HomeMy WebLinkAbout123Michelle Farfan
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Attachments:
David W. Joh nson < djoh nson @co jefferson.wa.us >
Monday, June 13, 2016 3:49 PM
Cynthia Koan; Gary Felder; Kevin Coker; Lorna Smith; Mark Jochems; Matt Sircely;
Richard Hull;Tom Giske
David W. Johnson; Philip Morley
Pleasant Harbor regulations
Pleasant Harbor Zoning Code_ PC version after the_6-1-16 PC mtg.docx
PC Members,
Attached is a "cleaned up" version of the PC's suggested changes to the regs as a result of the last meeting. Take a look
and let me know if they reflect what you discussed.
Thanks!
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 Jffirson County by promoting a vibrant economy,
sound communities and a healthy environment.
5f, SlVf PAPER - Pleose do not print this e-moil unless obsolutely necessory
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JESeffoo County Oepartment ol Coaununlty Oereloprnenl5,UARr
Bgttcr Buitrllrrg Stsrtt Here.
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1
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PLEASANT HARBOR MASTER PLANNED RESORT
Title 17
MASTERPLANNED 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)
Chaoter 17.60. General Provisions
17.60.010 Authoritv.
This title is adopted pursuant to Chapters 36.70 and 36.704 RCW. and Title 18 JCC.
17.60.020 Title.
The regulations set forth in this title shall be known as the "Pleasant Harbor Master
Planned Resort Code" or by the short title "Pleasant Harbor MPR Code." Citations to these
reeulations shall- be made usins 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 Plan
for future development within the boundaries of the Pleasant Harbor Master Planned Resort.
17.60.040 Additionalreouirements.
In addition to the requirements of this title the provisions of Title l5 and Title l8 of the
Jefferson County Code shall apoly to development in the Pleasant Harbor MPR. Applications for
develooment within the MPR must be submitted as provided for in JCC 18.35 Article V. Binding
Site Plans. and all subsequent development within the MPR area will be subject to the aporoved
binding site plan and as specified in the terms and conditions of the Development Agreement
between Jefferson Countv and the Developer.
17.60.050 Applicabilitv.
The provisions of this title shall aoply to all land use actions and siting of infrastructure
including over water or in-water work to be conducted within the boundary of the Pleasant
Harbor Master Planned Resort as depicted on the official land use map for Jefferson Countv.
Washinglon.
l-
17.60 060 Exemotions.
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 countv building ordinance. interim critical areas ordinance. the shoreline management master
oroeram. and the State Environmental Policy Act (SEPA).
(1) Wires. cables. conduits. vaults. pipes. mains. valves. tanks. or other similar equipment for
the dishibution to consumers of telephone or other communications. electricity. gas. or water or
the collection of sewaee. or surface or subsurface water operated or maintained by a
govemmental entity or a public or private utility or other county franchised utilities including
customary meter pedestals. telephone pedestals. distribution transformers and temporar.v utility
facilities required during building construction. whether any such facility is located undererround.
or above-sround: but only when such facilities are located in a street rieht-of-way or in an
easement. This exemption shall not include above-eround electrical substations. sewage oump
stations or heatment plants. or potable water storage tanks or facilities, which shall reouire
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 by the director of communitv
development to be appropriately located in the public interest:
(3) Minor construction activities. as defined by the IBC. Section 106.2 and structures exempt
under Chapter 15.05 JCC. as amended:(4) Development consistent with the Marina Bindine Site Plan approved bv the Counlv prior
to adoption ofthis chapter.
17.60.110 Pre-existins uses and structures.
Existing legally-permitted 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 law. Titles 15 and l8 of the Jefferson Countv Code and any other applicable
regulations or Ordinances.
| 17.60.120 Provisions bindinq on the land. (this section deleted bv the PC)
17.60.130 Enforcement
The enforcement provisions codified in Chapter 18.50 Enforcement of Title 18 of the
Jefferson County Code as currently enacted or as hereafter amended shall applv to any alleged
violation of Title 17. Article II. more commonl), known as the "Pleasant Harbor MPR Code."
