as such may be disclosed to a third-pafi requestor.
J€{furron Couftty Department ol Comnrunlty Oevrlopnent
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1
PLEASANT TIARBOR MASTER PLANNED RESORT
Title l7
MASTER PLANNED RESORTS
Title 17. Article I. Port Ludlow MPR
Chapters I7.05-17.50
No change
Title 17. Article II. Pleasant Harbor MPR (17.60-17.80)
Chaoter 17.60. General Provisions
17.60.010 Authoritv.
This title is adooted pursuant to Chapters 36.70 and 36.704 RCW. and Title 18 JCC.
17.60.020 Tirte.
The reeulations set forth in this title shall be known as tlrc "Pleasant Harbor Master
Planned Resort Code" or by the short title "Pleasant Haxbor MPR Code." Citations to these
resulations shall- be made using the applicable JCC section number.
17.60.030 Purposc and intent.
The purpose and intent of the Pleasant Harbor MPR code is to set forth development
regulations that comply with and are consistent with the Jefferson Countv Comorehensive Plan
for fut*" deuelopmini *ithi, the bo*d*ies of th" PL
Master Planned Resort.
17.60.040 Additionalreouirements.
is title -the -provisions of Title 15 and Title 18 shall
apply to development in the Pleasant Harbor MPR. Applications for development within the
MPR must be submitted as provided for in JCC 18.35 Article V. Binding Site Plans. All
nsesan*s*refiares-+vithi+the boundar.v of the Pleasant Harbor Master Planned Resort as
depicted on the official land use map for Jefferson County. Washington.
subseouent develooment within the MPR area will be subject to the aporoved binding site olan
and aooroved Developer Agreement as specified in I M
the re-uletiens pres
17.60.050 Aoplicabilifv.
The provisions of this title shall applv to all land luse actions. and sitins of infrastructure
aorauataa
Commented [DWr1I: Staffagrm that this trme is sp*ific to
the applicmt ud could chmge with ncw omer, md therefore
should be deleted.
Comnrented [DWJ2]: Not sure why this section oded here.
Commented [DWJ3]: A binding site plan is just one My to
"lock in' site developmot 6 u alte@tive o a subdivision (Plat),
for the division of land for sale or I*e, or oondo ue. No divisioa of
property is necessary or being proposed bwuse ofthe number of
existing prcels, md theefore, a boun&ry line adjstmat @uld be
used to relign parels, elimin&te unnecesssry parel line, md thm
define speific future developmmt with a delailed site plary'msp I
pm of the required Masrcr Plm.
Commented [DWJ4]: Not sure why this language is better thu
what it replaoed - LS @ explain.
-l-
17.60 060 Exemptions.
The following structures and uses shall be exempt from the regulations of this title. but
are subject to all other aoplicable local. state and federal regulations including. but not limited to.
the countv building ordinance. interim critical areas ordinance. the shoreline manaeement master
orogram. and the State Environmental Policy Act (SEPA).
(l) 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 or
the collection of sewase. or surface or subsurface water operated or maintained by a
governmental entitv or a public or private utilit-y or other county franchised utilities including
customary meter nedestals. telephone pedestals. distribution tansformers and temporarv utilitv
facilities required during building construction. whether any such facility is located undersround.
or above-ground: but only when such facilities are located in a steet right-of-way or in an
easement. This exemption shall not include above-ground electrical substations. sewage oumo
stations or treatment plants. or potable water storage tanks or facilities. which shall require
conditional use approval in any zone where permitted:
(2) Underground utiliw equipment. mailboxes. bus shelters. informational kiosks. public
bicycle shelters. or similar structure or device which is found by the director of communitv
development to be appropriately_located in the public interest:(3) Minor conshuction activities. as defined by the IBC. Section 106.2 and structures exempt
under Chaoter 15.05 JCC. as amended:
f4} Ftormweter detentisn fa€iti
17.60.I10 Pre-existins uses and structurcs.
,on resid"ntial lund us"s und st u.tu.., i, ull
zones of the Master Planned Resort are lawful uses and may be continued in a manner consistent
with state law. Titles l5 and 18 of the Jefferson Countv Code and any other applicable
requlations or Ordinances.
t7
ethers with an int ien-or
eereel thereen, in€lE
interest reeerded
17.60.130 Enforcement
The enforcement provisions codified in Chaoter 18.50 Enforcement of Title l8 of the
Jefferson Count-y Code as currentlv 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."
Commented [DWJ7I: Staffagrees with this lmguage.
Formatted: Highlight
ComtnenEd IDWJ8]: Stafftends to agree with this, but will
defer to legal comsel on this point.
