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P, ;j6o-379-445o I
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Opening Business
b"zzCallto Order:
Roll Call:
Kevin Coker
Cynthia Koan
Gary Felder
Staff Present:
Approval of Agenda:
Approval of Minutes
Staff Updates
Public in AttendancePM +
lndicate P - Present; AU - Absent & Unexcused; or AE -
?
a
P
Mark Jochems E- Richard Hull -LI- rlarad$ Ll*t".iN- PT*- rom Giske AE
)e dt^E*''*--
Absent & Excdsed (os noted by Choir); Note ony lote arrivols; Quorum = 5
Matt Sircely
Lorna Smith
Urf 'M^
\ay # Nay # Abstained #N
Speaker Name
Update
Dt.^[
T4* iZ*c,*-r} S["-tc^r
Speaker Name
Update
Motions lz
4 : og: &4s-
Descrip tion of Motion ,A rc ibq c
Moved VL -TrSeconded
Nay
BLI_-r*. q*$ or[-
lnitiols lnitials
Yay #b Abstained #I
C?
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Discussion Top!c:
Jefferson County Planning Commission
MEETINGNOTES
Date
P: 36o-379-445cr
E:36ai7g-4,45t
planr'ont tu(l,cojefienion.t'a. us
Speaker Name
Speaker Name
Speaker Name
Public Comment Comment Period Open Time S, to PM
Speaker Name
Speaker Name
Speaker Name
Comment Period Close Time 3'.'zz
Closing Business
Follow-up Work ltems for DCD Staff:U9e 4."*+c^< NJpte.l
PM
Next Meeting:
Adjournment Time:t-.{0
?€-
PM
La{T--
Page :i uf :
P:56o379-445o
6zr Sheridan St.
Port Townsend WA 98368
Jefferson County Planning Commission
MEETINGAGENDA
Tri-Area Community Center
June t5, zot6
F:36o379-445r
plancomm @co j efferson.wa.us
r Approval ofAgenda
o Staff Updates
o Commissioner Announcements
Topic Presented by
Continued Deliberations on Regulations
for the Pleasant Harbor Master Planned
Resort- to include discussion of a
proposed Staff and Planning Commission
revision.
o David W. Johnson, Associate Planner
When the Choir recognizes you to speok, please begin by stoting your name and oddress.
Pleose be awore thot the observer comment period is ...
i An optionol time period dedicated to listening to the public, not o question ond answer
sessrbn. The Plonning Commission is not required to provide response;
ii Offered ot the Choir's discretion when there is time;
iii Not o public hearing - comments made during this time will not be port of ony heoring record;
iv May be structured with a three-minute per person time limit.
o Summary of today's meeting
o Follow-up action items
r Agenda ltems for July 6th meeting at 6:30 pm at the Tri-Area Community Center
o Thank you for coming and participating in your government at workl
OPENING BUSINESS
o Callto Order/Roll Call
6:30 pm
DtscussloN
6:45 pm a
OBSERVER COMMENT
8:00 pm
CLOSING BUSINESS
8:15 pm
ADJOURNMENT
8:30 pm
PLEASANT HARBOR MASTER PLANNED RESORT
Title 17
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. Gcneral Provisions
I7.60.010 Authoritv.
17.60.020 Title.
17.60.030 Purpose and intent
Site Plans. and all subsequent develooment within the MPR area will be subject to the approved
bindine site plan and as specified in the terms and conditions of the Development Aereement
between Jefferson Countv and the Developer.
17.60.050 Anplicabilitv.
The orovisions of this title shall apply to all land use actions and sitine of infrastructure
includinq 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.
Washineton.
resulations that comoly with and are consistent with tle 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 15 and Title l8 of the
l-
17.60 060 Exemptions.
The followins structures and uses shall be exempt from the rezulations of this title. but
are subject to all other applicable local. state and federal rezulations includine. but not limited to.
the countv building ordinance. interim critical areas ordinance. the shoreline management master
oroeram. and the State Environmental Policv Act (SEPA).
