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From:
Sent:
To:
Cc:
Subject:
Attachments:
Patty Charnas
Friday, February 16, 2018 3:43 PM
reviewtea m @ com merce.wa.gov
Joel Peterson
Pleasant Harbor Master Planed Resort Updated and Revised 60-day Notice
Commerce Document.pdf
Dear Review Team,
Attached please find a 60-day notice to amend development regulations regarding the Pleasant Harbor Master Planned
Resort in the community of Brinnon, Jefferson County, WA.
It substantially updates and revises an earlier 60-day notice under Material lD# 21894.
Thank you very much foryour attention to this matter. lf you have any questions or need anything further, please do not
hesitate to let us know.
Patty Charnas - Director
Jefferson County Department of Community Development
621 Sheridan Street, Port Townsend, WA 98368
Phone 360-379-4493 " Fax 36O-379-445L
pcha rnas@co. iefferson.wa. us
All e-mail sent to this address has been received by the Jefferson County e-mail system and is therefore subject to the Public
Records Act, a state law found at RCW 42.56. Under the Public Records law the County must release this e-mail and its contents to
any person who asks to obtain a copy (or for inspection) of this e-mail unless it is also exempt from production to the requester
according to state law, including RCW 42.56 and other state laws.
1
;{
STATE OF WASHT{GTOiI
DEPARTMENT OF COMMERCE
,011Pfrnt SreetSE . ffiBor 12525 . Ottmofi.,ls/p/sltrrgtur98501-2525 . (360)72ilOm
Ylru.caxnmerce.tE.gov
February 20,2018
Patty Charnas
Director of Community Development
Jefferson County
621 Sheridan Street
Port Townsend, Washington 98368
Dear Ms. Charnas:
Thank you for sending the Washington State Department of Commerce (Commerce) the following materials as
required under RCW 36.70A.106. Please keep this letter as documentation that you have met this procedural
requirement.
County of Jefferson - Proposed amendment to County Code Title 17 Master Planned Resorts and Title
l8 Unified Development Code to provide zoning and development standards for the Pleasant Harbor
Master Planned Resort. These materials were received on February 16,2018 and processed with the
Material aO # 24637.
We have fonrarded a copy of this notice to other state agencies.
lf this submitted material is an adopted amendment, then please keep this letter as documentation that you
have met the procedural requirement under RCW 36.70A.106.
lf you have submitted this material as a draft amendment, then final adoption may occur no earlier than sixty
days following the date of receipt by Commerce. Please remember to submit the final adopted amendment
to Commerce within ten days of adoption.
lf you have any questions, please contact Growth Management Services at
reviewteam@commerce.wa.gov, or call Dave Andersen (509) 4344491 or Paul Johnson (360) 725-3048
Sincerely
Review Team
Growth Management Services
(
#Department of Commerce
Notice of lntent to Adopt Amendment
60 Days Prior to Adoption
lndicate one (or both, if applicable):
tr Comprehensive PIan 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.
Jurisdiction:Jefferson County
Mailing Address:
Department of Community Development
621 Sheridan Street, Port Townsend, WA 98368
Date:February 8,2018
Contact Name:Patty Charnas
Title/Position Director, Department of Community Development
Phone Number:360-379-4493
E-mail Address: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 submifted, then please provide
the date the oiginal notice was
submitted and the Commerce Material
lD number located in your Commerce
acknowledgement lefter.
Date original notice submitted: December 10,2015
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 06/20 l6
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 contact reviewtea m @ com merce.wa. o ov
!s this action part of the
scheduled review and update?
GMA requires review every I years
under RCW 36.70A. 1 30H)-G).
X
Yes:
No:
Public Hearing Date:Planning Board/Commission: Completed Jan 2016
County Commission:April 9, 2018
Proposed Adoption Date:April 16, 201 8 (tentative)
Rev 06/2016
STATE OF WASHINGTON
County of Jefferson
ORDINAIICE NO.
An Ordinance Amending Jefferson County
Code Title 17 adding a Chapter and
entitling it'Master Planned Resorts' and
Amending Title 18 'Unified Development
Code' regarding the Pleasant Harbor
Master Planned Resort
WHEREAS, RCW Chapter 36.70A. et seq., the Growth Management Act ("GMA") requires that
counties planning under the GMA to adopt development regulations that are consistent with and
implement their comprehensive plans; and
WHEREAS, the Board of County Commissioners for Jefferson County, a municipal corporation
of the State of Washington ("the Board") constitutes the legislative body for Jefferson County
("the County"); and
WHEREAS, the County adopted a GMA-derived comprehensive plan on August 28, 1998 via
Resolution 72-98 and adopted GMA implementing regulations codified at Jefferson County
Code ("JCC") Title l8 on December 18, 2000; and
WHEREAS, JCC Title l8 provides guidance on the process and procedures for amending the
JCC;and
WHEREAS, on January 28,2008 the Board approved and adopted a site-specific comprehensive
plan amendment, Ordinance 0l-0128-08 establishing a Master Planned Resort on 237.88 acres
located on a portion of the Black Point Peninsula in the community of Brinnon, Jefferson
County. The Board finding consistency with the comprehensive plan, the Brinnon Subarea Plan
and with the GMA implementing regulations codified at Title l8 JCC, affirmed that the Master
Planned Resort ("MPR") would be "a self-contained and fully integrated planned unit
development,ina setting of significant natural amenities with primary focus on destination resort
facilities consisting of short-term visitor accommodations." In addition,
l. Jefferson County Ordinance 0l-01-0128-08 was adopted after a programmatic environmental
impact statement was issued in2007;
2. Jefferson County Ordinance 0l-0128-08 was appealed to the Growth Management Hearings
Board which determined that: "The environmental impacts of this project were studied at
an appropriate level of detail, with provision for further environmental review at the
project level stages of development;"
3. An appeal of the decision of the Growth Management Hearings Board ended in 201l,
