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HomeMy WebLinkAbout1636a ucruu hKKCo\P (-[ Jf"ffcx( a9G\ 1 [rt (lu PLEASANT HARBOR MASTER PLANNED RESORT (Jefferson Countv Plannins Commission Version 2016) Title l7 MASTER PLANNED RESORTS Title 17. Article I. Port Ludlow MPR Chapters 17.05-17.50 No change Title 17. Article II. Pleasant Harbor MPR (17.60-17.80) Chapter 17.60. General Provisions 17.60.010 Authoritv. This title is adopted pursuant to Chapters 36.70 and 36.704 RCW. and Title 18 JCC. 17.60.020 Titte. The regulations set forth in this title shall be known as the "Pleasant Harbor Master Planned Resort Code" or by the short title "Pleasant Harbor MPR Code." Citations to these regulations shall be made using the applicable JCC section number. 17.60.030 Purpose end intent. The purpose and intent of the Pleasant Harbor MPR code is to set forth development regulations that compl), with and are consistent with the Jefferson County Comprehensive Plan f" 17.60.040 Additional requirements. is title. the prorisions of Title l5 and Title 18 of the Jefferson Counq/ Code shall apply to development in the Pleasant Harbor MPR. Applications for development within the MPR must be submitted as orovided for in JCC 18.35 Article V. Bindine Site Plans. Alland all subseouent development within the MPR area will be subiect to the upprored bindire site plan und *ep**.& jllilq=tl the terms and conditions olthe Development A8reement betrveen Jefferson Count)'and the Developer. 17.60.050 Apolicabilitv. The orovisions of this title shall apply to all land luse actions and sitine of infrastructwe ir"ludirrg ouer *at., * in-*ut , *ork to b. condrcted@ Harbor Master Planned Resort as deoicted on the official land use map for Jefferson Countv. Washington. l- Commented [DW]1]: Staff agrees that this nme is spcific to rhe applimt md could chmge with new ome6, md therefore should be deleted. Commenteal [DWJ2]: Not sure why this section @ded here. Commented [DWJ3I: A binding sirc plm is just one My to "lock in" site developmot, 6 m altemative to a subdivision (Plat), for the division ofland for sale or lease. or condo use. No division of property is necessary or being proposcd bmuse ofthe number of existing pdcels, ud therefore, a boundary line adjustment could be used to r@lign par@ls, eliminaE ume6sary parcel lines, and tho define specific future developmot with a detailed suweyed site plan/map u part of the required Mster Plu. Comm€nted [DWr4]: Sraffagres that this adds preision. 17.60 060 Exemptions. The following structures and uses shall be exempt from the regulations ofthis title, but are subject to all other applicable local. state and federal rezulations including. but not limited to. the countv building ordinance. interim critical areas ordinance. the shoreline management master progam. and the State Environmental Policv Act (SEPA). (1) Wires. cables. conduits. vaults. pipes. mains. valves. tanks. or other similar equipment for the distribution to consumers of telephone or other communications. electricitv. sas. or water or the collection of sewage. or surface or subsurface water operated or maintained by a sovernmental entitv or a public or private utilitv or other counlv franchised utilities includinq customarv meter pedestals. telephone pedestals. distribution tansformers and temporar.v utilitv facilities required during building construction. whether any such facilit_y is located underground. or above-ground: but only when such facilities are located in a street rieht-of-way or in an easement. This exemption shall not include above-ground electrical substations. sewage pump stations or heatment plants. or potable water storage tanks or facilities. which shall require conditional use approval in anv zone where perrnittedl (2) Undersround utilit-v eouipment. mailboxes. bus shelters. informational kiosks. public bicycle shelters. or similar structure or device which is found by the director of community develooment to be appropriatel-v located in the public interest:(3) Minor construction activities. as defined by the IBC. Section 106.2 and structures exempt to adoption ofthis chapter. @mnr€|tted IDWJ5I: Text bken dirctly from Pon Ludlow Code. Not sure why this w deleed - would still bc regularcd wdcr Title l8 Stormurer Meagemot. Commented [DWl5]: This should remain wirh thc add text: "the Marina" Commented [DWJ7]: Staffagre widr this luguge. 17.60.t'10070 Pre-existinp uses and structures. nglr.:rgsidenrial land uses =an=q qEucures in all zones of the Master Planned Resort are lawful uses and may be continued in a manner consistent with state law. Titles 15 and 18 of the Jefferson Countv Code and any other applieable rezulations or Ordinances. {450,130080 Enforcement The enforcement provisions codified in Chaoter 18.50 Enforcement of Title l8 of the Jefferson County Code as currently enacted or as hereafter amended shall appl), to an), alleeed violation of Title 17. Article II. more commonly known as the "Pleasant Harbor MPR Code." Comrn€nted [DWl8]: Staffmd legal agre that this belongs in the DA. -2- 17.65.010 Puroose. the central resort and conference facilities. 17.65.020 Permitted Uses. (2) Short-term visitor accommodations, constituting not less than 650% of the total residential units authorized by Ordinance #01-0128-08. includine. but not limited to hotels. motels. lodges. days.