Chaoter 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 surrounding community. It also allows for
the central resort and conference facilities.
-2-
17.65.020 Permitted Uscs.(l) Residential uses includine sinele-family and multifamily structures. condominiums.
townhouses. apartments. lofts. villas. time-share and other fractionallv owned accommodations.(2) Short-term visitor accommodations. constituting not less than 657o ofthe total residential
units authorized b), Ordinance #01-0128-08. including. but not limited to hotels. motels. lodees.
and any residential uses allowed under subsection I of this section that is made available for
short-term rental. "Short-term rental" shall be construed to mean less than 30 days.(3) Visitor oriented amenities. includins. but not limited to (a) conference and meetins
facilities: (b) restaurants, cafes. delicatessens. pubs. tavems and entertainment associate with
such usesl (c) on-site retail services and businesses tvpicall), found in destination resorts and
designed to serve the convenience needs of users and employees of master planned resort: and
(d) recreation business and facilities:(4) Cultural and educational facilities of all kinds including. but not limited to. interpretative
displays of local Native American ties to and uses ofthe area- art galleries. and indoor or outdoor
theatersl
(5) Indoor and outdoor resort-related recreational facilities. including but not limited to
tennis courts. swimmins pools. spa services. hiking trails. bicycle paths. ropes courses.
amphitheater. and other recreational uses consistent with the nature ofmaster planned resort:
(6) Waste water heatment facilities, including treatnent plants. capture. storage and
transmission facilities to serve a reuse/recycle proeram 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 supporting the resort:(10) Emergency services (fire. police. EMS):
(l l) Medical services: and(12) Other similar uses consistent with the pumose of this zone and MPR as determined by the
Department of Communitv Develooment.
17.65.030 Heishtrestrictions.
No buildings within the MPR-GR zone shall be erected. enlareed or sfucturally modified
to exceed 50 feet in heieht as measured by IBC standards except with approval ofthe local Fire
Dishict. Under$ound or imbedded parkine shall not be included in any height calculations.
17.65.040 Bulk and setback requirements.
All structures shall be set back at least 40 feet from Master Planned Resort boundary
lines and adiacent MPR zones for buildings over 50 feet. Minimum buildine setback from State
Route l0l is 50 feet.
l Z.6S.OSO Critic ion
Areas(l) Critical areas and their buffers within the MPR boundaries shall be identified. delineated
and permanently protected in accordance with JCC 18.22 and shall be designated on the official
map of the Pleasant Harbor Master Planned Resort. A building setback of l0 feet shall apply to
all desimated buffer areas.
-3
(2) Significant Tree Retention
All trees measuring 10" diameter breast hish (dbh) or qreater on the date of bindine site plan
aoproval shall be located and marked for retention. and measures taken to protect surroundinq
soil and roots during site disturbance. 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
removed. Where feasible. removed trees and their root wads shall be made available for
watershed restoration proj ects.
(3) Kettles Ponds.
A "kettle pond" is defined as a pond formed in a depression on the land surface left by an ice
block after elacial retreat. Black Point has three such eeologic and culturall), sisnificant features
inside the MPR boundaries. Kettles ponds are identified as a tvpe of wetland difficult to replace.
The three kettle pond sites on Black Point inside the MPR boundaries should be restored.
oreserved. and protected with adequate native vegetation buffers.
(4) SpecialEnvironmentalProtectionProvisions.
Not withstanding all other environmental requirements, the MPR approved plan must have
provisions for:
(a) Sole Source Aquifer. Well-head Protection and Aquifer Recharge Area
The aquifer underlying Black Point. which includes the entire Pleasant Harbor Marina
MPR area- is a sole source aquifer for all of Black Point. Permeable soils on site
mean potential contamination of the aquifer could occur from improperlv directed
run-off. spills or other contaminalion of fertilizers. pesticides, herbicides and
petroleum products. outting human health at risk as well as fish and wildlife. An
overall Master Planned Resort application for review and approval. or approval with
conditions.
(b) All 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-site or neiehborine wells that rely on that aquifer for potable
water.
(c) No eolfcourse greens should be constructed over the sole-source aquifer. and site
grading and excavation should be minimized. as demonstrated by a Countv reviewed
and approved grading plan pursuant to JCC.
