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Jetferson County- Planning Commission
MEE,NOTES
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Opening Business
Callto Order:
Roll Call:
Kevin Coker
Cynthia Koan
Staff Present:
Approval ofAgenda:
PM
Mark Jochems
Matt Sircely
Public in Attendance:
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Richard Hull
Ul*ry;[tse-u-
Gary Felde t ? Lorna Smith+C--
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Tom Giske
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Jefferson County Planning Commission
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Discussion Topic:
Jefferson County Planning Commission
MEETINGNOTES
Date (?
P:36n-379-445cr
F::l6rsi79-44sr
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Speaker Name
Speaker Name
Speaker Name
Public Comment Comment Period Open Time
.--m,
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2- : tfl (e c.>ceJSpeaker Name B utr-
Speaker Name
Speaker Name
1:a a
Closing Business
Follow-up Work ltems for DCD Staff:
Comment Period Close Time PM
UCCNext Meeting:
Adjournment Time
.Pirg.:
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P:96o379-445o
6zr Sheridan St.
Port Townsend WA g8S68
Jefferson County Planning Commission
MEETINGAGENDA
Tri-Alea Community Center
June 29, zot6
F: 36o-379-445t
plancomm@co jefferson.wa.uso
o
o Callto Order/Roll Call
Approval
a Staff
o CommissionerAnnouncements
Topic Presented by
a Continued Deliberations on Regulations
for the Pleasant Harbor Master Planned
Resort
David W. Johnson, Associate Planner
When the Choir recognizes you to speok, please begin by stating your name and oddress.
Please be oware that the observer comment period is .,.
i An optional time period dedicated to listening to the public, not o question and answer
session. The Planning 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 any heoring record;
iv May be structured with o three-minute per person time limit.
. Summary of today's meeting
r Thank you for coming and participating in your government at work!
o
OPENING BUSINESS
6:30 pm
DISCUSSION
6:45 pm
o
OBSERVER COMMENT
8:00 pm
BUSINESS
8:15 pm
. Follow-up action items
. Agenda ltems for July 6th meeting at 6:30 pm at the Tri-Area Community Center
ADJOURNMENT
8:30 pm
o
o
o
David W. Johnson
o From:
Sent:
To:
Subject:
David W. Johnson
Friday, June 24, 2016 12:53 PM
Cynthia Koan; Gary Felder; Kevin Coker; Lorna Smith, Mark Jochems; Matt Sircely; Mike
Nilssen, Richard Hull;Tom Giske
David W. Johnson; Philip Morley; David Goldsmith
Required Findings
Planning Commissioners,
ln an effort to help you develop the required findings for your recommendation to the BoCC, I have included them here
Please read through them, think of a response and be prepared to discuss and deliberated at the next meeting on June
29th. lf vou have anv questions that I can answer before then, please let me know so we can expedite this process.
Thanks!
Required findings; adapted from JCC 18.45.080 (1)(b)(i-iii) :
(ii)
Have circumstances related to the proposed amendment and/or the area in which it is located substantially
changed since the adoption of the Jefferson County Comprehensive Plan?
Are the assumptions upon which the Jefferson County Comprehensive Plan is based no longer valid; or is
new information available which was not considered during the adoption process or any annual
amendments of the Jefferson County Comprehensive Plan?
Does the proposed amendment reflect current, widely held values of the residents of Jefferson County?(iii)
b) JCC 18.45.050(4XbXi) through (aXbXvii) lnquiry into the Grourth Management lndicators:
Cc:
(i)
o i)
ii)
iii)
iv)
v)
ls growth and development as envisioned in the Comprehensive Plan occurring faster or slower than
anticipated, or is it failing to materialize?
Has the capacity of the county to provide adequate services diminished or increased?
ls there sufficient urban land, as designated and zoned to meet projected demand and need?
Are any of the assumptions upon which the plan is based no longer found to be valid?
Are there changes in the county-wide attitudes? Do they necessitate amendments to the goals of the
Comprehensive Plan and the basic values embodied within the Comprehensive Plan Vision Statement?
Are there changes in circumstances which dictate a need for amendment to the Comprehensive Plan?
Do inconsistencies exist between the Comprehensive Plan and the GMA or the Comprehensive Plan and the
Countywide Planning Policies for Jefferson County?
vi)
vii)
c) The Record
1)
2l
3)
4)
s)
6)
ln addition to the guidance provided by GMA, the County-Wide Planning Policies, the Jefferson County Code,
and the Comprehensive Plan, what else is in the record with respect to this proposal?