Comm€ntcd [DWIS]: Not sure why this re deleted - would
still b€ reSulated under Title l8 StomMterManagement.
Commented [DWr6l: This should remin wit]r the add tex: "a
Marina"
1
17.65.010 Puruose.
The MPR-RGRC zone brs+idesallows hpliCg=rIiel=qtd=tEpfeAliqn4..f+piljllg+==a.s==\ySlleq
Formatted: Highlight
ComtnenEd [DWJ9!: As proposed, dsiped md boed upon
prior &pproval, a golfcourse is included in this ane ofthe roort and
therefore the original dBigaation is apprcpriate md adequte.
Comm€nted [DWJ10I: Not sure why this word is more
appropriate.
Commoted [DWrlU: Ditto, orlbid
Commented with this change.
Comnrented [DWJ13]: This would be consisr@t the UDC
definition ofshon lem which is less thu 30 days.
17.65.020 Permitted Uses.
(2) Short-term visitor accommodations. constituting not less than 6570 of the total residential
units authorized by Ordinance #01-0128-08. includins. but not limited to hotels. motels. lodees.
(3) Visitor oriented amenities. including. but not limited to (a) conference and meetins
facilities: (b) restaurants. cafes. delicatessens. pubs. tavems and entertainment associate with
such usesl (c) on-site retail services and businesses typically for.md in destination resorts and
desiealed to serve the convenience needs ofusers and employees ofmaster planned resortt and
(d) recreation business and facilities:(4) Cultural and educational facilities ofall kinds includine. but not limited to. [nterpretative
displays of local Native American ties to and uses of the are4.q4=gdJg,ti=E!,=q{rd_-i=ldp9=tgI.ggt=Cqgl
theaters:(5) Indoor and outdoor resort-related recreational facilities. includine but not limited tohe$
m@tStU[_qSpI{9,.qryll+In=r.r.remlg..s!e.sSt=vjpSq,.b!htr}gqdJL.bj=cJ.c&pelhq,
roDes courses. amphitheater. and other recreational uses consistent with the nafure ofmaster
planned resort:(6) Waste water treatment facilities. including treatment plants. capture. storage and
hansmission facilities to serve a reuse/recycle program for on-site treatment and use/reuse of
waste water and stormwater:(7) Public water supply and related facilities:(8) Public facilities and services as defined in JCC I 8. 10. I 60t(9) Utilities supporting the resort:(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 b), the
Department of Community Develooment.
Comm€nted [DWr14]: This would be appropriate ed
consist@t with the word "Culml" which begins the senten@, but
not required.
ComtrrotEd [DW!15I: The suggetion that a golf ome not be
allowed is inconsistqt with prior approwl md would not be
supponed by staff.
-3-
No buildings within the MPR-GR zone shall be erected. enlareed or structurally modified
to exceed]sOrlgEq!=iq=trgigh=!ql=qqqlytgC.by.lEQ qtelCards..I-lndereround or imbedded eerking
shall not be included in any heieht calculations.
I7.65.030 Heightrestrictions.
17.70.010 Purpose.
and oermanentlv orotected in accordance with JCC 18.22 and shall be desienated on the
All tees measuring 10" diameter breast hieh (dbh) or qreater on the date of binding site plan
approval shall be located and marked for retention. and measures taken to protect surrounding
soil and roots during site disturbance. Where there is no alternative to removing such hees.
Additional "laree" trees shall be planted in buffer axeas at a ratio ofrwo trees planted for each
feet.
removed. Where feasible. removed trees and their root wads shall be made available for
watershed restoration orojectd.
-Not withstandinc all other environmental requirements. the MPR approved plan must haveprovtsfisf".L
617.7o.olo (b) Kettles#.
A "kettlepond" is defined as apgp=d=lor=q=eC=tt=+,=d.eLrpSq!gl.gn,thg=lgt4pgtfegs=lq&!y.=al=iqp.
block after glacial retreat. Black Point has three such geoloeic and culturally significant features
restored. preserved. and protected with adequate native vegetation buffers.
61 7.70.010 (c) Special Environmental Protection Provisions
Comrnented [DWJ16I: 80 feet is the proposed height ofthe
Conference Center
Fomatted: Not Highlight
Comtnented IDWJUI: For cluity.
Comtnenbd [DWJ18I: Not sure why this B deleted sine no
new text w6 added relative to intemal setbaaks.
CommenEd [DWJ19I: The appliot is willing to chage the
20 fet 10 40 fed for buildings over 60 feet to address the conems
ofthe 80 foot building height restliction (sce 17.65.030 above).