after it was first affirmed by the Thurston County Superior Court and, then the Court of
Appeals;
I
f el:
4. Ordinance 0l-0128-08 included a finding that any future site planning, building and
development of the Pleasant Harbor MPR will be consistent with "all GMA-derived
development regulations relating to GMA critical areas and all on-site and off-site
infrastructure and service impacts ... will be mitigated as the MPR is implemented first
through a development agreement, internal zoning map and internal zoning code, then
through plat and permit review and possible issuance of permits and, with all the prior
items accomplished, finally with the issuance of building permits;"
5. All of the findings, conclusions and the conditions listed in paragraph 63 of Ordinance
0l-0128-08 are incorporated herein; and
WHEREAS, the purpose of this Ordinance is to specifically adopt the internal zoning map and
internal zoning code of the Pleasant Harbor MPR and incorporate the record supporting code text
amendments and all other related Pleasant Harbor MPR reports, findings, conclusions, items of
record and mitigation measures as analyzed in the Final Supplemental Environmental Impact
Statement ("FSEIS") published on December 9,2015; and
WHEREAS, the Jefferson County Planning Commission, following timely and effective public
notice, held a public hearing on January 6,2016 to take public testimony and allowed the hearing
record to remain open until February 3,2016 to receive written comments on the proposed
Pleasant Harbor MPR development regulations published in the FSEIS;
l. Approximately I 14 individual comments were received by the Planning Commission on
the environmental impact analyses, development regulations, and draft development
agreement, as analyzed in the FSEIS;
2. Beginning on February,2016 and continuing until June, 2016, following timely and
effective public notice, the Planning Commission held seven deliberation meetings on the
proposed development regulations as published in the FSEIS;
3. On June 15,2016, following timely and effective public notice and in accordance with
JCC 18.45.090, the Planning Commission forwarded to the Board of County
Commissioners recommended development regulations amending JCC Title l7 and Title
18, along with associated findings and conclusions regarding the Pleasant Harbor MPR
zoning code; and
WHEREAS, in accordance with specific conditions implementing the Pleasant Harbor MPR
contained in Ordinance 0l-0128-08 and in recognition of the Board's desire to establish and
maintain good working relationships with area tribes and in recognition of Washington
Govemor's Office of Indian Affairs guidelines on government-to-govemment consultations
between federally recognized Indian tribes and the State of Washington in order to respect the
sovereign status of the parties, enhance and improve communications, and facilitate the
resolution of issues, The County consulted with affected tribes seeking to substantially address
and, to the maximum extent practicable resolve, tribal concerns regarding the Pleasant Harbor
MPR; and
2
Februory 6, 201"8
WHEREAS, government-to-government consultations related to the environmental review,
planning, development standards and development agreement of the Pleasant Harbor MPR and
tribal issues regarding usual and accustomed hunting and fishing rights and regarding tribal
cultural resources go back at least as far as 1996, concerning the Brinnon Subarea Plan and have
continued through to the present, the documentation of which is hereby incorporated into the
record; and
WHEREAS, the Board finds that opportunities provided for government-to-government
consultations and for citizen participation used in the preparation of these proposed amendments
to Title 17 and 18 JCC are consistent with the requirements of the Governor's Office of Indian
Affairs guidelines, GMA and the State Environmental Policy Act; and
WHEREAS, the Board has considered and makes the findings that the proposed amendments to
Titles 17 and l8 JCC are consistent with and support other comprehensive plan elements and/or
development regulations and that will correct certain deficiencies and insert desirable changes to
development regulations; and
WHEREAS, the Board finds that it is in the best interest of the public health, welfare and safety
to enact the proposed amendments to Titles 17 and l8 JCC.
NOW, THEREFORE, be it ordained:
Section 1. Amendment to Jefferson Countv Code. JCC Title l7 "Port Ludlow Master Planned
Resort" is changed to "Master Planned Resorts" and a new Chapter titled "Pleasant Harbor
Master Planned Resort" is added as set forth in
reference is hereby adopted.
Attachment I and incorporated herein and b), this
Section 2. Amendment to Jefferson County Code. JCC Title 18 "Unified Development Code" is
amended as set forth in Attachment 2 and incorporated herein and by this reference is hereby
adopted.
Section 4. Effective Date. This ordinance is effective immediately upon adoption.
Section 5. Explicit Action. Should any amendment to JCC Title 17 and Title l8 that was passed
by the Board during its deliberations be inadvertently left out upon publication, the explicit
action ofthe Board as discussed and passed shall prevail upon subsequent review and
verification by the Board.
Section 6. Severability. If any provision of this ordinance or its application to any person, entity,
or circumstance is for any reason held invalid, the remainder of the ordinance, or the application
of the provision to other persons, entities or circumstance, is not affected.
APPROVED and ADOPTED this _ day of
aJ
2018
f*bruary 6, 2*18
SEAL:
ATTEST:
Carolyn Gallaway
Deputy Clerk of the Board
Approved as to form only:
Philip C. Hunsucker Date
Chief Civil Deputy Prosecuting Attorney
JEFFERSON COUNTY BOARD OF
COMMISSIONERS
David Sullivan, Chair
Kathleen Kler, Member
Kate Dean,
4
february 6, 2018
Draft uodated 12/10/2017
PLEASANT HARBOR MASTER PLAI\NED RESORT
(Jefferson County Planning Commission Version 2016)
Title 17
MASTER PLAIINED 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 Authority.
This title is adopted pursuant to Chapters 36.70 and 36.704 RCW. and Title l8 JCC.
17.60.020 Title.
Th"."s"t"ti"ns sel forth in this title s et
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 Purnose and intent.