Can assertions in the record be confirmed by information from other sources?
ls the decision we are about to make based on the record?
Does the decision we are about to make, so far as we know, satisfy legal criteria?
ls the decision we are about to make limited to the specific request at hand?
Are there any additional findings of fact or conclusions of law pertinent to this decision?
David Wayne Johnson - LEED AP - Neighborhood Development
Associate Planner - Port Ludlow Lead Planner
1
o
o PLEASANT HARBOR MASTER PLANNED RESORT
(Jefferson County Planning Commission Version 2016)
Title 17
MASTER PLANNED RESORTS
Title 17. Article I,Ludlow MPR
Chapters 17.05-17.50
No change
Title 17. Article II. Pleasant Ilarbor MPR (17.60-i7.80)
Chapter 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.
Theregllatrars set forth in this title shall be known as the'lPleasant Harbor MasteroPlanned Resort Code" or by the short title "Pleasant Harbor MPR Code." Citations to these
rezulations shall be made usins the applicable JCC section number.
17.60.030 ose and intent.
intent of the Pleasant MPR code is
o
that Jefferson
17.60.040 reouirements.
In addition to the rssurcrsetts af thislitle, the provisions of Title 15 and Title l8 of the
Jefferson County Code shall apply to devel in the Pleasant Harbor MPR. Applications for
development 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 approved
bindins site plan and as specified in the terms and conditions of the Development Asreement
betwesn Jefferson Countv an
r7.60.050 Annlicabilitv.
The provisions of this titlq shall apply to all land use actions and siting of infrastructure
over water or conducted within the the
nty,
Washington.
I
for future development within the boundaries of the Pleasant Harbor Master Planned Resort.
o
17.60 060 Exemptions.
The followins structures and uses shall be exemnt from the reerulations of thi s title hrrt
to all other ations not limited
the countll buildinq ordinance. interim critical areas ordinance. the shoreline manaeement master
proeram. and the State Environmental Policy Act (SEPA).
(1) Wires. cables, conduits, vaults. Bipes. mains. valves. tanks. or other similar equipment for
or other communi
the collection of sewage,or surface or subsurface water operated or maintained by a
ora blic or utili franchised utilities
customarv meter pedestals. telephone pedestals. distribution transformers and temporary utilitls
facilities required durine buildine construction. whether any such facility is located undereround.
or above-eround: but only when such facilities are located in a sfteet right-of-way or in an
shall not include above-
stations or treatment plants, or potable water storaqe tanks or facilities. which shall require
qeqditional use approval in anv zone where permitted:
(2) Undereround utility equipment. mailboxes. bus shelters. informational kiosks. public
or device which is found the comm
development to be approoriately 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 Binding Site Plan approved by the County prior
to adoption of this chapter.
17.60.070 Pre-existins uses and structures.
Existine legallv-permitted. residential and non-residential land uses and structures in all
Resort are lawful and ma ln a manner
with state law, Titles 15 and l8 of the Jefferson County Code and any other applicable
rezulations or Ordinances.
17.60.080 Enforcement
The enforcement provisions codified in Chapter 18.50 Enforcement of Title l8 of the
Jefferson County Code as currently enacted or as hereafter amended shall apply to any alleged
violation of Title 17. Article II. more commonly known as the "Pleasant Harbor MPR Code."
Chapter 17.65 Pleasant Ifarbor Master Planned Resqrt Residential Recrealiqa alttl
Commercial Zsqe (MPR-BBC)
17.6s.010 Purnose.
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 fel
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the central resort and conference facilities.
a'L-
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o 17.65.020 Permitted Uses.
famil and
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time-share and other fractionall owned
visitor less than 65 of the total
units authorized by Ordinance #01-0128-08. includine. but not limited to hotels. motels. lodees.
and any residential uses allowed under subsection 1 of this section that are made available for
short-term rental. "Short-term rental" shall be construed to mean less than 30 days.(3) Visitor oriented amenities. including. but not limited to (a) conference and meetine
delicates taverns and
such uses: (c) on-site retail services and businesses typically found in destination resorts and
desipned to serve the convenience needs of users and employees of master planned resort: and
(d) recreation business and facilities:
(4) Cultural and educational facilities of all kinds includine. but not limited to. interpretative
dispkrys of local Native American ties to and uses of the area. art salleries. and indoor or outdoor
theaters:(5) Indoor and outdoor resort-related recreational facilities. includine but not limited to
tennis courts. swimminq pools. spa services. hikinq trails. bicycle paths. ropes courses.