ComtnenEal [DWJ20]: 50 fet is corsist@t with 8ll orher an6
in the County.
Com:nented [DWJ2U: Not sure why is designation is
nffis6fy.
Commented [DWJ22I: There ue other opm space Md criticalil6 that ae not within the proposed OSR zone - see zoning map.
Commanbd [DWrZlI: Stafrwould 8gr* to "tratunl mtive
vegetative" buffer
scientific bois it is being
proposed.
Comrr€nEd
well u the
Chaptq I 8.22 alrady oves this s
fiom buffers.
Commented [DWr26l: This is a nice ide4 but doesD't mske
sene since no developmmr within this zoae is p€mitted that would
require tle removal oftlees, only p8sive recration dlat does not
reduce the forest mopy. A bemr altemtive to this is I Forest
Srewdship Plan similar to the one being proposed in Pon Ludlow.
Fomatted: Font: Bold
Fomatted: Font: (Default) Times New Roman, 12 pt
Fonratted: Not Highlight
Commentoal [DWJ27]: The word "should" is advisory, md
den't rndrote a mandatory or required adron.
Commented [DWJ28]: Therc re no Kettle looted wirhin this
proposed zone - se rcning mep. Use ofthe Ketde B hs alrody
bm apprcved uder Ord No 014128-0E.
Commented [DWJ29]: This cntire sub-seclion does not belong
in this Section. Also not newsary with provisions ir JCC 18.22,
alredy required mder the Dwelopment Agrement ud s FSEIS
mitigation.
-4-
( I ) .Q=oJe $srrss =Aqrri&r, .WsU:=hg=ed= Brqlspttq!=er='4 =4qqi&r=Bsp=bqrs9=4r9=?
The aquifer underlying Black Point. which includes the entirefle.qsgnt H?r=b.qr Ma{!{IQMBB
area- -is a sole source aquifer for all of Black Point. Permeable soils on site mean -potential
contamination ofthe aquifer could occur from improperly directed run-off. spills or other
contamination of fertilizers. pesticides. herbicides and petroleum products. putting human health
at risk as well as fish and wildlife. An -aporoved plan for directine unheated run-offawa), from
the aauifer and heatins -all on-site run-off with advanced biofiltration (or better at construction?)
prior io anv dischareeio the aquifer. (new item or with next itemP) An approved oreanic
Commented
the bener place
[DWr30]: The Developmmt Agrement would be
for this.
formatted: Indent: First line: 0.5"
Formatted: Indent: First line: 0.5"
Formatted: Indent: First line: 0.5"
Fomatted: Indent: First line: 0.5"
Comtnenbd [DW,3U: Matt submitted text which he said he
rad to the group that would {it in this s@tion, 8nd added here by
staff in red.
Formatted: lndent: First line: 0.5"
(2)All development and landscaping within the PHMPR area must be located-.
constructed. and maintained in such a manner as to orovide full orotection to the aouifer and any
on-site or neighborine wells that relv on that aquifer for potable water.
(3)- No golf course greens should be constructed over the sole-source aouifer.- and site *-
glradins and excavation should be minimized. as demonstrated by a County reviewed and
approved sradins plan pursuant to JCC.
(4) Land disturbing activities such as erading and fllline shall be kept to a minimum and .-
natural contours shall be followed in locating and desimins all development features to protect
the natural environmental uniqueness of the site. No filling of wetlands shall be allowed. unless
all other avoidance measures have been exhausted and mitisation ofthe lost function. acreage
and value shall be at a ratio of 3: l.
(5) Reeular independent water qualiV testing shall be conducted at specific monitoring
sites to be identified in the Resort Plan to test for saltwater intrusion and toxic contamination in
local wells that relv on the Black Point sole source aouifer-. as well as testing in the lower
reaches of the two a4ioinins watersheds for toxic contamination -and- low oxyeen levels.
(6)-: All develooment and land disturbance Sshall protecVavoid all important
culturalhistoric sites that are listed. or eligible to be listed bv State Historic Preservation Oflicer
or by a local Tribe with jurisdiction (site is included in Tribe's ceded area-Pt No Point Treatv
Tribes).
(7)- Fhe owner/developer or assimees must provide for all on-site recycling of material. .
including- paper. glass. cardboards. plastics. -and composting of garden waste. food waste. All
compost should be reused on site. The owner/developer or assienees must grovide a written
record that landscaping materials purchased and apolied onsite. including those applied as
compost feedstocks. are within the parameters and use restrictions set forth bv the National List
of Allowed and Prohibited Substances as published and periodically uodated by USDA National
(8) The applicant shall identiF wildlife use areas within the site and orovide for set-aside *
and protection of core wildlife habitat areas and connecting corridors.
