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PLEASANT HARBOR MASTER PLANNED RESORT
(Jefferson County Planning Commission Version 2016)
Title 17
MASTER PLANNED RESORTS
Title 17, Article I, Port Ludlow MPR
Chapters 17.05-17.50
No change
Title 17, Article II, Pleasant Harbor MPR (17.60-17.80)
Chapter 17.60, General Provisions
17.60.010 Authority.
This title is adopted pursuant to Chapters 36.70 and 36.70A RCW, and Title 18 JCC.
17.60.020 Title.
The regulations set forth in this title Article shall be known as the “Pleasant Harbor
Master Planned Resort Code” or by the short title “Pleasant Harbor MPR Code.” Citations to
these regulations shall be made using the applicable JCC section number.
17.60.030 Purpose and intent.
The purpose and intent of the Pleasant Harbor MPR code is to regulate land development
uses to set forth development regulations thatregulations that comply with and are consistent
with the Jefferson County Comprehensive Plan for future development within the boundaries of
the Pleasant Harbor Master Planned Resort (“MPR”). The Pleasant Harbor MPR provides a
mixture of visitor-oriented transient accommodations, secondary homes, recreational facilities,
and supporting commercial facilities.
17.60.040 Master Plan
For the purposes of this Article, the Master Plan for future development of the Pleasant Harbor
MPR consists of the the regulations set forth in this Article, along with the conditions and
requirements of Ordinance 01-0128-08 and the conditions and requirements published in the
November 27, 2007 Final Environmental Impact Statement for the Brinnon (also referred to as
the Pleasant Harbor Marina and Golf Resort) Master Planned Resorts and December 2015
Pleasant Harbor Final Supplemental Impact Statement, including maps, mitigation measures,
phasing plan and the Development Agreement between the County and the Developer.
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17.60.040 Additional requirements.
In addition to the requirements of this title, the provisions of Title 15 and Title 18 of the
Jefferson County Code shall apply to development in the Pleasant Harbor MPR. Applications for
development within the MPR must be submitted as provided for in JCC 18.35 Article V, Binding
Site Plans, and all subsequent development within the MPR area will be subject to the approved
binding site plan and as specified in the terms and conditions of the Development Agreement
between Jefferson County and the Developer.
17.60.050 Applicability.
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 ResortMPR as depicted on the official land use map for Jefferson
County, Washington.
17.60.060 Requirements.
In addition to the requirements of this title, the provisions of Title 15 and Title 18 of the
Jefferson County Code shall apply to development in the Pleasant Harbor MPR. Any regulated
land use or development disturbing activity within the Pleasant Harbor MPR must comply with
other the applicable development standards and requirements of:
Title 15 and Title 18 of the Jefferson County Code;
(1) Conditions and requirements of Ordinance 01-0128-08;
(2) The mitigation measures required in the Pleasant Harbor Marina and Golf Resort, Final
Environment Impact Statement (November 27, 2007) (2007 FEIS), the Pleasant Harbor Marina
and Golf Resort, Final Supplemental Environment Impact Statement December 9, 2015 (2015
FSEIS); and
(3) The terms and conditions of the Development Agreement entered into between Jefferson
County and the Developer.
Where conflicts occur between the provisions of this title and other applicable code provisions, or
other regulations, the more restrictive shall apply.
17.60 060 Exemptions.
The following structures and uses shall be exempt from the regulations of this title, but
are subject to all other applicable local, state and federal regulations including, but not limited to,
the county building ordinance, interim critical areas ordinance, the shoreline management master
program, and the State Environmental Policy Act (SEPA).
(1) Wires, cables, conduits, vaults, pipes, mains, valves, tanks, or other similar equipment for
the distribution to consumers of telephone or other communications, electricity, gas, or water or
the collection of sewage, or surface or subsurface water operated or maintained by a
governmental entity or a public or private utility or other county franchised utilities including
customary meter pedestals, telephone pedestals, distribution transformers and temporary utility
facilities required during building construction, whether any such facility is located underground,
or above-ground; but only when such facilities are located in a street right-of-way or in an
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Background 2easement. This exemption shall not include above-ground electrical substations, sewage pump
stations or treatment plants, or potable water storage tanks or facilities, which shall require
conditional use approval in any zone where permitted;
(2) Underground utility equipment, mailboxes, bus shelters, informational kiosks, public
bicycle shelters, or similar structure or device which is found by the director of community
development to be appropriately located in the public interest;
(3) Minor construction activities, as defined by the IBC, Section 106.2 and structures exempt
under Chapter 15.05 JCC, as amended;
(4) Development consistent with the Marina Binding Site Plan approved by the County prior
to adoption of this chapter.
