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HomeMy WebLinkAbout102f J Jefferson County Plannin.g Commission M NOTBS Date: Ptt6o*79-4451) I;:360_379-445r plancctm m (i{:co jeflemorr. lra.us a .. ir. u1\ r-rs(:u(l ll-i\ q$i"tb8 Opening Business b:sz-Callto order: RollCall: Kevin Coker Cynthia Koan Gary Felder Staff Present Mark Jochems Matt Sircely Lorna Smith Public in Attendance: Richard Hull Vacant Tom Giske PM _L g v E- lndicoteP-Present; AIJ-Absent&lJnexcused;orAE-Absent&Excused(osnotedbyChoir);Noteonylateorrivols;Quorum=5 fuy-]|Lrr-Ta\n irl, /A\-?U"Jr;" M-" oLa-{----u--T Approval ofAgenda: Approval of Minutes Staff U pdates AA Yay Nay # Abstained # DulrSpeaker Name Update \7 R^.YECfrO-r Speaker Name Update r W'rr,iln- l,ur* i.^.e=-l-L €-S ur Motions Yay #Nay #Abstained # PM Description of Motion Moved lnitials Seconded Time lnitials Puge 1 r>f " I t Jefferson County Planning Commission MEETINGNOTES Date: P:36o-37t1-445o F:36<t-329-4q,r plancomrr licrc'o-iell'emon.r.'4, us a 6zt Shcliclan St. Port Town-send W;\ 9836tJ #-1 II^^tL (€- t-" (j,(Arp { ttt U- 1-+u"^- aa DG.\Cb i-r.*,o .s {"?.-tr FSe'*)+{\r',t-rJ fr, %o CC \-l L"-HefL lc- \Ic-Co Cv-u,o-<-.lrj-^tL \ ttt*.^.,)--'t^6"-9J xrr*;rfi- e\ru eJ),/ 4 4fr".ei t,".u,t C tx,.'r)e Id CE T?4ITg""}et^ qL+. lL!-- 8o 6*ei- a^l* w/Ri=-Fg*^pT - ;F "L h^,b^Dt{z 1 -/i 0r t ,.r [:L U^.,ir - g?o ttDo (,*-€- (*rl*- C-r,.,,..-E ,re,,Q {rb u/.6)€-c- cLa-ra gs V7 ) 6clQC.u4ru €'} 7 Tze).j1,-J-J 6ttShr:rirlan St. Port Ji>u'n-sen.rl W.\ 98368 Discussion Topic: Jefferson County Planning Commission NOTES Date: P: j6rs379-4q5<> F: S6o-37q-445r phu<'omm(r)trr. jelli'rsur.n.a. ust Speaker Name Speaker Name Speaker Name Public Comment Comment Period Open Time PM Speaker Name Speaker Name Speaker Name 8 LO PMComment Period Close Time Closing Business Follow-up Work ltems for DCD Staff:@4,4 -. erJ@ b*;! c>-,,- d Pagt' j ,rf: LL: tq PM Next Meeting: Adjournment Time: t'J Jefferson County Planning Commission MEETINGAGENDA Tri-Area Community Center June t, zot6 F: s6o379-q4,r plancomm@co jefferson.wa.us P: g6ot79-445o 6zr Sheridan St. Port Townsend WA 98368 o Callto Order/Roll Call . Approval of Agenda o Staff Updates . Commissioner Announcements Topic Presented by o Continued Deliberations on Regulations for the Pleasant Harbor Master Planned Resort- to include discussion of a o David W. Johnson, Associate Planner proposed Staff and Planning Commission revision. session. The Plonning Commission is not required to provide response; ii Offered at the Chair's discretion when there is time; iii Not o public hearing - comments mode during this time will not be port iv Moy be structured with o thrce-minute per person time limit. o Summary of today's meeting o Follow-up action items a 5:30 pm 6:45 pm 8:00 pm 8:15 pm DrscuSsroN OBSERVER COMMENT m CTOSING BUSINESS ADJOURNMENT 8:30 pm o Thank you for coming and participating in your government at work! ) PLEASANT HARBOR MASTER PLANNED RESORT u,rsr.n rr,TiKilo REsoRrs Title 17. Article I. Port Ludlow MPR Chapters 17.05-17.50 6$ No change ffi 17.6o.olo Authoritv. %. *fu .% rtir tiU. i. uaoot"A pursu*t,t" Chuprc.t gruHryn nCW. ,,ruF tg rCC. 17.60.020 Title. 17.60.040 Additionalreouirements. is title -the -provisions of Title 15 atrd Title l8 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. Bindine Site Plans. All 17.60.050 Aoolicabilitv. ffie boundary of the Pleasant Harbor Master Planned Resort as deoicted on the official land use map for Jefferson County^ Washinglon. Crmmented IDWIU: statragtrs thatthis nme is spsific to the applimt md could chege with n€w oMen, md therefore should be delercd. subsequent develooment within the MPR area will be subiect to the aporoved bindine site plan and aoproved DeviloperA8rreement as specified inl M Comnrentod [DWr2]: Not sue why this setion oded here. Comm€nted [DWJ3]: A binding site plm is jusr one My to "lock in" site development, 6 e altemative to a subdivision (Plat), for the division of lmd for sale or lee, or condo use. No division of property is necosary or b€ing proposed b@ue of the number of existidg pacels, md thcrefore, a boundary line adjusment could be us€d to r@lign par@ls, eliminare unnecessary parcel lines, md then define specific future developmot with a detailed sudeyed site plan/map 6 part of the required M6ter Ple. Comnrented [DWl4tr Sutragrs thar this adds preision. -l- q I 17.60 060 Exemptions. The following structures and uses shall be exemot from the reeulations of this title. but are subiect to all other applicable local. state and federal regulations including, but not limited to. the counU buildine ordinance, interim critical areas ordinance. the shoreline management master prosram. and the State Environmental Policy Act (SEPA). (l) Wires. cables. conduits. vaults. pioes. mains. valves. tanks. or