HomeMy WebLinkAbout016LlLo/20L8
Development
Regulations
Possible Next Steps
Pleasant Harbor Master
Planned Resort (PH MPR):
. Environmental impacts assessed
in multiple impact statements
2
238-acres; formerly zoned rural residential;
next to the 300-slip marina that was re-
developed under an existing Binding Site Plan
County passed 2008 Ordinance
that allows Pleasant Harbor
MPR to be developed subject to
specific conditions
t
ry Agenda
I
Pleasant Harbor lVlaster
IPlanned Resort
I
Development Agreemint
And
Devetopment'Regulations
ii
a
Ia'
III
)
i,f;
lnformational Briefing
January.2018
a
,\
I
J
,
\
II
Du
I
{:
,
,r
-/'s
, l'.t_. . r
*A
{
v
IT
---=--t
affected trlbes occurred
throughout proiect history. More
recently ln:. December 2015. January2017. September 2017. October 2017. october 2017 (wildlife
management plan)
. November 2017
Results lnclude:
. Reduced number of residences
. Golf course reduced in size
. Grassy areas greatly reduced
. Updated water quality monitoring plan to include additional subterranean
monitoring (in addition to harbor monitoring)
. Additional protection of wildlife including Elk fencing and safe removal
. Draft development agreement contains language specific to tribal treaty
rights recognition and cultural resource protection
LlLOlzOLs
I
. System of Paved/ Gravel Roads
and Parking Areas
. 500+ RV Pad Sites
. Buildings with Septic Tanks and
Drain Fields
Proposed Resort
A nine-hole golf course with a three-hole practice course
890 residential units consisting of guest rental and worker housing
56,608 square feet of commercial space with resort related amenities
103 acres of natural area preserved
Phasing plan accompanied by resource management plans, utility plans
and service agreements
2
/Former Campground
l
\---.,4fJ
tltolzots
Jefferson County Code 18.15.126 through 135 sets forth local code requirements for
the preparation, content, criteria for and the approval process of Master Planned
Resorts, including development standards and development agreement stipulations
Shtna*fi#.ffi?
*-#'fuffi
!ad'.rut
errro"r
Bdnnon Suhrra
F. pleasant HarborFrnal Supplementat EIS
r(*J_
lFr-(d(<l.d'E
Adopted Ordinance lists
thirty (30) conditions that
must be used for the
planning and development
of the Pleasant Harbor
Master Planned Resort
C
.F-
affi
I
.r-;;#,ffi;ffi:;ffiilU d 'd'
call for. MOUs with community,life-
safety, service agencies and
groups. Workforcedevelopment. Consultation with area Tribes. Cultural resources manaSement. Wildlifemanagement. Watersupplymanagement. Waterqualitymanagement. Surface and stormwater. Greenbelts and vegetation. Specific mitigations 6
$Xf,EA5. * oddo{ldlM Cdt (mrm(tr R{ft tq n i$ird
$Art c w^sllt\otor
Cqf o(r.&r..
rn OtrtllAlCf, Artlirlllt0 ofil | ffirt n :-j,- ,
otxt|tmrom tl^l
^relrDtltlT.
Illllruxtll Ii{rr}t' lstAlasr^rl I
3
Substantial Planning and Environmental lmpact Review
^&or.*toCqe
-ddO'-A&*rr..
/
IJ
.it
January 2008: BoCC approves the MPR Designation in Ordinance No.01-0128-08
DEVELOPMENT AGREEMENT
DEVELOPT,IENT AGREEIIENT
BYAND BET\!'EEN JEtrT'ER^SON COTNTI',
\\,ASEINCTON .${D PLL\S.$TT E{RBOR
IIIARINA AND GOLF RESORT, LLP
RELATING TO Tffi DE\IE,OP}IENI
COT,I}IOIILY KNO\I'I{ AS Tffi PLEA,SANT
E{RBOR }.f,{RINA AND GOLF
TfASTER PLANI\TED RESORT
1
Publlc hearlng on
Agreement requlred;
adopted by County
ordinance or resolution
Provldes clarity, speciflcity
and predictabllity for large
developments whlle
provlding longer-than-
normal timeframes and
Yesting to existing local code
LILO/20L8
4
DEVELOPMENT AGREEMENT
Development Agreement will be the princioal
vehicle to ensure compliance wilh all required
conditions
Development Agreement defines phases for
build-out, establishes terms and scope of
vesting period
Development Agreement articulates
developrnent standards - relles on exlstlng
local codes for stormwater, critical areas, land
division and site development
Derrelopment Atreement includes additional
requirements where compliance with each of
the thirty conditions is spelled out in detail
The "Envelop" around the
Project-
subsequent Permits will be
reguired
o
For Pleasant Harbor MPR
t-
L-
I
.r.