17.60.070 Pre-existing uses and structures.
Existing legally-permitted, residential and non-residential land uses and structures in all
zones of the Master Planned Resort are lawful uses and may be continued in a manner consistent
with state law, Titles 15 and 18 of the Jefferson County Code and any other applicable
regulations or Ordinances.
17.60.070 Resort Cap and Residential Use Restrictions
The Pleasant Harbor MPR in total shall have a development cap of up to 890 residential units
provided, however, short term visitor accommodation units shall constitute not less than 65 percent
of the total units including, but not limited to hotels, motels, lodges, and any residential uses
allowed under each zone.. Short-term visitor accommodation units and short term rental units
shall be construed to mean occupancies shall be equal to or less than 30 days. The Pleasant Harbor
MPR in total shall have a development cap of 56,608 square feet of resort commercial, retail,
restaurant, and conference space.
17.60.080 Nonconforming Uses
Existing nonconforming in all zones of the MPR are lawful uses and may be continued unless
abandoned for a continuous twelve-month period.
17.60.090 Nonconforming Structures
Existing nonconforming structures in all zones of the MPR are lawful uses and may be continued
and maintained. Existing nonconforming structures damaged or destroyed by fire, earthquake,
explosion, wind, flood, or other calamity may be completely restored or reconstructed if all of the
following criteria are met:
(1) The restoration and reconstruction shall not serve to extend or increase the nonconformity of
the original structure.
(2) The reconstruction or restoration shall, to the extent reasonably possible, retain the same
general architectural style as the original destroyed structure, or an architectural style that more
closely reflects the character of the surrounding neighborhood.
(3) Permits shall be applied for within one year of the damage. Restoration shall be substantially
complete within two years of permit issuance.
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Background 2(4) Expansions or substantial modifications to rebuilt nonconforming structures shall comply with
current regulations and codes, except that an existing nonconformity regarding the amount of
impervious surface on a site may be maintained.
17.60.100 Exemptions.
Minor construction activities, as defined by the International Building Code, Section 106.2 and
structures are exempt under Chapter 15.05 JCC, as amended, from this Title.
17.60.080 Enforcement
The enforcement provisions codified in Chapter 18.50 Enforcement of Title 18 of the Jefferson
County Code as currently enacted or as hereafter amended shall apply to any alleged violation of
Title 17, Article II, more commonly known as the “Pleasant Harbor MPR Code.”
Chapter 17.65 Pleasant Harbor Master Planned Resort Residential Recreation and
Commercial Zone (MPR-RRC)
Chapter 17.65, Golf Resort (MPR-GR Zone)
17.65.010 Purpose.
The MPR-GRRRC zone allows residential and recreational facilities, as well as
commercial amenities and services associated with the resort and surrounding community. It
also allows for the central resort and conference facilities.
17.65.020 Permitted Uses.
(1) Residential uses including single-family and multifamily structures, condominiums,
townhouses, apartments, lofts, villas, time-share and other fractionally owned accommodations.
(2) Short-term visitor accommodations, constituting not less than 65% of the total residential
units authorized by Ordinance #01-0128-08, including, but not limited to hotels, motels, lodges,
and any residential uses allowed under subsection 1 of this section that are made available for
short-term rental. “Short-term rental” shall be construed to mean less than 30 days.
(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 resorts and designed to
serve the convenience needs of users and employees of master planned resort; and
(d) recreation business and facilities;
(34) Cultural and educational 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;
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Background 2(45) Indoor and outdoor resort-related recreational facilities, including but not limited to
tennis courts, swimming pools, spa services, hiking trails, bicycle paths, ropes courses,
amphitheater, and other recreational uses consistent with the nature of master planned resort;
(6) Waste water treatment facilities, including treatment plants, capture, storage and
transmission facilities to serve a reuse/recycle program for on-site treatment and use/reuse of
waste water and stormwater;
(7) Public water supply and related facilities;
(58) Public facilities and services as defined in JCC 18.10.160;
(9) Utilities supporting the resort;
(10) Emergency services (fire, police, EMS);
(11) Medical services; and
(612) Other similar uses consistent with the purpose of this zone and MPR as determined by the
Department of Community Development.
17.65.030 Height restrictions.
No buildings within the MPR-GR zone shall be erected, enlarged or structurally modified
to exceed 35 feet in height as measured by IBC standards except with approval of the local Fire
District. Underground or imbedded parking shall not be included in any height calculations.
17.65.040 Bulk and setback requirements.
All structures shall be set back at least 40 feet from Master Planned Resort boundary
lines and adjacent MPR zones. Minimum building setback from State Route 101 is 50 feet.