(3) Visitor oriented amenities. including. but not limited to (a) conference and meeting facilities: (b) restaurants. cafes. delicatessens. pubs. tavems and entertainment asseeia+eassociated with such usesl (c) on-site retail services and businesses tvpically found in destination resorts and designed to serve the convenience needs of users and employees of master planned resort: and (d) recreation business and facilities:(4) Cubural and educational facilities ofall kinds includine. butnot limited to. [nterpretative displays of local Native American ties to and uses of the areaL=q[tgp]=19.r=i.qq,.4{r=d=il=rdgg=tgl=ggtdgpJ theaters:(5) Indoor and outdoor resort-related recreational facilities. including but not limited to ter.[r.is. cou4!, =s=Wigllrjlg pgglq, lpa serviq.qE*h-ik.il&E?i!9. bicycle paths. rooes courses. amphitheater. and other recreational uses consistent with the nature of master planned resort: (6) Waste water treatment facilities. including heatment plants. capture. storage and transmission facilities to serve a reuse/recycle program for on-site treatment and use/reuse of waste water and stormwateri(7) Public water supply and related facilities:(8) Public facilities and services as defined in JCC 18.10.160:(9) Utilities supportine the resort:(10) Emereency services (fre. police. EMS): (l l) Medical services: and(12) Other similar uses consistent with the ourpose of this zone and MPR as determined by the Deoartment of Community Development. Com:nenteal [DWJ9]: As proposed, designed ud b6ed upon prior approval, a golf course is included in this zone ofthe reson and therefore the original designation is appropriate ad adequae. Commented [DWJ10]: Not sure why this word is morc appropriate. Commented IDWJIU: Dino, or lbid Formatted: Font: Bold with thisCommented C.ominented [DWrl3l: This would be consistmtthe UDC defidition ofshort tem which is less thm 30 days. Commenbd [DWJ14]: This would be appropriate md consistent with the word "Cultunl" which begins the sentence, but not Commenteal [DWJ15]: The suggestion that a golfcouBe not be allowed is inonsistmt with prior approval and would not be -3- 17.65.030 Heishtrestrictions. No buildines within the MPR-GR zone shall be erected. enlarsed or shucturally modified to exceedl 5Ob5 feet in heipht as measured bv IBC standards excepl with approval of the local Fire District. Undereround or imbedded parkine shall not be included in any heieht calculations. f4#0l0f0-Prllr€{c' within the MPR boundaries shall be identified. delineated and permanently protected in accordance with JCC 18.22 and shall be designated on the offrcial map of the Pleasant Harbor Master Planned Resort. A buildine setback oi l0 feet shall apply to ali desimated buffer areasl [7Jo,to (e)-- (2) Significant Tree Retention. All hees measuring l0" diameter breast hieh (dbh) or ereater- on the date of bindine site plan approval shall be located and marked for retention. and measures taken to protect surrounding soil and roots during site disturbance. Where there is no altemative to removing such trees. Addi+iena{-lars€++€€sadditional ftees. such as Douglas Fir or Sitka Spruce at least four years old or four feet in heieht. shall be planted in buffer areas at a ratio oftwo hees planted for each .,, ,,, removed. Where feasible. removed trees and their root wads shall be made available for watershed restoration projectd. Net-+vithsdandin€Notwithstanding all other environmental requircments. the MPR approved plan must have orovisions for:l- l+++€t0{€L{s+{3) Kettles. A "kettlpll iq 4efjnEd es after glacial retreat. Black Point has three such geologic and culturally significant features inside agreement with the Port Gamble S'Klallam Tribe.^ [7J0${S(eX4) SpecialEnvironmentalProtectionProvisions. Commented [DWr16l: E0 feet is the proposed height ofthe Conference Center, but 50 feet is consistqt with County code Commqted IDWJ17]: For clrity. crmm€nt d [DwJl8I: new text ws added relative Not sure why this wc deleted sinm no to intemal setbacks. CommqrEd [DWJ19I: The applimt is willing to chdge the 20 fd to 40 feet for buildings over 60 Get to address the con*ms ofthe 80 foot building height restriction (see 17.65.030 above). Commenbd [DWJ2o!: 50 fet is consistat wirh all other anes in the County. Is there a scientific or regulatory buis for 60 fea? Formatted: Double underline Fonnatted: Double underline Commented [DWJ21]: Not sure why is designation is necessary. Fomatted: Double underline Commented [DW]22]: There re other opo space and critical um that are not within the proposed OSR zone - see zoning map. Commented [DWrZl]: Saffwould agrc to "natuEl mtive vegentive" buffer Commcnted [DW]241: Staffse6 this s excessive od wondm uoder stat regulatory scheme or scientific bsis it is b€ing propoed. Formatted: Font: Not Bold Commented [DWr25l: Chapter 18.22 slredy oves this o well o the building setbacks from buffm. Formatted: Font: Bold Comnr€nEd [DU26I: This is a nice idea, but doesn't make sene since no developmentwithin this zone is pemitted $at would require the rcmoval oftrces, only pdsive recreation that dos not reduce the for6t @opy. A better alt@tive to this is I Forst Stewdship Plan similar to th€ one being proposed in Port Ludlow. Also, condition 63w says, "s$ive to prescrve." Formatted: Font: Not Bold Fomatted: Underline, Font color: Auto Formatted: Underline, Font color: Auto Commenhd [DWJ27]: The word "should" is