HomeMy WebLinkAbout083122 Bert Loomis Bert Loomis
235 Edgewood Drive
Port Ludlow, WA 98365
(360) 437-0901
be rtl @cabl espeed.corn
August 29, 2022
Board of County Commissioners
P.O. Box 1220
Port Townsend, WA 98368
RE: The abandoned Trail Nine golf course issue.
Commissioners:
Since the Trail Nine golf course was abandoned in 2009, I have sent dozens of
letters, emails and photos to the Jefferson County Commissioners, County Fire
Marshall, County Administrator, Prosecuting Attorney and Department of
Community Development. Without exception this issue has been completely
ignored by the County.
The following email exchange on 6/30/22 between Commissioner Brotherton and
myself is an example of his typical response:
Loomis to Brotherton: "Greg, Please explain your statement that: 'as far as I
know this was settled years ago.' I have repeatedly contacted you, your
predecessor, DCD, the Fire Marshal, and Prosecuting Attorney regarding
this issue. To date, you have either ignore the problem, 'or claim it's not
your job.' Please provide copies of all documentation that supports your
statement that 'this was settled years ago.' I believe that to be a false
statement. Apparently, your priority is to protect PLA's interest, versus that
of my Community."
Brotherton to Loomis: "Bring me a community that says it's a problem and
we can talk. Twenty emails from you does not constitute a community
problem and I have never heard about this from anybody else. "
Apparently, Commissioner Brotherton is unfamiliar with the concept of the "Rule
of Law" (or his oath of office: "I, Greg Brotherton, do solemnly swear that I will
1
support--- all local ordinances --- I will impartially perform the duties of the
office of County Commissioner" signed on 12/31/18).
I am respectfully requesting that the Commissioners explain the following:
- Why the County never challenged PLA when they violated the Port Ludlow
MPR-RA Zoning Code by abandoning the Trail Nine Course [6.92% of the
1,200 acre MPR].
- Why Jefferson County and PLA failed to comply with Section 3.906 Major
Revisions as required by the terms of Port Ludlow Development
Agreement between Jefferson County and PLA. [10/4/99]
- Why I was deprived of my right to appear before the hearing examiner to
challenge the impact of the abandonment on the value of my
property. "Major Revisions shall be processed as a hearing examiner
decision (Type B), with a required public hearing prior to the decision.
Public notice of the application, and appeal• opportunities shall be provided
to all persons on the Port Ludlow MPR Roster".
- Why this requirement of the Development Agreement was never complied
with: "Proposed revisions to the Resort Plan shall be submitted to the
Department of Community Development and the DCD Director will
determine whether the proposal constitutes a major of minor revision. Upon
making determination, the proposed revision shall follow the appropriate
process for plan revisions as outlined in Sections 3.906 or 3.907".
I am also requesting that each of you actually review the documents in the
enclosed file, and provide me with written answers to the questions referenced
above by October 3, 2022. No more excuses.
Sincerely,
6Atdrikiab
Bert Loomis
2
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2 2 5 5::elgewood. -r,urtve,
'Port Ludlow, Washington
Bert Loomis
235 Edgewood Drive
Port Ludlow, WA 98365
(360) 437-0901
hertl @eablespeed.coni
August 26, 2022
Board of County Commissioners Via Registered Mail
P.O. Box 1220
Port Townsend, WA. 98368
Re: Abandoned Port Ludlow Trail Nine Golf Course Issue
Commissioners:
For brief background information: My wife and 1 have lived in Port Ludlow (PL) for 32 years. During that
time, we have owned and developed multiple properties within the MPR(three commercial buildings, five
townhomes, two acres on Osprey Ridge, three parcels on South Bay Lane and our home on Edgewood Dr).
A few community involvements include: A founding member of the PL Village Council/served on the SBCA
Board/worked with Pope Resources& Jefferson County to establish the PL MPR zoning.
The following concern involves our Edgewood Drive home: We purchased the subject golf course lot in 2005
for$170,000-paying a premium of$50,000 for the last available lot fronting the Trail Nine course. The
custom built home we designed took full advantage of that view. Purchasing the lot,and building our home,
was based upon reliance of the recorded Long Plat, the MPRC, Edgewood Village CC&Rs, the golf course
MPR-RA zoning AND the PL Development Agreement(PLDA). Completing construction in early 2006(at a cost
well over$850,000), we moved in to our million dollar home, with beautiful views of a pristine golf course.
