HomeMy WebLinkAbout06141s12018
Pleasant Harbor lMaster
Planned Resort
Public Hearing
Development Agreement
And,
Devetopment Reguldtions
Tonight's Publlc
Hearlng
. Short presentation by
staff
. Hear testlmony from the
publlc
. Board dlscusslon;
directlon to staff on next
steps
No flnal action
tonlght
Project Background
Pleasant Harbor Master
Planned Resort (PH MPRI:
a Environmenta I impacts assessed
in multiple lmpact statements
County passed 2fi)8 Ordinance
that allows Pleasant Harbor
MPR to be developed subject to
specific conditions
238-acres; formerly zoned rural residential;
next to the 300-sllp marina that was re-
developed under an existing Binding Site Plan
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Jefferson Coun-ty Board of Commissiohers
. April 9. 2018
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415/2018
. 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 cornmercial space with resort related amenities. 103 acres of natural area preserved
. Phasing plan accompanied by resource management plans, utility plans
and service agreements
. System of Paved/ Gravel Roads
and Parking Areas
. 500+ RV Pad Sites
. Buildings with Septic Tanks and
Drain Fields
Former Campground
3
(
JrffE6on County Code 18.15,126 throulh 135 sets forth local code requirements for the
preparatlon, coment, crlteria tor and thc approval process of Mrstsr Planned R.ert5, lncludlnt
dcrclopmcnt Jt!ndards and dcr,.lopmcnt a$remcnt stipulatlons
€g.glf:ffi;
-;**,ffi
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ln 2002, thc Brinnon Subaree Plan
identif,ed thc erlstln& yet idle NACO
Campground on Black Polnt as an
ldeal locatlon br a Master Planned
Reson (pat€ 45)
ln 2007, , proSrammatlc Flnal
Erwlronmenhl lmpact Stat€mcnt (Els)
supportcd a re{Blgnrtion of thc
camptround from rural residefttlal to
Master Planned Resort.
Finol EIS llsted ovcr 150 mititatin6
conditlonJ retarding water quality,
shellfl sh, water supply, stormwater,
traffic, publlc s€rvlces, housinS, and
critical areas
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Proposed Resort
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Substantial Plannlng and Environmental lmpact Review
4lsl2OL8
MPR
Adopted Ordinance lists
thirty (30) condltlons that
must be used for the
planning and development
of the Pleasant Harbor
Master Planned Resort EFE
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BoCC stipulated through those conditlons
that any subsequent project level actions
would require a Supplemental ElS
Between 2008 and 2015 a Supplemental EIS (SEIS)
analyzed and published a final resort plan, code
amendments and development agreement
Ph.!.nl H.rlot
Flnrl Supplrmrntrl ElS
safety, servlce agencles and
groups. Workforcedevelopment. Consultatlon wlth area Tribes. Cultural resources
management. Wildlife manaSement. Water supply management. Water quality management. Surface and stormwater. Greenbelts and vegetation. Specific mitigatlons
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January 2008: BoCC approves
the MPR Designation in
Ordinance No. 01-0128-08
a- i'
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4lsl2oL8
DEVETOPMENT REGULATIONS
. Briefly review - what these regulations are
. How do they address what is required in laws
. How they address the conditions of the ordinance and
mitigation requirements of the ElSs
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Dfl ETOPM ENT REG UTATIONS
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BRINNONMPR
ZONING MAP
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n.tri[r(g!i:48;
-
Development
regulations apply to
three zones that
were published in the
FSEIS:. Marina Maritime
Village. Golf Resort. Open Space
Reserve
Development regulations on the
three zones describe purpose,
permltted uses and zone-specific
developme nt sto nda rds le.g.,
height, setbacks)
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4/sl2OL8
REGUIATIONS
Development Regulatlons
cannot duplicate existing
local codes for stormwater,
critical areas, land division
and site development
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BR'NNONMPR.