(1) There are no yard or setback provisions internal to the MPR-GR zone. All structures shall
be set back at least 20 feet from the Pleasant Harbor MPR boundary lines and adjacent
MPR zones. Minimum building setback from State Route 101 right-of-way is 35 feet.
Minimum setback from Black Point right-of-way is 20 feet.
(2) All buildings not attached or having common walls shall be separated by a minimum
distance of 10 feet, as measured from foundation to foundation.
17.65.050 Critical Areas.
All provisions of existing Jefferson County Code regarding critical areas and their buffers
apply, except that wetland buffers once determined are to be placed in a permanent conservation
easement.
17.65.050 Critical Areas, Significant Tree Retention and Cultural Resources Protection
Areas
(1) Critical areas and their buffers within the MPR boundaries shall be identified, delineated
and permanently protected in accordance with JCC 18.22 and shall be designated on the official
map of the Pleasant Harbor Master Planned Resort. A building setback of 10 feet shall apply to
all designated buffer areas.
(2) Significant Tree Retention.
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Background 2All trees measuring 10” diameter breast high (dbh) or greater on the date of binding site plan
approval shall be located and marked for retention, and measures taken to protect surrounding
soil and roots during site disturbance. Where there is no alternative to removing such trees,
additional trees, such as Douglas Fir or Sitka Spruce at least four years old or four feet in height,
shall be planted in buffer areas at a ratio of two trees planted for each removed. Where feasible,
removed trees and their root wads shall be made available for watershed restoration projects.
(3) Kettles.
A “kettle” is defined as a depression on the land surface left by an ice block after glacial retreat.
Black Point has three such geologic and culturally significant features inside the MPR
boundaries. Kettles are identified as a type of wetland difficult to replace. The three kettle sites
on Black Point inside the MPR boundaries shall be preserved and protected to include buffers as
deemed sufficient per agreement with the Port Gamble S’Klallam Tribe.
(4) Special Environmental Protection Provisions.
Notwithstanding all other environmental requirements, the MPR approved plan must have
provisions for:
(a) Well-head Protection and Aquifer Recharge Area
Permeable soils on site mean potential contamination of the aquifer could occur from
improperly directed run-off, spills or other contamination of fertilizers, pesticides,
herbicides and petroleum products, putting human health at risk as well as fish and
wildlife. An approved plan for directing untreated run-off away from the aquifer and
treating all on-site run-off with current biofiltration standards prior to any discharge
to the aquifer.
(b) An approved organic vegetation and site management plan shall be submitted to the
County as part of the overall Master Planned Resort application for review and
approval, or approval with conditions.
(c) All development and landscaping within the PHMPR area must be located ,
constructed, and maintained in such a manner as to provide full protection to the
aquifer and any on-site or neighboring wells that rely on that aquifer for potable
water.
(d) No golf course greens should be constructed over the aquifer recharge area. Site
grading and excavation shall be minimized, as demonstrated by a County reviewed
and approved grading plan pursuant to JCC 18.30.060 & 070.
(e) Land disturbing activities such as grading and filling shall be kept to a minimum and
natural contours shall be followed in locating and designing all development features
to protect the natural environmental uniqueness of the site.
(f) Regular independent water quality testing shall be conducted at specific monitoring
sites to be identified in the Resort Plan to test for saltwater intrusion and toxic
contamination in local wells that rely on the Black Point sole source aquifer, as well as
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Background 2testing in the lower reaches of the two adjoining watersheds for toxic contamination
and low oxygen levels.
(g) All development and land disturbance shall protect/avoid all important
cultural/historic sites that are listed, or eligible to be listed, by State Historic
Preservation Officer or by a local Tribe with jurisdiction. Pursuant to JCC 18.30.160,
the County recognizes that the area of the MPR is within the ceded area of Tribes that
were parities to the Point No Point Treaty.
(h) The owner/developer or assignees must provide for all on-site recycling of material,
including paper, glass, cardboards, plastics, and composting of garden waste, food
waste. All compost should be reused on site. The owner/developer or assignees must
provide a written record that landscaping materials purchased and applied onsite,
including those applied as compost feedstocks, and pest controls are within the
parameters and use restrictions set forth by the National List of Allowed and
Prohibited Substances as published and periodically updated by USDA National
Organic Program.
(i) The applicant shall identify wildlife use areas within the site and provide for set-aside
and protection of core wildlife habitat areas and connecting corridors.
(j) In cooperation and consultation with local tribes, areas shall be set aside and
maintained for the occasional harvesting of medicinal plants and other plants
important to tribal culture.