Try to imagine the shock we experienced in early 2009 when PLA announced they would be closing this
course. Now we look out onto an un-mowed,unkept, weed infested fire hazard(photos attached). As a result of
the closure: The cart path has been opened to the public. On a daily basis there are dozens of walkers,
unleashed dogs, bicyclists, skateboarders, noisy motor-scooters and even motorcycles. Needless to say, local
realtors have indicated the resale value of our home has dropped by a minimum of$250,000.
Over the past thirteen years, I have repeatedly reached out to: Jefferson County Commissioners, County
Attorney, County Administrator, County Fire Marshal, and DCD. I have essentially been ignored.
A typical example of an email exchange (6/30/22) between Loomis &Brotherton on the Trail Nine issue:
1. Loomis to Brotherton: "Greg, as the County Commissioner representing the PL Community, please
explain your statement that 'as far as]know this was settled years ago". "Provide copies of all
documentation that supports that statement. I believe that to be demonstrably false".
2. Brotherton to Loomis: `Bring me a community that says it's a problem and we can talk. Twenty
emails from you does not constitute a community problem and I have never heard about this issue from
anybody else."
1
3.Loomis to Brotherton: "Greg, Stop with the excuses and do your job! This is not a popularity contest.
As I have repeatedly requested,provide copies of all documentation that supports your statement 'as far
as I know this was settled years ago." Note: I am still waiting for that documentation.
The following questions need to be answered:
I. Why has the County never challenged PLA for violating PL MPR-RA zoning code by abandoning the
83 acre Trail Nine Golf Course (6.92% of the 1200 acre MPR)?
2. Why has Jefferson County and PLA failed to comply with Section 3.906 Major Revisions, as required
by the terms of PL Development Agreement (10/4/99)? Note: This abandonment does not qualify as a
`Minor Revision'since it modifies the recreational nature of this portion of the resort.
3. Why am I being deprived of my right to appear before the hearing examiner to challenge the impact it is
having on the value of my property and quality of life? "Major Revisions shall be processed as a hearing
examiner decision (Type B), with a required public hearing prior to the decision. Public notice and
appeal opportunities shall be provided to all persons on the PL MPR Roster".
Unfortunately, there has been a long history of the County placing the interest of PLA (or Pope Resources)
ahead of their legal obligations with respect to protecting the PL Community's interest. Included below are just
a few examples I'd like to refer to:
1. I challenged Ordinance No. 01-0117-95, which designated PL an Interim Urban Growth Area. My
attorneys took Jefferson County and Pope Resources before the Growth Management Hearings Board,
who ruled in my favor. (See Loomis vs Jefferson County 95). They found the County made this
designation based on 'fatally flawed premises without the evidence required to support it.'
2. The successful challenge PL residents had to PLA's proposal to build Trendwest (a large commercial
development) at Ludlow Cove. PLA argued that a 120 unit Timeshare was `residential -not
commercial'. The County sided with PLA. The Hearing Examiner agreed with the residents - ruling that
`Trendwest was commercial and inconsistent with the MPR designation of single-family residential'.
3. The County approved PLA's plan to build townhomes over the lagoon at the PL Marina-in direct
violation of the County's own Shoreline Management Program. The County allowed a 3 foot setback;
despite the clear legal requirement for a 20 fool setback.
4. The County's entry into a S year extension of the original Development Agreement on May 13, 2013.
This provided PLA a valuable continuation of preliminary plat approval vesting, without requiring PLA
to address its failure to complete the build-out by 2020. Note: At the present rate,completion is going
to be in late 2044 resulting in the County losing millions of dollars annually in property tax revenue.
This pandering by the County to PLA must stop. I am requesting the County order PLA to fully comply with
Section 3.906 regarding the Trail Nine issue, as required by the Development Agreement. "Major Revisions
shall he processed as a hearing examiner decision (Type B), with a required public hearing prior to the decision
---appeal opportunities shall be provided to all persons on the PL MPR Roster."
I look forward to having the opportunity to appear before a hearing examiner.
Sincerely,
i
ittt nnlAto
Bert Loomis
{
Encl.
