HomeMy WebLinkAbout122Michelle Farfan
From:
Sent:
lo:
Cc:
Attachments:
Subject:
David W. Joh nson < djoh nson @co jefferson.wa.us >
Monday, June 13, 2076 2:25 PM
kevin coker
David W. Johnson
RE: Second Letter from BoCC regarding PC review of Pleasant Harbor MPR Development
Regulations
Final Draft 2015 09 28 Pleasant Harbor Zoning Code.docx
Sure. Attached.
From: kevin coker Imailto:cokerdesignworks@ msn.com]
Sent: Monday, June 13,2016 2:10 PM
To: David W. Johnson <djohnson @co.jefferson.wa.us>
Subject: RE:Second Letterfrom BoCC regarding PC review of Pleasant Harbor MPR Development Regulations
David
Could I trouble you for a copy prior to Lorna's revisions? lt will help me immensely
Thanks
Kevin
Sent from my Windows Phone
From: David W. Johnson
Sent: 6/13/2016 8:25 AM
To: Cynthia Koan; Garv Felder; Kevin Coker; Lorna Smith; Mark iochems; Matt Sircelv; Richard Hull; Tom Giske
Cc: David W. Johnson
Subject: FW: Second Letter from BoCC regarding PC review of Pleasant Harbor MPR Development Regulations
Pla nning Comm issioners,
Unfortunately we have schedule the first of our Road Show meetings for July 6th at the Beach Club in Port Ludlow. Any
additional PC meeting on the Pleasant Harbor regulations needs to take place on Wednesday June 29th, or some other
date prior to July 11th.
From: Philip Morley
Sent: Monday, June 13,2076 8:07 AM
To: David W. Johnson <diohnson@co.iefferson.wa.us>; Kathleen Kler <KKler@co.iefferson.wa.us>
Cc: David Goldsm ith <DGoldsmith@co.iefferson.wa.us>
Subject: RE: Second Letter from BoCC regarding PC review of Pleasant Harbor MPR Development Regulations
Thanks David. While I did check with David Goldsmith first, this conflict with the PL Roadshow did not come up, and is
unfortunate. Please discuss options for handling this with David G - for example, during the added time between June
20 and July LL, the PC could hold a Special Meeting dedicated exclusively to Pleasant Harbor MPR.
Philip
Philip Morley
Jefferson County Administrator
1
p m o rleV@co. ieffe rso n.wa. us
(350) 38s-9100 x-383
This is o reminder thot oll emailto or from this email oddress may be subject to the Public Records Act contoined in RCW
42.56. Additionally, oll emoil to ond from the county is captured and archived by lnformotion Services.
From: David W. Johnson
Sent: Monday, June 73,2016 8:03 AM
To: Philip Morley <pmorlev@co.iefferson.wa.us>; Kathleen Kler <KKler@co.iefferson.wa.us>
Cc: David W, Johnson <diohnson@co.iefferson.wa.us>; David Goldsmith <DGoldsmith@co.iefferson.wa.us>
Subject: RE:Second Letterfrom BoCC regarding PC reviewof Pleasant Harbor MPR Development Regulations
Philip,
I wish you had checked with staff before acting on this. We have "locked in" July 6 as our first Comp Plan Update
Planning Commission "Road Show" meeting at Port Ludlow. The marketing materials and reservations for the Beach
Club have already been sent to press and confirmed.
From: Philip Morley
Sent: Friday, June 10, 2016 3:23 PM
To: Cynthia Koan <cvnthia.koan@pmail.com>; Gary Felder <sfelder@broadstripe.net>; Kevin Coker
<cokerdesignworks@msn.com>; Lorna Smith <smithsnoh@aol.com>; Mark Jochems <mdiochems@gmail.com>; Matt
Sircely <mattsircelv@smail.com>; Richard Hull <richardhull@embarqmail.com>; Tom Giske <teiske@smail.com>
Cc: David W. Johnson <diohnson@co.iefferson.wa.us>; David Goldsmith <DGoldsmith@co.iefferson.wa.us>; JodiAdams
<iadams@co.iefferson.wa.us>; David Alvarez <DAlvarez@co.iefferson.wa.us>
Subject: Second Letter from BoCC regarding PC review of Pleasant Harbor MPR Development Regulations
Dear Planning Commissioners, enclosed is a new letter from the Board of County Commissioners dated June 9, 2016,
extending to Mondav, Julv 11, 2016, the deadline for the Planning Commission to transmit to the BoCC its
recommendation on the draft development regulations for the Pleasant Harbor MPR. The added time offsets concerns
that DCD staff illness had caused the Planning Commission to lose momentum during one meeting cycle. The new
deadline allows the Planning Commission to add its scheduled meeting on July 6 as an additional opportunity to
complete its work.
