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HomeMy WebLinkAbout103P.rti*-t Pc- W (,[t(rc ? [e fS cc,1 L PLEASANT HARBOR MASTER PLANNED RESORT Title l7 MASTER PLANNED RESORTS Title 17. Article I. Port Ludlow MPR Chapters 17.05-17.50 No change Title 17. Article II. Pleasant Harbor MPR (17.60-17.80) Chapter 17.60. General Provisions I7.60.010 Authoritv. This title is adopted oursuant to Chapters 36.70,and 36.704 RCW. and Title l8 JCC. 17.60.020 Title. The reeulations set forth in this title shall be known as the "Pleasant Harbor Master Planned Resort Code" or bv the short title "Pleasant Harbor MPR Code." Citations to these requlations shall--- be made usine the applicable JCC section number. 17.60.030 Purpose and intent The purpose and intent of the Pleasant Harbor MPR code is to set forth development resulations that complv with and are consistent with the Jefferson County Comprehensive Plan for future development within the boundaries of the Pleasant Harbor Master Planned Resort. 17.60.040 Additionalrequirements. In addition to the requirements of this title the provisions of Title I 5 and Title I 8 of the Jefferson Countv Code 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. and all subsequent develooment within the MPR area will be subject to the approved binding site plan and as specified in the terms and conditions of the Development Aereement between Jefferson Countv and the Developer. 17.60.050 Applicabilitv. The provisions of this title shall applv to all land use actions and sitine of infrastructure includine over water or in-water work to be conducted within the boundarv of the Pleasant Harbor Master Planned Resort as deoicted on the official land use map for Jefferson Countv. Washington. l- i 17.60 060 Exemptions. The followine structures and uses shall be exempt from the requlations of this title. but are subject to all other apolicable local. state and federal rezulations includins. but not limited to. the county buildine ordinance. interim critical areas ordinance. the shoreline manasement master proeram. and the State Environmental Policv Act (SEPA). ( I ) Wires. cables. conduits. vaults. pipes. mains, valves. tanks. or other similar Euipment for the distribution to consumers of telephone or other communications. electrici8, eas. or water or the collection of sewage, or surface or subsurface water ooerated or maintained bv a govemmental entitv or a public or private utilitv or other county franchised utilities includine customarv meter pedestals. telephone oedestals, distribution transformers and temporarv utiliW facilities reouired durins buildine construction, whether any such facility is located undersround. or above-sround: but onlv when such facilities are located in a street rieht-of-wav or in an easement. This exemption shall not include above-ground electrical substations. sewaee pump stations or treatment plants, or potable water storase tanks or facilities. which shall require conditional use approval in anv zone where permitted: (2) Undereround utilitv equipment. mailboxes. bus shelters. informational kiosks. public bicycle shelters. or similar structure or device which is found bv the director of community develooment to be appropriatelv located in the public interest: (3) Minor construction activities. as defined by the IBC. Section 106.2 and structures exempt under Chapter 15.05 JCC. as amended: (4) Development consistent with 1!g M4gigqBindins Site Plan approved bv the Countv prior to adootion ofthis chapter. 17.60.1I0 Pre-existing uses and structures. Existine lesallv-oermitted. residential and non-residential land uses and structures in all zones of the Master Planned Resort are lawful uses and mav be continued in a manner consistent with state law. Titles I 5 and I 8 of the Jefferson County Code and anv other applicable reeulations or Ordinances. 17.60.120 Provisions bindine on the land. (this section deleted bv the PC) I7.60.130 Enforcement TheenforcementprovisionscodifiedinChaoter l8.50Enforcementof Title l8 of the Jefferson Countv Code as currentlv enacted or as hereafter amended shall applv to anv alleeed violation of Title I 7. Article II. more commonly known as the "Pleasant Harbor MPR Code." Chapter 17.65 Pleasant Harbor Master Planned Resort Residential Recreation and Commercial Zone (MPR-RRC) 17.65.010 Purpose. The MPR-RRC zone allows residential and recreational facilities. as well as commercial amenities and services associated with the resort and surroundine communitv. It also allows for the central resort and conference facilities. .| 17.65.020 Permitted Uses. (l ) Residential uses includine single-familv and multifamilv structures. condominiums. townhouses. apartments. lofts. villas. time-share and other fractionally owned accommodations.