other similar equipment for the distribution to consumers of telephone or other communications. electricitv. gas. or water or the collection ofsewage. or surface or subsurface water operated or maintained by a governmental entiU or a public or private utility or other county franchised utilities including customary meter pedestals. telephone pedestals. distribution fansformers and temporarv utility lacilities required during building construction, whether any such lacilitv is located undereround. or above-ground: but only when such facilities are located in a street right-of-wav or in an easement. This exemption shall not include above-sound electrical substations. sewage pumo stations or treatment plants. or potable water storage tmks or facilities. which shall require conditional use approval in any zone where oennitted:(2) Undersround utilitv equipment. mailboxes. bus shelters. informatiooal kiosks. oublic bicycle shelters. or similar structure or device which is found bv the director of communitv development to be aporooriately localed in the public interest:(3) Minor construction activities. as defined by the IBC. Section 106.2 and structures exemot under Chapter 15.05 JCC. as amende& 17.60.1 10 Procxictine useg and structurer. =oo=4 r"ridential l-d ur., -d ,tru.tur.r. in,qll. 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 lefferson County Code and any other applicable regulations or Ordinances. others wi*r an interc$ ien-or 17.60.130 Enforcement The enforcement orovisions codified in Chapter 18.50 Enforcement of Title l8 of the Jefferson County Code as currently enacted or as hereafter amended shall apoly to any alleged violation of Title 17. Article II. more commonly known as the "Pleasant Harbor MPR Code." ComtnenEd [DWJS]: Texttaken diredy from Ponludlow Code. Not sure why this w delet€d - would still be regulaed mder Title I E Stormmter Managemot. Comnrcnted [DWJ5]: This should remin with the Edd teK: "the Mrina" Commented [DWr7]: Saffagrees wirh this lmguage. Formatted: Highlight Comm€lited IDWJ8I: Statrmd legEl agre that this belongs in the DA. -2- .& t7 Fomatted: Highlight CommenEat [DWJ9I: As proposed, doigned md boed upon prior approval, a golf course is included in this zone of the rson and therefore the original designation is apprcpriate ed adequate.17.65.010 Purpose. rhe tvtpn-nGnc zone brev{*ls-alows bgli4gptle!=+td=tqgfe4lgn4=Fgiliqg=s,,gi==tvSlleE commercial amenities and services associated with the resort and surrounding community. It hso alows for pre+ides-hhE=g=e=r=rtt4=tglg4 =qrd=pg!&fStgq fegili=t!.e+. CoilttttcttEd [DWr10]: Not sure why thb word is mo.e sppropriate. Comtnented IDWJUIT Ditto, or lbid 17.65.020 Permitted Uses. Comnrented [DWJ12ll Saffokay with this change. units authorized by Ordinance #01-0128-08. includine. but not limited to hotels. motels. lodges. Commented [Dwrl3t: This would be onsistot the UDC definition ofshort tem which is lss thm 30 days. (d) recreation business and facilities:(4) Cultural and educational facilities of all kinds including. but not limited to. linterpretative displgrvs of local Native American ties to and uses of the ared,=e4€pl=eli=qq,=q{rd=i!dgg=tgl=g}ttCg.gl ,---Commented [DWr14]: This would be appropriate ud coroistcnt with the word "Cultunl" which begins the sentence, but not required.thealers:(5) Indoor and outdoor resort-related recredional facilities. includine but not limited to Eelf CommG[El [DWr15t: The suggestion thata golf coure not be &llow€d is irconsisteot with prior approwl ud would not be supported by stsff (6) Waste water treatment facilities. including treatment plants. capture. storase and transmission facilities to serve a reuse/recycle prosram for on-site heatment and use/reuse of waste water and stormwaterl (7) Public watsr supply and related facilitiesl(8) Public facilities and services as defined in JCC 18.10.160:(.9) Utilities supporting the resortl(10) Emergency services (fire. police. EMS): (l l) Medical servicesl and(12) Other similar uses consistent with the purpose of this zone and MPR as determined by the Department of CommuniU Development. -3- 17.65.030 Heightrestrictions. No buildines within the MPR-GR zone shall be erected. enlarged or structurally modified to exceed*0.{gFeet in hei8ht as measured by IBC.!1qJr=de=r.Ci,..Vr=rderground or imbedded parking shall not be included in any height calculations. Chapter 17.70. Open Soace Reserve. britical Areas Protection Zone (MPR-OSR./CAPZ) ffi 17.70.010 Puroose. and oermanentlv orotected in accordance with JCC 18.22 and shall be desisnated on the All trees measurine 10" diameter breast high (dbh) or greater on the date of bindine site plan approval shall be located and marked for retention and measures taken to protect surrounding soil and roots during site disfirrbance. Where there is no alternative to removing such trees. Additional "large" trees shall be planted in buffer areas at a ratio oftwo trees planted for each 6tz.z0.0to fbt retttes+enas. A "kettlepond" is defined as apggd=io=fqt=edjn=A=4p=r=e=qq!