amphitheater. and other recreational uses consistent with the nature of master planned resort:(6) Waste water treatment facilities. including treatunent plants. capture. storaee and
transmission facilities to serve a reuse/re.cycle program for on-site treatment and use/reuse of
waste water and stormwater:(7) Public water supply and related facilities:
(8) Public facilities and qervices as defined in JCC 18.10.160:(9) Utilities supportins the resort:
(10) Emergency services (fire. police. EMS):
(11) Medical services: and
(12) Other similar uses consistent with the pumose of this zone and MPR as determined by the
Department of Community Development.
17.65.030 Heisht restrictions.
No buildings within the MPR-GR zone shall be erected. enlareed or structurallv modified
to exceed 35 feet in height as measured by IBC standards except with approval of the local Fire
or shall not be included
17.65.040 Bulk and setback requirements.
All structures shall be set back at least 40 feel from Master Planned Resort boundary
lines and adjacent MPR zones. Minimum buildine setback from State Route 101 is 50 feet.
tZ.0S.OSO Critica
Areas(1) 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 desienated on the official
map of the Pleasant Harbor Master Planned Resort. A buildine setback of l0 feet shall applv to
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all desi$rated buffer areas.
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O(2\ Sieni Tree Retention
A1l trees measuring 10 dialsetglllc4sl ) or sreater on the date of bindine site plan
approval shall be located and marked for retention. and measures taken to protect surroundine
soil and roots durinq site disturbance. Where there is no alternative to removing such trees.
additional trees srrch as Douslas Fir or Sitka at least fortr weerq nld nr four feet in heiohtce
areas at a ratio of two trees for each removed. Where
removed trees and their root wads shall available for watershed restoration proiects.
(3) Kettles.
A "kettle" is defined as a depression on the land surface left bLan ice block after glacial retreat.
Black Point has three such eeolosic and culturally sienificant features inside the MPR
a of wetland difficult to The three kettle
on Black Point inside the MPR boundaries shall be Dreserved and protected to include buffers as
deemed sufficient per apreement with the Port Gamble S'Klallam Tribe.
(4) SpecialEnvironmentalProtectionProvisions.
Notwithstandine all other environmental the MPR aporoved plan must have
for:
(a) Well-head Protection and Aquifer Recharge:Area
Permeable soils on site mean patential contamination of the aquifer could occur from
directed run-o S on of
herbicides and petroleum products. putting human health at risk as well as fish and
wildlife. An approved plan for directine untreated run-off away from the aquifer and
treatins all on-site run-off with current biofiltration standards prior to any discharge
to the aquifer.
(b) An approved oreanic veeetation and site manasement plan shall be submitted to the
County as part of the overall Master Planned Resort aoolication for review and
approval. or approval with conditions.
(c) All development and landscapine within the PHMPR area must be located .
constructed, and maintained in such a manner as to orovide full orotection to the
aquifer and any on-site or neighborins wells that rely on that aquifer for ootable
water
(d) No golf course sreens should be constructed over the aquifer recharge area. Site
pf, ading and excavalionshallbe as demonstrated by a County reviewed
o
and aporoved sradine plan pursuant to JCC 18.30.060 & 070.
(e) Land disturbing activities such as erading and filling shall be kept to a minimum and
natural contours shall be followed in locating and desimins all development features
to protect the natural environmental uniqueness of the site.
(f1 Rezular independent water quality testing shall be conducted at specific monitorine
sites to be identified in the Resort Plan to test for saltwater intrusion and toxic
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o
contamination in local wells that rely on the Black Point sole source aquifer. as well asotestins in the lowerteaqhe$ d&elwq watersheds for toxic contamination
o
and low oxysen levels.
(g) All development and land disturbance shall protect/avoid all important
cultural/tristoric sites that are listed. or eligible to be listed. by State Historic
Preservation Officer or by a local Tribe with jurisdiction. Pursuant to JCC 18.30.160.
the that the area of the MPR is within the ceded area of
were parities to the Point No Point Treaty
(h) The owner/developer or assignees must provide for all on-site recyclins of material.
that
(i) The applicant shall identifu wildlife use areas within the site and provide for set-aside
and protection of core wildlife habitat areas and connectine corridors.