The purpose and intent of the Pleasant Harbor MPR code is to requlate land development
uses hat comply with and are consistent with the Jefferson
County Comprehensive Plan for future develooment within the boundaries of the Pleasant
Harbor Mas+er Planned Rese+t. The Pleasant Harbor MPR provides a mixture of visitor-oriented
transient accommodations. secondarv homes. recreationalfacilities, and suoportino commercial
facilities
17.60.040 Master Plan
For the ourposes of this Article. the Master Plan for future development of the Pleasant Harbor
MPR consists of-the reoulations, alons with the conditions and requirements of Ordinance 01-
0128-08 and Final Environmental lmpact Statements and Final Supplemental lmpact Statement,
maps. mitioation measures. and the Development Aqreement between the Countv and the
Developer.
tr aaaitien te tne re
I
01t10t2018
bindine site elan a
17.60.050 Applicabilitv.
The provisions of this title shall apply to all land use actions and siting of infrastructure
including over water or in-water work to be conducted within the boundary of the Pleasant
Harbor Master Planned Resort as depicted on the official land use map for Jefferson County.
Washington.
17.60.060 Requirements.
Anv land disturbinq activitv within the Pleasant Harbor MPR must complv with other apolicable
development standards and requirements of:
(1) Title 15 and Title 18 of the Jefferson Countv Code:
(2) Conditions and requirements of Ordinance 01-0128-08:
(3) The mitioation measures required in the Pleasant Harbor Marina and Golf Resort. Final
Environment lmpact Statement (November 27. 200il (2007 FEIS). the Pleasant Harbor
Marina and Golf Resort. Final Supplemental Environment lmpact Statement December 9.
2015 (2015 FSEIS): and
(4) The terms and conditions of the Develooment Aoreement entered into between Jefferson
Countv and the Developer.
Where conflicts occur between the provisions of this title and other apolicable code orovisions,
or other reoulations, the more restrictive shall applv.
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17.60.070 Resort Cap and Residential Use Restrictions
The Pleasant Harbor MPR in total shall have a development cap of 890 residential units
provided. however, short term visitor accommodation units shall constitute not less than 65
percent of the total units includinq, but not limited to hotels, motels, lodqes, and anv residential
uses allowed under each zone.. Short-term rental shall be construed to mean less than 30
davs. The Pleasant Harbor MPR in total shall have a development cao of 56.608 square feet of
resort commercial. retail. restaurant. and conference space.
17.60.080 NonconforminoUses
Existino nonconformino in all zones of the MPR are laMul uses and mav be continued unless
abandoned for a continuous twelve-month period.
17.60.090 NonconforminqStructures
Existinq nonconforminq structures in all zones of the MPR are lavyful uses and mav be
continued and maintained. Existino nonconformino structures damaoed or destroved bv fire.
earthquake. explosion. wind. flood. or other calamitv mav be comoletelv restored or
reconstructed if all of the followino criteria are met:
(1) The restoration and reconstruction shall not serve to extend or increase the nonconformitv of
the orioinal structure.
(2) The reconstruction or restoration shall. to the extent reasonablv oossible. retain the same
qeneral architectural stvle as the oriqinal destroved structure. or an architectural stvle that more
closelv reflects the character of the surroundinq neiohborhood.
(3) Permits shall be applied for within one vear of the damaqe. Restoration shall be substantiallv
complete within two vears of oermit issuance.
(4) Expansions or substantial modifications to rebuilt nonconformino structures shall complv with
current reoulations and codes. except that an existinq nonconformitv reqardinq the amount of
imoervious surface on a site mav be maintained.
17.60.100 Exemptions.
Minor construction activities. as defined by the lnternational Buildino Code. Section 106.2 and
structures are exempt under Chapter 15.05 JCC. as amended. from this Title.
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Draft updated 12J10/2017
17.60.080 Enforcement
The enforcement provisions codified in Chapter 18.50 Enforcement of Title l8 of the
Jefferson County Code as currentlv enacted or as hereafter amended shall apply to any alleged
violation of Title 17. Article II. more commonl), known as the "Pleasant Harbor MPR Code."
Chapter 17.65. Golf Resort (MPR-GR Zone)
17.65.010 Purpose.
The MPR-GRRR€ zone allows residential and recreational facilities. as well as
commercial amenities and services associated with the resort and surrounding community. {+
eneelaei.li+ies,
17.65.020 Permitted Uses.
(l) Residential uses including single-family and multifamil), structures. condominiums.
townhouses" apartments. lofts. villas. time-share and other fractionall), owned accommodations.
units eutnerizee Ul
el" rhell be een
(23) Visitor oriented amenities. including. but not limited to
(a) conference and meeting facilities:
(b) restaurants. cafes. delicatessens. pubs. taverns and entertainment associated with such uses:
(c) on-site retail services and businesses typically found in destination resons and designed to
serve the convenience needs of users and emplovees of master planned resort: and
(SL) recreation business and facilities:(34) Cultural and edueatienal informational facilities of all kinds including. but not limited to.
interpretative displays of local Native American ties to and uses of the area. art galleries. and
indoor or outdoor theaters:
(45) Indoor and outdoor resort-related recreational facilities. including but not limited to
tennis courts. swimmins pools. spa services. hiking trails. bicycle paths. ropes courses.
amphitheater. and other recreational uses consistent with the nature of master planned resort:(6) Waste weter t
\Yaste water end ste
fn PuUtie w*er sup(58) Public facilities and services as defined in JCC 18.10.160:
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01t10t2018
Draft updated 1A10/2017
(612) Other similar uses consistent with the purpose of this zone and MPR as determined by the
Department of Community Development.
17.65.030 Heieht restrictions.
No buildings within the MPR-GR zone shall be erected. enlareed or structurally modified
to exceed 35 feet in height as measured by IBC standards except with approval of the local Fire
District. Undereround or imbedded parking shall not be included in any height calculations.
(1) There are no vard or setback provisions internal to the MPR-GR zone. All structures
shall be set back at least 20 feet from the Pleasant Harbor MPR boundarv lines and
adiacent MPR zones. Minimum buildinq setback from State Route 101 riqht-of-wav is 35
feet. Minimum setback from Black Point rioht-of-wav is 20 feet.