ZONINO MAP
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Development Regulatlons
also require mltlgatlon
measures for all operatlons
occurring in all zones of the
resort regarding water
quality protection, resort
stormwater and waste water
management, shellfish
protection and other
standards as published in the
ElS, Ordinance and SEIS
DEVETOPMENT REGUTATIONS
Three zones:. Marina M.rltlme Vlllage
. Existing marina, ml,Gd uses,
recreational facilities, bldgs,
. Golf Resolt
. residentlal, recreational,
mixed use, nesort amenitles
. Open Space Reserw
. Non-cl€arin& permanently
forested bufhr between the
rercrt and Hood Canal
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SRII{NONMPR.
ZONINOMAP
Pe rm o ne nt con se rvot i o n
easements occur in all three
zones and spelled-out in
development ogreement
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4/sl20t8
DEVETOPMENT REGUI.ATIONS
Produced recommended development
standards for Pleasant Harbor MPR
Produced Flndlngs of Fact,
Recommendatlons and Concluslons
Forwarded thelr code to the Board of County
Commissioners for consideration
Publlshed en 8-p.ge letter to the Eoard
regerding issues, outstanding questions
and other comments assoclated with the
process to recommend development
standards for Pleasant Harbor MPR
rfraE[hllem{r4rra
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DEVETOPM EITTT REG U IATIONS
ul&rrltl&dJrllautl
(ElG lr.}tt.a$.!$
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fr4!ll-fllrd!.lbr u{. $ d+d N8 ro Cupro l6.D 3l 16 r0A R&' Bl ljll. U iCC
rr.ae!&-ilL.IL quluE x brh 6 ilr, !U! tuU b. h$o s Uc fbrn tltr l'{eE
l.lElk(o& r h&tu rft 1ard!-!{lllf (*. ( k b h
rrh-N f. rniLGit lt fit* fC 6'{drr
l?.s(0 r..rf ir.
Deot. Communltv Develooment
lpcol rtrff:. Crrcfirlly revlucd the Plannlng
Commlsslon [PC] venlon of PH
MPR zonlnt reSulations,
lncluding the &page lssue letter
. Re-draftcd zoning regulations
wlth staff-pmposed revislons so
that:
. Standards best contained in
the Development Agreement
were edltted
. The PCversion did not conflict
wlth existin8 adopted
standards already in code
. Developmentstandardscould
focus on zonlng for MPR and
allow development a8reement
to address conditions and
mitigation measures
. ltems that muld not be letally
defensible were corrected
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The Planning Commission
'll& It\tfftnlmDlH)RTi
4/sl7OL8
DEVEIO PM ENT REG UI.ATIONS
PTANNN!]IG OOMMISSTON UTTER TO THE BOCC
EYla*rdthe Plannlnt
Commlsslon letter to thc 8oa.d
regadlng lssuet outstandlnt
questlons and other comments
associated wlth the proc€ss to
recommend development
standa.ds for Pleasant Harbor MPR
AfEr researchlnt commcnt poln6,
St ffr$ponded in a matrix
attached to the Staff Report
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Deot. CommunlW Develooment
(DCDIrffi. Produced separate staff memo to
erplaln why revisions proposed
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4/5l2ot8
DEVETOPMENT AGREEMENT
. Briefly review - what is a development agreement
. What purposes does the development agreement serve for
the PH MPR
. How does the development agreement comply with
conditions of the ordinance and mitigation requirements of
the ElSs
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DEVETOPMENT AGREEMENT
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Purposa:
Ptwldcs derlty, spsclfl dty
and predlctablllty for lsr3e
deuclopments whlle
prorldln3 longer-than-
normal tlmeframes and
Y*tlng to adstlog local code
Df, \'ELOPMENT AGREEI,IENT
BY AI{D BETII'ETN Jf,trIERSON COINTY,
II'ASEINGTON AI{D PLEASAI\TT EARBOR
IIIARINA AND GOI,T RESORT, IIP
RELA'IING TO TEE DE\IELOPLTENT
COIIIIIONLY KNOTVN AS TEE PLEASANT
HARBORTIARINAAND GOLF
MASISRPLAI{NED RESORT
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The "Envelop" around the
Prolect-
subsequent Permits willte
requlred
For Pleasant Harbor MPR
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4/5/20t8
DEVETOPMENT AGREEMENT
a
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Development Agreement defines phases
for build-out, establishes terms and scope
of vesting period
Development Agreement includes
additional requirements where
compliance with each of the thirty
conditions is spelled out in detoil
DEVETOPMENT AGREEMENT
fibL ol ( opt.sr
DEV&OPW AOAEEffiT
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EETCTIVE DAIT. TETT' Ab AULD OUI'IIIOO
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f,Jditi.. sd Ardic.