advisory, md desn't indicate a mandatory or required action Formattcd: Underline, Font color: Auto Fomatted: Underline, Font color: Auto Formatted: Underline, Font color: Auto Formatted: Underline, Font color: Auto Commented IDWJ28]: There ile no Kettles l@ted within this proposed zone - see zoning map. Use ofthe Kettle B h6 alr@dy been approved mder Ord No 0l 4l2E-0E. Fonnatted: Underline, Font color: Auto Formatted: Undedine, Font color: Auto ComtncnEal [DWJ29]: This entire sub-sedion dG not belong in this Seaion. Also not nessary with provisions in JCC 18.22, alredy required unda the Development Agreement and as FSEIS mitigation. -4- ( l)(a) Eobseuree-4q*ifer-Well-head Protection and Aquifer Recharge Area mean potential contamination of the aouifer could occur from improperly directed run-off. spills or other contamination of fertilizers. oesticides, herbicides and petroleum products. putting human health at risk as well as fish and wildlife. An approved plan for directing untreated run-offawalz from the aquifer and treating all Formatted: Numbered + Level: 1 + Numbering Style: a, b, c, ... + Start at: 1 + Alignment: Left + Aligned at: 0.5" + Indent at: 0.75" (b) An aporoved orsanic veeetation and site management plan shall be submitted to the . Countu as part ofthe overall Master Planned Resort application for review and aporoval. or approval with conditiond, aouifer and anv on-site or neighborine wells that rely on that aquifer for potable ry ^€$ [.'{p=sslfp=oqppJreeqg=sh-ostd.bssprsE=ustsds"vsr.g}9.i9ir!9effi?gvifpr.;e++gt=e. . recharee area. Site grading and excavationshetilCshall be minimized. as demonstrated by a County reviewed and aoproved gradine plan pursuant to -JCd.!QJQ.96=Qf& (c) (?h[ development and landscaping within the PHMPR area must be located " constructed. and maintained in such a manner as to provide full protection to the contamination in local wells that rely on the Black Point sole source aquifer. as well as ($ 91 ]All dqy=e=lppmglt and land disturbance slg.U.p.r.o-Leg.tlavoid all important cultural,/historic sites that are listed. or elisible to be listed.by State Historig Preservation Officer or b), a local Tribe with jurisdiction{site. Pursuant to JCC ;.' :;.." 070. 18.30.160. the Countv recognizes that the area of the MPLLs=!E!!-r!9C:i!J:ti!,9_suthio_ the qqdsd.area--+r of Tribg.s=.t&rt.Wgfgpgrjlies to the Poinilro Poi{ri.TiSily.jii;El CrmrnenEd [DWJ3oI: Scott Bmder who did the mrer study otegorielly denie that this a sole sowce aquifer. It is a mapped sueptible aquifer rechuge ae regularcd uder JCC 18.22.120. Water system must be pemittEd md approved by Sbte Department of Health under state law Fomatted: List Paragraph, Numbered + Level: 1 + Numbering Style: a, b, c, ... + Startat: 1 + Alignment: Left + Aligned at: 0.5" + Indent at: 0.75" Commenteal [DWr31l: The Developmenr Agrement would be the better place for this. Formatted: List Paragraph, Numbered + Level: 1 + Numbering Style: a, b, c, ... + Sbrt at: 1 + Alignment: Left + Aligned at: 0.5" + Indent at: 0.75" Commented IDW]321: Regualted under JCC I 8.22 Fomatted: Indent: Left: 0.5", Hanging: 0.25" Fomatted: No underline Commented [DWr33l: Golf courses regulated mder JCC 18.20.190 Fomatted: No underline Formattcd: Indent: Left: 0.5", Hanging: 0.25" FomatH: No underline Commented [DWJ3AI: Regulated in JCC 18.22 & 18.30 Fomatted: Indent: First line: 0" Formatted: No underline Formatted: Indent: Left: 0.5", Hanging: 0.19" Fomatted: No underline Comrnented IDWJ35]: Consistent with Ord condition 63r. Befter placed in DA. Formatted: Underline Formatteal: Indent: First line: 0" Fomatted: Indent: Left: 0.5", Hanging: 0.19" Fom.tted: Underline Fomattedi Underline Formatted: Underline Commented IDWJ36]: Regulsted under JCC 18.30 160 Fomatted: Underline Fomatted: Undedine Formatted: Underline Fomatted: Underline Formatted: Indent: Left: 0.5", Hanging: 0.25" -5 Formatted: Undedine Formatted: Underline including those applied as compost feedstocks. and oest controls are within the oarameters and use restrictions set forth bv the National List of Allowed and Prohibited Substances as published and oeriodically updated bv USDA National Organic Program. (8i) (9.D [n cqgpgta.t&nAndgqlqgltalqr=r=]ylltr lo.qa]=tti.beq, areas s.hgll be sp!E!dS.?qd maintained for the occasional harvestine of medicinal plants and other plants trnp"rfit t" trtb"l;rlilf ---t409) lAll develop.rlent with thg PHMPB, must comqlv.with the rgouiremEnts for buffer retention. wildlife protection. greenbelt retention and maintenance and establishment ofpermanent protective easements for these resources. as well as the other specific requirements of Jefferson Countv Ordinancer0I-0I2$.-0$.. Whighlv.q! part of the Board of Countv Commissioners Councitapll|gyqlfgt.qllqblishgrgll of the Plea.-t Harbo, M*t", Planffi (+2rp) Skv Association (IDA) Zone E-l standards for the MPR in order to limit nieht-time lieht pollution which may affect neighborins residential areas as well as wildlif{ 6t73eSl$.