(2) All buildinqs not attached or havinq common walls shall be separated bv a minimum
distance of 10 feet. as measured from foundation to foundation.
17.65.050 CriticalAreas
All provisions of existing County Code regarding critical areas and their buffers apply
except that wetland buffers once determined are to be placed in a permanent conservation
easement.
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17.65.040 Bulk and setback requirements.
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Chapter 17.70. Open Space Reserve (MPR-OSR)
17.70.010 Purpose.
The purpose of the MPR-OSR zone is to provide for a non-clearinq permanentlv forested
native veoetation buffer between the resort development and @
the waters of Hood Canal. The MPR-OSR zone shall extend
landward as measured 200 feet horizontallv from the ordinarv hioh water mark of Hood Canal
as measured in accordance with local and state code. The dimensions of the MPR-OSR zone
do not oreclude applicable buffers and setbacks as required under this title or under Title 18
Jefferson Countv Code.
M
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Draft updated 1A10/2017
Draft updated 12/10/2017
17.70.020 Permitte
fhe feilewing uses m
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Chapter 17.75. Marina - Maritime Villaee (MPR-MV)
17.75.010 Purpose.
The MPR-MV zone pravides mixed use amenities and services associated with the
marina and maritime villaee ponion of the PH MPRr€so#t and surrounding community. and
provides support to the marina operations iens.
17.75.020 Permitted uses.
The followins uses are oermitted in the MPR-MV:(1) Marina@as throueh the Jefferson County Shoreline
Master Program and associated regulations Chapter 18.25 JCC:(2) Residential uses includine single-family and multifamily structures. condominiums. time-
share and fractionally owned accommodations of all kinds:
r?\The Marina nnd l\rferifime llcoe rel ,r-lo-rl -i-o.l rrca ^nffima.aial anr{ oanrina
facilities. includine open parking lots. restaurants and shops. as well as marine service facilities"
marina office. yacht club and recreation facilities serving the resort and the Marina:
(4) All over-water buildings and docks shall be constructed so as not impede migratine fish
and to minimize shading.(5) Accessorv uses and structures. such as garages. carports. storage buildings and similar
structures supportinq marina and maritime village uses" fuel spnrice and parktne,
(6) Indoor and outdoor resort-related recreational facilities. including but not limited to
tennis courts. swimming pools. marinas. hiking trails. bicycle paths. ropes courses. game center
and other recreational uses consistent with the nature of master planned resort:
(10) Public facilities. and services serving the MPR-MV zone:
@(12) Other similar uses consistent with the puroose of the zone and MPR as determined by the
Department of Community Development and consistent with 18.25 JCC.
f 7.75.030 Prohibited Uses.
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01t10t20't8
))Pin
Draft uodated 12J10/2017
Float olanes and float plane docks are prohibited. Aerial access is limited to helicopters for
emeroencv medical purposes onlv.
17.75.030 Heieht restrictions.
No buildines within the MPR-MV zone shall be erected. enlarged or structurally
modified to exceed 35 feet in height as measured by IBC standards except that one structure
mav exceed 35 feet. but mav not exceed 45 feet. Underground or imbedded parking shall not
be included in any heisht calculations.
17.75.040 nult and setback re
There are no yard or setback provisions internal to the MPR-MV zone. Minimum buildino
setback from Hiohwav 101 riqht-of-wav shall be 35 feet. Minimum buildinq setback from Black
Point Road rioht-of-wav shall be 20 A{lfeet. Allnew structures located within shoreline
iurisdiction shall complv with the setback requirements of the County's Shoreline Master
Proeram as codified under JCC 18.25.
Chanter 17.80. Pleasant Harbor Resort Development
17.80.010 Resort development.
This section describes the "Master Plan" defined bv 17.60.040 for facilities to be located
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.
The Pleasant Harbo
intemelepenffi
17.80.020 RequiredMitiqationMeasuresDurinqOperations.
The mitioation measures required in the Pleasant Harbor Marina and Golf Resort. Final
Environment lmpact Statement (November 27, 200il (2007 FEIS). the Pleasant Harbor Marina
and Golf Resort. Final Supplemental Environment lmpact Statement December 9. 2015 (2015
FSEIS): and the terms and conditions of the Ordinance 01-0128-08 and the mitioation measures
contained in the Development Aoreement entered into between Jefferson Countv and the
Developer are required for the PH-MPR. Listed for reference are those mitioation measures,
which include but are not limited to:
(1) Shoreline Mitioation: The southern shoreline abuttino Hood Canal will be out into a
permanent conservation easement from the ordinarv hioh water mark to 200 feet
landward.
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01t10t2018
(2) Water Qualitv Mitiqation:
(a) The Pleasant Harbor MPR shall be required to perform water qualitv monitorino
and to supplv that data from the state water qualitv samolino station and other
stations in Pleasant Harbor and submit a summarv water qualitv report to the
Countv.
(b) The Pleasant Harbor MPR shall complv with a Countv-based comprehensive
water oualitv monitorino plan requirinq at least monthlv water collection and
testino developed and approved in concert with an adaotive manaoement
proqram. utilizinq best available science and approoriate state aqencies. The
monitorino plan shall be funded bv a vearlv reserve. paid for bv the Pleasant
Harbor MPR that will include reoular off-site samplinq of oollution. discharqe,
and/or contaminant loadinq. in addition to anv on-site monitorino reoime.
(c) ln the event that water qualitv shows anv sion of deterioration. the Countv shall
consult with the resort. the local residents, and the State (both Washinoton State
Department of Health and Washinoton Department of Fish and Wildlife)
concernino the source of the chanqe.
(d) All the Pleasant Harbor MPR permits shall require implementation of aporopriate
mitioation measures to alleviate anv water qualitv issues caused bv the Pleasant
Harbor MPR.
(3) Marina Mitiqation:
(a) All stormwater from impervious surfaces shall be captured and treated to the most
current edition of the Stormwater Manual of Western Washinoton before discharqe.