I
t
jI
ir
8
s
For Pleasant Harbor MPR
LlL0/20L8
DEVETOPMENT AGREEMENT
f.bh of Cort.!r!
I
2
!.t.1
4.t.2
t.!.!
t.t.a
t.t.5
1.8.6
1.t.7
t.t.t
t.t.9
t.t.l0
Csdhic
EFIECIIVE DATE,
2.1
2J
2.1
2.5
EtrdiE cEdhic 6lC).
Td Coddo
had.lr
Httt
Cantri..
Codtdo
Codtic3 IEEPRO'ERTYA{D1flEXASIF.8,
!.1 rl.rhpdly@E.C6dd6 63(x).
t., frr Mrc Plu Ccpan.
4 NA:MSEilCAN 8-9 lf,cltaoHutorMPRlluaS<dc.
4.1 Pd-i(.ofN.tv.Aod6 l.l0 lt.naaNut .MPn We.fr6ltcd Pl&.................-...-.........t
{.1.1 }r{6i.6 l.ll l{aoldr
1.1.1 Iu.d- of 8dr t. I l. 1 S&ol Scrir:r
1) Pr*rd-ofNdr^!.d6Tlayfida.t.ll.2 Fnrd EIls SakrMttdo.
J RECq}NINON l.lt.3 LsEr&.-rS.tialladc...............-.................,..-........-..........9
6 PIOTECIIONOTWATEi QUTLITTCTTfSIDEOTITE l.lt.l Tryidas.*!
6l nqlhd of Slatfd N.it, NaE{ Irc.8.11.5 Ear'nan Savier lidrrdo.
6.i ITd.,frf.t.6 8.11.6 Hairt
7 TESEIVATI(,}{ OF DOUCE
'OWER
OT NlE COt,NTY,8.11.7 Pd, edR6dl! Ldrrd6.
7.1 Pole Eq..l. I 1.8 lDUr Sdrfy Cdtro 6(c) of Me No- 0l{l2t{3................... tO
SI^NDAIDS TC, DE1'EI.OPXEIIT AND OITET TTIGATION BYcouNTY.............,..,..._-_., ___....-..-.._-.-_-...---.-.......-...-.. 10
1.2
8 9.1 Cdy ?rci{ rdt.l
tJ
t.l
Mld Uc dDa&nd.d{ Zo.i[9,2 SEPA Coda.DIEL! G-lt 9t.l
9.2.7
9.2.1
Ewiqrl
Sd6dl ErtiEal ITa S.rd.......................,.-.-..-......... I I
Snb.rdd CodxrrhEsvfod.t IEE &.dt -ASddrrl Eadffirl hc Sri-d. ?a{&!d........................ ll
F@ SE?A R(ie fa l!ilviird
'tq@--............................................11V.ta ofDadryd n-idr ..........-.........12
Thirteen Chapters 9.2.a
9.?
DEVELOPMENT AGREEMENT
Litl .f Ala.clp.rlt
Edrilib:
Efti I - [.arl d.qbtb of Ptd l{rto.l,lrir nd Oolf Rfft LLP ?rEdy
anl Pbd tlrbot trdriq LI,c PloFry
LEd UE Mr! (EdddL vdie ofCorytmiw PIE eT)
E dibit 4 - PhsiDg PlE
Affidi!:Thirty one attachments
App@dir A - MPn
AF@dn
B 18.10.070 Jc{
C - Crilicrl k
Am@dixD-lidDryLio 18.3J
'CC
AFadix c Additidl
Aprddir H -WmSyl@Plm
AplodixI-WddarTubd Ph
Af@dil J - MadDd. of Udd-diog:
L Sd@b Mihtti.b
2. FirdElts lrirtrio
3. frEdr(@d MniSii!