(d) Land disturbing activities such as elrading and filline shall be kept to a minimum and
natural contours shall be followed in locatine and designing all development features
to protect the natural environmental uniqueness of the site.
Commenq [DWJl]: Need to address dris.
Commented [DWr2I: And this.
-4-
(e) Regular indeoendent water quality testing shall be conducted at specific monitoring
sites to be identified in the Resort Plan to test for saltwater intrusion and toxic
contamination in local wells that rely on the Black Point sole source aquifer. as well as
testing in the lower reaches of the two adjoining watersheds for toxic contamination
and low oxygen levels.
(fl All development and land disturbance shall orotect/avoid all important
cultural/historic sites that are listed. or eligible to be listed by State Historic
Preservation Officer or bv a local Tribe with iurisdiction (site is included in Tribe's
..d.d *.a-Pt No Point TrEr.uTilbofl--]
-
CommenEd
added, but m ID]VJ3I: I had a note that lmguage re changed or
incomplete. "This site is included s listed... "
(s) The owner/developer or assisnees must provide for all on-site recycling ofmaterial,
including paper. glass. cardboards. plastics. and comoosting of garden waste. food
waste. All compost should be reused on site. The owner/developer or assimees must
orovide a written record that landscaping materials purchased and applied onsite.
including those applied as compost feedstocks. and pest controls are within the
parameters and use restrictions set forth bv the National List of Allowed and
Prohibited Substances as published and periodically updated by USDA National
Organic Program. The Pleasant Harbor Marina shall provide waste holding tank
pump out for vessels. and shall maintain a recycline station. includine the means to
recycle used vessel oil.
(h) The applicant shall identift wildlife use areas within the site and provide for set-aside
and protection of core wildlife habitat areas and connecting corridors.
(j) All develooment with the PHMPR must comply with the requirements for buffer
retention. wildlife protection greenbelt retention and maintenance and establishment
ofoermanent protective easements for these resources. as well as the other specific
reouriements ofJefferson Countv Ordinance. 0l-0128-08. which was part ofthe Board
of Counf Commissioners Council approval for establishment of the Pleasant Harbor
Master Planned Resort.
(k) Any development proposed in the PHMPR shall use the LEED (Leadershin in Energy
and Environmental Design) ereen building ratins system standards.
(l) Any development proposed in the PHMPR shall use the Intemational Dark Sky
Association (lDA) Zone E- I standards for the MPR in order to limit nisht-time light
pollution which may affect neighborins 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 of activities pertaining to guests and residents only such as access to laundry rooms or
5
(i) In cooperation and consultation with local tribes. areas shall be set aside and
maintained for the occasional harvesting of medicinal plants and other plants
important to tribal culture.
intemal recreation rooms. TV rooms. etc. Nothing in this section shall prevent the operator of
any recreational resource from establishins a fee or charge for the public's use ofthe recreational
resource.
Chapter 17.70. Onen Space Reserve. (MPR-OSR )
17.70.010 Purpose.
The pumose of the MPR-OSR zone is to provide for a natural vegetated buffer area
between the resort activities and the waters of Hood Canal. The MPR-OSR zone shall include a
buffer extendine landward 50 feet from the top of the shoreline bluffbank. including a l0 foot
buildine setback. along southem boundary of the MPR in accordance with Ordinance No. 0l-
0128-08.
17.70.020 Permitted uses.
Chapter 17.75. Marina - Maritimd Village (MPR-MV)
17.75.010 Puroose.
central support to the marina ooerations.
17.75.020 Permitted uses.
The followins uses axe permitted in the MPR-MV:(l) Maxina and overwater shuctures as approved throush the Jefferson Countv Shoreline
Master Proeram and associated regulations Chaoter 18.25 JCCI(2) Residential uses including single-family and multifamily structures. condominiums. time-
facilities. including open parking lots, restaurants and shops. as well as marine service facilities,
Comtnenhd [DWJ4I: Detemimtion by whom?
Comm€nted [DWJSI: T@ stringst per legal. Similero No Net
Loss.