2
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Section 3.906 of the MPR Development Agreement
Between Jefferson County & PLA
As adopted and approved on May 8, 2000
Relevant Selected Portions: Section 3.906 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 a
substantial impact on the environment beyond those reviewed in previous environmental
documents, are considered to be major revisions, and will require application for a revised
Resort Plan. [Note: the Abandoned course is 6.92% of the 1,200 acre Port Ludlow MPR]
1. Application for a Major Revision to the Resort Plan.
An application shall be prepared describing the proposed revision in relation to the
approved Resort Plan and providing a framework for review, analysis and mitigation of
the revised development activity proposed. The Resort Plan revision proposal .shall
include the following information:
a. A description of how the revised Resort Plan would further the goals and policies
set forth in the Comprehensive Plan.
d. A listing of proposed additional uses and/or proposed changes to density and
intensity of use within the resort, and a discussion of how these changes meet the
needs of residents of the MPR and patrons of the resort.
2. ' Major Revision Process
Major Revisions shall be processed as a hearing examiner decision (Type B), with a
required public hearing prior to the decision. Public notice of the application, the written
decision, and appeal opportunities shall be provided to all persons on the Port Ludlow
MPR Roster (see section 1.60) and such other persons or agencies as required by the
County Procedures Ordinance. Any proposed major revision involving a change to the
boundaries of the RC/CF* zone shall require a Comprehensive Plan amendment (a Type
C county commissioners decision) prior to any decision on the Resort Plan amendment.
3. Decision Criteria:
The hearing examiner may approve a major revision to the Resort Plan 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 significant adverse environmental impacts would be created by the
proposed revision.
c. 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.
Note: the abandonment is also a direct violation of Chapter 17.35 (MPR-RA Zoning)
Zoning-Port Ludlow MPR-RA-Master Planned Resort-Recreation Area
(Chapter 17.35) (Abandoned trail golf course AFINI 821201002,821201003,821.201004)213 acres
Jefferson County-Chapter 17.35 RECREATION AREA ZONE (MPR-RA)*
17.35.010 Purpose.
The MPR-RA zone recognizes. maintains. and promotes the existing and future active recreation
activities and areas within the Port Ludlow Master Planned Resort. [Ord. 8-99 § 3.601]
17.35.020 Permitted uses.
The following uses are permitted within the MPR-RA zone:
(1) Parks and trails;,
(2) Golf shop/club house/restaurant/snack bar/lounge;
(3)Interpretive center,and interpretive or directional signage;
(4)Golf course and related offices/buildings and facilities;
(5)Indoor and outdoor recreation club, including tennis facilities. [Ord. 8-99 § 3.602]
* Note: The Jefferson County Code is current through Ordinance 1-17 passed May 22,2017
2005 -2009
Loomis Property
acquired / designed / constructed
and occupied their new home
The View from the 235 Edgewood Drive
lot facing the Trail Nine Golf Course
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Note: We purchased the lot on
December 30, 2005
Trail Nine legal file
View of the Golf course from the
Loomis Property (2005)
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Trail Nine legal file
2009 -2022
Abandoned Trail Nine Golf Course
Loomis Home 235 Edgewood Drive
Port Ludlow Master Planned Resort
[2006] A photo showing our backyard facing the
"Trail Nine" Golf Course
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In 2009 we lost our view of the beautiful golf course. The cart path is now
opened to the public. On a daily basis there are dozens of walkers,
unleashed dogs, bicyclist, skateboarders, noisy motor-scooters,
motorcycles' and occasionally trespassers. Now we look out onto an un-
mowed, unkept, weed infested fire hazard. Local realtors have indicated
the value of our home has dropped by a minimum of$250,000 [seephotosj
View from the Loomis home facing the
abandoned Trail Nine golf course (2017)
Note: This is an example of the annual
noxious weed invasion
p y .E aw
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Trail Nine legal file
More Edgewood homes fronting the
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Trail Nine legal file
A view of the abandoned golf course from
the Loomis home on May 10, 2022
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Trail Nine legal file
2009 -2022
Relevant sections of the Port Ludlow
MPR Development Agreement
Violated by
Port Ludlow Associates [PLA]
and Jefferson County
!�[ 1111 .111� 1 1li1I' ' ICH � o' of'd'
Jet terser Counts, WA POPE RESOURCES E5O4fIN N1:45A
STATE OF WASHINGTON
County of Jefferson
IN THE MATTER OF A RESOLUTION } i
to enter into a development agreement with } Resolution t2-00
land owned by Pope Resources per Chapter }
36.70B.170 and Chapter 36.70B.200 )
Revised Code of Washington }
The Jefferson County Board of Commissioners enters the following •
iiii
1. On August 28, 1998 the BOCC adopted Resolution No 2-9 es is the Jefferson County
Comprehensive Land Use Plan in accordance with th owth agement Act Chapter 36.70A
RCW.