4. Tr!.po.ffi! Miigrin
J. H-16 Cn S-vicG Mnitair
6 l{q!toe Miltrid
7. Prtt-dREuiEMitiSdio
Apodir K - Ondi@ 0l{l2E-08
Appadix L - V.0mti6 ld-.{@l PlaArpadixM-CffiioE@
AIpodn N - Wft qr.lily l.ldiriDg Plr
AF.odx O - N.ifibdtood WG Sqrly Progm
Al,adirP- Wildlif. !.lD.ad ?l-ApFdn Q - Cttr.l R@ MdtEd Ph
Apadn R - lbidt fietuq ASlr
AF.odix S - lddirl D:l StyArdirT-LEEDNrilib
5
TitL lT ad lt D ed.d
12.10. Dd lE.lo rcC
.,... Now a review of some key
elements of the draft development
aSre€ment..,.,
LlL1l2OL8
II
DEVETOPMENT AGREEMENTI
2 EffiCTM DATE. TEU A}ID BT'ILDOUI PEilO
] IU!PROPERTYANDTEE MASTERP[IN,
4 NAIMAuEIICINIIEATYnIeflS.........-...................................-..................3
4.1 Prci-.f Nir Aida TBy ftlB.
1.1.1 Erdhof Friirfi.!b........--........................................................-.--....,
4.2 PrdiE of Nalw Me Tdy ltirbr.
5 tloGilrTloN otArEAs vrrs cuLTUr.[ $NIIICANCE.....-.................3
6
'toIEClIOil
Or WAIEn Q(rlLlTY qJTEIDE OF rf,E Ptrr0E1rY......,,.,....4
6.1 nqlif-of g.i!dXEtyNdlsE. -.---.-.. --...-....-...-......4
ro Addr. Iryd, of lt. DL.6 grhr XIA 6
2.t
22
2.'
2.4
L5
6-2
Enft&, Ed AratE.
..........................2
Buildou Pcid.
T.D.
Et&..........--....._...............2
3-l llc Prryty Pebta-
a.1.2 PrddhdH@iry
'1.2 It Xr..tlncryc.
.t1
Effectiv€ Datei date of Board adoption
approving the Agreement.
Term of the Development Agneement:
from the effective date to five (5) years
afterthe end ofthe build-out period.
Build-Out Period: twenty-five (25) years
from the effective date or five years
after the completion of all the phases as
described in Phasing Plan, whichever is
later.
DEVELOPMENT AGREEMENT
T.bL ot C.-.--.-
DgvELOPiaEffAGR.EEllE{i......... .. . ....................................................1
I nE.lTAlS................. .....................................................1
2 EITECTwEDATE,TEI}(AI{D BT ILDOUTPIRIoD........ ....... .............2 I Prctectlon of ilrtlrE Amrrbn TGlty rurhtr
Prctlcibn ot Fl$|il Rthtt
Thr Plc.snt Hrrtor MPR ir locatld in .r..r whkh pukle
h.rvcst oppoitunhhg to N.tiv! A@ricrn trtb.s ("tnb.s')
wlth usul .nd a@u3tomd fuhirB rthts in thG aEa
2.1
2.'
2.1
2.5
EtrE
Tc
Boildod Pdd
Eltlurt . To pbtlct mt r qultty thr D.Elop.r th.ll conrtrwt th.
3 lAErrOlrRTY/l!{DltEt{AtTEtPI {.........................................................2
EquiEmnt! .tt cH.s A!E!!dL_g3.1 1l.Dwdl,'c'H6-.................................2
,.2 lt.lifa?bcry6.M.rt r Protrm .tt chcd arl$pgg[[! and
4 NAIVEAIaEDJCAN TTEATY BICrSnl...............-.......................-........................3 Pl.n .ttach.d as Alplndix I
L l ho&dd of Ndv. rd6 TBy n$tr.Th. Dw.lap.. wtll op.nt th. Pb.snt H.rbor MPR in
r6ord wlth th. \rJ.t r Qu.lity Monitorlnl Phn rttlchad .s
Aorndix N .rd tha Nrifhbo.hood uf.tlr supply PEinm
rtt ch6d rs App!!q8q
Ll.l PE .dc of FLbt ....,..........,........,.,......,
4.1.2 Pradia of Hlda ..3
4.2 Pnryrdo of Nrdvc Ardoa Tily ntb1
, tEcoGMrlorotAtEArS wnB c1rlTutrr s&rM'Ic^l{cE.......................3
6 ttolEcltol{otv^lEt QllALrY qrI5tDEoFltErlorEtrTY..............4
6.1 tq!5il o(slatld N.rtrNcrl Lffi..................................1 Acca$ to th. publk bc.chGs frcm th. PEp.rty ha5 bGCn
curt il.d .nd willcontinuc to bc curt ilcd prmrcnttv
Dnd6rr'. Aaffid to
Na6y Nr@d 8ec6.