( I ) Wires. cables. conduits. vaults. pipes. mains. valves. tanks. or other similar equipment for
the distribution to consumers of telephone or other communications. electricitv. gas. or water or
the collection of sewage. or surface or subsurface water operated or maintained bv a
governmental entiw or a public or private utilitv or other countv franchised utilities including
customary meter pedestals. telephone oedestals. distribution transformers and temporarv utilitv
facilities required durine buildins construction. whether any such facility is located underqround.
or above-glround: but only when such facilities are located in a street rieht-of-wav or in an
easement. This exemption shall not include above-sround electrical substations. sewasepump
stations or treatment plants. or potable water storaee tanks or facilities. which shall require
conditional use approval in anv zone where permitted:
(2) Undereround utilitv equioment. mailboxes. bus shelters. informational kiosks, public
bicvcle shelters. or similar structure or device which is found bv the director of communitv
development to be appropriatelv located in the public interest:
(3) Minor construction activities. as defined by the IBC. Section 106.2 and structures exempt
under Chaoter 15.05 JCC. as amendedl
(4) Development consistent with the Marina Bindine Site Plan approved bv the Countv orior
to adoption ofthis chapter.
17.60.1l0 Pre-existinq uses and structures.
Existine legallv-permitted. 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 Countv Code and anv other aoplicable
rezulations or Ordinances.
17.60.120 Provisionsbindineon theland. (this sectiondeletedbvthePC)
17.60.130 Enforcement
The enforcement provisions codified in Chapter 18.50 Enforcement of Title l8 of the
Jefferson Countv Code as currentlv enacted or as hereafter amended shall apolv to anv alleeed
violation of Title 17. Article II. more commonlv 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 Puroose.
The MPR-RRC zone allows residential and recreational facilities. as well as commercial
amenities and services associated wi*r the resort and surroundinq communifu. It also allows for
the central resort and conference facilities.
1
17.65.020 Permitted Uses.(l) Residential uses includins sinele-familv and multifamilv structures. condominiums.
townhouses. apartments. lofts- villas. time-share and other fractionally owned accommodations.(2) Short-term visitor accommodations. constitutine not less than 650% of the total residential
units authorized bv Ordinance #01-0128-08. includine. but not limited to hotels. motels. lodees.
and any 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. includine. but not limited to (a) conference and meetine
facilities: (b) restaurants. cafes. delicatessens. pubs. tavems and entertainment associate with
such uses: (c) on-site retail services and businesses tvpicallv found in destination resorts and
designed to serve the convenience needs of users and emoloyees of master planned resort: and
(d) recreation business and facilities:(4) Cultural and educational facilities of all kinds includins but not limited to. interpretative
displavs of local Native American ties to and uses of the area. art galleries. and indoor or outdoor
theaters:(5) lndoor and outdoor resort-related recreational facilities. includine but not limited to
tennis courts. swimmins pools. spa services. hikine trails. bicycle paths. ropes courses.
amphitheater. and other recreational uses consistent with the nature of master olanned resort:
(6) Waste water treatment facilities. including treatment olants. capture. storaee and
transmission facilities to serve a reuse-/recycle prosram for on-site treatment and use/reuse of
waste water and stormwater:(7) Public water supplv and related facilities:(8) Public facilities and services as defined in JCC 18.10.160:(9) Utilities supportine the resort:(10) Emersency services (fire. police. EMS):
(l l) Medical services: and
( I 2) Other similar uses consistent with the purpose of this zone and MPR as determined bv the
Department of Community Development.
17.65.030 Heiehtr$trictions.
No buildines within the MPR-GR zone shall be erected. enlareed or structurallv modified
to exceed 50 feet in heieht as measured by IBC standards except with approval of the local Fire
District. Undersround or imbedded parkine shall not be included in any heieht calculations.
17.65.040 Bulk and setback requirements.
All structures shall be set back at least 40 feet from Master Planned Resort boundarv
lines and adiacent MPR zones for buildinss over 50 feet. Minimum buildine setback from State
Route l0l is 50 feet.
t7.6S.0S0 Critica ion
Areas
( I ) Critical areas and their buffers within the MPR boundaries shall be identified. delineated
and permanently orotected in accordance with JCC I 8.22 and shall be desisnated on the official
mao of the Pleasant Harbor Master Planned Resort. A buildine setback of l0 feet shall apply to
all desisnated buffer areas.
-J-
(2) Sipmificant Tree Retention
All trees measurine 10" diameter breast hish (dbh) or qreater on the date of bindins site olan
approval shall be located and marked for retention. and measures taken to protect surrounding
soil and roots during site disturbance. Where there is no alternative to removine such trees.
Additional "large" trees shall be planted in buffer areas at a ratio of two trees planted for each
removed. Where feasible. removed trees and their root wads shall be made available for
watershed restoration proiects.
(3) Kettles Ponds.
A "kettle pond" is defined as a oond formed in a depression on the land surface left bv an ice
block after glacial retreat. Black Point has three such seoloeic and culturally sienificant 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 vesetation buffers.
(4) SpecialEnvironmentalProtectionProvisions.