{d-(5) hublic Access to Master Planned Resort Amenities All amenities and recreational resources of the development shall be open to all members of the Chanter 17.70. Open Snace Reserve (MPR-OSR) U-Z(lJllll----&unorc. The purpose 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 extending landward 50 feet as surveyed from the top ofthe shoreline bluffbank including a l0 foot building setback. alone southem boundary of the MPR in accordance with Ordinance No. 0l-0128-08. Commented [DWJ37I: Matt submit€d E* which he said he r@d to the group th8t would fit in lhis seaion, and added here by stafr in red. Staff ud legal agre that this is a good idea, but *,hoe b put ud how to 6force? Formatted: Underline Fomatted: Indent: Left: 0.5", Hanging: 0.25" Commented [DWr38]: The re identified in the H.biat Meagemmt Plan. Formatted: Underline Formatted: Underline Fomatted: Indent: Left: 0.5", Hanginq: 0.19" Commented [DWJ39]: This would be part of the Tribal MOU - Ord condition 63k Fomatted: Underline Fomathd: Font: Times New Roman, Not Raised by / Lowered by Formatted: Font:'Iimes New Roman, Underline, Not Raised by / Lowercd by Formatted: Underline Fonnatted: Font: Times New Roman. Underline, Not Raised by / Lowered by Formatd: Font: ]lmes New Roman, Underline, Not Raised by / Lowercd by Comnrented [DWJ/OI: to approval of Development Eoemos md Ord conditions met prior Agr@ment. Formatted: Font: Times New Roman, Underline, Not Raised by / Lowered by Fomatted: Indent: Left: 0" Fomatted: Indent: Left: 0.5", Hanging: 0.19" Formatted: Font: Times New Roman, Not Raised by / Lowered by Formatted: Font: Times Ner.i Roman, Underline, Not Raised by / Lowered by Commented [DWJ41]: Analyzed in SEIS section 3.8 wif rx Formatted l--.rrt Formatted fnt Formattcd: Indent: Left: 0" Formatted: Indent: Left: 0.5", Hanging: 0.25" Formatted l-- I4f FomatH T- rsr Formatted: Font: 12 pt, Underline Commented IDWJ42]: Analyzed in SEIS section 3.14 \r 16'l Formatted: Font: 12 pt, Ljnderline Formatte.l: Underline Formatted: Indent: Left: 0.5", Hanging: 0.19" Comm€nted [DWf3]: This is a good ida but where w(:m Crmlnented [Dwr'l4l: This added by legal. -6- 17.70.020 Permitted uses. (l) Restoration ofexistine development intrusions (roads. campsites) to their natural pre- development state: and Q 17.75.010 Purnose. central supoort to the marina operations. 17.75.020 Permitted uses. The followine uses are permitted in the MPR-MV:(l) Marina and overwater structures as aporoved through the Jefferson County Shoreline Master Program and associated regulations Chapter 18.25 JCC:(2) Residential uses includine sinsle-family and multifamily structures. condominiums. time- structures supporting marina and maritime village uses. fuel service and parking:(56) Indoor and outdoor resort-related recreational facilities. including but not limited to tennis courts. swimming pools. marinas. hiking trails. bicycle paths. ropes courses. qame center and other recreational uses consistent with the nature of master olanned resort--:(67) Utilities supporting the resortl(78) Infrastructure and buildines. both above and below qround. for the utilitiesl(89) Emergency services (fire. police. EMS): (910) Public facilities. and services servins the MPR-MV zone: (*0ll) Medical services: and ComrnenEd [DWJ54]: Not ne6sary. This would be regulated under JCC 18.25 ud with a Hydraulic Prcjee Approval from Fish & Wildlife. 7 Commented [DWJ45I: Detemination by whom? Commented [DWJa6]: Too stringent per legal. Similar to No Net Loss. Commented IDWJ47]: Wlry remove this? Comlflsrted [DW]I8I: Awkurd. I could agre with "natunl orgoic materials" but the omponos of cphalt de also "orgeid' ud "natunl." commented [Dwr49l: Good id4. Commented [DWr50]: Are you say that no uc allowed or pemited under JCC 18.25 shall be allowed? Commented IDWJ51]: SEffaddition for clarity Commented Ditto. Commented Dino. Consistmt with I 7.60.040Comment€d 17.75.030 Heieht restrictions. No buildings within the MPR-MV zone shall be erected. enlarged or structurally modified to exceed 35 feet in heieht as measured bv IBC standards. Under$ound or imbedded parking shall not be included in any height calculations. 17.75.040 Bulk and betbacli ents, There are no yard or setback provisions intemal to the MPR-MV zone. All new structures located within shoreline jurisdiction shall complv with the setback reouirements of the Co*tv's Sto 17.80.020 Develooment cap. The Pleasant Harbor MPR in total shall have a development cap of F0€r[ir]lgl1tio=qElly=lgfi. , blank to be determined by lurther consultation with the Port Camble S'Klallam Tribe) residential units provided. however. short term visitor accommodation units shall constitute not less than 65 Chapter 17.80. Pleasant Harbor Resort Development 17.80.010 Resort develooment. This section describes the "Resort Plan" for facilities to be located in the resort MPR sets out a required environmental review process for any fufure resort developmenl and provides processes for reviewing major or minor revisions to the Resort Plan. These provisions appl), to all resort and associated development within the Pleasant Harbor MPR. percent of the total units. The Pleasant Harbor MPR in total shall have a develonmenl can of3o.oorbq qrr intemal open space. 17,80.040 Permit process for resort development.(l) A project-level supplemental environmental impact statement (SEIS) analyzing procedures of JCC Title 18.(3) Actual building permit plans or construction drawings [nay not be required during the SEPA review process. but submitted architectural drawinss must contain and demonstrate Commentad [DWt58l: They have alrady ben apprcve.d for 890. If the applimt agrs to rhis in witing with a rwised draft, then ok8y. Comrnented IDW]591: Per Altemative #3 Comm€nted IDW!60I: Developer or Developmmt? Commented IDWJ6U : Not required. Commented [DWr62l: Also includ€s a Mster Ple s required under JCC 18.15. 