=ol=qt=the!C[d=ggdegg&&!Xfl=!q9= block after slacial retreat. Black Point has three such geoloeic and culturally simificant features restored preserved. and protected with adeouate native vesetation buffers. 1617.70.010 (c) Special Environmental Protection Provisions Commented [DWJ16]: t0 feet is the proposed height oftlre Conference Cent€r, but 50 fet is consistent with County code Fomatted: Not Highlight Commented IDWJ17]: For clarity. Commented [DWJ18]: Not sure why this wo deleted sine no new tcxt w6 added relative to intemal setbaclG. feet. w -Not withstandine all other environmental requirements. the MPR approved plan must have ,."rrtttr* f"rL Commented [DWr19]: The applimt is willing to change the 20 fd to 40 feet for buildings over 60 fa to addres the conems ofthe 80 foor building height restriction (s@ 17.65.030 above). Commented [DWJ2oI: 50 feet is consistot with all other anes in the County. ls there a scientific or regularry bsis for 60 fet? CommenEd IDwr2ll; Not sure why is designation is n€@ssary. commented IDwJ22]: reas that ue not within the There se other op6 space od critical proposed OSR zone - see zoning map. CommenEd [DWJ23]: Staffwould agree to "natuEl nstive vegetative" buffer CommelrEd [DWJ2a]: Staff se6 this 6 excessive md wondm under what regulatory schem€ or scieotific buis it is being proposed. ComtrenEd [DWJ2sI: Chapter I t.22 alr@dy covec this o well s the building setback fiom buffm. Commented [DWJ25]: This is a nice ides but doesn't make sense sin@ no developmot within this zone is pemitted that would require the removal of tr6, only pEsive recr€tion that dc trot reduce the forqt mopy. A better alrcmative to this is a Forest Stewdship Plan similar to the one being proposed in Pon Ludlow. Also, condition 63w says, "stsive to preseNe." Fomatted: Font: Bold Fomatted: Font: (Default) llmes New Roman, 12 pt Formatted: Not Hiohlight Comnrerted [DWr27]: The word "should" is advisory, md dqn t rndiete a mmdatory or required aoron. Gommented [DWr28l: There re no Kale lqed within rhis proposed zone - se zoning map. Use oftie Kenle B has alrqdy bo approved mder Ord No 0l{128-08. Commenbd [DWl29]: This otire suEseaion de not belong in this S6tion. Also not n@ssry with provisions in rCC I8.22, alr@dy required under the Development Agrem€nt ud 6 FSEIS mitigation. -4- (t)b--qle.$.olrsp=Agqi=f=eJ,=Y:e-ll:bse4=lrstsp=$ss.E=rdAqqi&18=es=b$g=e=Are=? The aquifer underlving Black Poinl which includes the entireflg.qfglt.t{q{bplM=q{ilti,MBB area. -is a sole source aquifer for all of Black Point. Permeable soils on site mean -ootential contamination of the aouifer could occur from imorooerl), directed run-off spills or other contamination of fertilizers. pesticides. herbicides and petroleum products. puttine human health at risk as well as fish and wildlife. An -approved plan for directing untreated run-offawav from the aquifer and treating -all on-site rqn-offwith advanced biofiltration (or better at construction?) prior io an], &sihareeio the aquifer.ll-rgty= jlglr=pr=!-i!b=ts$=ltetthAB=?ppr=q_g!prgE=U.c. vegetation and site management plan shall be submitted to the Countv as part of the overall (2)l,iatll development and landscapine within the PHMPR area must be located-. constructed and maintained in such a manner as to provide full protection to the aquifer and any on-siteorneighborinewellsthatrelvonthataquiferforpotablewater.i-------.-... (3) [.lo eolf course greens should b€ constructed over the sole-source aouifer.* and site enadine and excavation should be minimized- as demonstated bv a Countv reviewed and approved erading plan pursuant to -JCQ. (4) [-and disturbine activities such as gradine and filline shall be kept to a minimum and *- natural contours shall be followed in locatine and desiming all development features to protect the natural environmental unioueness of the site. No filling of wetlands shall be allowed- unless (5) Rezular independent water qualitv testine shall be conducted al specific monitorine sites to be identified in the Resort Plan to test for saltwater intrusion and toxic contamination in local wells that rely on the Black Point sole source aouifer-. as well as testine in the lower iiachis ofttre nvo-adjoinini waiersneAs for toxic contamination -and- low oiygen levels. (6)- -lAll development and land disturbance Sshall orotect/avoid all imoortant culturalihistoric sites that are listed- or elisible to be listed by State Historic Preservation Officer (7)- lThe