Philip
Philip Morley
Jefferson County Administrator
pmorlev @co. iefferso n.wa. us
(360) 38s-9100 x-383
This is a reminder thot all emoil to or from this email oddress moy be subject to the Public Records Act contoined in RCW
42.56. Additionolly, oll emoilto ond from the county is coptured and orchived by lnformotion Services.
From: David W. Johnson
Sent: Wednesday, May 04, 2016 11:50 AM
To: Cynthia Koan <cynthia.koan@gmail.com>; Gary Felder <gfelder@broadstripe.net>; Kevin Coker
<cokerdesignworks@msn.com>; Lorna Smith <smithsnoh@aol.com>; Mark Jochems <mdiochems@gmail.com>; Matt
Sircely <mattsircelv@gmail.com>; Richard Hull<richardhull@embarqmail.com>; Tom Giske <tgiske@gmail.com>
2
Cc: Philip Morley <pmorlev@co.iefferson.wa.us>; David W. Johnson <diohnson@co.iefferson.wa.us>
Subject: Letter from BoCC regarding PC review of Pleasant Harbor
Planning Commissioners,
Attached is a letter to you from the Board of County Commissioners regarding your review of the Pleasant Harbor
Development Regulations, for discussion at our meeting tonight.
Thanks I
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.
5fi SOut PAPER - Pleose do not print this e-moil unless obsolutely necessory
All e-mail may be considered subjed to the Publrc Records Act and as such may be disclosed to a third-party requestor.
County Oepartment ol Comrnunity D€velopm*nt
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PLEASANT HARBOR MASTER PLANNED RESORT
Title 17
MASTER PLANNED RESORTS
Title U, Article I, Port Ludlow MPR
Chapters 17.05-17.50
No change
Chapter 17.60. General Provisions
17.60.010 Authoritv.
I8 JCC.
17.60.020 Title.
The reeulations set forth in this title shall be known as the "Pleasant Harbor Master
Planned Resort Code" or by the short title "Pl easant Harbor MPR Code." Citations to these
regulations shall be made using 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
regulations that comply with and are consistent with the Jefferson County Comprehensive PIan
for future development within the boundaries of the Pleasant Harbor Marina and Golf Resort
Master Planned Resort.
17.60.040 Additional requirements.
Title 15 and Title 18 of the Jefferson County may supplement the reeulations presented in
Article in with terms and conditions of the
into between Jefferson County and Pleasant Harbor Marina and Golf Resort. LLP.
17.60.050 Arrplicabilitv.
The provisions of this title shall apply to all land. all associated water areas and all uses
structures within the of the Pleasant Harbor Master Planned Resort as
the official land use map for Jefferson County. Washington.
17.60 060 Exemptions.
The following structures and uses shall be exempt from the regulations of this title, but
are subject to all other applicable local. state and federal regulations including. but not limited to.
the county building ordinance. interim critical areas ordinance. the shoreline management master
program.and the State Environmental Policy Act (SEPA).
Title 17. Article II. Pleasant Harbor MPR (17.60-17.80)
I
(1) Wires. cables. conduits" vaults" pipes. mains. valves. tanks. or other similar equipment for
the distribution to consumers of lelepholle or gtherpermmunications, electricity, gas, or water or
the collection of sewage. or surface or subsurface water operated or maintained by a
governmental entity or a public or private utility or other county franchised utilities includine
customary meter pedestals, telephone pedestals, distribution transformers and temporary utility
facilities required during buildins construction. whether an), such facility is located undersround.
or above-ground: but only when such facilities are located in a street right-of-way_or in an
This exem shall not include electrical
stations or treatment plants" or potable water storage tanks or facilities. which shall require
conditional use approval in any zone where permitted:
U
bicycle shelters. or similar structure or device which is found by the director of community
development to be appropriately located in the public interest:
Minor VI S defined IBC Section 106.2 and structures
under Chapter 15.05 JCC. as amended:(4) Stormwatetdetentionfacilitiesassoci ated with and accessory to new development are
li
ln
atea.