(k) All development with the PHMPR must comply with the requirements for buffer
retention, wildlife protection, greenbelt retention and maintenance and establishment
of permanent protective easements for these resources, as well as the other specific
requirements of Jefferson County Ordinance, 01-0128-08, which was part of the Board
of County Commissioners Council approval for establishment of the Pleasant Harbor
Master Planned Resort.
(l) Any development proposed in the PHMPR shall use the LEED (Leadership in Energy
and Environmental Design) green building rating system standards.
(m) Any development proposed in the PHMPR shall use the International Dark Sky
Association (IDA) Zone E-1 standards for the MPR in order to limit night-time light
pollution which may affect neighboring residential areas as well as wildlife.
(5) Public Access to Master Planned Resort Amenities.
All amenities and recreational resources of the development shall be open to all members of the
public, with the exception of those type of activities pertaining to guests and residents only such
as access to laundry rooms or internal recreation rooms, TV rooms, etc. Nothing in this section
shall prevent the operator of any recreational resource from establishing a fee or charge for the
public’s use of the recreational resource.
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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-clearing permanently forested
native vegetation buffer between the resort development and natural vegetated buffer area between
the resort activities and the waters of Hood Canal. The MPR-OSR zone shall extend landward as
measured 200 feet horizontally from the ordinary high water mark of Hood Canal as measured in
accordance with local and state code. The dimensions of the MPR-OSR zone do not preclude
applicable buffers and setbacks as required under this title or under Title 18 Jefferson County
Code.
include a buffer extending landward 50 feet as surveyed from the top of the shoreline bluff bank,
including a 10 foot building setback, along southern boundary of the MPR in accordance with
Ordinance No. 01-0128-08.
17.70.020 Permitted uses.
The following uses may be allowed in the buffer and open space areas in the MPR-OSR
zone after review and approval of appropriate critical area reports:
(1) Restoration of existing development intrusions (roads, campsites) to their natural pre-
development state; and
(2) Passive recreation, including trails that do not reduce the forest canopy, increase
stormwater discharge, or bluff erosion.
(3) Educational and interpretive displays and signs may be installed if such installations involve
a minimum of disturbance to soils or vegetation.
Chapter 17.75, Marina - Maritime Village (MPR-MV)
17.75.010 Purpose.
The MPR-MV zone provides mixed use amenities and services associated with the
marina and maritime village portion of the PH MPRresort and surrounding community, and
provides support to the marina operations the central support to the marina operations.
17.75.020 Permitted uses.
The following uses are permitted in the MPR-MV:
(1) Marina and overwater structures as approved through the Jefferson County Shoreline
Master Program and associated regulations Chapter 18.25 JCC;
(2) Residential uses including single-family and multifamily structures, condominiums, time-
share and fractionally owned accommodations of all kinds;
(3) The Marina and Maritime Village related upland mixed use, commercial and service
facilities, including 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;
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(4) All over-water buildings and docks shall be constructed so as not impede migrating fish
and to minimize shading.
(5) Accessory uses and structures, such as garages, carports, storage buildings and similar
structures supporting marina and maritime village uses, fuel service and parking;
(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;
(7) Utilities supporting the resort;
(8) Infrastructure and buildings, both above and below ground, for the utilities;
(9) Emergency services (fire, police, EMS);
(10) Public facilities, and services serving the MPR-MV zone;
(11) Medical services; and
(12) Other similar uses consistent with the purpose of the zone and MPR as determined by the
Department of Community Development and consistent with 18.25 JCC.
17.75.030 Prohibited Uses.
Float planes and float plane docks are prohibited. Aerial access is limited to helicopters for
emergency medical purposes only.
17.75.030 Height restrictions.
No buildings 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 may
exceed 35 feet, but may not exceed 45 feet. Underground or imbedded parking shall not be
included in any height calculations.
17.75.040 Bulk and setback requirements.
There are no yard or setback provisions internal to the MPR-MV zone. Minimum
building setback from Highway 101 right-of-way shall be 35 feet. Minimum building setback
from Black Point Road right-of-way shall be 20 Allfeet. All new structures located within
shoreline jurisdiction shall comply with the setback requirements of the County’s Shoreline
Master Program as codified under JCC 18.25.
Chapter 17.80, Pleasant Harbor Resort Development
17.80.010 Resort development.
This section describes the “Master Plan” defined by 17.60.040 for facilities to be located
in the Pleasant Harbor MPR “Resort Plan” for facilities to be located in the resort MPR, sets out
a required environmental review process for any future resort development, and provides
processes for reviewing major or minor revisions to the Resort Plan. These provisions apply to
all resort and associated development within the Pleasant Harbor MPR.