owner/developer or assienees must provide for all on-site recvcline of material. . including- paper. glass. cardboards. plastics. -and composting ofgarden waste. food waste. All compost should be reused on site. The owner/developer or assignees must provide a written record that landscaoing materials purchased and applied onsite. including those applied as compost feedstocks. and oest controls are within the parameters and use restrictions set forth b), the National List of Allowed and Prohibited Substances as published and oeriodically updated by USDA National Oreanic Program.The Pleasant Harbor Marina shall provide waste holdine tank Formatted: Underline Fomatted: Ust Paragraph, Numbered + Level: 1 + Numbering SVe: 1, 2, 3, ... + Start at: I + Alignment: Left + Aligned at: 0.5" + Indent at: 0.75" Fomatted: Indent: First line: 0.5" Commented IDWr33l: Golfcourses regulated under JCC l 8.20. r90 Fomatted: Indent: First line: 0.5" Commented [DWJ34]: Regulated in JCC t 8.22 & t E.30 Fomatt€d: Indent: Flrst line: 0.5" CommelrEd [DWJ30!: Scot Bsder who did the mter study @tegorielly denies tlBt this a sole soue aquifer. It is I mapped swepible aquife rchuge re regularcd uder JCC 1E.22.120. Water system must be pemitted md approved by Srate Departmot of Health uds state law. CommenEd the better place [DWr3U: the Dqelopmem Agremmt rculd be forthis. Fomatted: Indent: First line: 0.5" Commented [DWJ32I: Reguhed under JCC 1E.22 Comtnented IDWJ35]r Consistent with ord conditiof, 63r. Bmer placed in DA. undsJCC 18.30.160Commented ComrErted [DWJ37I: Matt submitted texr which he said he r@d to the group that would fft in this sstion, and added here by sntr ia red. Saff md legal agre that this is a good idea, but where -5- how to enforce? Association (IDA) Zone E-l standards for the MPR in order to limit nisht-time lisht pollution which may affect neiehborins residential areas as well as wildlifd .- 617.70.010. (c) iPublic 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 exceotion of those type of activities pertainine to zuests and residents only such il.r..r, to lu*dry6t* o, int *"i i".t"ution too shall prevent the ooerator of anv recreational resource from establishine a fee or charee for the (9) [n cooperation and consultation with local ribes.- areas shall be set aside and (10) All develooment with the PHMPR must complv with the requirements for buffer retention. wildlife protection. oreenbelt retention and maintenance and establishment of oermanent orotective easements for these resources. as well as the other specific requ+iem€ntsrequirements ofrJefferson Countv Ordinancq 01-0128-08, which was part of the Board of Countv CommissionersGesn€il aooroval for e 17.70.020 Permitted uses. Fomatt€d: Indent: First line: 0.5" Commented IDWJ38]: These arm identified in the Habibt ManagementPlan. Format6: Indeflt: First line: 0.5" Commented [DIYJ39]: This would be part ofthe Tribal MOU - Ord condition 63k Fomatted: Font: (D€fault) Arial, Raised by 1 pt Comm€nEd [DW,4U: Andyzed in SEIS sectiotr 3.t with mitigation. Comlrented [DWr42l: An.lyzed in SEIS section 3.14 with mitigation. Fomatted: Indent: First line: 0.5" ComnEnted This is a good ide bur where would it live to Commente.l [DWJ44]i This added by lesal Commented [DW]451: Dercmination by whom? Commented [DWJrlS]: T@ strif,got per legal. Similu to No Net Loss. Fomatted: Font: (Default) Arial, Raised by 1 pt Comm€nH [DWr40]: E8ements md Ord conditions met prior to approval of Development ASrement. -6- (12) Anv development proposed in the PHMPR shall use the Intemational Dark Sky Comm€nt€d [DWJ47I:remove this? Commented [DWI48I: Awkwd. I @uld ag.ee with "natuml orgmic matrials" but the @mpon6b of Ephalt ue also "orgmic" md "nrtuEl." Commented [Dwr49l: cood idq. you say that be allowcd? no alloweduses or Chapter 17.75. Marina - h{aritimd Villggg-(MPR-MJ)- 17.75.010 Puroose. cenfal support to the marina operations. 17.75.020 Permitted uses. (6) Utilities supporting the resort: 17.75.030 Heieht restrictions. No buildings within the MPR-MV zone shall be erected. enlarged or structurally modified to exceed 35 feet in height as measured b), IBC standards. Underground or imbedded oarking shall not be included in any height calculations. Commented IDtvr52l: Ditto. commented [DwJ53]: Difto. Commenhd [DU54I: Not nffisary. This would be regulated ud€r JCC I E.25 ud with a Hydraulic Projea Approwl Aom Fish & Wildlifc. ,7 Staff addition forCommented Consisrat with I ? 