Not withstanding all other environmental requirements, the MPR approved plan must have
orovisions for:
(a) Sole Source Aquifer. Well-head Protection and Aquifer Recharee Area
The aquifer underlvine 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 imorooerlv directed
conditions.
(b) All development and landscapine within the PHMPR area must be located .
constructed. and maintained in such a manner as to orovide full protection to the
aquifer and anv on-site or neishborine wells that relv on that aqgifer for potable
water.
(c) No eolf course greens should be constructed over the sole-source aquifer. and site
eradins and excavation should be minimized. as demonstrated bv a Counw reviewed
and aporoved eradine plan pursuant to JCC.
(d) Land disturbine activities such as sradine and fillins shall be keot to a minimum and
natural contours shall be followed in locatine and desisnins all development features
to protect the natural environmental uniqueness ofthe site.
ed [DWl1]r Need to addms this.
-4-
oetroleum products. puttine human health at risk as well as fish and wildlif'e. An
Cmrenbd fDwl2l: And this.
(e) Reeular independent water quality testine shall be conducted at specific monitorins
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
testins in the lower reaches of the two adioinine watersheds for toxic contamination
and low oxvgen levels.
(fl All development and land disturbance shall protect/avoid all important
cultural/historic sites that are listed. or elisible to be listed bv State Historic
Preservation Officer or by a local Tribe with iurisdiction (site is included in Tribe's
ceded area-Pt No Point Treatv Tribes)..
(e) The owner/developer or assisnees must provide for all on-site recycline of material.
includins paper, elass. cardboards, olastics. and compostine of earden waste. food
waste. All compost should be reused on site. The owner/developer or assiqnees must
provide a written record that landscapine materials ourchased and applied onsite.
includins those applied as comoost fe€dstocks. and pest controls are within the
oarameters and use restrictions set forth bv the National List of Allowed and
Prohibited Substances as published and periodically uodated bv USDA National
Oreanic Prosram. The Pleasant Harbor Marina shall provide waste holdine tank
pump out for vessels. and shall maintain a recycling station. including the means to
recvcle used vessel oil.
(h) The applicant shall identifo wildlife use areas within the site and provide for set-aside
and protection ofcore wildlife habitat areas and connectins corridors.
(i) In cooperation and consultation with local tribes. areas shall be set aside and
maintained for the occasioiral harvestine of medicinal plants and other plants
important to tribal culture.
(j) All development with the PHMPR must complv with the requirements for buffer
retention. wildlifeprotection. ereenbelt retention and maintenance and establishment
ofpermanent protective easements for these resources. as well as the other specific
reouriements of Jefferson Count-v Ordinance. 0l-0128-08. which was part of the Board
of County Commissioners Council approval for establishment of the Pleasant Harbor
Master Planned Resort.
(k) Anv developmetrt oroposed in the PHMPR shall use the LEED (Leadership in Enersv
and Environmental Desien) qreen buildins rating system standards.
(l) Anv development proposed in the PHMPR shall use the International Dark Skv
Association (IDA) Zone E-l standards for the MPR in order to limit niehrtime lieht
oollution which mav affect neiehboring 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 exceotion of
those tyoe of activities pertainine to zuests and residents onlv such as access to laundry rooms or
orI had a noE [Et
"This sitc is includcd s listed..."
-5-
internal recreation rooms. TV rooms. etc. Nothine in this section shall prevent the operator of
anv recreational resource from establishing a fee or charse for the public's use ofthe recreational
resource.
I Chapter 17.70. Ooen Space Reserve. (MPR-OSR )
17.70.010 Purpose.
The pumose of the MPR-OSR zone is to provide for a natural veeetated buffer area
between the resort activities and the waters of Hood Canal. The MPR-OSR zone shall include a
buffer extendine landward 50 feet iiom the too of the shoreline bluffbank. includine a 10 foot
buildine setback. alone southem boundarv of the MPR in accordance with Ordinance No. 01-
0 I 28-08.
17.70.020 Permitted uses.
The followine uses qfgj)9fl-r)iltfd,mAy b-e d-lS111p-d-.Ulhe hqtl_et ?r--r-d.qp-cn tp3_c_9-_4;_L_'_.1..1._ql
MPR-oSR zoneEfler a.d-clp.!,!iua.!is! bsi_bss! ura<le-tbat suEh use_$ y-rl! lal rgdu,se-Ih.-e
protection affbrded to either the critical arcas or their- buffers !(+'),Rpsloraltqp:oierrll
drllleklpme*t-sta+e:gnd
( l2) Passive recreation that does not reduce the forest canoov. increase stormwater discharqe
orblufferosion,_s_ugh.aslIAil$ !9.!gqgn,sguctetl!eaitgavoid.!1ee.9l_e3r_ri4g_andtqbemade!t
aatulal-qrea4lslr 419! a ll
(2) Educational and interpretive displays and signs may bc installcd i*fsuch installations
involves a rnininrum ofdisturbance to soils or vegetation.