Comntented [DWJ6]: Why remove this?
. could agree with "natural
of cphalt re also "orgoic"
Commenhd [DWJ7!: Awkmrd. I
orgmic marcrials" but the omponms
ed "mtuml."
ComtnenEd [DwJ8l: Cood idea.
Commented [DWJ9]: Are you say that no uso allowed or
pemitted under JCC 1t.25 shall be allowed?
Commenhd IDWr10l: Saffaddition for clrity.
Commented [DWrUl: Di$o.
Comnrcnted Dim.
Commented [DWJ13]: Not neessary. This would be regulated
under JCC 18.25 and wit.h a Hydraulic Project Approval from Fish
& Wildlife.
-6-
(4) Accessory uses and structures. such as garages. carports. storage buildings and similar
structtnes supporting marina and maritime villaee uses. fuel service and parkine:
(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 recreational uses consistent with the nature ofmaster planned resort.l
(6) Utilities supporting the resort:(7) Infrashucture and buildings. both above and below Bround. for the utilities:(8) Emersency services (fire. police. EMS)I(9) Public facilities. and services serving the MPR-MV zone:
(10) Medical servicesl and
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 bv IBC standards. Underground or imbedded
parking shall not be included in any heieht calculations.
conference space. not includinq lebbies-an4intemal open space.
Chapter 17.80. Pleasant Harbor Resort Develonment
17.80.010 Resortdevelooment.
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 reviewins major or minor revisions to the Resort Plan. These provisions apply to
all resort and associated development within the Pleasant Harbor MPR.
17.75.040 Bulkand dcnsiCgetbacilfe.guire.BeBts*_, -,
There are no yard or setback prorrisions internal to the MPR-MV zone. All new
structures located within shoreline jurisdiction shall comply with the setback requirements of the
Countv's Shoreline Master Program as codified at Ch. l8.Ea25 lJ99
17.80.020 Development cap.
The Pleasant Harbor MPi. in total shall have a development cap of B9&40030d
residential units provided. however. short term visitor accommodation units shall constitute not
less than than-65 percent of the total units. The Pleasant Harbor MPR in total shall have a
development cap of F&00056.608lqqqetS.[eql.g"t ry.qof.qgptngfpi+l .rgtqjl,.rqqlglptt.q!=d
Consistent with 17.60.040Commented
Comm€ntod [Dwllsl: For clrity
CommenH [DWr16l: Conotion
Comrnentcd [DWJl7I: They have alr@dy b@n approved for
890. If the applimt agr@s to this in witing with a rwised draft,
then okay.
Per Alternative #3Commented
Commnted or
Commented [Dwr2ot : Not requircd.
C.ommented [DWr21l: Also includB a Msrcr Plm u requircd
under JCC l8 15.126 - se staff report.
Commented [DWr22l : Unnecessary.
-7-
17.80.040 Permit process for resort development.(l) A project-level supolemental environmental imoact statement (SEIS) analyzine
procedures ofJCC Title 18.
iii A-ctual building permit plans or construction drawings Eeas+ma], not be reouired during
the SEI$SEPA review process. but submitted architectural drawinss must contain and
demonstrate sufficient =details.Arehiteefi*eld+arvin€s includins a detailed site plan. and
(4) The deoartment of community development may imoose mitigating conditions or issue a
denial ofsome or all ofthe Resort Plan based on the environmental review and usins authority
provided pursuant to the State Environmental Policy Act. Chapter 43.2IC RCW. Article X of
Chapter 18.40 JCC shall be applicable to the permit orocess for resort development.(5) Following completion of the SEIS buildine permits may be issued. following appropriate
plan review. for projects analyzed in the SEIS.(6) Actual resort development may be undertaken in phases. but onlv following completion
of review and aoproval of a full resort buildout plan thnoueh the SEIS process. A ohasing
schedule may be proposed as part ofthe environmental review or may be developed at a later
date.
