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PLEASANT HARBOR MASTER PLANNED RESORT
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)
Chaoter 17.60. General Provisions
17.60.010 Authoritv.
This title is adopted pursuant to Chapters 36.70 and 36.704 RCW. and Title 18 JCC.
17.60.020 Title.
The regulations set forth in this title shall be known as the "Pleasant Harbor Master
Planned Resort Code" or by the short title "Pleasant Harbor MPR Code." Citations to these
regulations shall -be made usine the aoolicable JCC section number.
17.60.030 Puroose and intent.
The purpose and intent of the Pleasant Harbor MPR code is to set forth development
Master Planned Resort.
17.60.040 Additionalrequirements.
17.60.050 Applicability.
The provisions of this title shall applv to all land luse actions and sitine of infrastructure
including over water or in-water work to be conductedM
an6struearedwjth=il.ttrs. ho"qn=&Lryplthg. Elqesqnt He=bqr \4.aqtql.P.[anteC Rpqgrt.aE.dpp!=cte4.o_r
the official land use map for Jefferson Countv, Washington.
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 regulations including. but not limited to.
Commentcd [DWJI]: Generic pa the PC
Commented [DW]21: This is Title t7 Aniale2
Commented I DWJ3] : Mmdatory
the PCCommentedGeneric
commented [Dwrsl: Adds the PC
*Bs? /a-s,T rc- a*ffry,*sul,rfr,,-
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the coun8 building ordinance. interim critical areas ordinance. the shoreline management master
program. and the State Environmental Policv Act (SEPA).
(l) Wires. cables. conduits, vaults. pipes. mains. valves. tanks. or other similar equipment for
the distribution to consumers of telephone or other communications. elechicity. gas. or water or
the collection of sewaqe. or surface or subsurface water operated or maintained bv a
governmental entity or a public or private utilitv or other county franchised utilities includine
customary meter pedestals, telephone pedestals, distribution transformers and temporary utilitv
facilities required during buildins construction. whether anv such facilitv is located undersround.
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 treatment plants. or potable water storage tanks or facilities. which shall require
conditional use aporoval in anv zone where permitted:
(2) Undereround utilitv equipment. mailboxes. bus shelters. informational kiosks. public
bicycle shelters. or similar structure or device which is found by the director of community
development to be appropriately located in the public interest:(3) Minor conshuction activities. as defined by the IBC, Section 106.2 and structures exempt
permitted in all zones. Any above-eround detention facilitv or pond shall be screened from the
(5) Develoement consistent with a+he Marina Binding Site Phn bppt.oIgd!y=.thg=Qg]lllI
prior to adoption ofthis chapter.
17.60.19{070 Preexistine uses and structures.
.r,iin ii='=i.de=,riidi l.aiii.,isili.dryi.st ip.$rgs= :n air
zones of the Master Planned Resort are lawful uses and may be continued in a manner consistent
with state law. Titles l5 and 18 of the Jefferson CounB Code and any other applicable
regulations or Ordinances.
fne previsiens ef tnis
ethers with a{r int ien-€r
par€€l t\ereen; in€lud
17.60.l€00sd
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 aoplv to anv alleged
violation of Title 17. Article II. more commonly known as the "Pleasant Harbor MPR Code."
Comntented [DWr6]: Refere to the existing Binding Site Plm
for the Marina ud added per the PC
CommenEd IDWJ7]: Proper sequential numbering
Comnrented IDWJ8I: More precise per the PC
Comln€nted IDW]9]: Statrand Legal agr@ to move this
section to the Development Agreemot.
Commented [DWJ10!: Proper sequential numbering
a
.a,q
v
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Chapter I7.65. Golf Resort (MPR-GR)
17.65.010 Puroose.
The MPR-GR zone orovides residential and recreational facilities. as well as commercial
amenities and services associated with the resort and surrounding communitv. It provides the
central resort and conference facilities.