(b) There shall be no discharoe of sewaqe or contaminated biloe waters at the marina.
(c) Pumo out facilities shall be provided and operational at alltimes.
(d) Cleaninq of fish or sea life shall be prohibited within the controlled access areas of the
marina.
(e) The Proiect oermits shall incorporate shellfish orotection district quidelines.
(fl The marina shall have the rioht to inspect anv vessel at anv time.
(o) The marina shall develop and manaqe an active boater education prooram appropriate
to the marina settino to supolement the Countv proqram developed as part of the
shellfi sh protection district.
(h) New or sionificant exoansions to existinq fuel storaqe or transfer shall be prohibited on
marina floats, docks. piers. and storaqe lockers.
(i) No storaoe of oilv raqs. ooen paints. or other flammable or environmentallv hazardous
materials exceot emeroencv equipment as approved in the Emerqencv Service MOU
shall be oermitted on the docks.
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(i) Painting. scraoinq. and refinishino of boats shall be limited to minor repairs when in the
rrrafar urhinh r{n nnf rac.ulf in anv r'l to th a rrralare nf fha harhnr
(k) Anv minor repairs must emplov a containment barrier that prevents debris from enterinq
the marine waters.
(l) Notification and information (before harvestinq shellfish) will be available at the
prooosed.
(m)The marina operations shall incorporate mitiqation requirements appropriate under the
Countv Shellfish Protection Plan. and shall inteorate a boater education orooram into a
marina public education plan, which shall be implemented and maintained for so lono as
the resort is in operation, as part of a resort habitat manaqement plan.
(n) The marina ooerations shall collect water qualitv data (from State sources so lono as
available or from approved testinq plan should the state sources move or not accuratelv
reflect Pleasant Harbor conditions). and shall be required to oarticipate with the Countv
in an adaotive manaoement prooram to eliminate. minimize. and fullv mitioate anv
chanqes arisino from the resort and related Pleasant Harbor or Maritime Villaoe.
(o) The marina operations shall conduct onooinq monitorino and maintain an inventorv
reoardino Tunicates and other invasive species. and shall be required to participate with
the Countv and state aoencies in an adaptive manaqement prooram to eliminate.
minimize. and full mitiqate anv chanoes arisino from the resort. and related to Pleasant
Harbor or the Maritime Villaqe.
(4) Golf Course Mitiqation
(a) The Pleasant Harbor MPR shall ensure that qolf course operations complv with the best
oractice standards of the Kinq Countv qolf course manaoement quidelines. or their
substantialequivalent, includinq, but not limited to, American Golf Association standards.
(b) The qolf course and resort facilities will be required to participate in anv adaptive
manaoement proqrams required bv the Countv. as a result of the water oualitv
monitorino prooram required bv JCC 17.080.020(2) and anv chanoes caused bv the
resort operations.
(c) Stormwater discharoe from the qolf course shall meet requirements of zero discharqe
into Hood Canal. To the extent necessarv to achieve the ooal of desiqnino and installino
stormwater manaoement infrastructures and techniques that allow no stormwater run-off
into Hood Canal,
(d) The Pleasant Harbor MPR shall implement as a best manaqement practice for the
operation and maintenance of the oolf course a reouirement to maintain a loq of
fertilizers. pesticides and herbicides used on the Pleasant Harbor MPR site, and this
information shall be made available to the public.
(5) Greenhouse Gas Mitiqation: The Pleasant Harbor MPR shall collaborate at least
annuallv
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with the Climate Action Committee (CAC) or its successor to calculate oreenhouse oas
emissions (GHGs) associated with the Pleasant Harbor MPR. and identifv technioues to
mitiqate such emissions throuqh sequestration and/or other acceptable methods.
(6) Blendino of Buildinqs. Liqht Mitioation, Greenbelts and Buffer Manaqement:
(e) ln keepinq with an aoproved landscapino and oradinq plan, and in order to satisfu the
intent of JCC 18.15.135(6). and with special emphasis at the Maritime Villaqe. the
buildinos should be constructed and olaced in such a wav thev will blend into the terrain
and landscape with park-like oreen belts between buildinos.
(fl Construction of buildinqs within the Pleasant Harbor MPR boundaries shall strive to
preserve trees that have a diameter of 10 inches or qreater at breast heiqht (dbh). An
arborist will be consulted and the qround staked and flaooed to ensure the roots and
surroundino soils of sionificant trees are protected durinq construction. To the extent
possible. trees of siqnificant size (i.e. 10 inches or more in diameter at breast heiqht
(dbh) that are removed durinq construction shall be made available with their root wads
intact for possible use in salmon recovery proiects.
(q) All development within the Pleasant Harbor MPR shall use the lnternational Dark Skv
Association (lDA) Zone E-1 standards within the boundaries of the Pleasant Harbor
MPR.
(h) The Pleasant Harbor MPR. at its expense, shall manaqe all conservation easements to
include removino. when aopropriate. naturallv fallen trees. and reolantino to retain a
natural visual separation of the develooment from U.S. Hwv 101.
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17.80.030 SEPAComplianceRequired
(1) Substantial Compliance with Environmental lmpact Statements and Supolemental
Environmental lmpact Statements Required.
(a) Potential environmental impacts from future development of the Pleasant Harbor MPR
have been assessed and addressed in orior environmental documents. The prior
reviews were published in the followinq documents:
i. Draft Environmental lmpact Statement for Pleasant Harbor Marina and Golf
Resort (September 5. 200il (DFEIS):
ii. Pleasant Harbor Marina and Golf Resort. Final Environment lmpact Statement
(November 27, 2007) (FEIS):
iii. Draft Supplemental Environmental lmpact Statement for Pleasant Harbor Marina
and Golf Resort November 19. 2014 (DSEIS):
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iv. Pleasant Harbor Marina and Golf Resort. Final Supplemental Environment
lmpact Statement December 9. 2015 (FSEIS).
