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T #Department of Commerce
Notice of lntent to Adopt Amendment
60 Days Prior to Adoption
lndicate one (or both, if applicable):
tr Comprehensive Plan AmendmentX DevelopmentRegulationAmendment
Pursuant to RCW 36.70A.106, the following jurisdiction provides notice of intent to adopt a
proposed comprehensive plan amendment and/or development regulation amendment under
the Growth Management Act.
I
Jurisdiction:Jefferson County
Mailing Address:
Department of Community Development
621 Sheridan Street; Port Townsend, WA 98368
Date February8,2018
Contact Name:Patty Charnas
Title/Position:Director, Department of Community Development
Phone Number:360-379-4493
E-mailAddress:pcharnas@co. iefferson.wa. us
Brief Description of the
Proposed/Draft Amendment:
lf this draft amendment is provided to
supplement an existing 60-day notice
already submitted, then please provide
the date the original notice was
submifted and the Commerce Material
lD number located in your Commerce
acknowledgement letter.
Date original notice submitted: December 10,2Q15
Material lD#21894
To amend Jefferson County Code Title 17 Master Planned
Resorts and Title 18 Unified Development Code to provide
zoning and development standards for the Pleasant Harbor
Master Planned Resort (MPR) which was designated in a
2008 comprehensive plan amendment. ln 2016, the
Planning Commission recommended development
regulations for consideration by the Board of County
Commissioners. Jefferson County Community Development
is proposing revisions in redline/strike-out to the Planning
Commission recommended version. Revisions are proposed
based on internal legal review and to improve clarity and
consistency with local and state laws.
Pleasant Harbor MPR is also subject of development
agreement between the developer and the County which
detail additional standards and compliance requirements.
This project has a 16 year history.
Nothing in the proposed zoning regulations remove or
diminish established development code relating to land use
and environmental permitting, stormwater, site development
engineering, critical areas and land division of any proposed
construction or development.
Rev 06/2016
ls this action part of the
scheduled review and update?
GMA requires review every I years
under RCW 36.704. 1 30 (4-6).
Yes: _No: X
Public Hearing Date:Planning Board/Commission: Completed Jan 2016
County Commission: April 9, 2018
Proposed Adoption Date:April 16, 2018 (tentative)
Department of Commerce
REQUIRED: Attach or include a copy of the proposed amendment text or document(s).
We do not accept a website hyperlink requiring us to retrieve external documents.
Jurisdictions must submit the actual document(s) to Commerce. lf you experience
d ifficu lty, please co ntact reviewtea m@com merce.wa. oov
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Rev 06/2016
Development Ag reement Comments
X orlrrr € REPLY <(- REPLY ALL ) FoRWARD ...
mark as unreadgRichard Hull < richardhull@embarqmail.com >
Wed 1/17/20181:59 PM
To: Planning Commission Desk;
I have the following minor comments regarding the Pleasant Harbor Development
Agreement v. 01/09/2018.
1. Page 5 (aka 11 of 37), Last line: "...the Jefferson the County..." is repetitious.
2. Page 15 (aka 21 of 37), Line 2: "...MPR shall, at a minimum, shall contain..." The
word "shall" is repeated.
Richard
JETTERSON COI'NTV
DEPANTMENT Otr COMMUNITY I}EVELOPMENT
621 Sheridan Sheet . Port Townsend . Washington 98368
3601379-4450 . 36A879445 I Fa:r
www.co j efferson.wa. uilcommdevelopment
October 12,20ll
Garth Mann, President
Statesman Group, Inc.
7370 Siena Morena Blvd. Southwest
Calgary, AlbertaT3H 4H9
CANADA
Re:Revised Overview of the Scope of Supplemental Environment Impact Statement
Pleasant Harbor Master Planned Resort (MLA0E- 188)
(Memo revised to amend Scoping Memo dated March 73,2010)
Dear Garth,
As you know, the Jefferson County Board of County Commissioners (BoCC) conditioned
approval of the Pleasant Harbor Master Planned Resort (PHMPR) Comprehensive Plan
amendment to require project'level environmenlal rtview of the PHMPR proposal, as well as
environmental review of the proposed Znning Code amendments and draft Developmenl
Agreement required to implement the proposal. Accordihgly, a Supplemental Environmental
Impact Statement (SEIS) is in the process of being prepared under Chapter 43.21C RCW. The
SEIS witl supplement the programmatic FEIS prepared in 2007 for the Comprehensive Plan
amendment that approved the PHMPR boundary, adopted by the County under Ordinance No.
0l-0128-08, and satisff the conditions enumerated therein.
An important part of the SEIS process is Scoping, as identified under WAC 197-11408(l), the
purpose of which is to "narrow the scope of every EIS to the probable significant adverse impacts
and reasonable alternatives, including mitigation messures." As lead agency for the SEIS,
Jefferson County held an open public Scoping meeting on Wednesday, Oclober 28, 2009
beginning at 5pm. The meeting included a presentation by the applicant, project status update
and procedural explanations by Staff, a video and transcription records of oral testimony. The
County solicited and received comments from residonts, property o\ryners, tribes, government
agencies, private businesses and non-profit organizations lo narrow the scope of the Supplemental
Environmental lmpact Stalement (SEIS), to identifl the probable significant adverse impacts,
reasonable altematives and mitigation mcasures. An open public comment period on SEIS
Scoping was effective until November 30, 2009, A matrix of comments received is on record.