126 - see saff repon. Commented IDWJ63]: Unnecessary Formttted: Double underline Comm€nted [Dwr64l: why? Commented [DWr5Sl: Is this for revision of the Rsn Plm or oy development appliation under the R6on Ple? Comrnented For Crmmentcd [DWl57]: Conetion -8- (4) The department of community development may impose mitigating conditions or issue a denial ofsome or all ofthe Resort Plan based on the environmental review and usine authority provided pursuant to the State Environmental Policy Act. Chapter 43.21C RCW. Article X of Chapter 18.40 JCC shall be applicable to the oermit process for resort development.(5) Following completion of the SEIS. building permits may be issued followine aopropriate plan review. for proiects analyzed in the SEIS. (6) Actual resort development mav be undertaken in phases" but onlv following completion ofreview and approval ofa full resort buildout plan through the SEIS process. A phasing schedule may be proposed as part ofthe environmental review or may be developed at a later date. Commented IDWJ66]: Staffcould agree with rhis chuge. Commented IDWJ67]: Not cleu on this or why it's stat€d here ComtnenEd [DWJ71]: Redundaf, t. Determination of Significance except where the SEPA-responsible official determines that the identified in the Prosrammatic FEIS issued November 2007. toeether with such additional requirements as a project specific application may raise. The scope shall not change the standards olapproval. however. as set forth in the applicable development aereement and these development regulations.(3) The utility element ofany subsequent phase ofSEPA review pertaining to the Pleasant Harbor MPR shall provide information on all affected utility svstems. includine sewer and water systems and the results of reouired monitoring. The effectiveness of such monitoring shall be evaluated. Supplements or changes to the monitorine and reportine systems shall be considered ifnecessary to ensure that water qualitv and water suppl), are adeguately protected and impacts to natural resources minimized. Requirements for water qualitv and quantity monitoring as well * for ru(4) Any prelimina{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 duplication and narrow the focus on potentiallv significant adverse environmental impacts. 17.80.050 Environmental review for Resort Plan development. hold fo. a StPa f 7.80.060 Revisions to Resort Plan. ".rp" t!,L lt.! =+gol4li .r*ou. ,u,rl.. 99g4gqIy gI=rg=t 9. chanees within the MPR. shall require a Comprehensive Plan amendment and related zonine action. Such chanees are outside the scope ofthe revision processes described below and in JCC Commented [DWr68]: Too vague. Needs to mstch SEPA language or be more spwific. Commented IDW]69]: Staffcould agree with this chuge. Commenhd [DWJ70I: Stsffdisagrs with this deletim. It is important to state the sope of review. Commented [DWJ72]: To include a decree in size or scope? Why would a reduction ia size, scope and sele require a Comp Plm Amendment? Perhaps just e mendment to the Master Pls md DA, -9- 17.80.070 and 17.80.080. The County may approve an amendment to the Comprehensive Plan only if all requirements of the Crowth Manaeement Act (Chapter 36.704 RCW) are fulfilled.(2) The Coturtv shall accept buildine permits only for projects included in and consistent with the Resort Plan. A revision to the existing Resort Plan shall be submitted to the county for aporoval prior to the acceptance of any proposal that is inconsistent with the Resort Plans set forth in this title. Uoon approval ofa revision. all subseouent development proposals shall be consistent with the revised Resort Plan and development regulations.(3) Proposed revisions to the Resort Plan shall be submitted to the Department of Community Development (DCD) and the DCD director will determine whether the proposal constitutes a major or minor revision. Upon making a determination. the proposed revision shall follow the appropriate process for plan revisions as outlined in JCC 17.80 060 and 17.80.070. ta.=== Mlnqt=Bsviqio=$=Apprqrsl=Prgpsll, =4pplis$!q.r.'p. &r ltilg' .e=uisjq!s==s=h4ll==bqsv.hr':,ltted.ls.. and reviewed by the Jefferson County Department of Communitv Development (DCD) to addressed in the development plau(c) Do not alter the boundaries ofthe approved plan:(d) Do not prooose new uses or uses that modift the recreational nature and intent of the resort. determine if the revisions are consistent with all of the the approved provisions of the Resort Planl=t {iq=e$.Cqqy.q}pl!q, Those proposals that satisff the above-referenced criteria shall be deemed a minor plan revision and may be administratively approved (.as a Type II decision under the land use procedures of JCC Title I8. Unified Development Code) by the director of the department of communiw development. Public notice of the application, the written decision. and appeal opoortunities shall be provided to all persons or agencies as required by the land use procedures ofJCC Title 18. Unified Development Code. Those revisions that do not comply with the provisions contained within this section shall be deemed a major revision. subject to the provisions outlined in JCC 17.80.080. 