(b) The FEIS. DSEIS and FSEIS are to collectivelv as the "Prior ElSs."
Development shall substantiallv complv with the express mitioation measures imposed
pursuant to the Prior ElSs.
(c) The Prior ElSs shall constitute comoliance to the fullest extent possible under SEPA, as
well as Condition 63(b) of Ordinance 01-0128-08, for all subsequent approvals or
permits to develoo the Pleasant Harbor MPR includinq. but not limited to. olats, short
plats. bindinq site plans. boundarv line adiustments. development permits. qradino
permits and buildinq oermits. No additional substantive SEPA mitiqation measures are
required for aporovals or oermits that authorize development that is consistent with level
and ranoe of development analvzed in the Prior ElSs.
(d) Additional environmental analvsis mav be reouired for a new or modified oroposal that
materiallv exceeds the level and ranqe of develooment reviewed in the Prior ElSs. For
anv such new or modified proposal. relevant information from Prior ElSs shall be used to
the fullest extent oossible in future SEPA review. The scope of environmental review
shall be limited to considerinq how or whether the prooosal differs from or exceeds the
scope of the Prior ElSs and if so, whether such modification results in potentiallv
sionificant adverse environmental impacts that have not been adequatelv addressed in
the Prior ElSs.
17.80:040 Permit p
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Draft updated 1410/2017
Draft updated 1/10/2017
(2) The 'ee-e ef an S iss'ues
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Harber MPR shall Br
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17.80.060 Revisions to Resort Plan.
( I ) Any proposed revision of size or scope to the Pleasant Harbor MPR boundarv or zone
changes within the Pleasant Harbor MPR shall require a Comprehensive Plan amendment and
related zoning action. Such changes are outside the scooe ofthe revision processes described
below and in JCC 17.80.070 and 17.80.080. The Countv mav approve an amendment to the
Comprehensive Plan only if all requirements of the Growth Management Act (Chapter 36.704
RCW) are fulfilled.
(2) The County shall accept building permits only for proiects included in and consistent
with the Master Rsse+t Plan. A revision to the existing MasterRese+t Plan shall be submiffed to
the countv for approval prior to the acceptance of any groposal that is inconsistent with the
MasterResert Plans set forth in this title. Upon approval of a revision. all subsequent
development proposals shall be consistent with the revised Rese#Master 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.
17.80.070 Minor revisions.(l) Minor Revisions. The MasterRpse+t Plans may require minor changes to facilities and
services in response to changing conditions or market demand. Minor revisions are those that do
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not result in a substantial chanee to the intent or purpose of the MasterRes'e++ Plan and do not
have a sionificantlv imoact on the environment than that addressed in orevious
environmental documents. The followino nonexclusive list of chanoes are examples of a minor
revision for purposes of this section:
(a) An increase in the overall qross commercial square footaoe of the Master Plan
that does not cumulativelv exceed five (5) percent:
(d) Addition of uses that do not modifv the recreational nature and intent of the
resort.
(e) Minor shiftinq of the location or orientation of buildinqs;
(fl Minor shiftino of the or orientation of oarkino areas:
(o) Minor to landscaoino:
(h) Minor shiftino of the I . desion or orientation of oublic facilities:
(D Timino of approved development.
A chanoe to the Master Plan not soecificallv identified above mav still qualifv as a minor revision
under this section despite its failure to satisfu one or more of the conditions (a) throuoh (h) of
this section if not specificallv mentioned above if does not otherwise qualifv as a maior
@
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resert(2) Minor Revision Approval Process. Applications for minor revisions shall be submitted to.
and reviewed by the Jefferson County Department of Community Development (DCD) to
determine if the revisions are consistent with
the existinq Master Plan, the 2007
FEIS. the 2015 FSEIS subsequent environmental impact statements. the Comprehensive Plan.
Ordinance 01-0128-08. and otherpertinent documents. Those proposals that satisfr 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 orocedures of JCC Title 18. Unified Development
Code) by the director of the department of community 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 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.
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Revisions to the Resort Plan that will result in a substantial chanse to the resort
includinq: changes in use. increase in the intensit), of use. or in the size. scale. or density of
development: or changes which mav have substantialadditigne+ impacts on the environElenl
beyond those reviewed in previous environmental documents. are eensidered+e$e major
revisions and will require application for a revised MasterRese++ Plan.
(l) Application for a Major Revision to the MasterResert Plan. An application shall be
prepared describing the proposed revision in relation to the approved MasterRese+t Plan and
providing a framework for review. analysis and mitigation of the revised development activity
proposed. The MasterRese+t Plan revision proposal shall include the following information:
(a) A description of how the revised MasterReser+ Plan would further the goals and
policies set forth in the Comprehensive Plan:(b) A description of how the MasterRese* Plan revision complements the existing
resort facilities of the PleasanlHarbor MPR;
(c) A description of the design and functional features of the Master Rese++ Plan
revision. settins out how the revision provides for unified development. intesrated site
design and protection of natural amenities:(d) A listing of proposed additional uses and/or proposed changes to density and
intensity of uses within the resort. and a discussion of how these changes meet the needs
of residents of the Pleasant Harbor MPR and patrons of the resortl
(e) A completed SEPA environmental checklist with description and analysis of the
environmental impacts associated with the proposed revision. including an analysis of the
cumulative impacts of both the proposed revision and the approved Master Rsse++ Plan.
and their effects on surrounding properties and/or public facilities:(fI A description of how the proposed MasterRsse+t Plan revision is inteerated with
the overall Pleasant Harbor MPR and any features. 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 Pleasant Harbor MPR:
(g) A description of the intended phasing of development projects:(h) Maps. drawines. illustrations. or other materials necessary to assist in
understanding and visualizing the design and use of the 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 existing 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.(i) A description of how the oroposed maior revision mav affect the Memorandums
of Understandinq (MOU's) as identified in the Development Requlations or
Ordinance 01-0128-08.