Cornmented [DWJ4]: Dctmination by whom?
Cmlffited [DWr5]: Tm sringot per lcgal. Simild to No Nct
Lo$.
CmrenEd [DWJ6]: Whymove this?
CmmEd [DWJ7]: Awkwatd. I could age with -natrral
orgdic mtqids" but the componots of dphalt rc also "orgaic"
dd "natual."
Cmmented [DWJ8]: Good idea
CmmEd [DWrg]: AE you sy that m ls allo*cd 6
pmittcd uad6 JCC 18-25 dEll bc atlwod?
Chapter 17.75. Marina - Maritimci Villaee (MPR-MV)Cmmnted [Dwrlol: Staffaddition for cluity.
CommenEd [DWr1U: Diuo.
17.75.020 Permitted uses.
The followine uses are permitted in the MPR-MV:
(l) Marina and overwater structures as approved throuqh the Jefferson County Shoreline
Master Proeram and associated rezulations Chapter 18.25 JCC:
(2) Residential uses includine sinsle-familv and multifamilv structures. condominiums. time-
facilities. includine open parkins lots. restaurants and shops. as well as marine service facilities.
Cdnmened [Owr,jl]: Not aesary. This s@ld bc ESularrd
uodq ,CC | 8.25 ed wilh a Hldnulic Pojccr Appoval from Fish
& Wildlife.
ComttHbd [DWr12]: Ditro.
-6-
share and fractionally owned accommodations of all kinds:
(3) The Marina and Maritime lYillaee related upland mixed use. commercial and service
(4) Accessory uses and structures. such as earaees. carports. storase buildines and similar
structures supportine marina and maritime villaqe uses. fuel service and parkins:
(5) Indoor and outdoor resort-related recreational facilities. includins but not limited to
tennis courts. swimmins pools. marinas. hikine trails. bicycle paths. ropes courses. game center
and other recreational uses consistent with the nature ofmaster planned resort.:(6) Utilities supportine the resort:(7) Infrastructure and buildinss. both above and below qround. 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 bv
the Department of Communiw Development and consistent with I 8.25 JCC', .
17.75.030 Heishtrestrictions.
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. Undereround or imbedded
parkine shall not be included in anv heieht calculations.
17.75.040 Butk and densi+v*etbacld,f.e.g.qileHg.nt!.
There are no vard or setback provisions internal to the MPR-MV zone. All new
structures located within shoreline iurisdiction shall complv with the setback reouirements of the
County's Shoreline Master Proeram as codified at Ch. I 8.?7. 25llCC
Chapter 17.80. Pleasant Harbor Resort Development
17.80.010 ResortdevelonmenL
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 maior or minor revisions to the Resort Plan. These provisions apply to
all resort and associated development within the Pleasant Harbor MPR.
r7.80.020 e4n,
residential units provided. however short term visitor accommodation units shall constitute not
less than d-r$165 percent of the total units. The Pleasant Harbor MPR in total shall have a
development cap of 7SS0e56.608 $quare f€e! of resort commercial. retail. restaurant and
conference space. not includine Sbies-and'internal open space.
established'i++l€Develspme"t+\greeme*t$et*€e*+he{-€t M
Commerted [DWJ16]: Cmetion
Commented [DWJlTl: They have alrcady ben apprcved for
890. If the applicmt ages to this in writing with a revised daft,
thcn okay.
7
ComrEnt€d [DWr15I:
Comrent€d [DWJ2O]: Not rquircd
Comm€nEd [DWJ21]: Also includa aM6t6Ple 6 required
uf,d6 .,CC I 8. I 5. I 26 - ss shff repod.
Comm€nted [OWr22]: Umcrcry.