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17.80.020 Development cap.
The Pleasant Harbor MPR in total shall have a development cap of (intentionally left
blank to be determined by further consultation with the Port Gamble S’Klallam Tribe) residential
units provided, however, short term visitor accommodation units shall constitute not less than 65
percent of the total units. The Pleasant Harbor MPR in total shall have a development cap of
56,608 square feet of resort commercial, retail, restaurant and conference space, not including all
internal open space.
17.80.020 Required Mitigation Measures During Operations.
The mitigation measures required in the Brinnon (also referred to as the Pleasant Harbor Marina
and Golf Resort)Pleasant Harbor Marina and Golf Resort, Final Environment Impact Statement
(November 27, 2007) (2007 FEIS), the Pleasant Harbor Marina and Golf Resort, Final
Supplemental Environment Impact Statement December 9, 2015 (2015 FSEIS); and the terms and
conditions of the Ordinance 01-0128-08 and the mitigation measures contained in the
Development Agreement entered into between Jefferson County and the Developer are required
for the PH-MPR. Listed for reference are those mitigation measures, which include but are not
limited to:
(1) Shoreline Mitigation: The southern shoreline abutting Hood Canal will be put into a
permanent conservation easement from the ordinary high water mark to 200 feet landward.
(2) Water Quality Mitigation:
(a) The Pleasant Harbor MPR shall be required to perform water quality monitoring
and to supply that data from the state water quality sampling station and other
stations in Pleasant Harbor and submit a summary water quality report to the
County.
(b) The Pleasant Harbor MPR shall comply with a County-based comprehensive water
quality monitoring plan requiring at least monthly water collection and testing
developed and approved in concert with an adaptive management program,
utilizing best available science and appropriate state agencies. The monitoring plan
shall be funded by a yearly reserve, paid for by the Pleasant Harbor MPR that will
include regular off-site sampling of pollution, discharge, and/or contaminant
loading, in addition to any on-site monitoring regime.
(c) In the event that water quality shows any sign of deterioration, the County shall
consult with the resort, the local residents, and the State (both Washington State
Department of Health and Washington Department of Fish and Wildlife)
concerning the source of the change.
(d) All the Pleasant Harbor MPR permits shall require implementation of appropriate
mitigation measures to alleviate any water quality issues caused by the Pleasant
Harbor MPR.
(3) Marina Mitigation:
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Background 2(a) All stormwater from impervious surfaces shall be captured and treated to the most current
edition of the Stormwater Manual of Western Washington before discharge.
(b) There shall be no discharge of sewage or contaminated bilge waters at the marina.
(c) Pump out facilities shall be provided and operational at all times.
(d) Cleaning of fish or sea life shall be prohibited within the controlled access areas of the
marina.
(e) The Project permits shall incorporate shellfish protection district guidelines.
(f) The marina shall have the right to inspect any vessel at any time.
(g) The marina shall develop and manage an active boater education program appropriate to
the marina setting to supplement the County program developed as part of the shellfish
protection district.
(h) New or significant expansions to existing fuel storage or transfer shall be prohibited on
marina floats, docks, piers, and storage lockers.
(i) No storage of oily rags, open paints, or other flammable or environmentally hazardous
materials except emergency equipment as approved in the Emergency Service MOU shall
be permitted on the docks.
(j) Painting, scraping, and refinishing of boats shall be limited to minor repairs when in the
water, which do not result in any discharge to the waters of the harbor.
(k) Any minor repairs must employ a containment barrier that prevents debris from entering
the marine waters.
(l) Notification and information (before harvesting shellfish) will be available at the
proposed.
(m) The marina operations shall incorporate mitigation requirements appropriate under the
County Shellfish Protection Plan, and shall integrate a boater education program into a
marina public education plan, which shall be implemented and maintained for so long as
the resort is in operation, as part of a resort habitat management plan.
(n) The marina operations shall collect water quality data (from State sources so long as
available or from approved testing plan should the state sources move or not accurately
reflect Pleasant Harbor conditions), and shall be required to participate with the County
in an adaptive management program to eliminate, minimize, and fully mitigate any
changes arising from the resort and related Pleasant Harbor or Maritime Village.
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(o) The marina operations shall conduct ongoing monitoring and maintain an inventory
regarding Tunicates and other invasive species, and shall be required to participate with
the County and state agencies in an adaptive management program to eliminate,
minimize, and full mitigate any changes arising from the resort, and related to Pleasant
Harbor or the Maritime Village.