(5) Development consistent with a Binding Site Plan approved by the County prior to
adoption of this chapter
17.60.110 Preexisting uses and structures.
Existing lesal residential and non residential land uses and structures in all zones of the
Master Planned Resort are lawful uses and may be continued in a manner consistent with state
Iaw. Titles l5 and 18 of the Jefferson County Code and any other applicable regulations or
Ordinances.
17.60.bin on
shall
others with an interest in the property subject to the master planned resort (or any portion or
parcel thereo0" including but not limited to successors in interest. holders of any recorded
interest reqordqdsubsequent to the MPR approval. community associations. cility providers
the MPR
17.60.130 Enforcement
The enforcement provisions codified in Chapter 18.50 Enforcement of Title 18 of the
Jefferson Count), Code as currentl), enacted or as hereafter amended shall apply to any alleged
violation of Title 17. Article II. more commonly known as the "Pleasant Harbor MPR Code."
Chapter 17.65. Golf Resort (MPR-GR)
17.65-01L Purpose.
The MPR-GR zone provides residential and recreational facilities. as well as commercial
with the resort and I
sions of this
central resort and conference facilities.
1-L-
17.65.020 Uses.
s incl and multifamil co
townhouses. apartments. lofts. villas. time-share and fractionally owned accommodations of all
kinds.(2) Short-term visitor accommodations" constitutine not less tbal65Yo of the total residential
units authorized bv Ordinance #01-0128-08., but not limited to hotels, motels, lodges,
and any residential uses allowed under subsection 1 of this section that is made available for
short-term rental.(3) Visitor oriented amenities. includine. but not limited to (a) conference and meeting
facilities: (b) restaurants. cafes. delicatessens. pubs. taverns and entertainment associate with
c on-site retail services and businesses all found in destination
desiqned to serve the convenience needs of users and employees of master planned resort: and
(d) recreation business and facilities:(4) Cultural and educational facilities of all kinds includine. but not limitefuq- art galleries,
and indoor or outdoor theaters:
(5) Indoor and outdoor resort-related recreational facilities. including but not limited to golf
courses (including accessory structures and facilities. such as clubhouses. practice facilities. and
maintenance facilities). tennis courts. swimming pools. spa services. hikins trails" bicycle paths"
ropes courses. amphitheater. and other recreational uses consistent with the nature of master
planned resort;
transmission 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 18.10.160:
utilities the(10) Emergency services (fire. police. EMS):(11) Medical services: and
w
t2
Department of Community Development.
17.65.030 Heieht restrictions.
of MPR
80 feet in AS IBC standards. U or imbedded
shall not be included in any heieht calculations.
17.65.040 Bulk and densitv requirements.
There are no vard or setback provisions internal to the MPR-GR zone. All structures
$aI be set back at least 20 feet from Master Planned Resort boundary lines and adiacent MPR
zones. Minimum buildinq setback from State Route 101 is 50 feet.
17.70.010 Purpose.
-J-
Charrter 17.70. Orren Space Reserve (MPR-OSR )
The purpose of the MPR-OSR zone is to provide a natural buffer between the resort
activities and the waters of Hood Canal. The MPR-OSR zones shall extend landward 200 feet
from OMHW of Hood Canal as measured under the Shoreline Management Act (Chapter 90.58
RCW) or 25 feet from the top of the bank as measured under Chapter 18.22 JCC. whichever is
greater.
17,70.020 Permitteduses.
The following uses are permitted in the MPR-OSR zone
(l) Restoration of existing development intrusions (roads. campsites) to theit natural pre-
development stalc; aud
(2\ Passive recreation that does not reduce forest canopv. increase stormwater discharee
or bluff erosion.
(3) Those uses consistent with the Shoreline Master Proeram JCC 18.25
17.75.010 Purpose.
The MPR-MV zone des mixed use
marina portion of the resort and surrqneling tv. and orovides the central support to the
marina operations.