60 040Commented L L (10) Medical services: and 17.75.040 Bulkand densiCsetbacil reguir.ene.g.ts*Commented For There are no yard or setback provisions intemal to the MPR-MV zone. All new structures located within shoreline jurisdiction shall comolv with the setback requirements of the Co*tu', Sho..lin. M^t., Progr . . . -Comrn€nEd [DWr57l : Con*tion Chapter 17,80. Pleasant Harbor Resort Development 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 anv future resort development. and provides processes for reviewing major or minor revisions to the Resort Plan. These provisions aoply to all resort and associated development within the Pleasant tlarbor MPR. 17.80.020 Develooment cap. CommenEal [DWJSE]: They have alrady bm approved for 890. If the appli@t agcos to this in writing with a revised dmft, thq okay. CommenEd [DWJ59]: Per Altemative #3 ComtnenEd [DWJ60I: Developer or Developmmt? Commented [DWJ6U: Not requrred. Comtnenhd [DWJ62!: Also include a M6ter Plu o requircd undq.lCC I 8. I 5. 126 - see staff report. Commented [DWJ63I: Um@6ary. Comment€d [DWr64l: why? Commentod [DWr65]: Is this for revisiof, of the Resort Plm or ey development application under the R6ort Plil? FoImatEd: Highlight Resert-Plan shall be Drovided to all oersons or aeencies entitled to notice Dursuant to the land use procedures ofJCC Title 18. i3) Actual building permit plans or constnrction drawines bre+etmay not be required durine the SEI$SEPA review process. but submitted architechral drawines must contain and demonstate sufficient -details.Arehiteefi*aldra*vi*F including a detailed site plan. and Commented [DWr56]: Suffcould agre with this change. Commented [DWr67l: Not clw on this or why it's stated here. -8- 17.80.040 Permit process for resort development. (4) The department of communitv develooment mav impose mitigatins conditions or issue a denial ofsome or all ofthe Resort Plan based on the environmental review and usine authority provided oursuant to the State Environmental Policy Act. Chapter 43.21C RCW. Article X of Chapter 18.40 JCC shall be applicable to the permit process for resort develooment. (5) Following completion of the SEIS buildine permits mav be issued. following appropriate plan review. for projects analyzed in the SEIS.(6) Actual resort development may be undertaken in ohases. but only following completion of review and approval of a full resort buildout plan through the SEIS process. A phasing schedule may be proposed as oart ofthe environmental review or may be developed at a later date. for- a SEPA threshel4Determination of Sienificance except where the SEPA-responsible official determines that the application results in only minor eea#retieaimpacts. Existing as set forth in RCW 43.21C.034. f issues d€.€tep*€rt-.egrta*ions"l(3) The utility eleme,nt of any subsequent phase of SEPA€nvirenmentel review pertaining to the Pleasant Harbor MPR shall rprovide evierpinformation on all affected utility systems. includine sewer and water systems atrd the results of required monitoring. The effectiveness of 17.80.050 Environmental review for Resort Plan development. .d to ...t th" thttthold such monitoring shall be evaluated, Suoplements or changes to the monitoring and reporting systems shall be considered ifnecessary to ensure thal water quality and water supply are adequately orotected and impacts to natural resources minimized. Requirements for water environmental impacts. 17.80.060 Revisions to Resort Plan. n orsize or scope [g.!tg=Elgeqettggtggt.ryll& boundary or zone changes within the MPR shall require a Comprehensive Plan amendment and related zoning action. Such chanees are outside the scope ofthe revision processes described below and in JCC 17.80.070 and 17.80.080. The Countv may approve an amendment to the Comms*ed [DW,58I: T@ vague. N@ds to match SEPA luguge or be more speific. Comnrented [DW!69I: Suff could agre with this chage. to stato the of review Commented [DWr70]: Staffdisagree with this d€letion. It is Comm€Ntted [DW!7U: Redud.nt. ComtnenEl [DWJ72]: To include I d@6e in size or scope? Why would a reduaion ir size, scope 8nd scale require a Comp Plu Ahendmqt? Pqhaps just e amqdm€rt to the Mastcr Plu md DA. -9- Comprehensive Plan onlv if all requirements of the Growth Management Act (Chapter 36.704 RCW) are tulfilled.(2) The Countv 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 ofan], proposal that is inconsistent with the Resort Plans set forth in this title. Upon approval ofa revision. all subseouent develognent proposals shall be consistent with the revised Resort Plan and development regulations.(3) Proposed revisions to the Resort Plan shall be submitted to the Cepa*menlDepartment of eemmuiirCommuniU develepmenlDevelopment (DCD) and the DCD director will determine whether the proposal constitutes a major or minor revision. UpgF-.making a determination. the proposed revision shall follow the appropriate process for plm fpvisions as outlined in JCC 17.80 060 and 17.80.070. 