17.80.080 Maior revisions. Revisions to the Resort Plan that will result in a substantial change to the resort Commented [DW,73I: Reduoes the flexibility ofthe developer to make chuges. Comment€d [DWlTal: This should be in subsection (2). Commenteal IDWJ75]: What's the b6is for this? Comrnenhd [DWJ76]: This makes seme 6 fd s settinS a standrd, while "significmtly grater" @ be subjdive, but deviates fiom the SEPA shndsrd of Probable signifi@r environmenhl advene impa6. Commnted [DWr79]: Again, the SEPA smddd. FomatEd: Indent: Left: 0",First line: 0" purposes of this chapter:(a) Involve no more than a cn$%lfive egtgg?!II7.q) j=r'lglg.q!9.i!1.tIe.oJgraU=gtg=s=q square footaee ofthe Resort Plan:(b) will have no additionaltigrpqc=tSgqlls.qnylrplrpgt{,9ld1q.f=q9!l!!ieq.1trpq.tbe.t includins: changes in use. increase in the intensify ofuse. or in the size. scale. or density of ta reviewed in previous environmental documents. are considered to be major revisions and will require application for a revised Resort Plan. ( I ) Application for a Major Revision to the Resort Plan. An application shall be prepared describing the proposed revision in relation to the aooroved Resort Plan and providing a md whom? Commented [DW]77t: Agreed. How would thar be detemined IDWJ78I: Staffud legal would rej61 ftis. SEIS document Commented $a - l0- framework for review. analysis and mitigation of the revised development activitv proposed. The Resort Plan revision proposal shall include the followine information: (b) (a) A description of how the revised Resort Plan would further the goals and . -... policies set forth in the Comprehensive Planl(b) A description of how the Resort Plan revision complements the existine resort facilities of the MPRI(c) A description of the design and functional features of the Resort Plan revision. settins out how the revision provides for unified develooment. integrated site design and protection of nafural amenities:(d) A listing ofproposed additional uses and/or proposed changes to density and intensitv of uses within the resort. and a discussion of how these changes meet the needs environmental impacts associated with the oroposed revision. including an analvsis of the cumulative impacts of both the proposed revision and the approved Resort Plan. and their effects on surrounding oroperties and/or public facilitiesl(fl A description ofhow the proposed Resort Plan revision is integrated with the overall Pleasant Harbor MPR and any feafures. such as connections to trail systems. natural systems or greenbelts. that have been established to retain and enhance the character of the resort and the overall MPR:(g) A description ofthe intended phasing ofdevelopment projects:(h) Maps. drawings. illushations. or other materials necessa{y to assist in understandine and visualizing the design and use ofthe completed proposed development. its facilities and services. and the protection of critical areas:(i) A calculation of estimated new demands on capital facilities and services and their relationship to the existine resort and MPR demands. including but not limited to transportation. water, sewer and stormwater facilities: and a demonstration that sufficient facilities and services to support the development are available or will be available at the time development permits are applied for.(2) Maior Revision Process. Major revisions shall be processed as a hearing examiner decision Gype III). with a reouired oublic hearing prior to the decision. Public notice of the application. the required public hearins, the written decision. and appeal ooportunities shall be orovided to all persons ResertsPla+an4any associated Comprehensive Plan amendraen+Amendments. only if all the following criteria are met: persor*or agencies as required by the land use procedures of JCC +it-l€Chaoter 18.40 Article III. boundaries of the MPR zone shall require a Comprehensive Plan amendment (a Tvpe V county "o*.ission.., d""irion Comlflented [DWJ8oI: Rejected by legal. Not rhe County's businss FomatEd: Indent: Left: 0.5", No bullets or numbering Comnrented [DW82l : For cldty Commenteal [DWr83]: Yes, consistent with cunent code. Commented [DWJ84I: BocC only involved wirh revision if Comp Plm mendment includcd. P C.omm€nted [DWJ81I: of couFe. -11- Comprehensive Planl h) No unr=qitigeFd . p.obublE ,igniflrcarrt adue.r" .ruiron*entul irpu"t, *ould EEiEuted bi=ifrEii-o-por"d -- [ srict< wittr sBpi smaral I (a) The proposed revision would further the goals and policies set forth in the revision:(c) The revision is consistent with all applicable development reeulations. including those established for critical areas:(d) On-site and off-site infrastructure (includins but not limited to water. sewer. storm water and transportation facilities) impacts have been fully considered and mitigated: and protection of nafural amenities. N t2- Title l8 UNIFIED DEVELOPMENT CODE Chapter 18.15 Land Use Districts 18.15.025 Master planned resort. Per RCW 36.70A.360, a new master planned resort means a self-contained and fully integrated development with primary focus on resort destination facilities that includes short-term visitor accommodations associated with a range of indoor and outdoor recreational facilities within the property boundaries in a setting of significant natural amenities. A resort may include other residential uses, but only ifthe residential uses are integated into and support the on-site recreational nafure