:l t,
fi) In cooperation and consultation with local tribes. areas shall be set aside and
maintained for the occasional harvbstinq of'medicinal plants and other plants
important to ffibal culture.
(k) All development with the PHMPR must comply with the requirements for buffer
retention. wildlife protection. qreenbelt retention and maintenance and establishment
of permanent protective easements for these resources. as well as the other specific
requirements of Jefferson County Ordinance. 01-0128-08. which was part of the Board
of County Commissioners Council approval for establishment of the Pleasant Harbor
Master Planned Resort.
(l) Anlr development proposed in the PHMPR shall use the LEED (Leadership in Enerey
and Environmental Design) ereen buildine rating system standards.
(m)in the PHMPR shall use the
o
IDA in order to limit
pollution which may affect neiehboring residential areas as well as wildlife.
(5) Public Access to Master Planned Resort Amenities.
All amenities and shall be open to all members of the
public. with the exception of those type of activities pertainins to zuests and residents only such
as access to laundry rooms or intemal recreation rooms. TV rooms. etc. Nothing in this section
an recreational resource fromshall
of the recreational resource.
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Chapter 17.70. Open Space Reserve (MPR-OSR)
17.70.010 Purpose.
The oumose of the MPR-OSR zone is to plortde for a natural vegetated buffer area
stormwater discharee. or bluff erosion.
,.. .,1"
(3) Educational and interpretive displays and sims may,beinstalled if such installations involve
a minimum of disturbance to soils or vesetation.
between the resort activities and the waters of . The MPR-OSR zone shall include a
buffer extendine landward 50 feet as surveyed from the top of the shoreline bluff bank. includine
a l0 foot buildine setback. alone southem boundary of the MPR in accordance with Ordinance
No.01-0128-08.
17.70.020 Permitteduses.
The followins uses may be allowed in buffer and open space areas in the MPR-OSR
zone after review and approval ofappropriate critical area reports:
( I ) Restoration of existine development intrusions' (roads. campsites) to their natural pre-
development state: and
lncrease
Chapter 17.75. Marina - Maritime Villaee (MPR-h{V)
17.75.010 Purpose.
The MPR-MV zone provides mixed use amenities and services associated withthe
marina and maritime villaqe portion of the resort and surroundinq community. and provides the
central support to the marina operations,
17.75.020 Permitteduses.
The followins uses are oermitted in the MPR-MV:
(1) Marina and overwater structures as approved through the Jefferson County Shoreline
Master Proeram and associd(2) Residential uses including sinele-family and multifamily structures. condominiums. time-
share and fractionally owned accommodations of all kinds;(3) The Marina and Maritime Village related upland mixed use. commercial and service
restaurants and well
mari e Marrna;(4) All over-water buildines and docks shall be constructed so as not impede miglatine fish
and to minimize shadine.(5) Accessory uses and structures. such as sarages. camorts. storage buildings and similar
structures supportinq marina and maritime villaee uses. fuel service and parkine:
(6) Indoor and outdoor resort-related recreational facilities. including but not limited to
tennis courts. swimming pools. marinas. hikinq trails. bicycle paths. ropes courses. qame center
and other recreational uses consistent with the nature of master planned resort:
o
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o (7) Utilities supportine the resort:
(8) Infrastructure and buildines. both above and below eround. for the utilities:
(9) Emereencv services (fire. police. EMS):
f 1O.I Prrhlic fa nilitiec qnrl senuicec cen.ino t\/Ipp I\rI\/ -n-o.the
(11) Medical services: and
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of the zone and MPR
Department of Commun:ily and consistent with 18.25 JCC.
17.75.030 Heisht restrictions.
No buildines within the MPR-MV shall be erected^ enlarsed or structurallv
modified to exceed 35 feet in heieht as measured by IBC standards. Underground or imbedded
parkine shall not be included in any heieht calculations.
to the MPR-MV zone. All new
structures located within shoreline jurisdiction shall comply with the setback requirements of the
County's Shoreline Master Program as codified under JCC 18.25.
Chapter 17.80. Pleasant Harbor Resort Development
17.80.010 Resort development.
This section describes the "Resort Plan" for facilities to be located in the resort MPR. sets
out a required environmental review process for any future resort development. and provides
processes for reviewing major or minor revisions to the Resort Plan. These provisions appllr to
all resort and associated development within the Pleasant Harbor MPR.