17.65.020 Permitted Uses.
units authorized by Ordinance #01-0 128-08. including. but not limited to hotels. motels. lodges.
(3) Visitor oriented amenities. including. but not limited to (a) conference and meeting
facilities: (b) restaurants. cafes. delicatessens. pubs. tavems and entertainment associated 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) Cultural and educational facilities ofall kinds includine. but not limited to. [nterpretative
oisplal,s ortocaNatiue a.erican ties to ano rses orttr" *"4--q4sa=Lle.ti.".q.e!C=i.,ld.9p=Lo.I.qllid9p.
theaters:(5) Indoor and outdoor resort-related recreational facilities. includins but not limited to golf
courses (includins accessory structures and facilities. such as clubhouses, practice facilities. and
maintenance facilities). tennis courts. swimmins pools. spa services. hiking fails. bicvcle paths.
ropes courses. amphitheater. and other recreational uses consistent with the nafure ofmaster
planned resort:(6) Waste water treatment facilities. including heatment plants. capture. storaee and
transmission facilities to serve a reuse/recvcle proerram for on-site treatment and use/reuse of
waste water and stormwater:(7) Public water supoly and related facilitiesl(8) Public facilities and services as defined in JCC 18.10.160:(9) Utilities suoporting the resort:(10) Emereency services (fire. police. EMS):
(l l) Medical services: and(12) Other similar uses consistent with the purpose of this zone and MPR as determined by the
Department of Communitv Development.
Comin€nhd [DWJ12I: Per the PC. Consisrent with UDC
I 8. I 0.200 Trmsient Accommodations.
Commenhd [DWJ13I: Per the PC. Appropriare, but not
n@sary.
Commenhd [DWr11]: Delered the PC
-3-
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p,v
17.65.030 Heisht restrictions.
17.65.040 Bulkandldcncihrsetbacklrequirements.
There are no vard or setback provisions internal to the MPR-GR zone. All structures
shall be set back at least 20 feet from Master Planned Resort boundary lines and adjacent MPR
zones. Minimum building setback from State Route l0l is 50 feet.
Chapter 17.70. Open Space Reserve (MPR-OSR )
17.70.010 Purpose.
The purpose of the MPR-OSR zone is to orovide a natural buffer between the resort
activities and the waters of Hood Canal. The MPR-OSR zones shall extend landward 200 feet
from OMHW of Hood Canal as rne#rradcrjheSbseedineMsn€€ema*et (C{rapter9&5$
greater.
17.70.020 Permitted uses.
development state: and
or blufferosion.
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Chaoter 17.75. Marina - Maritimd Villaqe (MPR-MV)
17.75.010 Purnose.
The MPR-MV zone provides mixed use amenities and services associated with the
me+in+Marina hnd Maritimi Villase bortion of the resort and sunoundjlg.gglll.r'!1gni=S1,=q!d
share and fractionallv owned accommodations of all kinds;
=tg!lSd. ttIg,.q.o=gltt S..I at aqO r.ru i=.S
facilities. including open parkins lots. restaurants and shoos. as well as marine service facilities.
marina office. yacht club and recreation facilities serving the resort and the Marinal
provides the central suoport to the marina ooerations.
17.75.020 Permitted uses.
The followins uses permitted in the MPR-MV:(l) Marina and overwater shuctures as approved through the Jefferson Countv Shoreline
Master Proeram and associated resulations Chapter 18.25 JCC:(2) Residential uses including single-family and multifamilv structures. condominiums. time-
CommenH IDWTUI: For accumcy.
Commented [DWl18]: For aeumcy.
Comrrented I DWJ19] : Accunte.
Commented [DWr14]: Per the PC. 50 fei is consistent with
Port Ludlow Code, Appliot proposed 80 feet but allow buildings
to exced 3 5 feet with Fire Districl approval.
Commented [DWr15]: For accuncy.