17.80.070 Minor revisions. (d) Do not propose new uses or uses tlut modit the recreational nature and intent of the resort. de+elepmr-.n$Pevelopment (DCD) to det€rmine if the revisions are consistent with all of the the Comprehensive PIan and other pertinent documents. Those proposals that satistlthe above- referenced criteria shall be deerned a minor plan revision and may be administrativel), approved (as a Tvpe II decision nder the land use procedures of JCC Title 18. Unified Development Code) by the director of the dopartment of communitv development. Public notice of the application. the written decision. and appeal opportunities shall be provided to all persons or aeencies 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 Maiorrevisions. Revisions to the Resort Plan that will result in a substantial change to the resort Commented [DWr78l: Saffud legal would reja this. SEIS is 8 controlling docum@l- Commented [Dwr7gl: Again, the SEPA itsnded. Comment€d IDWJ73I: Reduces the flexibility ofthe developer to make This should be in subsec'tionCommented What's the bois for this?Commented environmental adverse CommentGd [DWrr6I: This mak6 sflse 6 fu o setting a smdud, while "signifi@tly greteC' @ be subjeclive, but deviates fiom the SEPA standard of Probable signiimt Commsted [DWr77l: Agred. How would thar be detemined md whom? - 10- for purposes ofthis chapter: environment beyond those reviewed in previous environmental documents. are considered to be major revisions and will require application for a revised Resort Plan.(l) (-D-Application for a Major Revision to the Resort Plan. An application shall be prepared describing the prooosed revision in relation to the approved Resort Plan and providine a framework for review. analysis and mitigation of the revised development activiW proposed. The Resort Plan revision proposal shall include the followine information: (a) (d--JAn explanation of whv strict adherence to the aoproved Resort Plan and (b) A description ofhow the revised Resort Plan would further the goals and policies set forth in the Comprehensive Plan:(b) A description ofhow the Resort Plan reyision comolements the existing resort facilities of the MPR:(c) A description of the design and functional features of tre Resort Plan revision. setting out how the revision provides for rmified development, integrated site design and protection of natural amenities:(d) A listins ofproposed additional uses and/or proposed chanses to densitv and environmental impacts associated with the oroposed revision. including an analysis of the cumulative impacts ofboth the proposed revision and the approved Resort Plan. and their effects on sunoundine properties and/or public facilitiesl(fl A description ofhow the oroposedResort Planrevision is integrated with the overall Pleasant Harbor MPR and any features. such as connections to trail systems. natural systems or ereenbelSs. that have been established to retain and enhance the character of the resort and the overall MPR:(s) A description ofthe intended phasing ofdevelopment projects: (h) Maps. drawings. illustrations, or other materials necessar.v to assist in understanding and visualizingthe desien and use ofthe completed proposed development. its facilities and services. and the protection of critical areas:(i) A calculation of estimated new demands on capital facilities and services and their relationship to the sxisting resort and MPR demands. including but not limited to hansportation water. sewer and stormwater facilities: and a demonstration that sufficient facilities and services to suooort 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 hearine examiner decision (.Tvpe III). with a required public hearine prior to the decision. Public notice of the apolication. the written decision. and appeal opportunities shall be provided to all persons on the Pleasant Harbor MPR roster (see JCC I 7.60.070) and such other oersons or aeencies as required by the land use procedures of JCC Title 18. Unified Develooment Code. Any prooosed major revision hlsd inygly.illg a g.hange to the boundaries of the MPR zone shall require ? . . ... Comprehensive Plan amendment (a Type V county commissioners decision) prior to anv decision on the Resort Plan amendment hnd review by the CounE, Plannine Commission and subseouent recommendation to the BOCC who aooroves all Comprehensive Plan amendmentd., Commenhd [DWr82l: For clrity Commented [DWJ83]3 Ys, consistor with curent code. Fomatted: Numbercd + Level: I + Numbering Style: 1.2, 3, ... + Sbrt at: 1 + Alignment: Left + Aligned at: 0.25" + Indentat:0.75" Fomatted: Indent: Left: 0.75" Fomattedi Numbered + Level: 1 + Numbering Style: a, b, c, ... + Start at: I + Alignment: Left + Aligned at: 0.5" + Indent at: 1" Commcntad [DW!8oI: Rej€cted by legal. Not the County's businss CommenEd [DWJ81]: Of ouree. -l l- (3) Decision Criteria. The heeh€:e*aminerBoard of Countv Commissioners may approve a ttg,s ..