'i colrcllted qDwl_14Ic-T:i:16J wth l7;.!.9r010 l
ic9-1"rya_19w7l,8liryU*1!r{3 I
commented [Dw]19I:
M
17.80.040 Permit process for resort development.(1) A oroiect-level supolemental environmental impact statement (SEIS) analvzine
development r*nder-of the.Resort Plan is required orior to issuance of buildine oermits for anv
new resort develooment intuet
@(2) Notice of ,Resortlfarl3Bp&4!tg&;frE4-{pt-yifqa_lq_etBttgytgy-uld.-erSlP"A.__St#
Reson-Plan shall be provided to all oersons oragencies entitled to notice pursuant to the land use
procedures of JCC Title 18.
provided pursuant to the State Environmental Policv Act. Chapter 43.21C RCW. Article X of
Chapter 18.40 JCC shall be anplicable to the permit orocess for resort development.(5) Followine completion of the SEIS buildinepermits mav be issued. followine appropriate
plan review. for proiects analyzed in the SEIS.
(6) Actual resort developmort may be undertaken in phases. but onlv followins completion
ofreview and approval ofa full resort buildout plan throueh the SEIS process. A phasins
schedule mav be prooosed as part ofthe environmenta[ review or mav be developed at a later
date.
(3) The utilitv element of any subsequent phase of SEPAefivir.onrnenta.l. review oertainine to
the Pleasant Harbor MPR shall r--provide eview-information on all affected utilitv svstems.
including sewer and water svstems and the results of required monitoring. The effectiveness of
such monitoring shall be evaluated. Supplements or chanees to the monitoring and reporting
Fomatted: Highlight
Ny
thisIs for revisim ofthe Resod Ple or
theunder Rcon Plm?
Cmmted [DM25]: Statrcould this
Not cld on this or why it'sCmm€ated
Comrrented
state
-8-
fbr-- a SEPA thresholdDetermination of Significance except where the SEPA-responsible
official determines that the application results in onlv minor eel+stroe+it+nrnrparts. Eristing
r
Comrented
Cmrenbd
Comffited [DWr24: T@ @gue. Nc€ds b match SEPA
laguage or be moe spei6c.
Commented [DWJ2a]; Staff@uld agee with this chege.
of reviw.
(4) Anv preliminary scope for future development within the Pleasant Harbor MPR is
basedsLa!1._[g consistent with on-the-deser'.iMapp_roved Resort Plan. Other elements. issues. and
specific 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 EIS
S__!!,A-analvsis to reduce duolication and narrow the focus on potentially sienificant adverse
environmental imoacts.
17.80.060 Revisions to Resort Plan.
n of ,ir" or r"op" to th"=ll.urant Hu.bo, MPR
boundarv or zone chanees within the MPR. shall roquire a Comprehensive Plan amendment and
related zonine action. Such chanees are outside the scope ofthe revision orocesses described
below and in JCC 17.80.070 and I 7.80.080. The Countv mav approve an amendment to the
Comprehensive Plan onlv if all requirements of the Growth Manaeement Act (Chapter 36.70A
RCW) are fulfilled.(2) The Countv shall accept buildins permits only for proiects included in and consistent
with the Resort Plan. A revision to the existing Resort Plan shall be submitted to the countv for
approval prior to the acceptance of any oroposat that is inconsistent with the Resort Plans set
forth in this title. Upon approval of a revision. all subseouent development proposals shall be
consistent with the revised Resort Plan and develooment regulations.
(3) Proposed revisions to the Resort Plan shall be submitted to the dcpur'tr'nenlDcpartment qf
_c":_q nutti,n-itv (-(ur:u!Ln_[y-rje]i9]9rurcn!Dcyel,aJrltl"e$1p*e.Dl ana me OCO airector wl
whether the proposal constitutes a major or minor revision. Upon makins a determination. the
proposed revision shall follow the aopropriate process for plan revisions as outlined in JCC
17.80 060 and 17.80.070.
I7.80.070 Minorrevisions.
( I ) Minor Revisions. Theeountv'r.es'o€ni.zes-tlat-theBesort Plans mav require minor changes
to facilities and services in response to chaneing conditions orlnarket.=rleifnE@tlEtpllte
Minor revisions:{ran be granted u,hen; such
rg.uiiert.
Cmmnted [DWJ31]: To include a doee in sie or sc!p€?
Why would a rrduction io size, upe md scale rcquirc a C@p Ple
Anetrdmol? Peftaps jut e mendrnent to the M6tq PIatr &d
DA
quality and quantity mpnitorine as well as for run-olTimpacts, shall be specifled in the
Plan in effect. A chanee that satisfies the-- followins criteria shall be deemed a minor revision
for purposes ofthis chapter:(a) lnvolve no more than a ten 57o6l0lipgrgent increaqg=in the overall gr,,qq! sgu4re
footase ofthe Resort Plan:(b) Willhavenoadditiona@l=lrIrasts ql=thg
systems shall be considered ifnecessarv to ensure that water quality and water supplv are
adEuatelv protected and impacts to nafural resources minimized. Requirements for rvater
environment and/or facilities than that addressed in the development plan:
(c) Do not alter the boundaries ofthe approved olan:(d) Do not propose new uses or uses that modi& the recreational nature and intent of
the resort.