Per thc PC.Commented
-4-
(4) Accessory uses and structures. such as garages. caroorts. storage buildings and similar
structures supportine marina and maritime villaee uses. fuel service and parking:
(5) Indoor and outdoor resort-related recreational facilities, includins but not limited to
tennis courts. swimming pools. marinas. hiking hails. bicycle paths. ropes courses. game center
and other recreational uses consistent with the nature ofmaster planned resort.:(6) Utilities supportine the resort:(7) Infrastructure and buildings. both above and below ground. for the utilities:(8) Emergenc), services (fire. police. EMS):(9) Public facilities. and services servine the MPR-MV zone:(10) Medical services: and
17.75.030 Heisht restrictions.
No buildines within the MPR-MV zone shall be erected enlarged or structurally
modified to exceed 35 feet in height as measured bv IBC standards. Underground or imbedded
parking shall not be included in any height calculations.
I7.75.040 Bulkandldcnsifirsetbacklrequirements.
There are no yard or setback orovisions internal to the MPR-MV zone. All new
17.80.010 Resort development.
This section describes the "Resort Plan" for facilities to be located in the resort MPR. sets
out a reqlrired environmental review process for any future resort development. and provides
processes for reviewing major or minor revisions to the Resort Plan. These provisions apply 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 develooment cap of 890 residential units
orovided however. short term visitor accommodation units shall constitute not less than than-65
percent of the total units. Tho Pleasant Harbor MPR in total shall have a develooment cap of
ho.oodi=qu.fl..:f="...!.. ft qgt jrgllr3ite
lobbies and internal open space.
17.80.030 hessr+MasterFlan
The Rese+fMaster Plan for future development of properties in the Pleasant Harbor MPR
means the resulations. requilements. d€nsi#rses Final Environmental Imqact Statements.
grainanee Ne, E ma as revl
ComrnenEd [DW]201: Per the PC.
q
o-v
Chapter 17.80. Pleasant Harbor Resort Develonmenl
Commented [DU21] : Accunte.
Comtnented IDWr22] : Con*tion.
Commented [DWJ2:!I: Approved under Ord. bur Alrematve #3
stat6 56,608.
Commented [DWr24]: Per JCC I E. I 5. 126
-5-
17.80.040 Permit process for resort development.(l) A project-level supplemental environmental impact statement (SEIS) analyzing
development under the Resort Plan is required prior to issuance of building permits for any new
resort develooment. The applicant may choose to develop a new environmental impact
SEI$SEPA review process. but submitted -,4rehiteefi*elarchitectural drawings must contain
sufficient details. includine a detailed site planffi showing
approximate elevations. sections. and floor plans a+e+eet#e&&ervever-to ensure that the SEIS
S EPA review process analvzed, ?!.ld. pprylCgl=s= p=fgj=ept:lg=vpl dglqil=s,.(4) The department of communitv development may impose mitigatins conditions or issue a
denial of some or all ofthe Resort Plan based on the environmental review and usins authoritv
provided pursuant to the State Environmental Policy AcL Chapter 43.2IC RCW. Article X of
Chapter 18.40 JCC shall be applicable to the permit process for resort development.(5) Following completion of the SEIS building oermits may be issued. following appropriate
plan review. for projects analvzed in the SEIS.(6) Actual resort development may be undertaken in ohases. but only followine completion
ofreview and aoproval ofa full resort buildout plan tlrough the SEIS process. A phasing
schedule may be proposed as part ofthe environmental review or may be developed at a later
date.
for a SEPA threshold Determination of Significance. except where the SEPA-responsible official
determines that the application results in onlJaminor eeastnretienimpacts. I.E[$orSEI$.is+st
reeire4iFeExisting environmental documents may may be adooted under SEPA id those
documents meet SEPA and JCC reouirements to adequately address envfuonmental €ondi+ionsi ,g3=+=.(2) The scope ofan SEIS orepared under this section shall address environmental issues
identified in the Programmatic FEIS issued November 2007. together with such additional
requirements as a project specific application ma), raise. The scope shall not chanee the
standards of approval. however. as set forth in the development agreement and these
development regulations.(3) The utilitv element ofany subsequent phase environmental review pertaining to the
Pleasant Harbor MPR shall review information on all affected utility s),stems. includins sewer
and water systems and the results of required monitoring. The effectiveness of such monitoring
shall be evaluated. Supplements or changes to the monitoring and reoorting systems shall be
considered ifnecessary to ensure that water qualit-y and water supply are adequatel), protected
and impacts to natural resources minimized.