Addr{ Iqar of S. B-6r E# MDR 6
Pretcction of Huntlna Rld|tl
Thr Port G.mbh S'(hlhm Trlb. ('PGSr) hi qpGred corc.m th.t Elk huntld by thq PGST in.a.5 outsi.l! of th.
PEp.rty @dd b. .ttnstld to th. Ph.rnt Harbo. MPR onc. it is built out. Th! Dcvllopar sh.ll implamnt th! ad.ptiv.
m.n.3.mnt mlrsuns $t forth in th! WHltfu M.nrt.mrnt Phn rttrchGd .s App!!4Le to mitit t airlnst thir
conem.
Pts.mtlon ot ilrtnE Am.rk n Trcrtv Rldrtl
Tha prnbt crp.ct th. trlb.ltErty riahts.nd hryG modifEd thc poj.ct .nd impoed mitE tbn m.rurt dcsLmd, in
p.rt, to pDt ct .nd pn$ry. th@ ri3hB. Nothirtr in this At@mni rhould b. vi.w.d .! .n .tt mpt to curt il or
up.nd thc right! Esrrvcd to trib.s undar thrir tEati.r with thc Unh.d St t6, ircludlnt but not limhrd to th. Polnt No
Polnt Tn.ty.
Thc Dcrclopcr will contlns to @p.nt wlth trib.s to p@tcct trib.l tE.ty riShts. 12
6
DAIE, TERM AT{D BUITD-OUT
6.2
LlLOlz0ts
I
DEVELOPMENT AGREEMENT
&$ilge!-tsl!
DffiOEml.rACIELElfr___........................,...._....,,.,......-...............-.....-...............1
! tECrIAls-...........-.. .-...-----...............-......-....-......---.1
, EF DfirVE DAll,lElLAlD arrltD{ruTElIc)..........................-.........--.2
3lf,EnOPEITYAl{D1lEELASrElUlN...-............-....................-.-............-..2
I NAIIyEALEIICANTIEITYnlqIs-........-...----.......--...................................3
4.1 Eq.d,a of NdE Arrd6 ndy
12 PtdiE of NrdE AEb Tdy XtL.
J EGMfiOFMVTTf,C1,LTUNTL
5 ltorEcloNoFaraTElqrALrTYcusrDEGlaErll)rEttrY..............1
6.1 fqd- of Sd6d Ncr6l Nr{ fm. ...-.............-. .....----.. .{
6.1 Drvdry'r A;t* o A&rrr I+6 .f i. Eld Etta LDl rN.-trNe.llre. .....................-...........4
2.1
22
2.'
x.1
15
Ef.dtu
BoildOE
EerdAaDds
4. l.l
!.1 rrr hrat Ocr4t*
{1.2 k.fuofHdi{
,.2 1l.rrr-lhcrya
invasive vegetation and plarting it with native
veSetation found at the time ofits use by
native people, and to develop and install an
educational slSns that oelain the sitnificance
ofthe kettles to native people.
This provision does not restrict or otherwise prevent
Developer from exercising its right to object todny
application that l(ettles are cuhurally significant.
Preservation that Kettle B or C is eligible for
in the National Register of Historic Places, the
shall:
would enhance the selected kettle by
Preserve either Kettle B or C by preventing the
selected kettle from being used for any
stormwater storage; and,
Consutt with the PGSTto arrive at a kettle
management plan where the PGST
DEVETOPMENT AGREEMENT
ETTECIIIE DATE. TEX,ll.I AND BIIIDOTJ? E3TO,
S rtEltoPE&TYA}tDIf,ETaASIEI.PIX{'.,,-,,,.....,,.........................................2
1 NAITyE ALEXIC N TTEATY lIG8In.._._....._...............-..........................-.........3
a.l.l lE.dd!ah&afi.b...........-. -.-..--....---.........................................--.1
a.2 Pt*tdr of NdE Arid6liryfid... .-..........................-..............1
5 tra(EMTI€dOrAIEAS $rrfl ClrLTLrlrL SENIrICANCE................-....3
6 PIOIECIIONOT WATER qUALITY CiTTSIDEOT
6.1 fqdcof SarrudX..tr!|trllrc........-......-.-.-......-.---...4
AddB Irydt ott Ed&! Hr6c l0n r
2.!