Formatted: Underline
Fomrttd: List Paragraph, Numbered + Lsrel: 1 +
Numbering Slrle: 1,2,3, ... + Start at: I + Alignment: Left +
Aligned at: 0.5" + Indent at: 0.75"
Formatted : No underline
-5-
(9) In cooperation and consultation with local tribes.- areas shall be set aside and
maintained for the occasional harvestins of medicinal plants and other plants important to tribal
culture.
(10) All development with the PHMPR must complv with the reouirements for
buffer retention. wildlife orotection. oreenbelt retention and maintenance and
establishment of oermanent protective easements for these resources. as well as the
other specific requ+rementsrequirements of=^-Jefferson Countv Ordinance' 01-0128-08,
which was oart of the Board of Countv Commissionerscesn€il aoproval for
establishment of the Pleasant Harbor Master Planned Resort.
(11) Anv develooment prooosed in the PHMPR shall use the LEED (Leadershio in
Enerov and Environmental Desiqn ) oreen buildino ratinq svstem standards.
(12) Anv development proposed in the PHMPR shall use the Intemational Dark Sky
Association (lDA) Zone E-l standards for the MPR in order to limit nieht-time lieht
pollution which mav affect neiehborins residential areas as well as wildlife.
617.70.010. (c) Public Access to Master Planned Resort Amenities
All amenities and recreational resources of the development shall be open to all members of the
public.- with the exception of those tvpe of activities pertaining to zuests and residents only such
as access to laundry rooms or intemal recreation rooms. TV rooms. etc.
17.70.020 Permitted uses.
Formatted: Font: (Default) Arial, Raised by 1 pt
Formatted: Font: (Default) Arial, Raised by 1 pt
The following uses &epermi#edmay be allowed in the buffer and ooen soace areas in
MPR-OSR zone after aFetermination hEp=bSg.q=UAdg,ltrett=qg=lt=qspq=yill4gl=r=e.4U=cf,.!tr9.
Fometted: Indent: FiEt line: 0.5"
Fomatted: Indent: First line: 0.5"
Commnted Detemination *{rom?
Commented remove this?
-6-
Chaoter I 7.75. Marina - Maritim4Ylllege.(MB.R:MJ)
17.75.010 Puroose.
cenfal support to the marina operations.
17.75.020 Permitted uses.
The followins uses are nermitted in the MPR-MV:
(1) Marina and overwater structures as approved through the Jefferson County Shoreline
Master Proeram and associated regulations Chapter 18.25 JCC:(2) Residential uses includine single-family and multifamily structures. condominiums. time-
facilities. includins open parking lots, restaurants and shops. as well as marine service facilities.
structures supporting marina and maritime village uses. fuel service and oarking:(5) Indoor and outdoor resort-related recreational facilities. includine but not limited to
tennis courts, swimmingpools. marinas. hiking tails. bicycle paths. ropes courses. eame center
and other recreational uses consistent with the nature of master planned resort.:(6) Utilities supportine the resort:(7) Infrastructure and buildings. both above and below eromd. for the utilities:(8) Emergencv services (fire. police. EMS):(9) Public facilities and services serving the MPR-MV zone:(10) Medical services: and
ComnEtted [DWr34l: Awkwd. I could age with "natuEl
orgmic materials" but the @mponmts of Gphalt ae also "orgmid'
md "natuml."
comrEtted [Dwl3sl: Good ida.
Comtnenhd [DWJ36]: Are you say that no Ne allowed or
pemitred under JCC 18.25 shall be allowed?
Comrnented IDWr37]: Saffaddition for clrity.
CommenEd [DWr38l: Ditu.
commented [DwJ3gl: Ditto.
Commented [DWJ4lll: Not necesary. This would be regulated
under JCC 18.25 Md wi$ a Hydraulic Projwt Approval from Fish
& Wildlife.
ComrnenEd [DWJ41!: Consistent with 17.60.040
17.75.030 Heiqht restrictions.
No buildinss within the MPR-MV zone shall be erected. enlarsed or structurally
modified to exceed 35 feet in heieht as measued by IBC standards. Underground or imbedded
parking shall not be included in any height calculations.