(2) Major Revision Process. Major revisions shall be processed as a hearing examiner
decision (Type III). with a required public hearine prior to the decision. Public notice of the
application" the required public hearing. the written decision. and appeal opportunities shall be
provided to all persons or agencies as required by the land use procedures of JCC Chapter 18.40
Article III. Unified Development Code. Any proposed major revision also involving a change to
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the boundaries of the MPR zone shall require a Comprehensive Plan amendment (a Type V
county commissioners decision) prior to any decision on the MasterResert Plan amendment.+nC
(3) Decision Criteria. The hearing examiner may approve a major revision to the
MasterRese+t Plan. and the Board of County Commissioners may approve any associated
Comprehensive Plan Amendments. only if all the following criteria are met:(a) The proposed revision would further the goals and policies set fonh in the
Comprehensive Plan:
(b) No unmitigated probable significant adverse environmental impacts would be
created by the proposed revision:(.c) The revision is consistent with all applicable development regulations. including
those established for critical areas:
(d) On-site and off-site infrastructure (including but not limited to water. sewer.
storm water and transportation facilities) impacts have been fully considered and
mitieated:
(e) The proposed revision complements the existing resort facilities. meets the needs
of residents and patrons. and provides for unified development. integrated site design.
and protection of natural amenities.
Chapter 17.85. Limitation of Permit Approva!. Extinouishment and Severabilitv
17.85.010 Limitation of permit approval.
(1) An MPR aoproved with a phasinq olan shall be null and void if the applicant fails to meet
the conditions in the aoproved ohasinq plan.
(a) A new development plan shall be reouired for anv development on the subiect
propertv.
(b) Specific development activities shall be subiect to the standards of the approved
MPR and the reoulations in effect at the time of development permit apolication.
17.85.030 Severabilitv
lf anv section. subsection. clause or phrase of this title or amendment thereto, or
its application to anv person or circumstance. is held bv a court of competent
iurisdiction to be invalid. the remainder or application to other persons or
circumstances shall not be affected
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Title 18
UNIFIED DEVELOPMENT CODE
Chapter 18.15
Land Use Districts
18.15.025 Master planned resort.
Per RCW 36.70A.360, a new master planned resort means a self-contained and fully integrated
development with primary focus on resort destination facilities that includes short-term visitor
accommodations associated with a range of indoor and outdoor recreational facilities within the
property boundaries in a setting of significant natural amenities. A resort may include other
residential uses, but only if the residential uses are integrated into and support the on-site
recreational nature ofthe resort.
(l) Port Ludlow. Port Ludlow Master Planned Resort (MPR). The firstten+y existing
officially designated master planned resort in the county is the Port Ludlow MPR, which is
designated in accordance with RCW 36.70A.362 as an existing master planned resort and is
subject to the provisions of JCC Title 17. The master planned resort of Port Ludlow is
characterized by both single-family and multifamily residential units with attendant recreational
facilities including a marina, resort and convention center. The master planned resort of Port
Ludlow also includes a large residential community. The entire resort is served by a village
commercial center, which accommodates uses limited to serving the resort and local population.
The master planned resort's internal regulations and planning restrictions such as codes,
covenants and restrictions may be more restrictive than the requirements in JCC Title 17.
However, Jefferson County does not enforce private codes, covenants and restrictions.(2) Pleasant Harbor MPR. Pleasant Harbor MPR is the second officiallv designated master
planned resort in the Countv. The Pleasant Harbor MPR is designated in accordance with RCW
36.704.360 as a new master planned resort and is subject to the provisions of JCC Title 17. The
Pleasant Harbor MPR is characterized by resort and recreation facilities and amenities south of
Black Point Road and a marina/Maritime Village and associated housing nonh 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 serving the resort and local population. The
master planned resort's internal 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.
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18.15.115 Designation.
"Master planned resort" (MPR) is a land use designation established under the Comprehensive
Plan. The orlar€xisting officially designated master planned resortg in the county are h,the Port
Ludlow MPR-and the Pleasant H , 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
pursuant to RCW 36.70A.360 requires compliance with the provisions of this article and a
formal site-specific amendment to the Comprehensive Plan Land Use Map subject to the
findings required by JCC 18.45.080.
Draft updated 12/10/2017
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
36.70A.360 offer an opportunity to utilize these special features for enjoyment and recreational
use, while bringing significant economic diversification and benefits to rural communities. The
purpose of this article is to establish a master planned resort land use district to be applied to
those properties the board of county commissioners determines are appropriate for development
as a master planned resort consistent with the Comprehensive Plan policies and RCW
36.704.360.
18.15.123 Allowable uses.
The following uses may be allowed within a master planned resort classification authorized in
compliance with RCW 36.70A.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 of the 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-term rental; provided, that short-term
visitor accommodations shall constitute no less than 65 percent of the total resort
accommodation units.
3) Indoor and outdoor recreational facilities and uses, including, but not limited to tennis
courts, swimming pools, marinas, hiking and nature 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;
(b) Meeting facilities;
(c) On-site retail businesses and services which are designed to serve the
needs ofthe users such as gas stations, espresso stands, beauty salons and spas,
gift shops, art galleries, food stores, real estate/property management offices; and(d) Recreation-oriented businesses and facilities such as sporting goods and
outdoor equipment rental and sales.
(6) Cultural and educational facilities, including, but not limited to, interpretative centers and
exhibits, indoor and outdoor theaters, and museums.(7) Capital facilities, utilities and services to the extent necessary to maintain and operate the
master planned resort.
(8) Temporary and/or permanent structures to serve as sales offices.(9) Any other similar uses deemed by the administrator to be consistent with the purpose and
intent of this section, the Comprehensive Plan policies regarding master planned resorts, and
RCW 36.70A.360.
18.15.126 Requirements for master planned resorts.
An applicant for an MPR project must meet the following requirements:
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(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 attract
people to the area and resort.