Commenhd IDWJ30] : Redundant.
Commented lhc b6is for this?
-9-
Cmment€d
Comnrented [OWJ32]l Rcduces the flexibiliry ofthe dweloper
to mak€ chag6.
Com'ffiH [OWr35]: This make semc s &r 6 sening a
sktrdard, while "siFi6@tly great{" @ b€ subjcctive, but
deviats ftom thc SEPA standad of Prcbable signifiut
CmmenEd [DWJ36]: AgEd. How would thd b€ detmif,ed
(2) Minor Revision Approval Process. Applications for minor revisions shall be submitted to.
and reviewed bv the Jefferson Countv depa*slelttDspartnrent of ea!4!'lutig*ColnDqllty
Comprehensive Plan and other pertinent documents. Those proposals that satisfo the above-
referenced criteria shall be deemed a minor plan revision and mav be administratively approved
(as a Tvpe II decision under the land use orocedures of JCC Title 18. Unified Development
Code) bv the director of the department of communitv development. Public notice of the
application. the written decision. and appeal opportunities shall be provided to all persons or
aeencies as required bv the land use orocedures of JCC Title I 8. Unified Development Code.
Those revisions that do not complv with the provisions contained within this section shall be
deemed a major revision. subiect to the provisions outlined in JCC 17.80.080.
17.80.080 Maior revisions.
Revisions to the Resort Plan that will result in a substantial chanee to the resort
includins: chanses in use, increase in the intensiw ofuse. or in the size. scale. or Censiw of
development: or chanees which may haveiMp.cl5€I1hg
environment bevond those reviewed in previous environmental documents. are considered to be
major revisions and will reouire application for a revised Resort Plan.
prepared describine the proposed revision in relation to the aporoved Resort Plan and
providinq a fiamework for review. analvsis and mitisation of the revised development
activitv oroposed. The Resort Plan revision orooosal shall include the followine
information:
(a) 6a)**-hn explanation of why strict adherelrce to the approved Resort Plan and
Develoner Agreement is no loneer feasible{. -
(!).--,,_A description of how the revised Resort Plan would further the eoals and policies
set forth in the Comprehensive Plan:(b) A description of how the Resort Plan revision complements the existins resort
facilities of the MPR:(c) A description ofthe desisn and functional features ofthe Resort Plan revision.
settine out how the revision provides for unified development. inteerated site desiqn and
protection of natural amenitiesl(d) A listine ofproposed additional uses and/or oroposed chanees to density and
intensitv of uses within the resorl and a discussion of how these chanees meet the needs
of residents of the Pleasant Harbor MPR and patrons of ttre resort:
(e) A pomoleted SEPA environnrental checklist with bescription and,qtalysis of the
environmental imoacts associated with the proposed revision. includine an analysis 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 ofhow the proposed Resort Plan revision is inteerated with the
overall Pleasant Harbor MPR and anv features. such as connections to trail systems.
natural systems or sreenbelts. that have been established to retain and enhance the
character of the resort and the overall MPR:
(e) A description ofthe intended phasine ofdevelopment proiects:
of
Cmretrted [DWJ38I: Again, thc SEPA stedad.
Fomatted: Numbered + Level: 1 + Numbering SSe: 1, 2,
3, ... + Sbrtat: 1 + Alignrent: Left + Aligned at: 0.25" +
Indent at: 0.75"
Fomatt€d: Indent: Left: 0.75"
Fomatted: Numb€red + Level: 1 + Numbering Styh: a, b,
c, ... + Start at: I + Alignmeot: Left + Aligned at: 0.5" +
Indent at: 1"
Cmmented [OWJ4O]: of coue.