ofthe resort. (l) Port Ludlow. Port Ludlow Master Planned Resort (MPR). The fi$ltenly existing officially designated master planned resort in the cowty is the Port Ludlow MPR, which is designated in accordance with RCW 36.70A.362 as an existing master planned resort and is subject to the provisions ofJCC Title 17. The master planned resort ofPort Ludlow is characterized by both single-family and multifamily residential units with attendant recreational facilities including a marina, resort and convention center. The master planned resort ofPort 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 )'4arin+an4cellR€so*MPR. Pleasant Harbor ),4ari*aandce+f ResertMPR is the second officially designated master planned resort in the Countv. The Pleasant Harbor MPR is desierated in accordance with RCW 36.704.360 as a new master planned resort and is subiect to the orovisions of JCC Title 17. The Pleasant Harbor MPR is characterized by Villaee and associated housing north of Black Point Road. The resort is predominately designed to serve resort and recreation uses and has only limited full-time occupancy. The resort is served by the Brinnon Rural Center. which accommodates LAMIRD-scale commercial uses servine 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 I 7. 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 on{y-exis+ing officially designated master planned resorts in the county reisatq il the Port Ludlow MPR-and the Pleasant Harbor MPR, provisions for which are codified in JCC Title 17. The Port Ludlow MPR is adopted pursuant to RCW 36.70A.362 regarding designation of existing master planned resorts. Pleasant Harbor MPR is adopted pursuant to RCW 36.704.360 pertaining to new Master Planned Resorts. Designation of any new master planned resorts pusuant to RCW 36.704.360 requires compliance with the provisions of this article and a Comnrented IDW]851: Why? Put golfcourse back in. -13- formal site-specific amendment to the Comprehensive Plan Land Use Map subject to the findings required by JCC 18.45.080. 18.15.120 Purpose and intent. Jefferson County has a wide range of natural features, including climate, vegetation, water, natural resources, scenic qualities, cultural, and geological features, which are desirable for a wide range of recreational users to enjoy. New master planned resorts authorized by RCW 36.704.360 offer an opportunity to utilize these special features for enjoyment and recreational use, while bringing significant economic diversification and benefits to rural communities. The purpose ofthis article is to establish a master planned resort land use district to be applied to those properties the board of county commissioners determines are appropriate for development as a master planned resort consistent with the Comprehensive Plan policies and RCW 36.70A.360. f8.15.123 Allowableuses. The following uses may be allowed within a master plaffred resort classification authorized in compliance with RCW 36.704.360: (l) All residential uses including single-family and multifamily structures, condominiums, time-share and fractionally owned accommodations; provided such uses are integrated into and support the on-site recreational nature ofthe master planned resort. (2) Short-term visitor accommodations, including, but not limited to, hotels, motels, lodges, and other residential uses, that are made available for short-tem rental; provided, that short-term visitor accommodations shall constitute no less than 65 percent ofthe total resort accommodation units. 3) Indoor and outdoor recreational facilities and uses, including, but not limited to;6olf maintenanee-lae*re+ 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; O) 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 shopq 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 ofthis section, the Comprehensive Plan policies regarding master planned resorts, and RCW 36.70A.360. -14- 18.15.126 Requirements for master planned resorts. An [pp$e*ion-app[gail for an MPR project must ine&*dfose the_fqllSy!4g tSq{repSllq,(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 athact 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 noffesidential development trces and location.(e) A description, with supportive information and maps, of the design and functional features that provide for a unified development, superior site design and protection of natural amenities, and which further the goals and policies of the Comprehensive Plan. This shall address how landscaping, screening, and open space, recreational facilities, road and parking design, capital facilities, and other components are integrated into the project site. (0 A description ofthe environmentally sensitive areas ofthe project and the measures that will be employed for their protection. For an MPR adjacent to the water and subject to the jurisdiction of the Shoreline Management Act, a description and supportive materials or maps indicating proposed public access to the shoreline area pursuant to the Shoreline Master Program. (g) A desoiption of how the MPR relates to surrounding properties, and how its design and arrangement minimize adverse impacts and promote compatibility among land uses within the development and adjacent to the development.