(2) Short{erm visitor accommodations. constitutinq not less than 650% of the total residential units authorized bv Ordinance #01-0128-08. includine. but not limited to hotels. motels. lodees. and anv residential uses allowed under subsection I ofthis section that is made available for short-term rental. "Short-term rental" shall be construed to mean less than 30 davs.(3) Visitor oriented amenities. includins. but not limited to (a) conference and meetine facilities: (b) restaurants. cafes. delicatessens. pubs. taverns and entertainment associate with such uses: (c) on-site retail services and businesses Wpicallv found in destination resorts and desiened to serve tle convenience needs of users and emolovees of master planned resort: and (d) recreation business and facilities:(4) Cultural and educational facilities of all kinds includine. but not limited to, intemretative displays of local Native American ties to and uses of the area. art ealleries. and indoor or outdoor theaters:(5) Indoor and outdoor resort-related recreational facilities. includine but not limited to tennis courts. swimmins pools. soa services. hikins trails. bicycle paths. ropes courses. amphitheater. and other recreational uses consistent with the nature of master planned resort:(6) Waste water treatment facilities. including treatment rrlants, capture. storaee and transmission facilities to serve a reusey'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 18.10.160:(9) Utilities supportine the resort: ( I 0) Emersency services (fire. police. EMS): (l l) Medical services: and ( I 2) Other similar uses consistent with the pumose of this zone and MPR as determined by the Department of Community Development. 17.65.030 Heishtrestrictions. All structures shall be set back at least 40 feet from Master Planned Resort boundary lines and adiacent MPR zones for buildines over 50 feet. Minimum buildine setback from State Route 101 is 50 feet. |Z.0S.05O Critica ion Areas ( I ) Critical areas and their buffers within the MPR boundaries shall be identified. delineated and permanently protected in accordance with JCC I 8.22 and shall be desienated on the official map of the Pleasant Harbor Master Planned Resort. A buildine setback of I 0 feet shall apply to all desienated buffer areas. -3- ,t .7Q<t<. S(z-. e- 9"..*{u,, 'f }-s.* hc-, Q:e.,t,r^- watershed restoration proiects. (3) Kettles Pendr A "kettle oondlis defined as a pond formed in a depression on the land surface left bv an ice block after slacial retreat. Black Point has three such eeolosic and culturally siqnificant features UA s,s#s' +@tir:SLu #T/ =$,w(4) SoecialEnvironmentalProtectionProvisions. Not withstandins all other environmental requirements. the MPR anproved plan must have provisions for: run-off. soills or other contamination offertilizers. pesticides. herbicides and petroleum products. pufiins human health at risk as well as fish and wildlife. An Lru constructed. and maintained in such a manner as to provide full orotection to the aquifer and any on-site or neiqhborine wells that rely on that aquifer for potable water. to p[t""t th" n'otu.ul "*i.onrn"rtul uniqu"nitt of th. iit". (a) Csmented IDWJU: Ned to add6s this. ComrenH IDWJ2]: And ttris. -4- '.' t conditions.6wt i hr./1U,,\$h ! fL,rsvc-aff )o ('C-c t%, b. tCD, A.'o- c44n)$ rQla3 A-{-e*oE \<*1> /h?2 ;3 -'|'ft'te A* ce/.! 4c.'a \rua<vv2-rO 1=^rtta-a T-a t,u<-- ?el,,T b?oiif tre.-!. and low oxygen levels. including paper, slass. cardboards. plastics. and compostins ofsarden waste. food waste. All compost should be reused on site. The owner/developer or assignees must provide a written record that landscaping materials purchased and applied onsite. includins those applied as compost feedstocks. and pest conhols are within the oarameters and use restrictions set forth by the National List of Allowed and Prohibited Substances as published and periodically uodated bv USDA National Orsanic Proeram. The Pleasant Harbor Marina shall provide waste holdine tank oump out for vessels. and shall maintain a recycline station. includine the means to recvcle used vessel oil. (h) The aoplicant shall identify wildlife use areas within the site and provide for set-aside and protection ofcore wildlife habitat areas and connectine corridors. (i) 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. (j) All development with the PHMPR must comply with the requirements for buffer retention. wildlife protection. ereenbelt retention and maintenance and establishment ofDermanent protective easements for these resources. as well as the other specific requriements ofJefferson Countv Ordinance. 