(4) Golf Course Mitigation
(a) The Pleasant Harbor MPR shall ensure that golf course operations comply with the best
practice standards of the King County golf course management guidelines, or their
substantial equivalent, including, but not limited to, American Golf Association standards.
(b) The golf course and resort facilities will be required to participate in any adaptive
management programs required by the County, as a result of the water quality monitoring
program required by JCC 17.080.020(2) and any changes caused by the resort operations.
(c) Stormwater discharge from the golf course shall meet requirements of zero discharge into
Hood Canal. To the extent necessary to achieve the goal of designing and installing
stormwater management infrastructures and techniques that allow no stormwater run-off
into Hood Canal,
(d) The Pleasant Harbor MPR shall implement as a best management practice for the operation
and maintenance of the golf course a requirement to maintain a log of fertilizers, pesticides
and herbicides used on the Pleasant Harbor MPR site, and this information shall be made
available to the public.
(4) Greenhouse Gas Mitigation: The Pleasant Harbor MPR shall collaborate at least annually
with the Climate Action Committee (CAC) or its successor to calculate greenhouse gas
emissions (GHGs) associated with the Pleasant Harbor MPR, and identify techniques to
mitigate such emissions through sequestration and/or other acceptable methods.
(6) Blending of Buildings, Light Mitigation, Greenbelts and Buffer Management:
(e) In keeping with an approved landscaping and grading plan, and in order to satisfy the intent
of JCC 18.15.135(6), and with special emphasis at the Maritime Village, the buildings
should be constructed and placed in such a way they will blend into the terrain and
landscape with park-like green belts between buildings.
(f) Construction of buildings within the Pleasant Harbor MPR boundaries shall strive to
preserve trees that have a diameter of 10 inches or greater at breast height (dbh). An
arborist will be consulted and the ground staked and flagged to ensure the roots and
surrounding soils of significant trees are protected during construction. To the extent
possible, trees of significant size (i.e. 10 inches or more in diameter at breast height (dbh)
that are removed during construction shall be made available with their root wads intact
for possible use in salmon recovery projects.
(g) All development within the Pleasant Harbor MPR shall use the International Dark Sky
Association (IDA) Zone E-1 standards within the boundaries of the Pleasant Harbor MPR.
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(h) The Pleasant Harbor MPR, at its expense, shall manage all conservation easements to
include removing, when appropriate, naturally fallen trees, and replanting to retain a natural
visual separation of the development from U.S. Hwy 101.
17.80.030 Resort Plan and Development Agreement
The Resort Plan, shall consist of an approved binding site plan, including monitoring and
operational plans, and an approved Development Agreement for future development of
properties in the Pleasant Harbor MPR. The process for approval of such agreements is
contained in 18.40.820 JCC
17.80.030 SEPA Compliance Required
(1) Substantial Compliance with Environmental Impact Statements and Supplemental
Environmental Impact Statements Required.
(a) Potential environmental impacts from future development of the Pleasant Harbor MPR
have been assessed and addressed in prior environmental documents. The prior reviews
were published in the following documents:
i. Draft Environmental Impact Statement for Pleasant Harbor Marina and Golf Resort
(September 5, 2007) (DFEIS);
ii. Brinnon (also referred to as the Pleasant Harbor Marina and Golf Resort)Pleasant
Harbor Marina and Golf Resort, Final Environment Impact Statement (November
27, 2007) (FEIS);
iii. Draft Supplemental Environmental Impact Statement for Pleasant Harbor Marina
and Golf Resort November 19, 2014 (DSEIS);
iv. Pleasant Harbor Marina and Golf Resort, Final Supplemental Environment Impact
Statement December 9, 2015 (FSEIS).
(b) The FEIS, DSEIS and FSEIS are referred to collectively as the “Prior EISs.” Development
shall substantially comply with the express mitigation measures imposed pursuant to the
Prior EISs.
(c) The Prior EISs shall constitute compliance 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 develop the Pleasant Harbor MPR including, but not limited to, plats, short plats, binding
site plans, boundary line adjustments, development permits, grading permits and building
permits. No additional substantive SEPA mitigation measures are required for approvals
or permits that authorize development that is consistent with level and range of
development analyzed in the Prior EISs.
(d) Additional environmental analysis may be required for a new or modified proposal that
materially exceeds the level and range of development reviewed in the Prior EISs. For any
such new or modified proposal, relevant information from Prior EISs shall be used to the
fullest extent possible in future SEPA review. The scope of environmental review shall be
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Background 2limited to considering how or whether the proposal differs from or exceeds the scope of
the Prior EISs and if so, whether such modification results in potentially significant adverse
environmental impacts that have not been adequately addressed in the Prior EISs.