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6 I Dndarr'i Afil to Addir lrFr of ri.
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7 Rf,SETVATId OF rcIICT
'OWET
OF lHE C@XTY
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STANDANDS fOX, DEVEM|IIIT'T AT{) OTTET I'INONON BYcouN[
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Thirteen Chapters
922 SwladdEri.lIdilrydgia@t
9L SutrBddcrd-Erft E tudltsd$rodrud
Supderd EDviMd lud g.roarr Lqdr.d
9I . Fde SEPA l'dd fr ldridr.l Prcid.
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For Pleasant Harbor MPR
DEVELOPMENT AGREEMENT
Lltt ol All.cLE!nlr
Elllibih:
Erlibit I - LT.l d.*dlxio of Ph.., ILtor Mriu rd Gollt6. LU Brytytd PId Hrto. Mri& lJ-C PWtyg$ibit 2 - Mr{iPLuM.poftt k r-ryE$ibit , - Ph-d ltrtd M-ir od OdtMPR L-d Ux Mrp (Bord.bl. mho ofc@ry.*olwPhl up)E$til a - Pt .iot PLd
hldia
ArD.dir A- MPl, eirf ct rr.r. Till l, &d ta - ud.d
Alp.rdix g - :llM- lf.ufdd n $irEd. Ct+ri ll 30.070 ,CC
Arp.odix C -Crili.d Afr R.$I.ME C!.prr ll2l JCC
Alp.ulix D - t{d Divi.in lb{dlrffi, Ct prr I I lt ,CC
Al?odir e - t{d ti. Applkrlb }ra.ttm R.qdnrlq ClrFr t! a0 ,Ct
AFrdix F - Stdrlio. 1r4-s Prot- R.Sir& Ct+rr. ll ,, rcC
4?odn o - Addticl d.d.?6r thdrt. ct+rn t: 05. t2 tO, Ed ta r0 rc
App.dir H -lvffi Syff! DLo
AD.odkI - W.*nctatud lla
Atr.dix, - Irrofrd. oflrri.rluli{:
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2 8ilEMS MnidboJ LsffiddMidtai@r TEFnirMithriqJ kkhcnsdh6Mitiuh
6. Ho{il|Mililrho,. Pdrrdtlr.rio.Mi{}h{
Ap.rdilK -(}dirc0l{llHA|?.uI[L -Vrtfrioo flrdt.u D-ArdLM-CdioEd
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Alr.rdix O - l{.iat/5o.fod Wfr Sof?ly Pllm
ArFdix P - vildlu. Mrr|nn lraAIt !dhQ- Crhrd Lo{El,L.aodPhr
Ap?Gtdir R - nui$MdtEita A!.@Aprir 3 - ld6.tbnl Drt Sty
A*.ldnt-LEEDNdiw
Thlrty one attachments
4ls/20L8
DEVETOPMENT AGREEMENT
IIIECITVE DAE. EU AM BUDOE }EIIOD
r llE ttotElrt Axl, tBE tar8it?LrN
,: LttryrrHa
t2 ll.lte'l-Cp
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ltcttlts ...........
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Edlt& tdd
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Eulld€ut Pcrlod: twenty-flve (25) years
from the e{fectlve date or five yean
after the completlon of all the phases as
descrlbed in Phaslng Plan, whlchever ls
later.
I
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Term of the Derreloprent Agrcement!
from the efhctlve date to flve (5) years
after the end ofthe bulld-out perlod.
10
.,.., Now a revlew ol some key
elements of the draft dovelopment
dSrE€menl.,.,
DATE, TERM AND EUITO-oUT
Effectlvc Dste: date of Eoard adoptlon
approvlnS the Agreement.