0l-0128-08. which was part ofthe Board of Countv Commissioners Council approval for establishment of the Pleasant Harbor Master Planned Resort. (k) Anv development prooosed in the PHMPR shall use the LEED (Leadership in Enerev and Environmental Desisn) ereen buildine ratine svstem standards. (l) Anv development proposed in the PHMPR shall use the International Dark Skv Association (lDA) Zone E-l standards for the MPR in order to limit night-time lieht pollution which may affect neiehborine residential areas as well as wildlife. (5) 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 type ofactivities pertainine to euests and residents only such as access to laundry rooms or -5 '4e7a-3 \4a.:t- V.c- az? trj6<s ICommsrbd added, but wr i had a note tha loguage E cheged o. "This sitc is included o listed...- (e) Reeular independent water quality testine shall be conducted at specific monitorine 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 aquifer. as well as testine in the lower reaches of the two adjoinine watersheds for toxic contamination and low oxvgen levels. (fl AII development and land disturbance shall protect/avoid all important cultural/historic sites that are listed. or elieible to be listed bv State Historic ?"( Preservation Officer or by a local Tribe With jurisdiction (.site is included in Tribe's ceded area-Pt No Point Treatv Tribes).i (q) The owner/developer or assisnees must provide for all on-site recycling of material. including oaoer. elass. cardboards. plastics..and corrpostine of earden waste. food waste. All compost should be reused on site. The owner/developer or assienees must provide a written record that landscaping materials purchased and applied onsite. 9w Comrented [DW]31: I had anote t]trt loguage w6 cheged or added, butw6 irc@plde. "This site is included ^ listcd.. " includine those applied as compost feedstocks. and pest controls are within the parameters and use restrictions set forth by the National List of Allowed and Prohibited Substances as published and periodically uodated bv USDA National Oreanic Proqram. The Pleasant Harbor Marina shall provide waste holdine tank pump out for vessels. and shall maintain a recycling station. includine the means to recvcle used vessel oil. (h) The aoolicant shall identifo wildUfe use areas within the site and provide for set-aside (i) In cooperation and consultation with local tribes, areas shall be set aside and maintained for the occasional harvestine of medicinal plants and other plants important to tribal culrure. (i) All development with the PHMPR must comply with the reouirements for buffer retention. wildlife protection. ereenbelt retention and maintenance and establishment ofpermanent protective easements for these resources. as well as the other specific reouriements of Jefferson Countv Ordinance. 01-0128-08. which was part of the Board of Countv Commissioners Council approval for establishment of the Pleasant Harbor Master Planned Resort. (k) Anv development proposed in the PHMPR shall use the LEED (Leadership in Enerev and Environmental Desien) sreen buildins rating system standards. (l) Any 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. (5) 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 type ofactivities pertainine to guests and residents only such as access to laundrv rooms or -5- intemal recreation rooms. TV rooms. etc. Nothine in this section shall prevent the operator of anv recreational resource from establishine a fee or charse for the public's use ofthe recreational resource. Chapter 17.70. Open Space Reserve. (MPR-OSR ) 17.70.010 Purpose. .- , The purpose of the MPR-OSR zone is to provide for E'natural vesetated buffer;rea b"t*".n th.-r"rtrt u.tiuiti.. und th" *ur.r. of Hood Cffid. u (w buffer extendine landward 50 feet from the top ofthe shorelinebluffbank. includine a l0 foot buildine setback. alone southern boundary of the MPR in accordance with Ordinance No. 0l- 01 28-08. 17.70.020 Permitted uses. d€veloBmeftl.{tat€"iand L1 \/l tl)=, Chaotcr 17.75. Marina, Nhritime@,ggl@W) 17.75.010 Purpose. The MPR-MV zone provides mixed use amenities and services associated with the marina an! r4.qr.!-tlmc*r,illage_portion of the resort and surroundine community. and provides the central suoport to the marina ooerations. 