2. The Comprehensive Plan established the Port Ludlow r P ed Resort.The Comprehensive
Plan contains policies in LNG 25.0 of the se and Rural element, which maintain the viability
of Port Ludlow,as Jefferson County's only eranned Resort(MPR).
3. On October 4, 1999 the BOCC adopted Ord \
e 6:4-1004-99 as development regulations for
the Port Ludlow Master Planned R ort.
0
4. Pursuant to Chapter 36.70B.170 Jeffe on ay enter into a development agreement with a
person having ownership of real p ' Jefferson County.
l
5. Land Use and Rural StrategyC, ter 1 ed Resort, Action Item 3 of the Comprehensive Plan
(page 3-94)allows for, ti o a velopment Agreement between Jefferson County and Pope
Resources(Olympic fr. Gr pursuant to Chapter 36.70.B.170 RCW.
-').'. c
6. The Board of Cohn oners finds that the Development Agreement is consistent with the
applicable develop,me egu i s adopted by Jefferson County under chapter 36.70A RCW.
NOW,THEREFO CE-RKT`'RZ OLVED by the Board of County Commissioners,Jefferson County,
Washington, as f lLOws?\
1.0 The ado ' df E'ort,Ludlow Development Agreement(attached hereto as Exhibit A)covering
appro rely 200 acres of land owned by Pope Resources and located in Jefferson County furthers
the l(c's h safety and welfare by allowing development to take place in a predictable manner
<,c sis i y th the County's Comprehensive Plan and the Port Ludlow Master Planned Resort Code,
NS d ce''*i . 08-10004-99.
oq
2. The Bbaitd intends this Resolution shall apply to all land owned by Pope Resources within the Port
Lt to Master Planned Resort,to the extent permitted by law.
z..77,7,15:,
1111111111111111111111111111III O 4/2090 i i 40q
Je forion County, WP POPE REEOURCEU PESO 666.00
3.0 Effective Date. This resolution shall become effective on the 8th day of May 2000.
.
4.0 Adoption. Adopted by the Jefferson County Board of Commissioners this y✓day of XGZ.4 ,
2000.
SEAL: JEFFE: ;0, COUNTY
,� �r�'. BOARD OF ! kis i :�; i
. . MM• • J � 1
cool'''.
"1001..... ...ipa4471Wit,i /.
. br Toi ..,,,imp -----,
: . . •
/ ..„.........„. •A„, ,...07,,,,,,.... I 1 A /
1 • \+ : • j and Wojt,'. I'- 'I/n �
y,43, At a G
4 s 0" ,
ATTEST:
4unt '
Lorna Delaney,Clerk of the Board l
�N.
an Harpole, M er
APPROVED AS TO FORM: ONLY (10/)N
`
c:OckApa 011--A.,„„)„.