17.80.0fl) Environmental review for Resort Plan develonment.
ed to .eet the th.eshold
for- a SEPA th+eshel4Determination of Sienificance except where the SEPA-responsible
official determines that the application results in only minor eenshrctienimpacts. Existins
environmental review documents mav be adooted under SEPA ifthose documents are
buffi ciently up to date and suffi cientlv detailed b9- *= ffi .... -.
envirenmenteldeeuments adequately address environmental eenditien+impacts and mitigation
as set forth in RCW 43.21C.034.( isstt€s
i
danalaasol-ra rhircl
(3) The utilitv element of any subsequent phase of SEPAeTwM review pertaining to
the Pleasant Harbor MPR shall rprovide e+ierv-information on all affected utility s),stems"
including sewer and water systems and the results of required monitoring. The effectiveness of
such monitoring shall be evaluated. Supplements or changes to the monitoring and reporting
commented [DWl2il] : why?
Commented [DWr24l: Is this for revision of the Resn Plan or
any development applietion under the Reson Plan?
Formatted: Highlight
Commented [DWr2Sl: Staffcould agree with this change.
Commented [DWr26]: Not cler on this or why it's stated here.
Comm€nted [DWJ27]: To vague. Neds to m8tch SEPA
leguage or be more spsi6c.
Commented [DWJ28]: Staffcould agree with this change.
state the ofreview.
Commented [DWJ29]: Shffdisagres with this deletion. lt is
-8-
systems shall be considered if necessarv to ensure that water quality and water supply are
adequately orotected and impacts to natural resources minimized. Requirements for water
quality and quantity monitorine as well as for run-off impacts. shall be specified in the
Developer Agreement irx+oeeifie4q!=4.i!= !7=EQQJ.Q,,(4) Any preliminar.y scooe for future development within the Pleasant Harbor MPR is
besedshall be consistent with en*e{ese+ibedaporoved Resort Plan. Other elements. issues. and
specific levels of detail mav be included based on information available at the time the Resort
Plan develooment application is submitted. Elements noted above may be combined in the EI$
SEPA analysis to reduce duplication and narrow the focus on ootentially significant adverse
environmental impacts.
17.80.060 Revisions to Resort Plan.
n of .ir. or r"op" ltojhg llgq-r+lr1=ttqhgt.lytlB
boundar.v or zone chanees within the MPR shall require a Comprehensive Plan amendment and
related zoning action. Such changes are outside the scope ofthe revisionprocesses described
below and in JCC 17.80.070 and 17.80.080. The Countv may approve an amendment to the
Comprehensive Plan only if all requirements of the Growth Management Act (.Chapter 36.704
RCW) are tulfilled.(2) The Countv 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 count-v for
approval prior to the acceptance of any proposal that is inconsistent with the Resort Plans set
forth in this title. Upon aoproval of a revision. all subsEuent development oroposals shall be
consistent with the revised Resort Plan and develooment regulations.
(3) Proposed revisions to the Resort Plan shall be submitted to the depa*nrren+-Department of
een*muni+lrCommunit,de+eleBme*lDevelopment (DCD) and the DCD director will determine
whether the prooosal constifutes a major or minor revision. Upon makins a determination. the
prooosed revision shall follow the appropriate process for plan revisions as outlined in JCC
17.80 060 and 17.80.070.
17.80.070 Minor revisions.
Comm€nted IDWr30] : Redudant.
Commcntnd [DWr31l: To include a drcree in size or sope?
Why would a reducion in size, sope and scale require 8 Comp Plu
Amendment? Perhaps just m amendment to the Msster Plu ud
DA
for purposes ofthis chapter:(a) Involve no more than atenbTo({elpgggr=rt.ir.rgtg?ig.iq.lhgoverall gTgqg.gg er.=q
footase of the Resort Plan:
@r@i{npu.tsorths
environment and/or facilities than that addressed in the development plan:
(c) Do not alter the boundaries ofthe approved plan:
(d) Do not oropose new uses or uses that modift the recreational nature and intent of
the resort.
Commented IDW]321: Reduces the flexibility oftle developer
to make
Com:nented IDWJ33]: This should be in subsection (2).
C.ommenH [DW!34I: What's rhe bsis for this?