Commented [DWJ37]: Staffmd legal would rcjqt &is. SEIS
rsa dqmst
CmrenEd [DWJ39]: Rejcdcd by lcgal. Not tbc County's
bNiness
-l 0-
(h) Maps. drawines. illustrations. or other materials necessary to assist rn
understandine and visualizine the desien 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 existinq resort and MPR demands. includine but not limited to
transportation, water, sewer and stormwater facilities: and a demonstration that sufficient
facilities and services to supoort the development are available or will be available at the
time development permits are apolied for.(2) Major Revision Process. Major revisions shall be orocessed as a hearine examiner
decision (Tvpe lll). with a required public hearins prior to the decision. Public notice of the
apolication. the written decision. and apoeal oonortunities shAll be provided to all persons on the
Pleasant Harbor M PR roster (see JCC I 7.60.070) and such other persons or asencies as reo uired
by the land use procedures of JCC Title 18. Unified Development Code. Anv orooosed maior
@ung" to ,h" boundu.i.. gfJh" MPR ,or.,.q.shul.l.r"qrir. u
Comprehensive Plan amendment (a Tvlre V countv commissioners decision) prior to anv
decision on the Resort Plan amendment ru,r-dleview bv the--Qsuntv Plarminq Commission agd
ilbqquflt rE"cpmn-enda-tl=qn-ta-thg B-occ whogrprsves all comoreheuivp-P]an-anqdmeuls-r(3) Decision Criteria. The heering-ex.an+i+IerBoard of Countv Commissioners mav approve a
co*bined .ajqr reyiqlqq tq tbe 8,9qq.4,lle{, q,!4 lqnprst."xSjyq llql enqtCuq,,lp,nly if e!! the
followins criteria are met:(a) The proposed revision would further the eoals and policies set forth in the
ComtrHEd [DWN2]: Y6, @sis@twith @lMrcodc.
Comprehensive Plan:rb) Ne,-Ad-Eqatp SEJ.A*LeJ-i-e-L-bs-bsen sssduplea ano no wqiti gat4 prou
sisnihcant adverse environmental impacts would be created bv the proposed revision:(c) The revision is consistent with all apolicable development reeulations. includine
those established for critical areas:(d) On-site and off-site infrastructure (includins but not limited to water. sewer.
storm water and transoortation facilities) impacts have been fully considered and
mitieated:(e) The prooosed revision complements the existins resort facilities. meets the needs
ofresidents and pahons. and provides for unified development. intesrated site desisn.
and protection of natural amenities.
What is adcquate rd wlp deid6.Co.nmenbd [OWJ44]:
Stick wi& SEPA shdrd.
-l l-
. . . : Cmffited [DwJ43]: BoCC 6ly ln,ol"J J*, *ri*i- f I
Comp Ple mo&nmt includcd. I
Commnted
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 ifthe residential uses are integrated into and support the on-site
recreational nature ofthe resort.
(1) Port Ludlow. Port Ludlow Master Planned Resort (MPR). The firsle*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 requirernents in JCC Title 17.
However, Jefferson County does not enforce private codes, covenants and restrictions.
(2) Pleasant Harbor Marina and Golf Resorl Pleasant Harbor Marina and Golf Resort is the
second officiallv desienated master planned resort in the Countv. The Pleasant Harbor MPR is
desisnated in accordance with RCW 36.70A.360 as a new master planned resort and is subiect to
the provisions of JCC Title 17. The Pleasant Harbor MPR is characterized bv a iml€eqt{il:
tele&pj{-qAdg5g1;!9lr-frrjlilits qnd ameri-ties*eili-+-y-squth of Black Point Road and a
marina/Nlaritime Villaee and associated housins north of Black Point Road. The resort is
predominatelv desiened to serve resort and recreation uses and has onlv limited full-time
occupancv. The resort is served bv the Brinnon Rural Center. which accommodates LAMIRD-
scale commercial uses servine the resort and local population. The master planned resort's
intemal requlations and planninq restrictions such as codes. covenants and restrictions mav be
more restrictive than the requirements in JCC Title 17. However. Jefferson County does not
enforce private codes. covenants and restrictions.
18.15.115 Designation.
"Master planned resort" (MPR) is a land use designation established under the Comprehensive
Plan. The eCyexisting officially designated master planned resorts in the county 4ryis the Port
Ludlow MPR and the Pleasant Harbor , provisions for which are codified in JCC Title 17.
The Port Ludlow MPR is adopted pursuant to RCW 36.70A.362 regarding designation of
existing master planned resorts. Pleasant Harbor MPR is adopted pursuant to RCW 36.70A.360
oertainine 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
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[DW]451: why?tfl.
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
36.70A.360 offer an opportunity to utilize these special features for enjoyment and recreational
use, while bringing significant economic diversification and benefits to rural communities. The
purpose ofthis article is to establish a master planned resort 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 36.704.360:
( I ) All residential uses including single-family and multifamily structures, condominiums,
time-share and fractionally owned accommodations; provided, such uses are integrated into and
support the on-site recreational nature ofthe master planned resort.
(2) Short-term visitor accommodations, including, but ilot limited to, hotels, motels, lodges,
and other residential uses, that are made available for short{erm 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) Meetingfacilities;
(c) On-site retail businesses and services which aredesigned 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.