17.80.020 Development cap.
The Pleasant Harbor MPR in total shall have a development cap of (intentionally left
blank to be determined by further consultation with the Port Gamble S'Klallam Tribe) residential
units provided. however. short term visitor accommodation units shall constitute not less than 65
percent of the total units. The Pleasant Harbor MPR in total shall have a development cap of
56.608 square feet of resort commercial. retail. restaurant and conference space. not including all
intemal open space.
17.80.030 Resort Plan and Development Aqreement
The Resort Plan. shall consist of an approved bindins site plan. includine monitorine and
operational plans. and an approved Development Agreement for future development of
properties in the Pleasant Harbor MPR. The process for approval of such aereements is
contained in 18.40.820 JCC
17.80.040 Pertuit process for resort development.(1) A project-level supplemental environmental impact statement (SEIS) anallr:zing
development of the Resort Plan is required prior to issuance of building permits for any new
resort development.
a
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(2) Notice of development application and environmental review under SEPA shall be
provided to all persons or agencies entitled to notice pursuant to the land use procedures ofJCC
Title 18.
/?\ A chral hrrildino nerrnif nlanq or construction ,1.o.rri--o -o.,not be .anr rirprl r{rr-i- c f.Lo
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SEPA review process, bulltubmille(Larqhi drawings must contain and demonstrate
sufficient details. includins a detailed site plan. showine approximate elevations. sections. and
floor plans are required. however. to ensure that the SEPA review process analyzes and
considers proj ect-level details.(4) The department of community development may impose mitieating conditions or issue a
Plan based on the environmental review and
provided pursuant to the State Environmental Policv Act. Chapter 43.21C RCW. Article X of
40 JCC shall be(5) Followine completion of the SEIS. buildine permits may be issued. followine appropriate
plan review. for pro-iects analyzed in the SEIS.
(6) Actual resort development may be undertaken in phases. but only followins completion
a full resort buildout the SEIS A
schedule may be proposgd sqrart dihq review or may be developed at a later
date.
17.80.050 EnvironmentalreviewforResortPlandevelopment.(1) All project level applications will be presumed to meet the threshold for a SEPA
Determination of Significance except where the SEPA-responsible official determines that the
results in
meet the and JCC to
43.21C.034.
The of an SEIS
development rezulations.(-3) The utility element of any subsequent phase of SEPA review pertainine to the Pleasant
Harbor MPR shall provide information on all affected utility systems. including sewer and water
systems and the results of requited manitering.The effectiveness of such monitorins shall be
evaluated. Supplements or changes to the monitorine and reporting systems shall be considered
if necessary to ensure that water quality and water supply are adequately protected and impacts
to natural resources minimized. Requirements for water quality and quantitv monitorinq as vrell
as for run-off impacts shall tespeslfied in the Developer Asreement and in 17.80.030.
(4) Any preliminar_v scope for future development within the Pleasant Harbor MPR shall be
consistent with the approved Resort Plan. Other elements. issues. and specific levels of detail
may be included based on information available at the time the Resort Plan development
application is submitted. Elements noted above may be combined in the SEPA analvsis to reduce
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m1
duplication and narrow the foauc llaatantl4l lv sienificant adverse environmental impacts.
17.80.060 Revisions to Resort Plan.
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o thin the Plan amendment and related
action. Such outside ttrp scope of the revisio bed below and in JCC
17.80.070 and 17.80.080. The Countymay approve an amendment to the Comprehensive Plan
only if all requirements of the Growth Manaeement Act (Chapter 36.70A RCW) are fulfilled.
Resort to the Resort Plan shall be submitted to the
approval prior to the acceptance of any proposal that is inconsistent with the Resort Plans set
forth in this title. Upon approval of a revision. all subsequent development proposals shall be
consistent with the revised Resort Plan and development regulations.