Commented [DWr35]: This make sense c fr as setting a
standud, wfiile "signifimrly geter" m be subjective, but
deviatB from the SEPA s6nddd of Probable signifimt
environmenbl adveGe impacts.
Commented [DWJ35]: Agreed. How would that be detemined
md by whom?
-9-
(2) Minor Revision Approval Process. Applications for minor revisions shall be submitted to.
and reviewed by the Jefferson County depa*ment-Department of eemmu+itv-Communitv
Comprehensive Plan and other pertinent documents. Those proposals that satisfu the above-
referenced criteria shall be deemed a minor plan revision and may be adminishatively approved
(as a Type II decision under the land use procedures ofJCC Title 18. Unified Development
Code) by the director of the department of communiw development. Public notice of the
aoplication. the written decision. and appeal opportunities shall be orovided to all persons or
agencies as required by the land use procedures of JCC Title 18. Unified Development Code.
Those revisions that do not comply with the provisions contained within this section shall be
deemed a maior revision. subject to the provisions outlined in JCC 17.80.080.
17.80.080 Maior revisions.
Revisions to the Resort Plan that will result in a substantial change to the resort
environment bevond those reviewed in previous environmental documents. are considered to be
major revisions and will require aoolication for a revised Resort Plan.(l) (llApplication for a Major Revision to the Resort Plan. An application shall be
prepared describins the prooosed revision in relation to the aporoved Resort Plan and
providing a framework for review. analvsis and mitigation of the revised development
activity oroposed. The Resort Plan revision oroposal shall include the followins
information:
Commented IDWJ3,]: Staffild legal would rej@r this. SEIS
Comtnenhd [DWJ38]: Again, the SEPA standsd.
Formatted: Numbered + Level: 1 + Numbering Style: l, 2,
3, ... + Start at: I + Alignment: Left + Aligned at: 0.25" +
Indentat:0.75"
FomatGd: Indent: Left: 0.75"
Fomatted: Numbered + Level: 1 + Numbering Style: a, b, c,
... + Start at: 1 + Alignment: Left + Aligned at: 0.5" + Indent
at: 1"
Commentcd [DWr39l: Rejded by legal. Not the County's
business
Commented [DWr/{r] : Of cou6e.
(a) (a}--lAn explanation ofwhv strict adherence to the aoproved Resort Plan and
(b) A descriotion of how the revised Resort Plan would further the goals and policies
set forth in the Comorehensive Planl(b) A description of how the Resort Plan revision complements the existing resort
facilities of the MPR:(c) A description ofthe design and functional features ofthe Resort Plan revision.
setting out how the revision provides for unified development. intesrated site desisn and
protection of natural amenities:(d) A listing ofproposed additional uses and/or proposed chanees to densitv and
intensity of uses within the resort. and a discussion of how these chanees meet the needs
environmental impacts associated with the proposed revision. including an analvsis of the
cumulative imoacts ofboth the prooosed revision and the approved Resort Plan. and their
effects on surroundine properties and,/or public facilitiesl(O A description ofhow the proposed Resort Plan revision is inteerated with the
overall Pleasant Harbor MPR and any features. such as connections to hail s)zstems.
natural systems or greenbelts. that have been established to retain and enhance the
character of the resort and the overall MPR:(g) A description ofthe intended phasing ofdevelopment projectsl
-10-
(.h) Maps. drawings. illustrations. or other materials necessarv to assist in
understanding and visualizins the desien and use ofthe completed proposed
develooment. its facilities and services. and the protection of critical areas:(i) A calculation of estimated new demands on capital facilities and services and
their relationshipto the existing resort and MPR demands. includine but not limited to
transportation. water. sewer and stormwater facilities: and a demonshation that sufficient
facilities and services to supoort the development are available or will be available at the
time development permits are applied for.(2) M4ior Revision Process. Major revisions shall be processed as a hearing examiner
decision (Tvpe III). with a required public hearing prior to the decision. Public notice ofthe
application. the written decision. and appeal opportunities shall be provided to all persons on the
Pleasant Harbor MPR roster (see JCC 17.60.070) and such other persons or asencies as required
Comprehensive Plan amendment (a Type V countv commissioners decision) prior to any
decision on the Resort Plan amendment hnd review by the Counlv Planning Commission and
subsequent recommendation to the BOCC who aporoves all Comprehensive Plan amendmentd,r
Commented [DWI4U : For clarity
Commented [DWr42]: Yes, consistent with cunent code.