17.80.040 Permit process for resort development.
(1) A project-level supplemental environmental impact statement (SEIS) analyzing
development of the Resort Plan is required prior to issuance of building permits for any new
resort development.
(2) Notice of development application and environmental review under SEPA shall be
provided to all persons or agencies entitled to notice pursuant to the land use procedures of JCC
Title 18.
(3) Actual building permit plans or construction drawings may not be required during the
SEPA review process, but submitted architectural drawings must contain and demonstrate
sufficient details, including a detailed site plan, showing approximate elevations, sections, and
floor plans are required, however, to ensure that the SEPA review process analyzes and
considers project-level details.
(4) The department of community development may impose mitigating conditions or issue a
denial of some or all of the Resort Plan based on the environmental review and using authority
provided pursuant to the State Environmental Policy Act, Chapter 43.21C RCW. Article X of
Chapter 18.40 JCC shall be applicable to the permit process for resort development.
(5) Following completion of the SEIS, building permits may be issued, following appropriate
plan review, for projects analyzed in the SEIS.
(6) Actual resort development may be undertaken in phases, but only following completion
of review and approval of a full resort buildout plan through the SEIS process. A phasing
schedule may be proposed as part of the environmental review or may be developed at a later
date.
17.80.050 Environmental review for Resort Plan development.
(1) All project level applications will be presumed to meet the threshold for a SEPA
Determination of Significance except where the SEPA-responsible official determines that the
application results in only minor impacts. Existing environmental review documents may be
adopted under SEPA if those documents meet the SEPA and JCC requirements to adequately
address environmental impacts and mitigation as set forth in RCW 43.21C.034.
(2) The scope of an SEIS prepared under this section shall address environmental issues
identified in the Programmatic FEIS issued November 2007, together with such additional
requirements as a project specific application may raise. The scope shall not change the
standards of approval, however, as set forth in the applicable development agreement and these
development regulations.
(3) The utility element of any subsequent phase of SEPA review pertaining to the Pleasant
Harbor MPR shall provide information on all affected utility systems, including sewer and water
systems and the results of required monitoring. The effectiveness of such monitoring shall be
evaluated. Supplements or changes to the monitoring and reporting systems shall be considered
if necessary to ensure that water quality and water supply are adequately protected and impacts
to natural resources minimized. Requirements for water quality and quantity monitoring as well
as for run-off impacts shall be specified in the Developer Agreement and in 17.80.030.
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(4) Any preliminary scope for future development within the Pleasant Harbor MPR shall be
consistent with the approved Resort Plan. Other elements, issues, and specific levels of detail
may be included based on information available at the time the Resort Plan development
application is submitted. Elements noted above may be combined in the SEPA analysis to reduce
duplication and narrow the focus on potentially significant adverse environmental impacts.
17.80.060 Revisions to Resort Plan.
(1) Any proposed revision of size or scope to the Pleasant Harbor MPR boundary or zone
changes within the Pleasant Harbor MPR shall require a Comprehensive Plan amendment and
related zoning action. Such changes are outside the scope of the revision processes described
below and in JCC 17.80.070 and 17.80.080. The County may approve an amendment to the
Comprehensive Plan only if all requirements of the Growth Management Act (Chapter 36.70A
RCW) are fulfilled.
(2) The County shall accept building permits only for projects included in and consistent
with the Master Resort Plan. A revision to the existing MasterResort Plan shall be submitted to
the county for approval prior to the acceptance of any proposal that is inconsistent with the
MasterResort Plans set forth in this title. Upon approval of a revision, all subsequent
development proposals shall be consistent with the revised ResortMaster 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.
(1) Minor Revisions. The MasterResort Plans may require minor changes to facilities and
services in response to changing conditions or market demand. Minor revisions are those that do
not result in a substantial change to the intent or purpose of the MasterResort Plan and do not have
a significantly great impact on the environment than that addressed in previous environmental
documents. The following nonexclusive list of changes are examples of a minor revision for
purposes of this section:
(a) An increase in the overall gross commercial square footage of the Master Plan that
does not cumulatively exceed five (5) percent;
(d) Addition of uses that do not modify the recreational nature and intent of the resort.
(e) Minor shifting of the location or orientation of buildings;
(f) Minor shifting of the location or orientation of parking areas;
(g) Minor changes to landscaping;
(h) Minor shifting of the location, design or orientation of public facilities; and
(i) Timing of approved development.