T!Ll..aC.-..-,.
DCVllOtETAotEtlt;tar
I r.Ema!r. _... .. -I EirrcTNEDAtZ.ltrUNAUUXn rEt @
2 I Eltd! Du.
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atl hi.d..,nan'tlla\r
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a: F'cdacat(.d{Mn.rlie
5 trnBMnoiorarlr8$rfl cultr,u sreNnc^llc3
a la,qf8cflox oF rr^rEt QUAIJTY dflsIDE of II{E mrElrY.
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DEVETOPMENT AGREEMENT
a1 hFd. of& ,l.q llrtd lm I
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Promtlon ol ti.UE Amrloo IErtY nlrhh,
Th. F.nLt n3pad !h. trlbd tinty rlihtt md tM modm.d th. prcr4i .rd lnpqad n tltttloo mqilt d.rln.d, ln
prrt, to p@l$t [d pG.il tlm rlhta Nodrklt ln thb Aammant lhqid b. yLw.d r .n .tt mpt to crrt I or
.xp.rd tt. dthts [r.ryd to trb.r rhd.r lhlh tE.thr wtth thr UnlLd Sd.5, lndldl.l h, not llmld to th. Polnt No
Polnt ltrlty.
Ih. o.v.lop.r urlll @nunc! to ssprnb wtth tr,btr to pFtacl ttlbrl tE ty.Lht!,
2l
mtln6 to ba curl.lbd
Monftoring Phn.tn6.d
p.rmrmndy
rtx tLEhbofiood wltcf supply Prorl'Il
.tnrh.d sA!!!!EUJ2
415l2OL8
DEVELOPMENT AGREEMENT
frbL.I c..(..tr
DE!,E Otr5l'Aolttl@fT
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2 EIIICT|TTEDAIt rf,triAloDrrtDou?rrr@
2 I E&dE Etr.
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. NATTI'EATCIINBIYTI(IIE
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l3r.dc.A.gc6llrt rllrR6
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vegct.tlon found at the timG ofits use by
nstlvc peoph, and to dewlop rnd lnstall rn
rducltlonll rltni thst o(Plaln tha sltnlflcance
ofthc l(ettlcs to nauve people,
Thls provlslon does not restrlct or otherwlse prcv€m
oeveloper from exerclslng tts rlght to oblect toryry
applicatlon thet kettl.s are cuttur.lly sltnmcant.
r alcommanddlon
Hlrto, MPR, thcbulldlot
In the llrtlonol Rcglstcr ol HlJtorlc Plecet thc
monatem?nt plrn whare the PGST
would enhlncr thc sdected kettla by
PEscrve elthcr fcttla I or C by p.arentlnt the
3rlcctcd lcttl. from belnt us€d for rrry
StormwStat stof!t!; and,
consult wfth thr PGSTto .rrlve at I bttlc
from thc S'ffic Ad,lsory Councll on Hlstorlc
Pnscfvstlon ttlrt elthef r.snlc B or c l! .ll6lt € fot
11
,rotrdon ol w.tlv. Aor.re lEttr R rhtt,
Pntrrdlo-stfirhlolg&s
. Io protact wila,qulry rh. oftalor.r3t.ll
ooBffit lhr Phrxnl llr&o. MPR ln aatlrd $l$
rhr ll9lGsllldulge!flu$ Eqclrmnrt
nrch.d.talEgluiLg -,
th D.v.lop.r wlll olanL tha Pl.trnt Hrrbot
shall:
DEVETOPMENT AGREEMENT
, EF'TIIII'E DA1t, T;i}iT AIS EUTDOUI
'DIIOD
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I XANVEATSN IIIATY ilffi.,, . , ,
.II Dd.antaDrh
.r2 ArdrdxdaryIt
12 Dqld-ofil&bd-ll-ylbtu...-.
J tffiNnqotMwn?m:IJu$cmncil{cg
6 noffioN ol xaB qrxl?y outstDE or Ifla ,lorEnry. . . ..
tl lqfr.{&lldxdtxdfc
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DEVE.O}TEITAOEW
I II'OTA1S . ...