17.75.020 Permitteduses. The followine uses are permitted in the MPR-MV: ( I ) Marina and overwater structures as approved throush the Jefferson County Shoreline Master Proeram and associated rezulations Chapter 18.25 JCC: (2) Residential uses includins sinele-familv and multifamilv structures. condominiums. time- share and fractionally owned accommodations of all kinds: (3) 1119 Marina and M"ariqlae Yillqgp,r,qlq!4,qpj4{rd ni,igd Uq,E, g-qfnnqfpipl anC qg,rvice facilities. includine open parkine lots. restaurants and shoos. as well as marine service facilities. marina offrce. vacht club and recreation facilities servins the resort and the Marina: (3a) All over-water buildines and docks shall be constructed so as not impede migratinq fish and to rninimize shading. c'4;\$- Comrented IDWJ4]: Detmination by vhom? Comfirented [DWJS]: Tm sringot per legal. Simild to No Net Lo$. Cmmened [OW]6I:tiis? : Commented [DWJgIt AE yoo say drat no 66 ' pmittcd undq JCC I 8.25 shall be atlwcd? Comtrmbd [DWJ12]: Ditto. CmlrHH [DWJ13]: Not nssary. This would bc rcgulatcd undq JCC 18.25 md with a HydEulic Pojet Apprcval tom Fish & Wildlife. -6- ,,J Commerted IDWJf 0l: Staf addition for cluity. : Commglted [DWJ11I: Dirlo 'L\L *t+-d LL,B t(t/= 0 6 3AL ,& (4) Accessorv uses and structures, such as garages, camorts. storaee buildings and similar strucfures supporting marina and maritime village uses, fuel service and parkine: (5) Indoor and outdoor resort-related recreational facilities. includine but not limited to tennis courts. swimminq pools. marinas. hiking trails. bicycle paths. ropes courses. qame center and other recreational uses consistent with the nature of master planned resort.: (6) Utilities supoortine the resort: (7) Infrastructure and buildines. both above and below sround. for the utilities:(8) Emereencv services (fire. police. EMS): (9) Public facilities, and services servine the MPR-MV zone: (10) Medical services: and ( 10) Other similar uses consistent with the pumose of the this zone and MPR as determined by the Department of Community Develooment and consistent with I 8.25 JCC-, 17.75.030 Heiehtrestrictions. No buildines within the MPR-MV zone shall be erected. enlareed or structurallv modified to exceed 35 feet in heieht as measured bv IBC standards. Undersround or imbedded parkine shall not be included in any heieht calculations. 17.75.040 Bulkandtlentrtr set-begJggClret4en{i, There are no vard or setback provisions intemal to the MPR-MV zone. All new structures located within shoreline iurisdiction shall complv with the setback requirements of the Countv's Shoreline Master Proeram as codified at Ch. 18.27 25 ICC 17.80.010 Resortdevelopmenl 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 17.60.040 Commented [DWr15I: For cldiry Cmmnted [DWJ16]: Cmetion ComlnenEd [DWJ17!: Th.y havc alrcady bor apprcvcd for 890. If thc rylimt agrc to this in miting with a Bi$d &ai, tlEn o*ay. Commcnhd [DWJ18] : Po Alrmativc #3 Commented IDWJ19l: D.€lepgt or Derclopment? ComMt€d IDWJ2O]: Nor requircJ. Comm€nted [DWl21] : Also includG a M6t6 Plu d EquiEd ,CC 18.15.126 - s@ staff d.L\()- tXP^ lo 4v2 #il^*r ql uo Chapter 17.80. Pleasant Harbor Resort Development orocesses for reviewins major or minor revisions to the Resort Plan. These orovisions applv to all resort and associated develooment within the Pleasant Harbor MPR. 17.80.020 Developmentcap. 6 \y tto"t tt {t& 1.",&Or'^{t 1 rcpo(. Commented [DM22]: Umeeary. Ok- 11.,Ae&f d^-,4 IaoyQ b["-.L -7- e"{,Jr^f O1^-6ou to(eo'l Uh comm€nted [DwJ14]r ffi 17.80.040 Permit orocess for resort develonment.(1) A projecllevel supplemental environmental impact statement (SEIS) analyzine develooment under-of the Resort Plar_r is required prior to issuance of buildine permits for anv @(2) Notice of *recrt*tlan Application-_&+4 g,lyirqlqqnBl r,eyig S.LP3=et!& ResorePlan shall be provided to all persons or aqencies entitled to notice Dursuant to the land use procedures ofJCC Title 18.(3) Actual buildins oermit plans or construction drawines are-netmay not be required durine the SEI$SEPA review process. but submitted architectural drawines must contain and demonstrate sufficient -daails.Archit€,BtqraHrar,yi*qs includine a detailed site plan. and required. however. to ensure that the SEI$S-EPA r-eyiew-pro-,c-e5-i-ary.Uzes._?.Id_ considers project- leveldetails@e l'Et.'fri':g'*', (4) The deo-artment of communitv development may impose mitisating conditions or issue a denial of some or all of the Resort Plan based on the environmental review and usine authority provided oursuant to the State Environmental Policv Act. Chapter 43.21C RCW. Article X of Chapter 18.40 JCC shall be applicable to the permit process for resort development.(5) Followine completion of the SEIS buildinspermits mav be issued. followine appropriate olan review. for proiects analvzed in the SEIS.(6) Actual resort development mav be undertaken in phases. but onlv followine completion of review and approval of a full resort buildout plan throush the SEIS process. A phasine schedule may be proposed as part ofthe environmental review or may be developed at a later date. 17.80.050 Environmental review for Resort Plan development. ( I ) All proiect level applications will be sive+-an-au+onratieoresumed to meet the threshold fbr-1a SEPA tl*esh€l&Determination of Sienificance except where the SEPA-responsible as set forth in RCW 43.21C.034. G)--... Tlrc"scsoeof aft -$E dsv"e-+--eptrat:ecehllae the Pleasant Harbor MPR shall r':pjevide eview-information on all affected utilitv systems. includine sewer and water svstems and the results of required monitorine. The effectiveness of such monitorine shall be evaluated. Supplements or changes to the monitoring and reoortine eL1.