Commented IDWr25] : Redmdsnr.
CommenEd [DWJ28]: Per the PC
Comment€d [DWJ26]: Per the PC
Per the PCComnrenEd
-6-
Commented [DWr33l: Per the PC md onsistent with Port
Ludlow
(4) Any preliminary scope for future development within the Pleasant Harbor MPR is-shall
be consistent with basedon-the deseribe4approved Resort Master Plan. Other elements. issues.
and specific levels of detail may be included based on information available at the time the
Resort aPhn lCprglqp.qel{. applipatiol iq s.qb.qtittedj.Elemg.ntl.nptqC.qbgyS.g}ey=bg.pqrnbinEd in
the EIS analysis to reduce duplication and narrow the focus on potentially simificant adverse
environmental impacts.
17.80.060 Revisions to Resort Master PIan.
or scooe l[o=!t ="= Ilq.4qqlt H.q{Uor tr4pR
boundary or zene-zonine €h€a€es-within the MPR shall require a Comprehensive Plan
amendment and related zonine action. Such changes are outside the scope ofthe revision
processes described below and in JCC 17.80.070 and 17.80.080. The Count_v may approve an
amendment to the Comorehensive Plan only if all requirements of t}te Crrowth Manaeement Act
(Chapter 36.70A RCW) are fulfilled.(2) The County shall accept building permits onlv for orojects included in and consistent
o it e e*istine Reiort tr4aster ptan stratt Ue sulmitted to
the countv for aporoval prior to the acceptance of an), proposal that is inconsistent with the
Resort Master Plans set forth in this title. Upon aooroval of a revision. all subsequent
d"uelop,n..r,t p-eosals shall be
"onsistert
*ith th"."u@yg!gp[,g=t!
regulations.(3) Prooosed revisions to the Resort Master Plan shall be submitted to the department of
community development and the DCD director will determine whether the proposal constitutes a
major or minor revision. Upon making a determinatiou the proposed revision shall follow the
appropriate process for olan revisions as outlined in JCC 17.80 060 and 17.80.070.
17.80.070 Minor revisions.
e Resort Master Plan ma, require minor
a substantial change to the intent or pumose of the Resort Master Plan in effect. A change that
satisfies the -followine criteria shall be deemed a minor revision for pumoses of this chapter:(a) Involve no more than a ten-five fi4I)pgJgg{r=t=i{r,c={gg,W.i!=!=rg=g.vStd!gq.qq=qqqry
(c) Do not alter the boundaries ofthe approved planl(d) Do not propose new uses or uses that modift the recreational nature and intent of
the resort.
A change to the Resort Plan may still qualit as a minor revision under this section despite its
failure to satisft one or more ofthe conditions (a) throueh (d) ofthis section.(2) Minor Revision Process. Applications for minor revisions shall be submitted to. and
subsequent environmental impact statements. the Jefferson Coun8 Comprehensive Plan and
other oertinent documents. Those proposals that satisft the above-referenced criteria shall be
Comm€nted [DWJ2gI: Per the PC
Commented [DWr30]: Per the PC
Commented [DWr3ll: Acumcy
Comm€nted [DWr32l: Per rhe PC
Commented [DWr34]: PC wted "no additional impacrs."
This is oosisent with Pon Ludlow ild SEPA luguge.