17.75.020 Permitted uses.
The followins uses are permitted in the MPR-MV:
(1) Marina and overwater structures as approved through the Jefferson County Shoreline
Master Program and associated reeulations Chapter 18.25 JCC:
(2) Residential uses including single-family and multifamily structures. condominiums. time-
share and fractionally owned accommodations of all kinds;
(3) Marina Village related Upland mixed use. commercial and service facilities. including
open parking lots. restaurants and shops. as well as marine service facilities. marina office. yacht
club and recreation facilities servinq the resort and the Marina:
(4) Accessory uses and structures. such as garaqes. carports. storage buildings and similar
structures supporting marina and maritime village uses. fuel service and parking:
(5) Indoor and outdoor resort-related recreational facilities. including but not limited to
tennis courts. swimming pools" marinas. hiking trails. bicycle paths. ropes courses. game center
and other recrea tional rrses consistenf with the natrrre of masfer nlanned resort
(6) Utilities supporting the resort:
(7\ Infrqcfrrrnfrrre and hrrildinoc hnfh and below -t^t r- A for the utilities
(8) Emereency services (fire. police. EMS):
9 Public facilities and
(10)services: and
thewl se of the this zone and MPR
the Department of Community Development.
17.75.030 Heieht restrictions.
-4-
Chapter 17.75. Marina Villaee (MPR-MV)
No buildines within the MPR-MV zone shall be erected. enlarsed or structurallv
modified to exceed 35 feet in height as measured by IBC standards. Underground or imbedded
parking shall not be included in any heieht calculations.
17,75.040 Bulk and density requirements.
There are no vard or setback provisions intemal to the MPR-MV zone. All new
structures located within shoreline iurisdiction shall comply with the setback requirements of the
County's Shoreline Master Program as codified at Ch. 18.27 JCC
Chapter 17.80. Pleasant Harbor Resort Development
17.80.020 Development can.
however short term visitor constitute not less than than 65
70.000 square feet of resort commercial. retail. restaurant and conference space. not including
lobbies and internal open space.
r7.80.030 Resort Plan
The Resort Plan for future development of properties in the Pleasant Harbor MPR means
the regulations. requirements. densities and uses established in the Development Agreement
between the County and Pleasant Harbor Martua and Golf Resort. LLP
Ordinance No. ll and as reviewed includes up to 890 residential units" approximately 70.000
square feet of commercial space. as well as infrastructure necessary to service the development.
un1
5-
17.80.010 Resort development.
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 appl), to
all resort and associated development within the Pleasant Harbor MPR.
17.80.040 Permit process for resort development.
(l) A project-level supplemental environmental impact statement (SEIS) analyzing
development under the Resort Plan is required prior to issuance of building permits for any new
resort development. The applicant ma), choose to develop a new environmental impact
statement rather than a supplement.(2) Notice of application for environmental review of the Resort Plan shall be provided to all
persons or agencies entitled to notice pursuant to the land use procedures of JCC Title 18.
(3) Actual building permit plans or construction drawings are not required during the SEIS
process. Architectural drawings includine a detailed site plan. and architectural sketches or
drawings showing approximate elevations. sections. and floor plans are required. however. to
ensure that the SEIS considers project-level details.
(4) The department of community development may impose mitigating conditions or issue a
denial of some or all of the Resort Plan based on the environmental review and usingauthority
provided pursuant to the State Environmental Policy Act. Chapter 43.21C RCW. Article X of
ehapter 18.40 JCC shall be applicable to the permit ploq.ess for rcsq[development.
(5) Following completion of the SEIS building permits may be issued. followine appropriate
plan review. for projects analyzed in the SEIS.(6) Actual resort development may be undertaken in phases. but onlv followins comoletion
of review and approval of a full resort buildout plan throush the SEIS process. A phasing
schedule may be proposed as part of the environmental review or may be developed at a later
date.