(eu Commented IDWJ23]; why? Cmmted [DWr24]: ls this for rcvisio of the Red Plm or' ey dwcloprctrt application unda thc Ron Pla? Fomatted: Highlight Commented [DWJ25]: Staffcould agreewitlr this chilge. Cmmented [DWJ26]: Not cl@ on this o. why it's staled here. C"r't\dacLt t 6l^- C l< @ek Cotmented [DWJ2Z; T@ Eguc. N@ds to malch SEPA leguagc or be lrc speific. , Cmtruted [DWJ28I: Sutrcould agr€c with this ch6gc. CommenEd [DWJ29I: Suff disagrc with this deletior lr is impotut to state the sp€ of reviry, -8 systems shall be considered ifnecessarv to ensure that water qualitv and water suppllz are adequately protected and impacts to natural resources minimized. Requirements for water -c-u3lily-a!-d- quartily-nqn-ilqr$s-1rs1v-ell-q$--fo-1run:sll-inp-ac-ts.-rhdl"-b-e-tp-e.!.itr-edirr*!he DcveloperAg.r_e__e-m_e_n!.n_.c_:.tI-,99_if iedurrdinl7.80,Q3O(4) Anv oreliminarv scope for future development within the Pleasant Harbor MPR.is l.2qsedsha I I be consi st soecific levels of detail mav be included based on information available at the time the Resort Plan development application is submitted. Elements noted above mav be combined in the E-[S _SEPA analysis to reduce duplication and narrow the focus on potentially sienificant adverse environmental impacts. Commented [DWJ30]: Redundadl ,,@ $*tnu"fu,n 17.80.060 Revisions to Resort Plan. MPR rehteAzonine ac below and in JCC 17.80.070 and 17.80.080. The Countv may approve an anlendment to the Comprehensive Plan onlv if all requirements of the Growth Manaeement Act (Chapter 36.70A RCW) are fulfilled.(2) The County shall accept building permits only forprojects included in and consistent with the Resort Plan. A revision to the existins Resort Plan shall be submitted to the countv for aoproval prior to the acceptance of anv proposal that is inconsistent with the Resort Plans set forth in this title. Upon approval of a revision. all subseouent develooment proposals shall be consistent with the revised Resort Plan and development resulations.(3) Proposed revisions to the Resort Plan shall be submitted to the dep&r-,t1n9nqr:Departrnent q[ !tr9t919:&-r:Ly:(!$!ru11{y.&\je!!1p_.Ds4ap4tglJ,lp!Dand the DCD director will determine whether the oroposal constitutes a major or minor revision. Upon makine a determination. the prooosed revision shall follow the appropriate process for plan revisions as outlined in JCC I 7.80 060 and 17.80.070. 17.80.070 Minorrevisions. [DWt32]: RcduG the flaibility of the dwelopcr frake cheg6. Commertcd IDWJ33]:This should bc in $bsdi@ (2). 'Utrore-?for oumoses of this chapter: (c) Do not alter the boundaries ofthe approved olan:(d) Do not prooose new uses or uses that modifu the recreational nature and intent of the resort. ,q"€haftge to ths Ihilure to satisry is{eet{o*. What's ln Cffinrenbd [DWJ35]: This makq sse 6 61 6 sefting a ffidard, wrtilc *signifi@tly ErcateC' @ be wbjective, but deviatB ftqn the SEPA stmdard ofPrcbable significmt ovircm6bl -9- t/ DA Cmffited [DWr3l]: To include ad€lwin siz or s6pc? Why would a rcduclion in sirc, scope ed $ale requirc a Comp Ple Ammdf,st? Petfiaps just e mendmqt to the M6t6 Ple and Cmmbd [DWr36]: fued- How *ould that b€ detmined ud by *4rom? .LD t{ ?>ar Comprehensive Plan and other pertinent documents. Those proposals that satisfo the above- referenced criteria shall be deemed a minor plan revision and may be administratively aporoved (as a Tvpe II decision under the land use procedures of JCC Title 18. Unified Development Code) bv the director of the department of communiw development. Public notice of the application. the written decision. and appeal oooortunities shall be provided to all persons or aeencies as required bv the land use procedures of JCC Title I 8. Unified Development Code. Those revisions that do not comoly with the provisions contained within this section shall be deemed a maior revision. subject to the provisions outlined in JCC 17.80.080. 