22
2.t
2.1
,5
Trbl. of Cort.rts
a.t
6.2
Naty
F$lhr ud
1.t_2
M&
3.2 ll.llrallacryar.
3 I Tt. Ewrty D6dFid.
quality both on-site and off-site. The Developer will
constructthe Pleasant Harbor MPR in accord with
the Stormwater Manatemem requirements
attached as Appglljlg Shoreline Master Program
attached as Alpglgll,E and Wastewater Treatment
Plan attached as Appendix l. The Developer will
opeEte the Pleasant Harbor MPR in accord with
the Water Quality Monitoring Plan attached as
Aopendix N and the NeiShborhood Water Supply
Program attached as Aooendh O.
14
DcuGlopcr" Atr€crrcrlt b Mdrrss lrnplcts
ot tic Phlsrnt Hrrbo, MPR on ilctiby
l{au6l RGsour€ca.
Developer agrees to address demonstrated
7
RECOGNITION OF AREAS WTTH CU$URAT
stGNrFrcAncE.
. The parties and the tribes discussed thc importance
of kettles on the Property to the PGSTI cuhural
history
. Ihe PGST has applied for including of any Traditional
Cultural Properties on the National Register of
Historic Places as ofthe date ofthis Agreement.
. ll prior to Developer applying for a trading or
building permit for the Pleasant Harbor MPR, the
PGST applies for and receives a recommendation
from the State Advisory Council on Historic
PN(}IICTOil OF WATEN QUAUTY OUTSIDE OF ITIE
PROPEftTY
fiocognhion of $lgnlicrnt ilclrby t{fiirrl
RBNro.
The Developer recoBnizes the importance of Hood
Canal as a source of recreation and fishin8.
Protecting water qualfty in Hood canal is iun as
importafi to the success ofthe Pleasant Harbor
MPR as it is to those who use Hood Canal for
Harbor MPR to water
DEVELOPMENT AGREEMENT
Litl oI AtlrclE?!1.
Erhibin:
E$ibn I - L.s.l dGili! of Plorrd llrtor Mrbr d ff Rxt LLp progrty
tdPL.d lllt6l,Li4 IIC &q.ry
Ur Mrp (Ecd.bL vfri6 ofCoq.tadr PhE?)Ertibill-lbdBPlo
Amdir:
ct$. Tid. t7 Ed 18 s ood.d
AFodix B
AF.rdn C
t8.30.070 rcc
rr.35 JCC
AFadirE-L-dUE 18.40 ,cc
ApDGdirF -AFodii C - Addnidl &e.lo?oat
Appodil H -We SFd Phd
12.10, rd 1t.30 rcC
AEodixl-WtuaTffi Ptr
ADodr , - Mo..-A of thdrtdi4l:
l. Sd@L MiirgikD
2. FirdEMS Mitsnio
3. fsE{to.edf,fttrkr
4. TEpdrrt o Milig.aio
J. Hrtlt Cn Sfvis Mnifair
6. H$iosMnt i@
7. hodRdirMitilrtid
Apodir K - Ordi@ 0l.Ol2t{8
Amodix L - V.gmti6 It -.g@ PL
App@dixM- Cffii@Eed
AFodix N - WJr Qulity MoiEiD! Ph
AE odx O - N.iSlbdtod Was Sqply Pro8tu
AEGdixP - WildUfr MEtd PIEApaAxQ-Cdr.lR.q*M.!.0 dPle
AtodixR. - nri* Monaiog AgrcAFddixS-lddiulH SfyAFdirT-LEEDNmiE
Clhunl rC@E! manlttmt and trlbrl alturrlu
wlldlltt mrn.tamcnt
Watcr sgply .nd naighborh@d mtcr rFtGm pl.n
Watc. gullty msitorint plan
Consryldon ca*mcnt!