17.80.050 Environmental review forResorlPlatrleveloBrrq€rt.(1) All proiect level applications will be eiven an automatic SEPA threshold Determination
of Significance exceot where the SEPA-responsible official determines that the application
results in onl), minor construction. A EIS or SEIS is not required if existing environmental
documents adequately address environmental conditions as set forth in RCW 43.21C.034
(2) The scope of an SEIS prepared under this section shall address environmental issues
identified in the Prosrammatic FEIS issued November 2007. toeether with such additional
se. The s shall the
standards of
development regulations.(3) The utility element of any subsequent phase environmental review pertainine to the
considered if necessary to ensure that water itv and water suoolv are adeouatelv nrotected
and impacts to natural resources minimized.
within the Pleasant Harbor
on the described Resort
included based on information available at the time the Resort Plan development application is
submitted. Elements noted above may be in the EIS analvsis to reduce duplication and
narrow the focus on potentiallv significant adverse environmental impacts.
-6-
17.80.060 Revisions to Resort Plan.(.1) Any proposed enlargement to the Pleasant Harbor MPR boundar.v or zone changes within
the MPR shall require a Comprehensive Plan amendment and related zoning action. Such
chanees are outside the scope of the revision processes described below and in JCC 17.80.070
and 17.80.080. The County may approve an amendment to the Comprehensive PIan only if all
requirements of the Growth Manaeement Act (Chapter 36.704 RCW) are fulfilled.
(2) The County shall accept building permits only for projects included in and consistent
with the Resort Plan. A revision to the existing Resort Plan shall be submitted to the county for
approval prior to the acceptance of any proposal that is inconsistent with the Resort Plans set
forth in this title. Upon approval of a revision. all subsequent development proposals shall be
consistent with the revised Resort Plan and development regulations.
(3) Proposed revisions to the Resort Plan shall be submitted to the department of community
development and the DCD director will determine whether the proposal constitutes a major or
minor revision. Upon making a determination. the proposed revision shall follow the appropriate
process for plao revisions as outlined in JCC 17.80 060 and 17.80.070.
17.80.070 Minor revisions.(l) Minor Revisions-T r countv recognizes that the Resort Plan mav require minor changes
to facilities and services in response to changing conditions or market demand and that some
degree of flexibility for the resort is needed. Minor revisions are those that do not result in a
substaatialehange to the intent or purpose of the Resort Plan in effect. A chanse that satisfies
the following criteria shall be deemed a minor revision for purposes of this chapter:
Involve no more than ten 10
footage of the Resort Plan:
(b) Will not have a significantly greater impact on the environment and/or facilities
than that addressed in the development plan:
c,\ I)n nnf elter fhe boundaries of the qnnrnrrarl nl qn.
(d) Do not propose new uses or uses lhat modifu the recreational nature and intent of
the resort.
A change to the Resort Plan may still qualify asa minor revision under this section desp
failure to satisf), one or more of the conditions (a) throush (d) of this section.
(2) Minor Revision Process. Apolications for minor revisions shall be submitted to. and
of to determine if the
SEI
referenced criteria shall be deemed a minor plan revision and may be administratively approved
(as a T),pe 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
al shall be
asencies as required bv the land use proced of JCC Title 18. Unified Development Code.
Those revisions that do not compl), with the provisions contained within this section shall be
deemed a major revision. subject to the provisions outlined in JCC 17.80.080.
17.80.80 Maior revisions.
Revisions to the Resort Plan that will result in a substantial change to the resort
includinq: changes in use. increa$e in the intensity of use. or in the size. scale. or density of
which have a substantial
reviewed in previous environmental are considered to be maior revisions and will
require application for a revised Resort Plan.
A for a or Revi
on in relation to the
framework for review. analysis and mitigation of the revised develooment activiW proposed. The
Resort Plan revision proposal shall include the followinq information:
(a) A description of how the revised Resort Plan would further the goals and policies
set forth in the Comprehensive PIan:
Plan revision
facilities of the MPR:
a
the
A of the and functional of the Resort Plan revi
protection of natural amenities:(d) A listine of proposed additional uses and/or proposed chanqes to density and
intensity of uses within the resort. and a discussion of how these changes meet the needs
of residents of the Pleasant Harbor MPR and patrons of the resort:(e) A description and analvsis of the environmental impacts associated with the
revision and the approved Resort Plan. and their effects on surrounding properties and/or
public facilities:(0 A description of how the proposed Resort Plan revision is intesrated with the
overall Pleasant Harbor MPR and any features. such as connections to trail systems.