(h) A demonstration that sufficient facilities and service which may be necessary, appropriate, or desirable for the support ofthe development will be available, and that conculrency requirements of the Comprehensive Plan will be met. (i) A description ofthe intended phasing ofdevelopment ofthe projecl ifany. The initial application for an MPR shall provide sufficient detail for the phases such that the full intended scope and intensity of the development can be evaluated. This shall also discuss how the project will function at interim stages prior to completion ofall phases of the project, and how the project may operate successfully and meet its environmental protection, concurrency, and other commitments should development cease before all phases are completed. (2) Development Agreement. A master planned resort shall require approval of a development agreement as authorized by Article XI of Chapter 18.40 JCC (Development Agreements), and RCW 36.708.170 through 36.708.210. Consistent with JCC 18.40.830(3) and RCW 36.708.170, the development agreements shall be prepared by the applicant and must set Commented IDWJ87]: Stick with original tes. An appti@t must m@t tlese requirements prio, to final approval ofthe DA. -15- 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 retaiycommercial 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 36.70B.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 ofJCC 18.45.040; provided, that the subarea planning process authorized under Article VII ofChapter 18.15 JCC (Subarea Plans) and JCC I 8.45.030 may be used if deemed appropriate by both the applicant and the county. The Comprehensive Plan amendment or subarea plan may be processed by the county concurent 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 197-11-168. (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.f29 Application requirementsand approval process. New MPR applications shall be processed as Type V permits under this UDC, requiring legislative approval by the board of cotmty commissioners and the following:(l) A &aft of the master plan shall be prepared to meet the requirements of JCC r 8. l 5.126( l). (2) A request for authorization ofa development agreement, pursuant to the requirements of JCC 18.15.126(2) and Article XI of Chapter 18.40 JCC (Development Agreements). (3) A request for a site-specific Comprehensive Plan Land Use Map amendment necessary to meet the requirement of JCC 18.15.126(3) and 18.45.040. [Ord. 8-06 g l] 18.15.132 Decision-makingauthority. (l) The planning commission, pursuant to its authority specified under JCC 18.40.040 and 18.45.080, shall hear and make recommendations on master plans and site-specific applications for MPR land use designations on the Comprehensive Plan Land Use Map.(2) The board ofcounty commissioners, pursuant to its authority specified under JCC 18.40.040, 18.40.850(5) and 18.45.080, shall designate new master planned resort land use districts on the Comprehensive Plan Land Use Map, approve the uses, densities, conditions and -16- 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. ( I ) 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 fie Comprehensive Plan, the requirements of the Shoreline Master Program, and complies with all other applicable sections of this code and all other codes and policies ofthe county. (3) Ifan MPR will be phased" each phase contains adequate infrastructure, open space, recreational facilities, landscaping and all other conditions ofthe MPR sufficient to stand alone if no subsequent phases axe developed. (4) The MPR will provide active recreational uses, adequate open space, and suflicient services such as transportation access, public safety, and social and health seruices, to adequately meet the needs of the guests and residents of the MPR (5) The MPR will contain within the development all necessary supportive and accessory on- site urban-level commercial and other services, and such services shall be oriented to serve the MPR. (6) Environmental considerations are employed in the design, placement and screening of facilities and amenities so that all uses within the MPR are harmonious with each other, and in order to incorporate and retain, as much as feasible, the preservation of natural features, historic sites, and public views. (7) All on-site and off-site infrastructure and service impacts have been fully considered and mitigated. (8) Improvemorts 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 aflect adjacent agicultural or forest resource land production. [Ord. 8-06 g l] 18.15.138 Po*+'udl€{# Master Planned Resort. The Pe**udle+v 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. l++se,e4 commented IDwJ88l: ??? -17- Page 6: [1] Formatted FC changed 7l1{l2Ot610:54:00 AM Font: Times New Roman, Underline, Not Raised by / Lowered by Page 6: [2] Commented IDWJ4U David W..rohnson 6ltl2Ot6 2:18:00 PM Analyzed in SEIS section 3.8 with mitigation. Page 6: [3] FormatGd PC changed 7lt4l2Ot610:54:00 AM Font: Times New Roman, Underline, Not Raised by / Lowered by Page 6: [4] Formatted PC changed 7 I t4l2Ot6 l0:54:00 AM Font: Times New Roman, Not Raised by / Lowered by Page 6: [5] Formafted PC changed 7l14120t.61O:54:00 AM Font: Times New Roman, Underline, Not Raised by / Lowered by Page 6: [6] Commented [DWJ42]David W. Johnson 6lUZ:OLG 2:20:00 PM Analyzed in SEIS section 3.14 with mitigation. Page 6: [7] Commented [DWJ43I David W. Johnson 6lU2O[O 2:26:00 PM This is a good idea but where would it live if applicant agrees to it.