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18.15.126 Requirements for master planned resorts.
An hpplicalisn nt fbr an MPR project mustmees"itslu(klth9-f9l!9w!ng rggui{eme.nts!
(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 maximum densities and intensities of
use of the MPR and a discussion of how these uses and their distribution meet the needs
ofthe resort and its users.
(d) A land use map or maps that depict the completed MPR development, showing
the full extent and ultimate development of the MPR or resort and 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 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 ofhow the MPR relates to surrounding properties, and how its
design and arrangement minimize adverse impacts and promote compatibility among
land uses within the developmant and adjacent to the development.
(h) A dernonstration that sufficient facilities and service which may be necessary,
appropriate, or desirable for the support ofthe development will be available, and that
concurency requirements of the Comprehensive Plan will be met.
(i) A description ofthe intended phasing ofdevelopment ofthe project, ifany. The
initial application for an MPR shall provide sufficient detail for the phases such that the
full intended scope and intensity ofthe development can be evaluated. This shall also
discuss how the project will function at interim stages prior to completion of all phases of
the project, and how the project may operate successfully and meet its environmental
protection, concurrency, and other commitments should development cease before all
phases are completed.
(2) Development Agreement. A master planned resort shall require approval of a
development agreement as authorized by Article XI of Chapter 18.40 JCC (Development
Agreements), and RCW 36.708.170 through 36.108.210. Consistent with JCC 18.40.830(3) and
RCW 36.708.170, the development agreements shall be prepared by the applicant and must set
mus
Cmmted
ofthc DA.
applimt
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forth the development standards applicable to the development ofa 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
(f) 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 desigration, pursuant to the requirements of JCC 18.45.040; provided, that the
subarea planning process authorized under Article VII of Chapter I 8. I 5 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. 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.1 10.
18.15.129 Application requirements andapproval 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 8.1 s.1 26(1 ).(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
meettherequirementof JCC 18.15.126(3)and 18.45.040. [Ord.8-06 $ l]
18.15.132 Decision-makingauthority.
(l ) The planning commission, pursuant to its authority specified under JCC 18.40.040 and
18.45.080, shall hear and make recommendations on master plans and site-specific applications
for MPR land use designations on the Comprehensive Plan Land Use Map.
(2) The board of county commissioners, pursuant to its authority specified under JCC
18.40.M0, I 8.40.850(5) and I 8.45.080, 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.
18.15.135 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.
(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 Plan, the
requirements of the Shoreline Master Program, and all other applicable sections of
this code and all other codes and policies ofthe
(3) If an MPR will be phased, each phase open space,
recreational facilities, landscaping and all other of the to stand alone if
no subsequent phases are developed.
(4) The MPR will provide active adequate open
services such as transportation access, public health to adequately
meet the needs ofthe guests and of the
(5) The MPR will contain supportive accessory on-
site urban-level commercial and
MPR.
such shall be oriented to serve the
(6) Environmental and screening of
facilities and with each other, and in
order to AS of natural features, historic
sites, and public
(7) All on-site and impacts have been fully considered and
mitigated.
(8)in such a manner as to avoid or
lands and property
(e)standards to retain and enhance the
character
(10) The resort is better suited and has more long-term
importance for commercial harvesting of timber or production of
agricultural will not adversely affect adjacent agricultural or forest
resource land $ ll
18.1s.138 Planned Resort.
The Po**udlo* Master Planned Resort Code (JCC Title I7), 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.I hr.$.oz!
sufficient
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Comrenbd
6zr Sheridan St.
Port Tou'nsend WA q8S68
Jefferson County Planning Commission
REGUIARMEETING
Tri-Area Community Center
June 15, zo16
Pt ?)6..r.329-445C.
F:36o379-449t
plancotr m (o)co.icff crsqn.u'a.us
Audience Sign-in Sheet
Organizati on/Street Address:
,r 2?6 D,zrA $ust)
Name:City:
Do you wish to speak during
Observer Comment?
Yes No Maybe
lbl /11/7?z/27/f,Crrrzro A-/.J
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I
i
6ar Sheridan St.
Port'lor.r'nsend WA 98368
Jefferson County Planning Commission
REGUIARMEETING
Tri-Area Community Center
June t5, zo16
Pt Z6oi79-445o
tt:36o379-449t
plancornm(rilco..jcffcrson.p'a.us
NOTICE OF ADIOURNMENT
5 2c lGDate:
Time:
qq E
A ved:
Cynthia Koan, Chair
Jefferson County Planning Commission