(3) Proposed revisions to the Resort Plan shall be submitted to the Department of
the director will determine whether the
constitutes a maior or minor revision. Upon makins a determination. the proposed revision shall
follow the appropriate process fu
(l) Minor Revisions.Re
resDonse to chansins conditions or market. Minor revisions are those that do not result in a
substantial chanee to the intent or purpose of the Resort Plan in effect. A change that satisfies
the followine criteria shall be deemed a minor revision for purposes of this chapter:
a the
footage of Resort Plan:
(b) Willhaveno@ the environment and/or facilities than thatoaddressed in the development plan:
(c) Do not alter the boundaries of the approved plan:
(d) Do not propose new,uses or uses that modifu the recreational nature and intent of
the resort.(.2) Minor Revision Approval Process. Applications for minor revisions shall be submitted to.
and reviewed by the Jefferson County Deparh,npnt of Community Development (DCD) to
determine if the revisions are consistent with all of the approved provisions of the Resort Plan
the 2015 FSEIS. the Jefferson County Comprehensive Plan and other pertinent documents.
Those proposals that satisfr the above-referenced criteria shall be deemed a minor plan revision
and may be administrativsly tpproYcdias a e II decision under the land use procedures of
JCC Title 18. Unified Development Code) bythe director of the department of community
devglopment. Public notice of the application. the written decision. and appeal opportunities
shall be provided to all persons or aeencies as required by the land use procedures of JCC Title
U Those revisions that do not with the
contained within this section shall be ior revision. subiect to the provisions outlined
in JCC 1 7.80.080
17.80.080 Maior revisions.
Revisions to the Resort Plan result in a substantial chanse to the resort
including: changes in use. increase in the intensity of use. or in the size. scale. or density of
development: or changes which mav have additional impacts on the environment beyond those
reviewed in previous environmental documents. are considered to be major revisions and will
reouire aoolication for a revised Resort Plan.o
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o(1) Application for a Major Revision to the Resort Plan. An application shall be prepared
describing the proposed revision in relation to the approved Resort Plan and providins a
Sqmcurnrlr fnr rerricrxr anal vq1 q and tniti oafinn of the revised rl arralnnmanf acti .rif., ^.^-^oorl '|-La
Resnrf Plan revrsl0n nronosel qhall 'innlrrrle fhc fnl I nrrrin o infnm oti nn'
(a) A description of how the revised Resort Plan would further the eoals and policies
set forth in the Comprehensive Plan:
the Resort Plan
facilities of the MPR:
A descri of of
settine out how the revision provides for unified development. inteerated site desiqn and
protection of natural amenities:
?d) A listing ofproposed additional uses and/or proposed chanses to density and
of within the and a discussion ofhow these meet the
of residents of the Pleasant Harbor MPR and patrons of the resort:(e) A completed SEPA environmental checklist with descriotion and anallzsis of the
environmental impacts associated with the proposed revision. includins an analysis of the
cumulative impacts qf bqtb &pltapasqd revision and the apDroved Resort Plan. and their
effects on surroundins properties and/or public facilities:
c
(0 A description of how the proposed Resort Plan revision is intesrated with the
overall Pleasant Harbor MPR and any features. such as connections to trail systems.
that have been retain and
r.hcrqr-ler ofthe resort and the overall ]V,{PR.
(e) A description of the intended phasine of development projects:
(h) Maps. drawings. illustrations. or other materials necessary to assist in
understandine and visualizine the desisn and use of the completed proposed
derrelnnrnenf its facilities and sennceq and the nrnfecfion ofcritical areas
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(i) A calculation of estimated new demands on capital facilities and services and
time development permits are applied for.
the written
all or as use cedures ofJCC
Article IIL Unified Development Code. Any proposed maior revision also involvins a change to
the boundaries of the MPR zone shall require a Comprehensive Plan amendment (a Type V
county commissioners decision) prior to any decision on the Resort Plan amendment and review
uent recommendation to the
Commissioners who approve all Comorehensive Plan amendments
Criteria. The examlner ama or revision to the Resort Pl
and the Board of Countv Commissio
Amendments. only if all the followine criteria are met:(a) The proposed revision would further the goals and policies set forth in the
Comprehensive Plan:
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(2) Major Revision Process. Major revisions shall be processed as a hearing examiner
decision (Type III). with a required public hearine prior to the decision. Public notice of the
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(b) No unmitieated probable siexificant adverse environmental impacts would be
created by the proposed revision:
(.c) The revision is consistent with all applicable development rezulations. includine
those established for critical areas:
(d) On-site and off-site infrastructure (*includine but not limited to water. sewer.
storm water and transportation facilities) impacts have been fully considered and
mitieated:(e) The proposed revision complements the existine resort facilities" meets the needs
of residents and patrons" and provides for unified development. integrated site desim.
and protection of natural amenities.