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Background 2A change to the Master Plan not specifically identified above may still qualify as a minor
revision under this section despite its failure to satisfy one or more of the conditions (a) through
(h) of this section if not specifically mentioned above if does not otherwise qualify as a major
revision.in effect. A change that satisfies the following criteria shall be deemed a minor revision
for purposes of this chapter:
(a) Involve no more than a five percent (5%) increase in the overall gross square footage of
the Resort Plan;
(b) Will have no additional impacts on the environment and/or facilities than that addressed
in the development plan;
(c) Do not alter the boundaries of the approved plan;
(d) Do not propose new uses or uses that modify the recreational nature and intent of the
resort.
(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 all of the approved provisions of the Resort Plan
the 2015 FSEIS, the Jefferson County Comprehensive Plan the existing Master Plan, the 2007
FEIS, the 2015 FSEIS subsequent environmental impact statements, the Comprehensive Plan,
Ordinance 01-0128-08, and other pertinent documents. Those proposals that satisfy 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 procedures 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 Major revisions.
Revisions to the Resort Plan that will result in a substantial change to the resort
including: changes in use, increase in the intensity of use, or in the size, scale, or density of
development; or changes which may have substantialadditional impacts on the environment
beyond those reviewed in previous environmental documents, are considered to be major
revisions and will require application for a revised MasterResort Plan.
(1) Application for a Major Revision to the MasterResort Plan. An application shall be
prepared describing the proposed revision in relation to the approved MasterResort Plan and
providing a framework for review, analysis and mitigation of the revised development activity
proposed. The MasterResort Plan revision proposal shall include the following information:
(a) A description of how the revised MasterResort Plan would further the goals and
policies set forth in the Comprehensive Plan;
(b) A description of how the MasterResort Plan revision complements the existing
resort facilities of the Pleasant Harbor MPR;
(c) A description of the design and functional features of the Master Resort Plan
revision, setting out how the revision provides for unified development, integrated site
design and protection of natural amenities;
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Background 2(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 resort;
(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 Resort Plan,
and their effects on surrounding properties and/or public facilities;
(f) A description of how the proposed MasterResort Plan revision is integrated 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, drawings, 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.; and
(j) A description of how the proposed major revision may affect the Memorandums
of Understanding (MOU’s) as identified in the Development Regulations 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 hearing 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
the boundaries of the MPR zone shall require a Comprehensive Plan amendment (a Type V
county commissioners decision) prior to any decision on the MasterResort Plan amendment. and
review by the County Planning Commission and subsequent recommendation to the Board of
County Commissioners who approve all Comprehensive Plan amendments.
(3) Decision Criteria. The hearing examiner may approve a major revision to the
MasterResort 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 forth 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
mitigated; and
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(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 Approval, Extinguishment and Severability
17.85.010 Limitation of permit approval.
(1) An MPR approved with a phasing plan shall be null and void if the applicant fails to meet the
conditions in the approved phasing plan.
(a) A new development plan shall be required for any development on the subject
property.
(b) Specific development activities shall be subject to the standards of the approved
MPR and the regulations in effect at the time of development permit application.
17.85.030 Severability
If any section, subsection, clause or phrase of this title or amendment thereto, or its application to
any person or circumstance, is held by a court of competent jurisdiction to be invalid, the
remainder or application to other persons or circumstances shall not be affected
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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 of the resort.
(1) Port Ludlow. Port Ludlow Master Planned Resort (MPR). The first only 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 officially designated master
planned resort in the County. The Pleasant Harbor MPR is designated in accordance with RCW
36.70A.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 north 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.
18.15.115 Designation.
"Master planned resort" (MPR) is a land use designation established under the Comprehensive
Plan. The only existing officially designated master planned resorts in the county are is the Port
Ludlow MPR and the Pleasant Harbor MPR, 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 36.70A.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.
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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
36.70A.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:
(1) 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 of the 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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Background 2(1) 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.
(f) 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 authorized by Article XI of Chapter 18.40 JCC (Development
Agreements), and RCW 36.70B.170 through 36.70B.210. Consistent with JCC 18.40.830(3) and
RCW 36.70B.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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Background 2(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
facilities, and on-site retail/commercial services;
(e) Mitigation measures imposed pursuant to the State Environmental Policy Act,
Chapter 43.21C RCW, and other development conditions; and
(f) Other development standards including those identified in JCC 18.40.840 and
RCW 36.70B.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 197-11-168.
(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 36.70A.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:
(1) A draft of the master plan shall be prepared to meet the requirements of JCC
18.15.126(1).
(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 18.15.126(3) and 18.45.040. [Ord. 8-06 § 1]
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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Background 218.15.135 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.
(1) 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.
(10) 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 § 1]
18.15.138 Port Ludlow Master Planned Resort.
The Port Ludlow Master Planned Resort Code (JCC Title 17), 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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