Comment€d [DWJ35!: Consistent with 17.80.080
CommenEd [DWJ36]! Per Shffed Irgal. FSEIS is
conrolling
-7-
{
deemed a minor plan revision and may be administratively approved (as a Type II decision under
the land use orocedures of JCC Title 18. Unified Development Code) bv the director of the
department of communitv development. Public notice of the application. the written decision.
and appeal opportunities shall be provided to all persons or agencies as required by the land use
procedures of JCC Title 18. Unified Development Code. Those revisions that do not complv 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 Maiorrevisions.
Revisions to the Resort Master Plan that will result in a substantial chanse to the resort
including: chanees in use. increase in the intensitv ofuse. or in the size. scale. or density of
development: or changes which may have a substantial impact on the environment beyond those
reviewed in previous environmental documents. are considered to be maior revisions and will
require application for a revised Resort Master Plan.(l) Application for a Major Revision to the Resort Master Plan. An apolication shall be
prepared describing the proposed revision in relation to the approved Resort Plan and providing a
framework for review. anal),sis and mitieation of the revised development activity proposed. The
Resort Plan revision proposal shall include the followine information:
(a) A description of how the revised Resort Plan would further the ggals and policies
set forth in the Comprehensive Plan:(b) A description of how the Resort Plan revision complements the existine resort
facilities of the MPR:(c) A description ofthe desigh and functional features ofthe Resort Plan revision.
settine out how the revision provides for unified development. integrated site desim and
protection of natural amenities:(d) A listine ofproposed additional uses and/or proposed changes to densitv and
intensitv of uses within the resorl and a discussion of how these changes meet the needs
of residents of the Pleasant Harbor MPR and pahons of the resort:(e) A hompleted SEPA environmental checklist with Eplqf ip.tlp.l=gnd= qqq,yqiE=gi4g
environmental impacts associated with the proposed revision. including an analvsis of the
cumulative impacts ofboth the proposed revision and the approved Resort Plan. and their
effects on surroundins prooerties and/or public facilitiesl(fl A description ofhow the oroposed Resort Plan revision is integrated with the
overall Pleasant Harbor MPR and any features. such as connections to hail systems.
natural systems or greenbelts. that have been established to retain and enhance the
character of the resort and the overall MPRI(g) A description ofthe intended phasing ofdevelopment proiects:
(h) Maps. drawinss. illustrations. or other materials necessarv to assist in
understandine and visualizins the design and use ofthe completed proposed
development. its facilities and services. and the protection ofcritical areasl(i) A calculation of estimated new demands on capital facilities and services and
their relationship to the existing resort and MPR demands. includine but not limited to
transportation. water. sewer and stormwater facilitiesl and a demonstration that sufficient
facilities and services to support the develooment are available or will be available at the
time development permits are aoplied for.
Comnrentcrl [DWJ37]: Pcr the PC
-8-
(2) Maior Revision Process. Maior revisions shall be processed as a hearing examiner
decision (Type III). with a reouired public hearing prior to the decision. Public notice ofthe
apolication. lthe required public hearine. the written decision and appgal opportunities shall be
provided to all persons
oersensor aeencies as required by the land use procedures of JCC Titbchapter 18.40 Article
qlvt!e=e=shqnee= lq
the boundaries of the MPR zone shall require a Comprehensive Plan amendment (a Tvpe V
Ceountv Ceommissioners decision) prior to anv decision on the Resort Plan amendment.(3) Decision Criteria. The hearine examiner may approve a major revision to the Resort Plan
only if all the following criteria are met:(a) The proposed revision would further the soals and policies set forth in the
Comprehensive Planr(b) No unmitigated probable significant adverse environmental impacts would be
created by the proposed revisionl(c) The revision is consistent with all aoplicable development regulations. including
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 fullv considered and
mitigatedl(e) The proposed revision complements the existing resort facilities. meets the needs
ofresidents and patrons. and provides for unified development. intesrated site desien.
and protection of nafural amenities.
Commented [DWr38]: Staff recomended. Roster provision
removed.
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