natural systems or greenbelts. that have been epjablished to retain and enhance the
character of the resort and the overall MPR:
(g) A description of the intended phasine of development projects:(b) Maps, drawinsl rllustrcdals,other materials necessary to assist in
understanding and visualizing the design and use of the completed proposqd
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 existinelqsalt aqd MPR demands. includins but not limited to
transportation. water. sewer and stormwater facilities: and a demonstration that sufficient
are available or will be available
time development permits are applied for.
or Revision OI
to the decision. Publ
application, the written decision. and appeal s shall be orovided to all persons on the
Plcasantllarbor MIR roster (see JCC 17
by the land use procedures of JCC Title 18,Unified Development Code. Any proposed maior
revision involving a change to the boundaries of the MPR zone shall require a Comprehensive
Plan amendment (a T
Plan amendment.
(3) Decision Criteria. The hearing examiner may approve a major revision to the Resort Plan
only if all the followins critqda ire !set:(a) The proposed revision would the soals and oolicies set forth in the
f
Comprehensive Plan;
No bable t adverse
created by the proposed revision:
(c) The revision is consistent with all applicable development reeulations. including
those established for critical areas:
rd\On-site and off-site infrastnrctrrre innlrrdino hrrf nof lirnited tn urqter qe\ver
storm water and transportation facilities impacts have been fullv considered and
mitigated:(e) The proposed revision complements the existing resort facilities. meets the needs
atrons and for unified
and protection of natural amenities.
8-
Title 18
UNIFIED DEVELOPMENT CODE
Chapter 18.15
Land Use Districts
18.15.025 Master planned resort.
Per RCW 36.70A.360, a new master planned resort means a self-contained and fully integrated
development with primary focus on resort destination facilities that includes short-term visitor
accommodations associated with a range of indoor and outdoor recreational facilities within the
property boundaries in a setting of significant natural amenities, A resort may include other
residential uses, but only if the residential uses are integrated into and support the on-site
recreational nature ofthe resort.
(1) Port Ludlow. Port Ludlow Master Planned Resort (MPR). The f,fqte*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 attendant recreational
facilities including a marina, resort and convention center. The master planned resort of Port
Ludlow also includes a large residential community. The entire resort is served by a village
commercial center, which accommodates uses limited to serving the resort and local population.
The master planned resort's 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 not enforce and restrictions
Marina and Golf Resort is the
second officiallv desisnated master planned in the Countv. The Pleasant Harbor MPR is
designated in accordance with RCW 36.70,4.360 as a new master planned resort and is subject to
the provisions of JCC Title 17. The Pleasant Harbor MPRis characterized by a golf course resort
facility south of Black Point Road and a marina/Maritime Villaee and associated housine north
to serve resort and
has only limited full-time occupancy. The is served bv the Brinnon Rural Center. which
accommodates LAMIRD-scale commercial uses serving the resort and local population. The
master planned resort's internal regulations plannins restrictions such as codes" covenants
and restrictions may be more restrictive the reouirements in JCC Title 17. However.
covenants and
18.15.115 Designation.
"Master planned resort" (MPR) is a land use designation established under the Comprehensive
Plan. The enbr-€xis+ing officially designated master planned resorts in the county qgis the Port
LudlowMPR,provisionsforwhicharecodifiedinJCCTitlel7.
The Port Ludlow MPR is adopted pursuant to RCW 36.70A.362 regarding designation of
existing master planned resorts Pleasant Harbor MPR is oursuant 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
formal site-specific amendment to the Comprehensive Plan Land Use Map subject to the
findings required by JCC 18.45.080.
-9-
18.15.120 Purpose and intent.
Jefferson County has a wide range of natural features, including climate, vegetation, water,
natural resources, scenic qualities, cultural, and geological features, which are desirable for a
wide range of recreational users to enjoy. New master planned resorts authorized by RCW
36.70A.360 offer an opportunity to utilize these special features for enjoyment and recreational
use, while bringing significant economic diversification and benefits to rural communities. The
purpose of this article is to establish a master planned resort land use district to be applied to
those properties the board of county commissioners determines are appropriate for development
as a master planned resort consistent with the Comprehensive Plan policies and RCW
36.70A.360.
18.15.123 Allowable uses.
The following uses may be allowed within a master planned resort classification authorized in
compliance with RCW 36.70A.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 of the master planned resort.