15
Lltol2o1.s
I
DEVETOPMENT REGUTATIONS
Derclopment Regulations set forth the
permitted uses, density standards and zoning
development standards and cannot
duplicate existing local codes for stormwater,
critical areas, land division and site
development
WMMfulElffi(hCqtu*Bv..ag
DltxrNlm
Lllrfr.Lut-.u
Lr1lrE.Eh&.ElLullr.tD
rtsn 9-b
l,alr----lrt
The Planninr Commission. Deliberated over 6 montfis in 2016. Producedrecommendeddevelopment
standards for Pleasant Harbor MPR. Forwarded their code to the Board of County
Commissioners for consideration
8
\rrartrmtd uGatmmt phn
DEVELOPMEI{T STAiIDARDS
Stmrttr Stsf,dtrdr
1lL0l2Ot8
I
9
DEVELOPM ENT REGUTATIONS
The PlanninR Commission
Produced Findings of Fact,
Recommendations and Conclusions
Published an 8-page letEr to the Boad
regarding issues, outstanding questions
and other comments associated with the
process to recommend development
standards for Pleasant Harbor MPR
kx&&.arc(*NtudIdft
Fm&qb{iqdnE!!nq!ffi&de-PbF.a^& #EtFtatuGgAl#.hbfilElberu:
?(rem3: hllfr&tuIdMs.ddEC$
tuf d&u. ffi dhb bd ffilrye &edryd
ryb rcT&&a.FG&df.ifFd d b ffi Brd d.
4"rdfd4rq*b!a Fbffi
Bic-.S5ryb
xt a. il6
hdcqco.e&c€ctu
L]
DEVETOPM ENT REG U TATIONS
rt,
w[luiDxlss
rul?-llsrht-qtm
CLFi tt*l7t
frlt ArdEhhmll?.@l7.mr
hltl(idffir
lllllll-ttrr.IL" rid. i.de..d ru b GF ,6.70 d r6.7il nrw. d T& lt rC.
I1M IL
tuE6L,mrsffi ifili& Ul hM i dEtuffihihkr(&"d&h k uE,lh tlfuucu!, Chqbh
rytu fil k*qeAh$LKCslird.
td tu NtMoah lJ* h HePh b tuh .lfudhlhli.&
Mm l:Mll*rdr-l4rkd hd&d rMdOdM 01-
012@d FdEnffilllrlG$rmnEdFdWtuSffi
6.6 ^&.b ntfu6 d lh tMt&d h,.ah tunr/ dh
oE!h@
,z.a&!_Irl-rq
Dept. Communitv Development
(DCD) staff:
Carefully revle*cd the Planning
Commission [PC] version of PH
MPR zoning regulations, including
the &page issue letter
Comparcd the PC vercion with
drafted Development Agreement
Redrafted zoning regulations with
staff-proposed revisions so that:
. Redundancies and repetitions
between the two urere corrected
. The PC version did not conflict
with existing adopted standards
already in code
. Developmert standards could
focus on zonint for MPR and
allow development agreement
to address conditions and
miti&tion measures
. ltems that could not be letally
defensible were corrected
l6
lu
Lltol2o].8
DEVETOPMENT REGUIATIONS
19
I
Conclusions
I
20
10
5ffiqft6dffi6
tui..ffiffinha,*.
Dept. Communitv Develooment
(DCDI staff:. Produced separate staff memo to
explain why revisions proposed
_l
I
r
I
.}'
t
Pleasant Harbor Master Planned Resort has been a
planning project for over ten years
-Ordinance requires 30 very specific conditions
leasant Harbor Master Planned Resort
The Development Agreement is the best vehicle to
ensure compliance with 30 conditions
The Pla n n ing Com mission-recom mended deve lopme nt
regulations set forth standards for permitted uses,
density and zoning; they contain many provisions more
appropriate for the development agreement
2\
tThe MPR
for the Pl
LlLol2O!8
t
Possible Next Steps
Board of County Commissioners can
set a date to hold a public hearing on
the development agreement and
zoning regulations
Board would also establish a public
comment timeframe, likely sixty (60)
days
County would accept written
comments and oral testimony from
tribes, public and private groups,
agencies and individuals during
comment period and at public hearing
County would process public
comments for Board
Board would hold deliberations before
taking final action on the items
Development permits would be
accepted only after Board action
I
22
11