-7-
17.75.040 Bulkanddensi+v*etbacd.Lqgg.i.r.qBents.
There are no yard or setback provisions internal to the MPR-MV zone. All new
structures located within shoreline jurisdiction shall comply with the setback requirements of the
Count-n's Shoreline Maste, Program as codified at Ch.
less than thsfl-65 percent of the total units. The Pleasant Harbor MPR in total shall have a
a.r"too*.nt i g,o=t=tp=...iut. r.tuil. r"itqg+nr ar.d-
Chapter 17.80. Pleasant Harbor Resort Develonment
17.80.010 Resortdevelopment.
This section describes the "Resort Plan" for facilities to be located in the resort MPR. sets
out a required environmental review process for any future resort development. and provides
processes for reviewing major or minor revisions to the Resort Plan. These provisions apply to
all resort and associated development within the Pleasant Harbor MPR.
17.80.020 Development cap.
The Pleasant Harhor MPR in total have a develoDment caD of b9M0030d
residential units provided, however. short term visitor accommodation units shall constitute not
conference space. not including l,ebbie+on4intemal open sDace.
relidentiel units,
@
17.80.040 Permit process for resort development.(l) A project-level supplemental environmental impact statement (SEIS) analyzine
procedures of JCC Title 18.(3) Actual buildins permit plans or construction drawines Feastmav not be required durine
the SEI$SEPA review orocess. but submitted architectural drawines must contain and
demonstrate sufficient -details.A+ehiteeHrd*a*vin€s including a detailed site plan. aad
ComtrenEd [DWJ44]: They have alrady been approved for
890. Ifthe applicmt agr@s to this, then okay.
Com]nenEd [DWr45]: Per Altemative #3
Comrnstted [DWr46]: Develo[Er or Developmot?
Commented [Dwr4zl: Also includes a Master Plu s requircd
utrder JCC I E.l 5. 126 - se suff repon.
Comlrented [DWr48] : Unneesary.
Comtnented [DWJ49]: whv?
Commented lDwrsol: Is tlris for revision of the Resort Plan or
ey development application under the Resort Plan?
Fomatted: Highlight
Comriented [DWr51!: Suffcould agree with this chmge.
Commented [DWJ52]: Not clear on this or why it's sated here.
Commented [DWN2]: For cldty
Commented Coneion
-8-
(4) The department of community development may impose mitigating conditions or issue a
denial ofsome or all ofthe Resort Plan based on the environmental review and using authoritv
provided pursuant to the State Environmental Policy Act. Chapter 43.2lC RCW. Article X of
Chapter 18.40 JCC shall be applicable to the permit process for resort development.(5) Followins completion of the SEIS building permits may be issued. followine aopropriate
plan review. for projects analyzed in the SEIS.(6) Actual resort development mav be undertaken in phases. but only following completion
of review and approval of a full resort buildout plan through the SEIS process. A phasine
schedule may be oroposed as part ofthe environmental review or may be developed at a later
date.
17.80.050 Environmental review for Resort Plan development.
ed to rneet th" thr"rhold
for- a SEPA threshel*Determination of Sienificance except where the SEPA-responsible
official determines that the application results in only minor eensf,rctienimpacts. Existing
environmental review documents malr be adopted under SEPA ifthose documents are
sufliciently up to date and sufficiently detailed to Affi
en+irenmentoldeeunents adequately address environmental eenditien+imoacts and mitieation I
as set forth in RCW 43.21C.034.
f issues
de+depm€n*-r€r$lo+i€ns=(3) The utilitv element ofany subsequent phase ofSEPA€nviFenmen+al review pertaining to
the Pleasant Harbor MPR shall r-provide evierv-information on all affected utility systems.
including sewer and water systems and the results of required monitorine. The effectiveness of
such monitoring shall be evaluated" Supplements or changes to the monitoring and reporting
svstems shall be considered ifnecessarv to ensure that water quality and water supplv are
adequatelv protected and impacts to natural resources minimized. Requirements for water
basedshall be consistent with e**edeseribedapproved Resort Plan. Other elements. issues. and
specific levels of detail may 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
SEPA analysis to reduce duplication and narrow the focus on potentiallv significant adverse
environmental impacts.
related zonins action. Such changes are outside the scope ofthe revision orocesses described
below and in JCC 17.80.070 and 17.80.080. The Countv may approve an amendment to the
qualitv and guantity monitorins as well as for run-off impacts. shall be specified in the
(4) Any preliminary scope for future development within the Pleasant Harbor MPR is
Comm€nted lDwrssl : Redudant.
Comntenteal [DWJ56I: To include a d@ree in size or
f7.80.060 Revisions to Resort Plan.
I n orsize or scooe ltq=ttg=B!=eeEgltt=U=a{bgt=l\4fB.