(2) Short-term visitor accommodations, including, but not limited to, hotels, motels, lodges,
and other residential uses, that are made available for short-term rental; provided, that short-term
visitor accommodations shall constitute no less than 65 percent of the total resort
accommodation units.
3) Indoor and outdoor recreational facilities and uses, including, but not limited to, golf
courses (including accessory structures and facilities, such as clubhouses, practice facilities, and
maintenance facilities), tennis courts, swimming pools, marinas, hiking and nature trails, bicycle
paths, equestrian facilities, sports complexes, and other recreational uses deemed to be consistent
with the on-site recreational nature of the master planned resort.
(4) Campgrounds and recreational vehicle (RV) sites.
(5) Visitor-oriented amenities, including, but not limited to:
(a) Eating and drinking establishments;
(b) Meeting facilities;
(c) On-site retail businesses and services which are designed to serve the
needs ofthe users such as gas stations, espresso stands, beauty salons and spas,
gift shops, art galleries, food stores, real estate/property management offices; and
(d) Recreation-oriented businesses and facilities such as sporting goods and
outdoor equipment rental and sales.
(6) Cultural and educational facilities, including, but not limited to, interpretative centers and
exhibits, indoor and outdoor theaters, and museums.
(7) Capital facilities, utilities and services to the extent necessary to maintain and operate the
master planned resort.
(8) Temporary and/or permanent structures to serve as sales offices.
(9) Any other similar uses deemed by the administrator to be consistent with the purpose and
intent of this section, the Comprehensive Plan policies regarding master planned resorts, and
RCW 36.70A.360.
18.15.126 Requirements for master planned resorts.
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An applicant for an MPR project must meet the following requirements:
(1) Master Plan. A master plan shall be prepared for the MPR to describe the project and
provide a framework for project development and operation. This shall include:
(a) A description of the setting and natural amenities that the MPR is being situated
to use and enjoy, and the particular natural and recreational features that will attract
people to the area and resort.
(b) A description of the destination resort facilities of the MPR, including short-term
visitor accommodations, on-site outdoor and indoor recreational facilities, off-site
recreational opportunities offered or provided as part of the resort's services, and
commercial and supportive services provided.
(c) A listing of the proposed allowable uses and maximum densities and intensities of
use of the MPR and a discussion of how these uses and their distribution meet the needs
of the 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.
(f) A description of the environmentally sensitive areas of the project and the
measures that will be employed for their protection. For an MPR adjacent to the water
and subject to the jurisdiction of the Shoreline Management Act, a description and
supportive materials or maps indicating proposed public access to the shoreline area
pursuant to the Shoreline Master Program.
(g) A description of how the MPR relates to surrounding properties, and how its
design and arrangement minimize adverse impacts and promote compatibility among
land uses within the development and adjacent to the development.
(h) A demonstration that sufficient facilities and service which may be necessary,
appropriate, or desirable for the support of the development will be available, and that
concurency requirements of the Comprehensive Plan will be met.
(i) A description of the intended phasing of development of the project, if any. The
initial application for an MPR shall provide sufficient detail for the phases such that the
full intended scope and intensity of the development can be evaluated. This shall also
discuss how the project will function at interim stages prior to completion of all phases of
the project, and how the project may operate successfully and meet its environmental
protection, concurrency, and other commitments should development cease before all
phases are completed.
(2) Development Agreement. A master planned resort shall require approval of a
development agreement as authorized by Article XI of Chapter 18.40 JCC (Development
Agreements), and RCW 36.708.170 through 36.708.210. Consistent with JCC 18.40.830(3) and
RCW 36.708.170, the development agreements shall be prepared by the applicant and must set
forth the development standards applicable to the development of a specific master planned
resort, which may include, but are not limited to:
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(a) Permitted uses, densities and intensities of uses, and building sizes;
(b) Phasing of development, if requested by the applicant;
(c) Procedures for review of site-specific development plans;
(d) Provisions for required open space, public access to shorelines (if applicable),
visitor-oriented accommodations, short-term visitor accommodations, on-site recreational
facilities, and on-site retail/commercial services;
(e) Mitigation measures imposed pursuant to the State Environmental Policy Act,
Chapter 43.21C RCW, and other development conditions; and
(D Other development standards including those identified in JCC 18.40.840 and
RCW 36.708.170(3).