Commented [DWr43]: BoCC only involved with revision if
Comp Ple mendmetrt included.
Commented I DWJ44!: What is adequate md who decides.
Stick with SEPA standud.
(3) Decision Criteria. The hesrh€:-exominerBoard of County Commissioners may approve a
bombinedryr=ajqrrsyiqiqtlg=tbg=Bgq-o+Elelr9rr49.q,Fp[ghsp,liye=B!qI].eqrp.r.rdqsn!ps=l.y=i=t.qll lh.g
followins criteria axe met:(a) The proposed revision would further the goals and policies set forth in the
Comprehensive Planl(b) Ne.lAdequate SEPA review has been conducted and no lgl$lligpJg4plgbgb=lg=
sisnificant adverse environmental impacts would be created by the proposed revision:(c) The revision is consistent with all applicable development regulations. includins
those established for critical areasl(d) On-site and off-site infrastructure (includine but not limited to water, sewer.
storm water and transportation facilities) impacts have been full), considered and
mitiEated:(e) The proposed revision complements the existine resort facilities. meets the needs
ofresidents and patrons. and provides for unified development. integrated site design.
and protection of natural amen ities.
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Title 18
UNIFIED DEVELOPMENT CODE
Chapter 18.15
Land Use Districts
18.15.025 Master planned resort.
Per RCW 36.704.360, 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 fifgte*ty 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 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 marin4 resort and convention center. The master planned resort of Port
Ludlow also includes a large residential community. The entire resort is served by a village
commercial center, which accommodates uses limited to serving the resort and local population.
The master planned resort's intemal regulations and planning restrictions such as codes,
covenants and restrictions may be more restrictive than the requirements in JCC Title 17.
However, Jefferson County does not enforce private codes, covenants and restrictions.
(2) Pleasant Harbor Marina and Golf Resort. Pleasant Harbor Marina and Golf Resort is the
second officially designated master planned resort in the Countv. The Pleasant Harbor MPR is
predominately designed to serve resort and recreation uses and has only limited full-time
occupancy. The resort is served by the Brinnon Rural Center. which accommodates LAMIRD-
scale commercial uses serving the resort and local oopulation. The master planned resort's
intemal regulations and planning restrictions such as codes. covenants and restrictions may be
more restrictive than the requirements in JCC Title 17. However. Jefferson County does not
enforce private codes. covenants and restrictions.
f8.15.115 Designation.
"Master planned resort" (MPR) is a land use designation established under the Comprehensive
Plan. The e*tfexisting officially designated master planned resorts in the county arcis the Port
Ludlow MPR and the Pleasant H 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 adooted pursuant to RCW 36.704.360
pertaining to new Master Planned Resorts. Designation of any new master planned resorts
pursuant to RCW 36.704.360 requires compliance with the provisions of this article and a
Comnrented IDWJ45I: Why? Put golfcourse back in
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formal site-specific amendment to the Comprehensive Plan Land Use Map subject to the
findings required by JCC 18.45.080.
18.15.120 Purpose and intent.
Jefferson County has a wide range of natural features, including climate, vegetation, water,
natural resources, scenic qualities, cultural, and geological features, which are desirable for a
wide range of recreational users to enjoy. New master planned resorts authorized by RCW
36.704.360 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 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 plaffied resort classification authorized in
compliance with RCW 36.704.360:
(l) All residential uses including single-family and multifamily structures, condominiums,
time-share and fractionally owned accommodations; provide4 such uses are integrated into and
support the on-site recreational natue 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 structur€s and facilities, such as clubhouses, practice facilities, and
maintenance facilities), tennis courts, swimming pools, marinas, hiking and nature trails, bicycle
paths, equestrian facilities, sports complo(es, and other recreational uses deemed to be consistent
with the on-site recreational nature ofthe master planned resort.
(4) Campgrounds and recreational vehicle (RV) sites.