17.80.080 Maior revisions. Revisions to the Resort Plan that will result in a substantial chanse to the resort includine: chanses in use. increase in the intensitv ofuse. or in the size. scale. or densitv of develooment: or changes which mav have@ pn the environment bevond those reviewed in previous environmental documents. are considered to be maior revisions and will require apolication for a revised Rosort Plan. ( I ) (*Application for a Major Revision to the Resort Plan. An aoplication shall be prepared describins the proposed revision in relation to the approved Resort Plan and nrovidinq a framework for review. analysis and mitigation of the revised development activitv proposed. The Resort Plan revision proposal shall include the followine information: (b)_-__ sa forth in the Comprehensive Plan:(b) A descriotion of how the Resort Plan revision complements the existine resort facilities of the MPR:(c) A descriotion ofthe desien and functional features ofthe Resort Plan revision. settins out how the revision provides for unified development. intesrated site desiqn and Drotection of natural amenities:(d) A listine ofprooosed additional uses and/or proposed chanees to densitv and intensity of uses within the resort. and a discussion of how these chanees meet the needs of residents of the Pleasant Harbor MPR and patrons of the resort: (e) A comoleted SEPA environnrental checklist with description and analysis of the environmental impacts associated with the proposed revision. includine an analvsis of the cumulative impacts ofboth the proposed revision and the approved Resort Plan. and their effects on surroundine properties and/or public facilities: (fl A description of how the proposed Resort Plan revision is intesrated with the overall Pleasant Harbor MPR and anv features. such as connections to trail systems. natural svstems or greenbelts. that have been established to retain and enhance the character of the resort and the overall MPR: (g) A description ofthe intended phasine ofdevelooment projects: -10- Suff ad legal would rcjst dris. SEIS Commnted [DWJ38]I Again, thc SEPA nedard. Fmrtted: Numbered + Level: I + Numbering Sqy'e: 1.2, 3, ... + Start at: I + Alignment: Left + Aligned at: 0.25" + Indentat:0.75" Fomatted: Indent: Left: 0.75' Fomatted: Numbered + Level: I + Numbering Shy'e: a, b, c, ... + Start at: I + Alignment: Left + Aligned at: 0.5' + Indent at: 1" Cmrented [DWJ39]: Rcjdcd by lcgal. Not thc County's businss --------l Comment€d Cmrnented [DWJ40I: Of come. (h) Maps. drawinss. illustrations. or other materials necessary to assist in understandine and visualizins the desiqn and use ofthe completed proposed development. its facilities and services. and the protection ofcritical areas: (i) A calculation ofestimated new demands on capital facilities and services and their relationship to the existine resort and MPR demands- includine 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 permits are applied for. (2) Major Revision Process. Maior revisions shall be processed as a hearine examiner decision (Tvpe III). with a required public hearine orior to the decision. Public notice of the application. the written decision, and aopeal opnortunities shall be provided to all persons on the Pleasant Harbor MPR roster (see JCC 17.60.070) and such otherpersons or aeencies as required bv the land use procedures of JCC Title 18. Unified Development Code. Anv proposed maior revision 4l5ir involvine a chanee to the boundaries of the MPR zone shall require a Comprehensive Plan amendment (a Tvoe V countv commissioners decision) orior to anv decision on the Resort Plan amendment a!-dlqv&yf bv the County Plannine Comm$-gbLa!-{ (3) Decision Criteria. The hearir+q€xamiflerBoard of County Commissioners mav aoprove a ggm[i-rled major rgvision to the Reso4 Plan and Cornprelrerrsive Plan amendment only if all the followins criteria are met:(a) The proposed revision would further the eoals and oolicies set forth in the ? rc-'*ttz only involvcd with nisio if Comprehensive Plan: CI- 0 no Wfnitigeted, sisnificarft'adverse environmental impacts would be created bv the proposed revision: CmltHted [DW,44]: what is a@udc Stick wilh SEPA shdad. ed rho dsid6. (c) The revision is consistent with all applicable development reeulations. includine those established for critical areas:(d) On-site and off-site infrastructure (including but not limited to water. sewer. storm water and transportation facilities) imoacts have been fully considered and mitieated:(e) The proposed revision complements the existine resort facilities. meets the needs ofresidents and patrons. and provides for unified development. intesrated site desiqn. and protection of natural amenities. -11- y'Corrr*ntA [DWJ4U: For clarir-r Cmrenbd [DWl42]: Yo, oosistatwith cuEat @de. 