(3) Formal Site-Specific Comprehensive Plan Amendment. A master planned resort shall
require a site-specific amendment of the Comprehensive Plan Land Use Map to a master planned
resort land use designation, pursuant to the requirements of JCC 18.45.040; provided, that the
subarea planning process authorized under Article VII of Chapter 18.15 JCC (Subarea Plans) and
JCC 18.45.030 may be used if deemed appropriate by both the applicant and the county. The
Comprehensive Plan amendment or subarea plan may be processed by the county concurrent
with the review of the resort master plan and development agreement required for approval of a
master planned resort.
(4) Planned Actions, If deemed appropriate by the applicant and the county, a master planned
resort project may be designated by the county as a planned action pursuant to the provisions of
RCW 43 .21C.03 1 and WAC 197 -l I -164 and 197 -l I - 1 68.
(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 $owth areas in compliance with RCW 36.70A.110.
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:
(1) A draft of the master plan shall be prepared to meet the requirements of JCC
1 8. l s.126(t).
(2) A request for authorization of a development agreement, pursuant to the requirements of
JCC 18.15.126(2) and Article XI of Chapter 18.40 JCC (Development Agreements).
(3) A request for a site-specific Comprehensive Plan Land Use Map amendment necessary to
meet the requirement of JCC 18.15.126(3) and 18.45.040. [Ord. 8-06 $ 1]
18.15.132 Decision-making authority.
(1) The planning commission, pursuant to its authority specified under JCC 18.40.040 and
18.45.080, shall hear and make recommendations on master plans and site-specific applications
for MPR land use designations on the Comprehensive Plan Land Use Map.
(2) The board of county commissioners, pursuant to its authority specified under JCC
18.40.040, 18.40.850(5) and 18.45.080, shall designate new master planned resort land use
districts on the Comprehensive Plan Land Use Map, approve the uses, densities, conditions and
standards authorized for site-specific MPRs in a development agreement, and approve master
plans.
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18.15.135 Criteria for approval.
An application to develop any parcel or parcels of land as an MPR may be approved, or
approved with modifications, if it meets all of the criteria below. If no reasonable conditions or
modifications can be imposed to ensure that the application meets these criteria, then the
application shall be denied.
(1) The master plan is consistent with the requirements of this article and Article VI-D of this
chapter (Environmentally Sensitive Areas District (ESA)).
(2) The MPR is consistent with the goals and policies of the Comprehensive Plan, the
requirements of the Shoreline Master Program, and complies with all other applicable sections of
this code and all other codes and policies of the county.
(3) If an MPR will be phased, each phase contains adequate infrastructure, open space,
recreational facilities, landscaping and all other conditions of the MPR sufficient to stand alone if
no subsequent phases are developed.
(4) The MPR will provide active recreational uses, adequate open space, and sufficient
services such as transportation access, public safety, and social and health services, to adequately
meet the needs of the guests and residents of the MPR.
(5) The MPR will contain within the development all necessary supportive and accessory on-
site urban-level commercial and other services, and such services shall be oriented to serve the
MPR.
(6) Environmental considerations are employed in the design, placement and screening of
facilities and amenities so that all uses within the MPR are harmonious with each other, and in
order to incorporate and retain, as much as feasible, the preservation of natural features, historic
sites, and public views.
(7) All on-site and off-site infrastructure and service impacts have been fully considered and
mitigated.
(8) Improvements and activities are located and designed in such a manner as to avoid or
minimize adverse effects of the MPR on slrrounding lands and property.
(9) The master plan establishes location-specific standards to retain and enhance the
character of the resort.
(10) The land proposed for a master planned resort is better suited and has more long-term
importance for the MPR than for the commercial harvesting of timber or production of
agricultural products, and the MPR will not adversely affect adjacent agricultural or forest
resource land production. [Ord. 8-06 $ l]
18.15.138 Po#+L{dlo{y Master Planned Resort.
The Pefr4r*dlow Master Planned Resort Code (JCC Title 17), as may be amended to be
consistent with the provisions of this UDC, is hereby adopted by reference and made a part of
this UDC.
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