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Title 18
UNIFIED DEVELOPMENT CODE
Chapter 18.15
Land Use Districts
18.15.025 Master planned resort.
Per RCW 36.70A.360, a new master planned resort means a self-contained and fully integrated
development with primary focus on resort destination facilities that includes short-term visitor
accommodations associated with a range of indoor and outdoor recreational facilities within the
property boundaries in a setting of significant natural amenities. A resort may include other
residential uses, but only if the residential uses are integrated into and support the on-site
recreational nature ofthe resort.
(1) Port Ludlow. Port Ludlow Master Planned Resort (MPR). The fi6j=enly 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
characteized 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 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 MPR. Pleasant Harbor MPR is the s9epnd officially desisnated master
planned resort in the County. The Pleasant Harbor MPR is desienated 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 resort and recreation facilities and amenities south of
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Black Point Road and a marina/lt4aritime Village and associated housing north of Black Point
Road. The resort is predominately desigrred to serve resort and recreation uses and has only
limited full-time occupancy. The resort is served by the Brinnon Rural Center. which
accommodates LAMIRD-scale commercial uses servins the resort and local population. The
master planned resort's intemal regulations and planning restrictions such as codes. covenants
qnd recfrinfi^ne mrr/ hc mnre recfh'cfirre f fhe renrrirernenfs in JCC Title I 7 Ffmwerrer
Jefferson Countv does not enforce private codes. covenants and restrictions
18.15.115 Designation.
"Master planned resort" (MPR) is a land use designation established under the Comprehensive
Plan. The e+ly+xis+rng officially designated master planned resorts in the county are_+s the Port
Ludlow MPR-and the Pleasant Harb , 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 pursuant to RCW 36.70A.360
pertaining to new Master Planned Resorts. Designation of any new master planned resorts
pursuant to RCW 36.70A.360 requires compliance with the provisions of this article and a
formal site-specific amendment to the Comprehensive Plan Land Use Map subject to the
findings required by JCC 18.45.080.
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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 of this article is to establish a master planned resort land use district to be applied to
those properties the board of county commissioners determines are appropriate for development
as a master planned resort consistent with the Comprehensive Plan policies and RCW
36.70A.360.
18.15.123 Allowable uses.
The following uses may be allowed within a master planned resort classification authorized in
compliance with RCW 36.704.360:
(1) All residential uses including single-family and multifamily structures, condominiums,
time-share and fractionally owned accommodations; provided, such uses are integrated into and
support the on-site recreational nature of the master planned resort.
(2) Shortterm visitor accommodations, including, but nol 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 tennis
courts, swimming pools, marinas, hiking and nature hails, bicycle paths, equestrian facilities,
sports complexes, and other recreational uses.deemed to be consistent with the on-site
recreational nafure of the master planned resort.
(4) Campgrounds and recreational vehicle (RV) sites.
(5) Visitor-oriented amenities, including, but not limited to:
(a) Eating and drinking establishments;
(b) Meeting facilities;
(c) On-site retail businesses and services which are designed to serve the
needs ofthe users such as gas stations, espresso stands, beauty salons and spas,
gift shops, art galleries, food stores, real estate/property management offices; and(d) Recreation-oriented businesses and facilities such as sporting goods and
outdoor equipment rental and sales.
(6) Cultural and educational facilities, including, but not limited to, interpretative centers and
exhibits, indoor and outdoor theaters, and museums.
(7) Capital facilities, utilities and services to the extent necessary to maintain and operate the
master planned resort.
(8) Temporary and/or permanent structures to serve as sales offices.
(9) Any other similar uses deemed by the administrator to be consistent with the purpose and
intent of this section, the Comprehensive Plan policies regarding master planned resorts, and
RCW 36.70A.360.
18.15.126 Requirements for master planned resorts.
An applicant for an MPR project must meet the following requirements:o
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(1) Master Plan. A master plan shall be prepared for the MPR to describe the project and
provide a framework for project development and operation. This shall include:
(a) A description of the setting and natural amenities that the MPR is being situated
to use and enjoy, and the particular natural and recreational features that will attract
people to the area and resort.
(b) A description of the destination resort facilities of the MPR, including short-term
visitor accommodations, on-site outdoor and indoor recreational facilities, off-site
recreational opportunities offered or provided as part 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, ofthe 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 of the environmentally sensitive areas of the project and the
measures that will be employed for their protection. For an MPR adjacent to the water
and subject to the jurisdiction of the Shoreline Management Act, a description and
supportive materials or maps indicating ploposed public access to the shoreline area
pursuant to the Shoreline Master Program.