While the majority of the comments were specific to 'Elements of the Environment' as outlined
in WAC 197-11444, many public comments were also received about the project's impact on
income and wages in Brinnon and Jefferson County. In accordanco with WAC I97-l l-448, these
latter elements, hereinafter referred to as 'social policy alralysis,' are expressly excluded from this
SEIS, as the State Environmental Policy Act (SEPA) contemplates that these general welfare,
social, econornic, and other requirements will be taken into accounl in weighing and balancing
alternatives. In making final decisions, the SEIS shall not be the sote decision making document.
As a result of the Scoping process, the County had identified four proposed altematives for
analysis under the SEIS as follows:
(l) ALTERNATTYE #l: The developor's proposalas described in the 2007 FEIS
(2) ALTERNATIVE #2: The developer's proposal as described in the 2007 FEIS and
subsequently modified by the developer to comply with the conditions of approval under
Ordinance 0l-0128-08
(3) ALTERNATIYO #3: Same as Altemative #2, except with additional modifications to the
marina development to comply with the new Shoreline Master Plan.
(4) NO-ACTION ALTERNATIYE: Current MPR zoning with no new development.
During our project meeting of May 18, 201l, we delermined that the above alternatives
#l e.#2 were not "feasible" and therefore could not be included in the SEIS per WAC
197-11440(5Xb) because they were out of compliance with Jefferson County's Locally
Approved Shoreline Master Program (development within the 150 foot bufler from
Ordinary High Water Mark). It was decided at that time that a new altemative would be
developed to comply with that section of SEPA. Subsequently, the following altematives
have been identified:
(l) ALTERNATIYE #l: The developer's proposal as described in the 2007 FEIS and
subsequently modified by the developer to comply with the conditions of approval under
Ordinance 0l-012E-08, except with additional modifications to the Marina Village
devetopment to comply with the new Shoreline Master Plan.
(2) ALTERNATIYE #2: Same as Alternative #l but with redesigned Golf Course/Resort site
layout to reduce environmental impacts.
(3) NO-ACTION ALTERNATIYf,: A combination of the No-action Alternative from the 2007
FEIS and Current MPR zoning with no new development,
The 2007 FEIS identified and addresses nine (9) elements of the environment on the
programmatic, non-action level as follows: (l) Shellfish, (2) Water, (3) Transportation, (4) Public
Services, (5) Shorelines, (6) Fish and Wildlife, (7) Rural Character/Population, (E) Archeological
and Cultural Resources, and (9) Critical Area. The SEIS shall include those elements addressed in
the 2007 FEIS in addition to the following elements of the environment. All of these elements
will be included in order to evaluate potential irnpacts and to formulate mitigation measures, as
well as to satisf the thirty conditions of Ordinance 0l-0128-08:
Earth: Geolory, Soils, Topography, Slopes, Erosion, Unique Physical Features (addresses
ordinance condition 63h)
Air Quality to include a Greenhouse Gas Emissions Analysis and to relale to compliance with
the work of the Climate Action Committee (addresses ordinance condition 63cc)
Plan8 to include tree retentionltree removal, clearing and landscaping (addresses ordinance
conditions 63 s, u, v, and w)
Energy and Natural Recources to include LEED "green-built" standards; could be some cross-
over with the Utilities section (addresses condition 63x)
)
Housing and Employment (addressos ordinanco conditions 63 e, f, g, aa and dd)
Light and Glare to include the resort lighting proposal, and compliance with Dark Sky
Association standards (addresses ordinance condition 632)
Aesthetics to include the appearance of structures, landscaping plan, greenbelts, conservation
easements and required amenities (addresses ordinance condition 63d)
Utilities:
Water SupplyAVater Service (addresses ordinance conditions 63 m, n, o and p)
Sewage Col lection/Treatment/Reuse/Disposal
Stormwater Management (addresses ordinance condition 63 q)
Electrical Energr (addresses ordinance condition 63bb)
Alternative Enerry Sources
Telecommunieations
Cable Television
Solid Waste Collection, Transport and Disposal
Fiscal Analysis to include draft Memorandums of Understanding (addresses ordinance condition
63 c)
MITIGATION
Mitigation for impacts to 'Elements of tho Environment' in each area above shall outline
measures that will reduce or eliminate the adverse environmental impacts of the alternatives. The
mitigation measure shall include a discussion of the uncertainties, if technical feasibility,
economic practicality or the science is uncertain. Potential mitigation measur€s must be evaluatod
to address impacts to all of the areas identified.
very.
Wayne
Project Harbor MPR SEPA Responsible Oflicial
cg;Al Scalf, Director of Community Development
Frank Gifford, Director of Public Works
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