I boundary or zone changes within the MPR. shall require a Comprehensive Plan amendment and
ComrnenEd [DWJ53]: Stafi ould this
Commented IDWJ54]: Staffdisagre widr rhis deletion. It is
of rwiew.
-9-
Comprehensive Plan onlv if all requirements of the Growth Management Act (Chapter 36.704
RCW) are tulfilled.(2) The County shall accept buildine permits only for projects included in and consistent
with the Resort Plan. A revision to the existing Resort Plan shall be submitted to the countv for
approval prior to the acceptance of any proposal that is inconsistent with the Resort Plans set
forth in this title. Upon approval ofa revision. all subsequent development proposals shall be
consistent with the revised Resort Plan and development regulations.(3) Proposed revisions to the Resort Plan shall be submitted to the depe*menlDepartment of
eemmu+inrCommunity de+el,epmen+.Development (DCD) and the DCD director will determine
whether the proposal constitutes a major or minor revision. Uoon making a determination. the
proposed revision shall follow the appropriate process for plan revisions as outlined in JCC
17.80 060 and 17.80.070.
17.80.070 Minor revisions.(l) MinorRevisions. MResortPlans may require minorchanges
Plan in effect. A change that satisfies the followins criteria shall be deemed a minor revision
for purposes ofthis chapter:(a) Involve no more than a ten FToHel pEtpp4=igplgA=sS=lq=ltr9= q=vgtq!!€Tgqq.qgUarS
footage ofthe Resort Plan:
ft) Willtrravenoaddition@llnpac$g!.th€
environment and./or facilities than that addressed in the development plan:
(c) Do not alter the boundaries ofthe approved olan:(d) Do not oropose new uses or uses that modi$ the recreational nature and intent of
the resort.
Commented [DWJsrl: This should be in subs*ion (2).
Comrn€nted [DWrSEt: What's the bcis for this?
Commented
standard, while
[DWJ59]: This makes sense o fr as setting a
"signifi@tly gr@tei' mn be subjecive
Commentcrl [DWJ60]: Agreed. How would that be deremined
md by whom?(2) Minor Revision Aporoval Process. Apotications for minor revisions shall be submitted to.
and reviewod by the Jefferson County d€pa*menlDepartment of eemn*ul+i+}Communitl''
de+elepn*enlDevelopment (DCD) to determine if the revisions axe consistent with all of the the
existi*erapproved provisions of the Resort Plan-snd+osort+lsn$Els. the Jefferson Counw
Comprehensive Plan and other pertinent documents. Those oroposals that satis& the above-
referenced criteria shall be deemed a minor plan revision and may be administratively approved
(as a Type II decision under the land use procedures of JCC Title 18. Unified Development
Code) by the director of the department of community development. Public notice of the
application. the written decision. and appeal opportunities shall be provided to all oersons or
asencies as required by the land use procedures of JCC Title 18. Unified Development Code.
Those revisions that do not comply with the provisions contained within this section shall be
deemed a major revision. subject to the provisions outlined in JCC 17.80.080.
17.80.080 Maior revisions.
Revisions to the Resort Plan that will result in a substantial chanee to the resort
includins: changes in use. increase in the intensitv ofuse. or in the size. scale. or density of
development: or changes which mav have a+ubstantialimpaetadditional impacts on the
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environment beyond those reviewed in previous environmental documents. are considered to be
maior revisions and will require application for a revised Resort Plan.(l) €llAoplication for a Major Revision to the Resort Plan. An application shall be
prepared describins the oroposed revision in relation to the approved Resort Plan and
providing a framework for review. anal),sis and mitigation of the revised development
activity proposed. The Resort Plan revision proposal shall include the following
information:
(a) fu)---JAn explanation of why shict adherence to the approved Resort Plan and +---
(b) A description of how the revised Resort Plan would further the eoals and policies
set forth in the Comprehensive Planl(b) A description of how the Resort Plan revision complements the existing resort
facilities of the MPR:(c) A description ofthe desien and functional features ofthe Resort Plan revision.
setting out how the revision provides for unified development. integrated site design and
orotection of natural amenities:(d) A listing ofproposed additional uses and/or proposed chanees to densitv and
intensity of uses within the resort. and a discussion of how these changes meet the needs
environmental impacts associated with the proposed revision, including an analysis of the
cumulative impacts ofboth the proposed revision and the aoproved Resort Plan. and their
effects on surrounding orooerties and/or public facilities:(0 A descriotion ofhow the oroposed Resort Plan revision is integrated with the
overall Pleasant Harbor MPR and any features. such as connections to trail systems.