(b) A description of the destination resort facilities of the MPR, including short-term
visitor accommodations, on-site outdoor and indoor recreational facilities, off-site
recreational opportunities offered or provided as part of the 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
of the resort and its users.
(d) A land use map or maps that depict the completed MPR development, showing
the full extent and ultimate development of the MPR or resort and its facilities and
services, including residential and nonresidential development types and location.
(e) A description, with supportive information and maps, 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 of the environmentally sensitive areas of the project and the
measures that will be employed for their protection. For an MPR adjacent to the water
and subject to the jurisdiction of the Shoreline Management Act, a description and
supportive materials or maps indicating proposed public access to the shoreline area
pursuant to the Shoreline Master Program.
(g) A description of how the MPR relates to surrounding properties, and how its
design and arrangement minimize adverse impacts and promote compatibility among
land uses within the development and adjacent to the development.
(h) A demonstration that sufficient facilities and service which may be necessary,
appropriate, or desirable for the support of the development will be available, and that
concurrency requirements of the Comprehensive Plan will be met.
(i) A description of the intended phasing of development of the project, if any. The
initial 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 of all 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 authorizedby Article XI of Chapter 18.40 JCC (Development
Agreements), and RCW 36.70B.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
forth the development standards applicable to the development of a specific master planned
resort, which may include, but are not limited to:
(a) Permitted uses, densities and intensities of uses, and building sizes;
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(b) Phasing of development, if requested by the applicant;
(c) Procedures for review of site-specific development plans;
(d) Provisions for required open space, public access to shorelines (if applicable),
visitor-oriented accommodations, short-term visitor accommodations, on-site recreational
fac i lities, and on-site retai l/commercial services ;(e) Mitigation measures imposed pursuant to the State Environmental Policy Act,
Chapter 43.21C RCW, and other development conditions; and
(0 Other development standards including those identified in JCC 18.40.840 and
RCW 36.708.170(3).
(3) Formal Site-Specific Comprehensive Plan Amendment. A master planned resort shall
require a site-specific amendment of the Comprehensive Plan Land Use Map to a master planned
resort land use designation, pursuant to the requirements of JCC 18.45.040; provided, that the
subarea planning process authorized under Article VII of Chapter 18.15 JCC (Subarea Plans) and
JCC 18.45.030 may be used if deemed appropriate by both the applicant and the county. The
Comprehensive Plan amendment or subarea plan may be processed by the county concurrent
with the review of the resort master plan and development agreement required for approval of a
master planned resort.
(4) Planned Actions. If deemed appropriate 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 197-11-164 and 197-ll-168.
(5) Self-Contained Development. All necessary supportive and accessory on-site urban-level
commercial and other services should be contained within the boundaries of the MPR, and such
services shall be oriented to serve the MPR. New urban or suburban development and land uses
are prohibited outside the boundaries of a master planned resort, except in areas otherwise
designated as urban growth areas in compliance with RCW 36.704.110.
18.15.129 Application requirements and approval process.
New MPR applications shall be processed as Type V permits under this UDC, requiring
legislative approval by the board of county commissioners and the following:
(l) A draft of the master plan shall be prepared to meet the requirements of JCC
l 8. l 5.126(r).
(2) A request for authorization of a development agreement, pursuant to the requirements of
JCC 18.15.126(2) and Article XI of Chapter 18.40 JCC (Development Agreements).
(3) A request for a site-specific Comprehensive Plan Land Use Map amendment necessary to
meet the requirement of JCC I 8. I 5. I 26(3) and I 8.45.040. [Ord. 8-06 $ I ]
18.15.132 Decision-making authority.(1) The planning commission, pursuant to its authority specified under JCC 18.40.040 and
18.45.080, shall hear and make recommendations on master plans and site-specific applications
for MPR land use designations on the Comprehensive Plan Land Use Map.
(2) The board of county commissioners, pursuant to its authority specified under JCC
18.40.040, 18.40.850(5) and 18.45.080, shall designate new master planned resort land use
districts on the Comprehensive Plan Land Use Map, approve the uses, densities, conditions and
standards authorized for site-specific MPRs in a development agreement, and approve master
plans.
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18.15.135 Criteria for approval.
An application to develop any parcel or parcels of land as an MPR may be approved, or
approved with modifications, if it meets all of the criteria below. If no reasonable conditions or
modifications can be imposed to ensure that the application meets these criteria, then the
application shall be denied.
(l) The master plan is consistent with the requirements of this article and Article VI-D of this
chapter (Environmentally Sensitive Areas District (ESA)).
(2) The MPR is consistent with the goals and policies of the Comprehensive Plan, the
requirements of the Shoreline Master Program, and complies with all other applicable sections of
this code and all other codes and policies of the county.
(3) If an MPR will be phased, each phase contains adequate infrastructure, open space,
recreational facilities, landscaping and all other conditions of the MPR sufficient to stand alone if
no subsequent phases are developed.
(4) The MPR will provide active recreational uses, adequate open space, and sufficient
services such as transportation access, public safety, and social and health services, to adequately
meet the needs of the guests and residents of the MPR.
(5) The MPR will contain within the development all necessary supportive and accessory on-
site 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) Improvements and activities are located and designed in such a manner as to avoid or
minimize adverse effects of the MPR on surrounding lands and property.
(9) The master plan establishes location-specific standards to retain and enhance the
character of the resort.
( l0) The land proposed for a master planned resort is better suited and has more long-term
importance for the MPR than for the commercial harvesting of timber or production of
agricultural products, and the MPR will not adversely affect adjacent agricultural or forest
resource land production. [Ord. 8-06 $ l]
18.15.138 Port+{rdlo{+MasterPlanned Resort.
The Pe+Ludlow Master Planned Resort Code (JCC Title l7), as may be amended to be
consistent with the provisions of this UDC, is hereby adopted by reference and made a part of
this UDC.
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