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 are integrated into and support the on-site recreational nature ofthe resort. (l ) Port Ludlow. Port Ludlow Master Planned Resort (MPR). The firStenly existing officially designated master planned resort in the county is the Port Ludlow MPR, which is designated in accordance with RCW 36.'10A.362 as an existing master planned resort and is subject to the provisions ofJCC Title 17. The master planned resort ofPort Ludlow is characterized by both single-family and multifamily residential units with attendant recreational facilities including a marina, resort and convention center. The master planned resort of Port Ludlow also includes a large residential community. The entire resort is served by a village commercial center, which accommodates uses limited to sei'ving the resort and local population. The master planned resort's internal regulations and planning restrictions such as codes, covenants and restrictions may be more restrictive than the requirements in JCC Title 17. However, Jefferson County does not enforce private codes, covenants and restrictions. (2) Pleasant Harbor Marina and Golf Resort. Pleasant Harbor Marina and Golf Resort is the second officiallv desienated master planned resort in the Countv. The Pleasant Harbor MPR is internal requlations and planning restrictions such as codes. covenants and restrictions mav be more restrictive than the reguirements in JCC Title 17. However. Jefferson Countv does not enforce private codes. covenants and restrictions. l8.l5.ll5 Designation. "Master planned resort" (MPR) is a land use designation established under the Comprehensive Plan. The e+lye*isting officially designated master planned resorts in the county are,is the Port Ludlow MPR-and the Pleasant Harbor MPR, 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 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 Comrented [DWJ45I: why? Put golf @ue back in. -12- oredominatelv desiened 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 formal site-specific amendment to the Comprehensive Plan Land Use Map subject to the findings required by JCC 18.45.080. I8.15.120 Purpose and intent. Jefferson County has a wide range ofnatural 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 pu[pose of this article is to establish a master planned resort land use district to be applied to those properties the board of county commissioners determines are appropriate for development as a master planned resort consistent with the Comprehensive Plan policies and RCW 36.70A.360. 18.15.123 Allowableuses. 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; providod, such uses are integrated into and support the on-site recreational nature ofthe master planned resort. (2) Shortterm 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 ofthe total resort accommodation units. 3) Indoor and outdoor recreational facilities and uses, including, but not limited to, golf courses (including accessory structures and facilities, such as clubhouses, practice facilities, and maintenance facilities), tennis courts, swimming pools, marinas, hiking and nature trails, bicycle paths, equestrian facilities, sports complexes, and other recreational uses deemed to be consistent with the on-site recreational nature of the master planned resort. (4) Campgrounds and recreational vehicle (RV) sites. (5) Visitor-oriented amenities, including, but not limited to: (a) Eating and drinking establishmants; (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 galleries. food stores, real estate,/property management offices; and (d) Recreation-oriented businesses and facilities such as sporting goods and outdoor equipment rental and sales. (6) Cultural and educational facilities, including, but not limited to, interpretative centers and exhibits, indoor and outdoor theaters, and museums. (7) Capital facilities, utilities and services to the extent necessary to maintain and operate the master planned resort. (8) Temporary and/or permanent structures to serve as sales offices. (9) Any other similar uses deemed by the administrator to be consistent with the purpose and intent of this section, the Comprehensive Plan policies regarding master planned resorts, and RCW 36.70A.360. -13- 18.15.126 Requirements for master planned resorts. An applica@*Ft for an MPR project must rnee{-lnglqde the following requirements: (l ) Master Plan. A master plan shall be prepared for the MPR to describe the project and provide a framework for project development and operation. This shall include: (a) A description of the setting and natural amenities that the MPR is being situated to use and enjoy, and the particular natural and recreational features that will attract people to the area and resort. (b) A description of the destination resort facilities of the MPR, including short-term visitor accommodations, on-site outdoor and indoor recreational facilities, off-site recreational opportunities offered or provided as part ofthe resort's services, and commercial and supportive services provided. (c) A listing of the proposed allowable uses atrd mar(imum densities and intensities of use of the MPR and a discussion of how these uses and their distribution meet the needs ofthe resort and its users. (d) A