(5) Visitor-oriented amenities, including, but not limited to:
(a) Eating and drinking establishments;
(b) Meetingfacilities;
(c) On-site retail businesses and services which are designed to serve the
needs ofthe users such as gas stations, espresso stands, beauty salons and spas,
gift shops, art galledes, food stores, real estate/property management offices; and
(d) Recreation-oriented businesses and facilities such as sporting goods and
outdoor equipment rental and sales.
(6) Cultural and educational facilities, including, but not limited to, interpretative centers and
exhibits, indoor and outdoor theaters, and museums.
(7) Capital facilities, utilities and services to the extent necessary to maintain and operate the
master planned resort.
(8) Temporary and/or permanent structures to serve as sales offices.
(9) Any other similar uses deemed by the administrator to be consistent with the purpose and
intent of this section, the Comprehensive Plan policies regarding master planned resorts, and
RCW 36.70A.360.
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18.15.126 Requirements for master planned resorts.
An fipplication nt for an MPR project mustm€€triryludgLtt. follSyllg lgq{re-rl9r]!9,(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 morimum densities and intensities of
use of the MPR and a discussion of how these uses and their dishibution 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.
(f) A description ofthe environmentally sansitive 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 demonshation that sufficient facilities and service which may be necessary,
appropriate, or desirable for the support ofthe development will be available, and that
concurrency requirements of the Comprehensive Plan will be met.
(D A description ofthe intended phasing ofdevelopment ofthe project, ifany. The
initial application for an MPR shall provide sufficient detail for the phases such that the
full intended scope and intensity 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
Commented [DWJ46]: Stick with original teK. Ao applimt
must met th6e requirements prior to fioal approval ofthe DA.
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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 conditions; and
(0 Other development standards including those identified in JCC 18.40.840 and
RCW 36.70B.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 I 8,45.040; provided, that the
subarea planning process authorized under Article VII of Chapter I 8. I 5 JCC (Subarea Plans) and
JCC I 8.45.030 may be used if deemed appropriate by both the applicant and the county. The
Comprehensive Plan amendment or subarea plan may be processed by the counfy concurrent
with the review of the resort master plan and development agre€ment required for'approval of a
master planned resort.
(4) Planned Actions. Ifdeemed appropriate by the applicant and the county, a master planned
resort project may be designated by the county as a planned action pursuant to the provisions of
RCW 43.21C.031 and WAC 197-ll-164 and 197-1 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 MP& and such
services shall be oriented to serve the MPR. New urban or suburban development and land uses
are prohibited outside the boundaries ofa master planned resort, except in areas otherwise
designated as urban growth areas in compliance with RCW 36.704.110.
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
1 8.1 5. r 26( l).
(2) A request for authorization ofa development agreement, pursuant to the requirements of
JCC 18.15.126(2) and Article XI of Chapter 18.40 JCC (Development Agreements).
(3) A request for a site-specific Comprehensive Plan Land Use Map amendment necessary to
meet the requirement of JCC 18.15.126(3) and 18.45.040. [Ord. 8-06 g 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
districts on the Comprehensive Plan Land Use Map, approve the uses, densities, conditions and
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standards authorized for site-specific MPRs in a development agreement, and approve master
plans.
18.15.f35 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.
(l) 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 ofthe county.
(3) Ifan MPR will be phased each phase contains adequate infrastructure, open space,
recreational facilities, landscaping and all other conditions ofthe MPR sufficient to stand alone if
no subsequent phases are developed.(4) The MPR will provide active recreational uses, adequate open space, and 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 ofnatural features, historic
sites, and public views.
(7) All on-site and off-site infrasfiucture and service impacts have been fully considered and
mitigated.
(8) Improvements and activities are located and designed in such a manner as to avoid or
minimize adverse effects of the MPR on surrounding lands and property.
(9) The master plan establishes location-specific standards to retain and enhance the
character of the resort.
(10) The land proposed for amaster 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 g I ]
18.15.138 Per**{rdfor+ Master Planned Resort.
The Pert4ud{erv 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.
it.to.ozl Comrtented ?'t'l
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