E&eDn.
Bdde Prid
l,aodld6
MPR use Hood for
Plan as
attached ,5
The ocvelop€r wlll
ofthe Pleasant Harbor MPR to water
Darralopar'r AtIt rn llt to Md..at lnpactt
of th. Plaas.nt H.rbor MPR on ilaa?by
llttgrrl iarourrar,
Developer atfees to sddr€ss dcmonrtBtcd
oplratc the Pleasant Harbot MPR ln accord wlth
the Water quallty Monttorlng Plon attached as
Aooendlx N end the Nllthborhood Water Supply
ProSram attached 15 Aoocndlx O.
23
quality both on-she and off-3lte. The Developer will
construct the Pleasant Harbor MPR ln accord with
the Stormwater Manatcm!nt requirements
attached as A!!gd!Lg Shorellne Mader ProtBm
4ls/20L8
DEVELOPMENT AGREEMENT
Lb(.1 llrrlE..lr
Erhilrih:
E ril,il !
Eddi& 2Erlilil I
E ltbir 4
- L{.1 dmilio of n-d Hrt{ MrtD
ort ?lxl llrtc Meriar. LLa PN,.!ty
- M.dr Pl& M+ ofur. t(D.r,
- Plrd lllid lrrio .od Collr,Pn L-dCdFd[is PIoDT)
- Ptdoa tLd
,rdOoUR.dLt My
Ur i.a4 (Ms&bl. mio o(
AtrIdrs:
Til. l, -d ll .. Dod.d
ta.3o.0?0 Jcc
rt.!l rcc
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at
shL Miliilin
fhGMS Milirrbo
LryEufqffidMinr.rir
To@rrdi@ Mili!.ti,oo
Hr&t C.o Sdirr Mri!.rior
6 Hqd{Mnistbot Prtt -d R.dbr ltAI.ro
ArFldx f -(hdilm0l{l2t{lAppidirl, -Vtrili@ Mrru! PlaABdixM-CffiiEEm
AF.erir(N - Wt Qd,y Mrini8n-Affidir O - N.lltbqldt wr Srpd, Eot$AF dix P - VildlitM.q..x Ph{
Aap.dn Q - Coltrdfffi- f.lu0N PID
Art rdixf. - nd(tLdfqi{ Atffi
Anndix S - Inhdiarl tH *,A#trT-LEEDN.rilir
Ofiunl raaouar ttrn{tmr rd!{bd rrn r.at
lulldilbit.lr{rmnt
W.tU sprh rnd ralthborhood mts rttt.m rhn
Watrr quallty mltorlna pl.n
Commuon a$a0anlt
mnamtr raatmrnt ,lm
24
12
PROIECNOil OF WAIEs qUATIW OUTSIDE OF THE
PROPENTV
RrcDgnltlon ot 5hnlfl ont llsrrby l{!tur.l
Birourcar,
fhe Dcveloper recognlzer lhe lmponance ot llood
Canal a: o gource of recrealton and flJhlng.
Protectlnl w!te, quality ln Hood Canal
a
Oluol A,.r 5rlndrrr
Lnd dmlogm.nl rtrndrrdt
ON,ETOPMEilT STAI{DAR D9
tlomvnl[ Standrdr
. September 2017. October 2017. october 2017 (wildlife
management plan). November 2017
Regults lnclrdc:
. Rcdued number of rcgldcnccr
. Golf counc raducrd ln slze
. Grassy atear greatly rcduccd
. Updated weterqualfi monhorlru pLn to lrdude addhlonal cubterr:neen
monltorlng (ln addltlon to harbor monlwlng)
. Addltlond prctsctlon of wlldllfe lndudlq Elk fcnciry and safe removel
. Draft dewlopmont a3rlcmcnt contrlnr language speclflc to trlbal trc.ty
rlghts rrcognltlon and sltunl rcroutrc protectlon
affected trlbes occurred
throughout prolect history. More
recently ln:. December 2015. January 2017
4ls/20L8
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Clarlfylng questlons from Commlsslonerc?
Hear testimony from the public
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25
13
E':
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