(g) A description of how the MPR relates to surrounding properties, and how its
design and arrangement minimize adverse impacts and promote compatibility among
land uses within the development and adjacent to the development.
(h) A demonstration that sufficient facilities and service which may be necessary,
appropriate, or desirable for the support of the development will be available, and that
concurrency requirements of the Comprehensive Plan will be met.
(i) A description of the intended phasing of development of the project, if any. The
initial applioation 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, concurency, 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 36.70B.170 through 36.708.210. Consistent with JCC 18.a0.830(3) and
RCW 36.708.170, the development agreements shall be prepared by the applicant and must set
forth the development standards applicable to the development of a specific master planned
resort, which may include, but are not limited to:
(a) Permitted uses, densities and intensities of uses, and building sizes;
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(b) Phasing of development, if requested by the applicant;
(c) Procedures for review of site-specific development plans;
(d) Provisions forrequired open space, public access to shorelines (ifapplicable),
visitor-oriented accommodations, short-term visitor accommodations, on-site recreational
facilities, and on-site retail/commercial services;
(e) Mitigation measures imposed pursuant to the State Environmental Policy Act,
Chapter 43.21C RCW, and other development conditions; and
(0 Other development standards including those identified in JCC 18.40.840 and
RCW 36.708.170(3).
(3) Formal Site-Specific Comprehensive Plan Amendment. A master planned resort shall
require a site-specific amendment of the Comprehensive Plan Land Use Map to a master planned
resort land use designation, pursuant to the requirements of JCC 18.45.040; provided, that the
subarea planning process authorized under Article VII of Chapter 18.15 JCC (Subarea Plans) and
JCC 18.45.030 may be used if deemed appropriate by both the applicant and the county. The
Comprehensive Plan amendment or subarea plan may be processed by the county concurrent
with the review of the resort master plan and development agreement required for approval of a
master planned resort.
(4) Planned Actions. If deemed appropriate bythe 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 197-11-168.
(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 36.704.110.
18.15.129 Applicatiourequirementsandapprovalprocess.
New MPR applications shall be proOessed 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
l 8.1s.126(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
meet the requirement of JCC 18.15.126(3) and 18.45.040. [Ord. 8-06 $ l]
18.15.132 Decision-makingauthority.
(1) The planning commission, pursuant to its authority specified under JCC 18.40.040 and
18.45.080, shall hear and make recommendations on master plans and site-specific applications
for MPR land use designations on the Comprehensive Plan Land Use Map.
(2) The board of county commissioners, pursuant to its authority specified under JCC
18.40.040, 18.40.850(5) and 18.45.080, shall designate new master planned resort land use
dishicts on the Comprehensive Plan Land Use Map, approve the uses, densities, conditions and
standards authorized for site-specific MPRs in a development agreement, and approve master
plans.
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18.15.135 Criteria for approval.
An application to develop any parcel or parcels of land as an MPR may be approved, or
approved with modifications, if it meets all of the criteria below. If no reasonable conditions or
modifications can be imposed to ensure that the application meets these criteria, then the
application shall be denied.
(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 of the county.
(3) If an MPR will be phased, each phase contains adequate infrastructure, open space,
recreational facilities, landscaping and all other conditions of the MPR sufficient to stand alone if
no subsequent phases are developed.
(4) The MPR will provide active recreational uses, adequate open space, and sufficient
services such as transportation access, public safety, and social and health services, to adequately
meet the needs of the guests and residents of the MPR.
(5) The MPR will contain within the development all necessary supportive and accessory on-
site urbanJevel 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 useswithin the MPR are harmonious with each other, and in
order to incorporate and retain, as much as feasible, the preservation of natural features, historic
sites, and public views.
(7) Ali on-site and off-site infrastructure and service impacts have been fully considered and
mitigated.
(8) Improvements and activities are located and designed in such a manner as to avoid or
minimize adverse effects of the MPR on 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 a master planned resort is better suited and has more long-term
importance for the MPR than for the commercial harvesting of timber or production of
agricultural products, and the MPR will not adversely affect adjacent agricultural or forest
resource land production. [Ord.,8-06 $ 1]
18.15.138 Po+++udlo{+ Master Planned Rlsort.
The Perf{,udl.ew 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.
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