--. followins criteria are met: (a) The proposed revision would further the goals and policies set forth in the (c) The revision is consistent with all applicable development rezulations. including those established for critical areas: mitisated: and protection of natural amenities. -t2- BoCC oaly involved with rwision if CommenEd [DWJ8sI: What is adequate ild who dsides. Stick wirh SEPA shdud. ,4 7 Title l8 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 ifthe residential uses axe integratd into and support the on-site recreational nature ofthe resort. (l) Port Ludlow. Port Ludlow Master Planned Resort (MPR). The fifgte+ly existing officially designated master planned resort in the county is the Port Ludlow MPR, which is designated in accordance with RCW 36.70A.362 as an existing master planned resort and is subject to the provisions of JCC Title 17. The master planned resort of Port Ludlow is characterized by both single-family and multifamily residential units with attondant recreational facilities including a marina, resort and convention cent€r. Tkmaster planned resort of Port Ludlow also includes a large residential community. The entire resort is served by a village commercial center, which accommodates use limited to serving the resort and local population. The master planned resort's intemal regulations and planning reshictions such as codes, covenants and restrictions may be more reshictive 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 Countv. The Pleasant Harbor MPR is designated in accordance with RCW 36.704.360 as a new master planned resort and is subiect to the provisions of JCC Title 17. The Pleasant Harbor MPR is characterized by a be$+eurse resede=qolt Btld lqquigg-tapili{p.s.,qr4=e$Folti,epffirlquttr==of BleekPqintBqe4=?rr.d.a marina/t{aritime Villaee and associated housine north of Black Point Road. The resort is predominately desigrred to serve resort and recreation uses and has only limited full-time occupancy. The resort is served bv the Brinnon Rural Center. which accommodates LAMIRD- scale commercial uses 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 thanthe requirements in JCC Title 17. However. Jefferson Countv does not enforce private codes. covenants and restrictions. 18.15.115 Designation. "Master planned resort" (MPR) is a land use designation established under the Comprehensive Plan. The only-exis+ing officially designated master planned resort! in the county qlgis the Port Ludlow MPRand the Pleasant Harbor 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 36.704.360 pertaininq 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 Comlflqrbd [Dm86I: Why? Put golf course back in. -13- 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 ofrecreational 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 ofthis article is to establish a master planned resort district to be applied to those properties the board of county commissioners as a mastff planned resort consistent with the 36.70A.360. f8.f 5.123 Allowable uses. The following uses may be allowed within a compliance with RCW 36.70A.360: (l) All residential uses including time-share and fractionally owned support the on-site recreational(2) Short-term visitor and other residential uses, that are visitor accommodations constitute accommodation units. 3) Indoor and courses (including appropriate for development policies and RCW authorized in uses are into and to, hotels, motels, lodges, provided, that short-term total resort but not limited to, golf resort practice facilities, and maintenance marinas, hiking and nature trails, bicycle recreational uses deemed to be consistentpaths, resort. sites. but not limited to: businesses and services which are designed to serve the as gas stations, espresso stands, beauty salons and spas, food stores, real estate/property management offices; and (d)businesses and facilities such as sporting goods and outdoor 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. and such a-s with (4) (5) cift master On-site -14- 18.15.126 Requirements for master planned resorts. An [pplication nt for an MPR project must meetslpglgdthgfollqwj4g 19q9jre],t!9!!q,(l) Master Plan. A master plan shall be prepared for the MPR to describe the project and provide a framework for project development and operation. This shall include: (a) A description of the setting and natural amenities that the MPR is being situated to use and enjoy, and the particular natural and recreational features that will attract people to the area and resort. (b) A description of the destination resort facilities of the MPR, including short-term visitor accommodations, on-site outdoor and indoor recreational facilities, off-site recreational