natural systems or Ereenbelts. that have been established to retain and enhance the
character of the resort and the overall MPR:(g) A description ofthe intended phasing of development projects:(h) Maps. drawinss. illustrations. or other materials necessarv to assist in
understanding and visualizing the design and use ofthe completed proposed
develooment. its facilities and services, and the protection of critical areasl(i) A calculation ofestimated new demands on capital facilities and services and
their relationship to the existing resort and MPR demands. including but not limited to
transportation water. sewer and stormwater facilities: and a demonstration that sufficient
facilities and services to support the development are available or will be available at the
time development oermits are applied for.(2) Major Revision Process. Major revisions shall be processed as a hearing examiner
decision (Type III). with a required oublic hearing prior to the decision. Public notice ofthe
application. the written decision. and appeal oooortunities shall be provided to all persons on the
Pleasant Harbor MPR roster (see JCC 1 7.60.070) and such other persons or asencies as required
by the land use orocedures of JCC Title I8. Unified Development Code. Any proposed major
revision involving a change to the boundaries of the MPR zone shall require a Comprehensive
Fomatted: Numbered + Lerel: 1 + Numbering SVe: 1, 2,
3, ... + Start at: 1 + Alignment: Left + Aligned at: 0.25" +
Indentat:0.75"
Formatted: Indent: Left: 0.75"
Formatted: Numbered + Level: 1 + Numbering Style: a, b, c,
... + Sbrt at: 1 + Alignment: Left + Aligned at: 0.5" + Indent
at: 1"
Commented [DWr6U: cood id@.
Comtnented I DWJ62] : Of course.
Plan amendment (a Type V countv commissioners decision) prior to any decision on the Resort
Plan amendment hnd review by the Countv Plannine Commiision and iubseouent
recommendation to the BOCC who approves all Comprehensive Plan amendmentd.=,Commented
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(3) Decision Criteria. The hearhFeeminerBoard of Countv Commissioners may approve a
major revision to the Resort Plan and Comprehensive Plan amendment only if all the following
criteria are met:(a) The proposed revision would further the goals and policies set forth in the
Comprehensive Plan:(b) N+Adequate SEPA review has been conducted and no unmitigated probable
sienificant adverse environmental imoacts would be created by the proposed revisionl
(c) The revision is consistent with all applicable development regulations. includins
those established for critical areas:
mitieated:(e) The proposed revision complements the existing resort facilities. meets the needs
ofresidents and patrons. and provides for unified development. inteerated site desien.
and protection of nafural amenities.
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Title l8
T]NIFIED 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 ifthe residential uses are integraled into and support the on-site
recreational nafure ofthe resort.
(l) Port Ludlow. Port Ludlow Master Planned Resort (MPR). The f,rs1€nly 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 1 7. The master planned resort of Port Ludlow is
characterized by both single-family and multifamily residential units with attendant recreational
facilities including a marin4 resort and convention center. The master planned resort ofPort
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 Marina and Golf Resort is the
second officially designated master planned resort in the County. The Pleasant Harbor MPR is
marina/tlaritime Village and associated housins north of Black Point Road. The resort is
predominately designred to serve resort and recreation uses and has only limited full-time
occupancv. The resort is served by the Brinnon Rural Center. which accommodates LAMIRD-
scale commercial uses servins the resort and local population. The master planned resort's
intemal regulations and planning restrictions such as codes. covenants and restrictions mav be
more restrictive than the requirements in JCC Title 17. However. Jefferson Countv does not
enforce orivate codes. covenants and reshictions.
18.15.115 Designation.
"Master planned resort" (MPR) is a land use designation established under the Comprehensive
Plan. The enly-existi% officially designated master planned resorts in the county qgis the Port
Ludlow MPRend the Pleasant Harbor , provisions for which are codif,red 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 adooted pursuant to RCW 36.704.360
pertaining to new Master Planned Resorts. Designation of any new master planned resorts
pursuant to RCW 36.70A.360 requires compliance with the provisions of this article and a
Comrf,enH [OWJ64I: why?
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formal site-specific amendment to the Comprehensive Plan Land Use Map subject to the
findings required by JCC I 8.45.080.
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 36.70A.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 ofthe 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, equeshian facilities, sports complexes, and other recreational uses deemed to be consistent
with the on-site recreational nafure 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) Meetingfacilities;
(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 galloies, 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.
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18.f 5.126 Requirements for master planned resorts.