land use map or maps that depict the completed MPR development, showing the full extent and ultimate development of the MPR or resort and its facilities and services, including residential and nonresidential development types and location. (e) A description, with supportive information and maps, of the design and functional features that provide for a unified development, superior site design and protection of natural amenities, and which further the goals and policies of the Comprehensive Plan. This shall address how landscaping, screening, and open space, recreational facilities, road and parking design, capital facilities, and other components are integrated into the project site. (0 A description 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 pursuant to the Shoreline Master Program. G) A description of how the MPR relates to surrounding properties, and how its design and arrangement minimize adverse impacts and promote compatibility among land uses within the development and adjacent to the development. (h) A demonstration that sufficient facilities and service which may be necessary, appropriate, or desirable for the support 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 suffrcient detail for the phases such that the full intended scope and intensity of the development can be evaluated. This shall also discuss how the project will function at interim stages prior to completion of all phases of the project, and how the project may operate successfully and meet its environmental protection, concurrency, and other commitments should development cease before all phases are completed. (2) Development Agreement. A master planned resort shall require approval of a development agreement as authorized by Article XI of Chapter 18.40 JCC (Development Agreements), and RCW 36.708.170 through 36.708.210. Consistent with JCC 18.40.830(3) and RCW 36.708.170, the development agreements shall be prepared by the applicant and must set -14- Atr appli@t ofthc DA. 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 retail/commercial services; (e) Mitigation measures imposed pursuant to the State Environmental Policy Act, Chapter 43.21C RCW, and other development conditions; and (0 Other development standards including those identified in JCC 18.40.840 and RCW 36.708.r70(3). (3) Formal Site-Specific Comprehensive Plan Amendment. A master planned resort shall require a site-specific amendment of the Comprehensive Plan Land Use Map to a master planned resort land use designation, pursuant to the requirements of JCC 18.45.M0; provided, that the subarea planning process authorized under Article VII ofChapter 18.15 JCC (Subarea Plans) and JCC 18.45.030 may be used if deemed appropriateby both the applicant and the county. The Comprehensive Plan amendment or subarea plan may be processed by the county concurrent with the review ofthe resort master plan and development agreement required for approval ofa 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-ll-164 and 197-l l-168. (5) Self-Contained Development. All necessary supportive and accessory on-site urban-level commercial and other services should be contained within the boundaries of the MPR, and such services shall be oriented to serve the MPR. New urban or suburban development and land uses are prohibited outside the boundaries of a master planned resort, except in areas otherwise designated as urban growth areas in compliance with RCW 36.70A.110. 18.15.129 Applicationrequirementsandapprovalprocess. New MPR applications shall be processed as Type V permits under this UDC, requiring legislative approval by the board of county commissioners and the following: (l ) A draft of the master plan shall be prepared to meet the requirements of JCC r 8.r 5.r 26(l ).(2) A request for authorization ofa development agreement, pursuant to the requirements of JCC l8.l 5.126(2) and Article XI of Chapter I 8.40 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-makingauthority. ( 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 of county commissioners, pursuant to its authority specified under JCC 1 8.40.M0, 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 -15- 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 article and Article VI-D of this (4) The MPR will provide active adequate services such as transportation access, public meet the needs ofthe guests and of the supportive and accessory on-(5) The MPR will contain site urban-level commercial and MPR. such services shall be oriented to serve the design, placement and screening of with each other, and in as of natural features, historic (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 Pe+IaClsrv 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.lfrNev t -16- ComllHH [DWr44: ???