opportunities offered or provided as part ofthe resort's services, and commercial and supportive services provided. (c) A listing of the proposed allowable uses and matimum densities and intensities of use of the MPR and a discussion of how these uses and their distribution meet the needs ofthe resort and its users. (d) A land use map or maps that depict the completed MPR development, showing the full extent and ultimate development of the MPR or resort and its facilities and services, including residential and nonresidential development R?es 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 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 pu$antto the Shoreline Master Pftiitre,m. G) A desoiption of how the MPR relates to surrounding properties, and how its design and iurangemexrt 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 ofthe development will be available, and that concurrency requirements of the Comprehensive Plan will be met. (i) 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 Comnrented [DlYrSr]i Stick with onginal tet. An appli@t must met these requirements prior to 6nal approval ofthe DA. -15- 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 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 Act Chapter 43.2IC RCW, and other development (3) Formal Site-Specific Comprehensive Plan require a site-specific amendment of the resort land use designation, pursuant to the subarea planning process authorized under JCC 18.45.030 may be used if deemed Comprehensive Plan amendment or subarea with the review of the resort master and master planned resort. (4) Planned Actions. If deemed resort project may be designated by RCW 43.21C.031 and 197-t l-l (5)All (D Other development standards including RCW 36.708.170(3). in JCC 18.40.840 and master planned resort shall Map to a master planned ofJCC provided, that the ofChapter I (Subarea Plans) and both the countv. The by the concurrent ofa the and the county, a master planned pursuant to the provisions of on-site urban-level of the MPR, and such or development and land uses commercial and services shall be be MPR. are prohibited outside a resort, except in areas otherwise 36.704.110. process. New as Type V permits under this UDC, requiring of and the following:(l) A to meet the requirements of JCC 18.15.126(r).(2) A request JCC r8.15.126(2) a development agreement, pursuant to the requirements of Chapter 18.40 JCC (Development Agreements). (3) A request for a Comprehensive Plan Land Use Map amendment necessary to meet the requirement of 8.15.126(3) and 18.45.040. [Ord.8-06 $ l] 18.15.132 Decision-makingauthority. (l) 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 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 dishicts on the Comprehensive Plan Land Use Map, approve the uses, densities, conditions and by the master l6- standards authorized for site-specific MPRs in a development agreement, and approve master plans. 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 criteri4 then the application shall be denied. (l) The master plan is consistent with the requirements of this axticle and Article VI-D of this chapter (Environmentally Sensitive Areas District (ESA)). (2) The MPR is consistent with the goals and policies Plan, the requirements of the Shoreline Master Program, and all other applicable sections of this code and all other codes and policies ofthe (3) If an MPR will be phased, each phase open space, recreational facilities, landscaping and all other of the to stand alone if no subsequent phases are developed. (4) The MPR will provide active adequate open services such as transportation access, public health to adequately meet the needs ofthe guests and of the (5) The MPR will contain supportive accessory on- site urban-level commercial and MPR. shall be oriented to serve the (6) Environmental and screening of facilities and with each other, and in order to incorporate as of natural features, historic sites, and public (7) All on-site and impacts have been fully considered and mitigated. (8)in such a manner as to avoid or lands and property. (e)standards to retain and enhance the character(10) The resort is better suited and has more long-term importance for commercial harvesting of timber or production of agricultural will not adversely affect adjacent agricultural or forest resource land $ ll r8.15.138 Planned Resort. The PerFlr*dlerv 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. ln.ao.ozA sufficient ComrErted [DwJ88]: ??? such -17- Pleasant Harbor Supplemental Draft EIS Source.' Cnig A. Peck & Associates,2013 ElIfr.:#,ffiil: Figure 3.18-1 Zoning Map BRTAATONMPR- ZONING IVIAP BLACK POINTl- no. lJ R0 US 101 HIGHWA MARTNA VTLLAGE=(MpR_MV) GoLF RESoRT (MPR-GR) OPEN SPACE RESERVE (MPR-OSR) HOOD CANAL