An application nt for an MPR project must meelinglgds the following requirements:
(l) Master Plan. A master plan shall be prepared for the MPR to describe the project and
provide a framework for project development and operation. This shall include:
(a) A description of the setting and natural amenities that the MPR is being situated
to use and enjoy, and the particular natural and recreational features that will athact
people to the area and resort.
(b) A description of the destination resort facilities of the MPR, including short-term
visitor accommodations, on-site outdoor and indoor recreational facilities, off-site
recreational opportunities offered or provided as part ofthe resort's services, and
commercial and supportive services provided.
(c) A listing of the proposed allowable uses and maximum densities and intensities of
use of the MPR and a discussion of how these uses and their distribution meet the needs
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 ib facilities and
services, including residential and nonresidential development Qpes and location.
(e) A description, with supportive informafion and maps, of the design and functional
features that provide for a unified development, superior site design and protection of
natural amenities, and which further the goals and policies of the Comprehensive Plan.
This shall address how landscaping, screening, and open space, recreational facilities,
road and parking design, capital facilities, and other components are integrated into the
project site.
(f) A description ofthe environmentally sensitive areas ofthe 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
pusuant to the Shoreline Master Program.
(g) A description ofhow the MPR relates to surrounding properties, and how its
design and rur.mgement minimize adverse impacts and promote compatibility among
land uses within the development and adjacent to the development.
(h) A demonshation that sufficient facilities and service which may be necessary,
appropriate, or desirable for the support ofthe development will be available, and that
concurrency requirements of the Comprehensive Plan will be met.
(D A description ofthe intended phasing ofdevelopment ofthe project, ifany. The
initial application for an MPR shall provide sufficient detail for the phases such that the
full intended scope and intensity ofthe 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
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forth the development standards applicable to the development of a speciflrc master planned
resort, which may include, but are not limited to:
(a) Permitted uses, densities and intensities ofuses, and building sizes;
(b) Phasing ofdevelopment, ifrequested by the applicant;
(c) Procedures for review ofsite-specific development plans;
(d) Provisions for required open space, public access to shorelines (ifapplicable),
visitor-oriented accommodations, short-term visitor accommodations, on-site recreational
facilities, and on-site retaiVcommercial services;
(e) Mitigation measures imposed pursuant to the State Environmental Policy Ac!
Chapter 43.2IC RCW, and other development conditions; and
(f) Other development standards including those identified in JCC 18.40.840 and
RCW 36.70B.r70(3).
(3) Formal Site-Specihc 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 ofJCC 18.45.040; provided, that the
subarea planning process authorized under Article VII of Chapter I 8. I 5 JCC (Subarea Plans) and
JCC I 8.45.030 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 concurent
with the review of the resort master plan and development agreement required for approval of a
master planned resort.
(4) Planned Actions. Ifdeemed 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 197-11-164 and 197-t 1-168.
(5) Self-Contained Development. All necessary supporlive 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 ofa master planned resort, except in areas otherwise
designated as urban growth areas in compliance with RCW 36.70A.1 10.
18.15.129 Application requirements and approval process.
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 ofthe master plan shall be prepared to meet the requirements ofJCC
r 8. l 5.126(r).
(2) A request for authorization ofa 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 $ l]
18.15.132 Decision-making authority.
( I ) The planning commission, pursuant to its authority specified under JCC I 8.40.040 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 ofcounty 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
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standaxds authorized for site-specific MPRs in a development agreement, and approve master
plans.
18.f5.135 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. lf no reasonable conditions or
modifications can be imposed to ensure that the application meets these criteri4 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 Progtam, and complies with all other applicable sections of
this code and all other codes and policies ofthe county.
(3) If an MPR will be phased, each phase contains adequate infrastructure, open space,
recreational facilities, landscaping and all other conditions ofthe MPR sufficient to stand alone if
no subsequent phases are developed.
(4) The MPR will provide active recreational uses, adequate open space, and suffrcient
services such as transportation access, public safety, and social and health services, to adequately
meet the needs of the guests and residents of the MPR.
(5) The MPR will contain within the development all necessary supportive and accessory on-
site urban-level commercial and other services, and such services shall be oriented to serve the
MPR.
(6) Environmental considerations are employed in the desigl, 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 esablishes 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 aflect adjacent agricultural or forest
resource land production. [Ord. 8-06 g l]
18.f 5.138 Pertstudlor+ Master Planned Resort.
The Psft*udlo* Master Planned Resort Code (JCC Title l7), as may be amended to be
consistent with the provisions of this UDC, is hereby adopted by reference and made a part of
this UDC.
In.so.ozA Commenbd [DWr65l: ???
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