Juelanne Dalzell �r— N ~*},
Jefferson County Prosecuting Attorney 7\ '
•-, ( )
,, ` a �` >
„
Al Scalf,Direc � ;,
Department of . ,-�rtype�lopment
//A CNN.,s( CI)
I
Review these sections of the Port Ludlow MPR
Development Agreement:
#1 PG. 16 - 4.0 Amendment
#2 PG. 17 - 4.11 Dispute Resolution/Mediation
#3 PG. 73 —3.60 Recreation Area (MPR-RA)
#4 PG. 74 —3.90 Resort Development [3.903]
#5 PG. 75 — 1.60 Public Notice Roster
#6 PG. 76 —2.20 Compliance with Regulations Required
#7 PG. 85 — 3.60 & 3.602 Recreation area (MPR-RA)
#8 PG. 92, 93 & 94 — 3.905 Revisions to Resort Plan
Loomis legal research file"Trail Nine"updated July 2022
II I11011111111111
ill 11111
Jef?srson County, WA POPE RESOURCES rtEO 6690.0
interpreted to the full extent authorized by law as an exercise of the County's authority to
enter into such agreements,and this Agreement shall be construed to reserve to the
. County only that police power authority which is prohibited by law from being subject to
a mutual agreement with consideration. The parties acknowledge the County has police
powers,contracting authority and other powers granted by the Washington State
Constitution and by general law, including without limitation home rule charter authority,
authority to enter into interlocal agreements(see RCW Ch.39.34),statutory abling
legislation and authority to adopt development regulations as part of annexa *0 s(see
RCW 35A.14.330),and the Development Agreement Statute(see Ch.3 , Sk5 ash.
Laws,Part V, § 501-06).
4.4.2 Severability. If any Material Provi icy of this ent
is determined by a court of law to be unenforceable or invalid,the e inder of the
Agreement shall remain in full force and effect. Further,as 1h to 1 Provisions
held by a court of law to be unenforceable, the parties shall fer agr to amend the
Agreement to implement the mutual intent of the pal • to •a a�(i um allowed by law.
4.5 AUTHORITY
The County and Pope,and the related Pop'
e tilie's� t are parties to this
Agreement, each represents it has the res ec�tive power and authority to execute this
Agreement.
4.6 AMENDMENT
This Agreement shall not v-am- d ithout the express written approval of the
County and Pope(or its successors, ucbe,ssor"in title and assigns with respect to the
property in which they have intr • e Board of County Commissioners must
approve all amendments to t scA ent by ordinance or resolution and only after
notice to the public an ub *ehrt .
4.7 E g PENDICES
E ib' d • Appendices A through F are incorporated herein by this
reference as if fu 3?sit a(th. In the event of any conflict or inconsistency between the
Exhibits and p„pen cesand the main body of this Agreement,the main body of this
Agreement h 11 c 1.
`� INGS
c—*N:
'''N e he ings in this Agreement are inserted for reference only and shall not be
'Nc.pit t i t expand,limit or otherwise modify the terms and conditions of this
A e ent.
Febcua I,2000
10
4
111111111
II 1111( �,'1II I ,'pII111I1 I435974■i t III �t �l I;
JO /arson County, WA POPE RESOURCES gR O 1BOOM0t
4.9 TIME OF ESSENCE
Time is of the essence of this Agreement in every provision hereof. Unless
otherwise set forth in this'Agreement, the reference to"days"shall mean calendar days.
If any time for action occurs on a weekend or legal holiday,then the time period shall be
extended automatically to the next business day.
4.10 INTEGRATION
This Agreement represents the entire agreement of the part s th pec t the
subject matter hereof. There are no other agreements,oral or w ' exe as ressly
set forth herein.
r----...\
4.11 DISPUTE RESOLUTION/MEDIATION (
In the event of any dispute relating to this/A r .7 ent'all-parties upon the request
of any other party shall meet within the five(5)bu ness d As seek in good faith to
em
resolve the dispute. The County shall send a depart ent di ecior or the qualified lead
planner(Section 1.50 of Appendix A)and other pe ns ith information relating to the
dispute,and Pope shall send an owner's entative and any consultant or other person
with technical information or expertise re t the dispute. If the parties are unable to
reach an amicable resolution of a dispute,yyit ' fb een(14)days of the written notice
of dispute issued by one of the parties, "e-psee that they will immediately
identify a mediator and participate in t to tip gt good faith, The selected mediator
shall have documented experierici,,'. excerrt4 in Washington land use law. The
mediation shall be completed withlb.6i , s-tif the original written notice of dispute by
one of the parties. The parties r e to o cooperatively to select a mediator with land
use and real estate experienc . ach will identify and propose to the other party
three potential medial .3e A proposed mediator lists, the parties will select a
mutually agreeable , . or t e the dispute. If the parties are unable to reach a
resolution follow' ti y m ion,each party reserves the right to seek resolution and
pursue remedie b e • deter his Agreement��,, g eement and at law. The parties agree that the
cost of mediatio pu an o is paragraph shall be borne equally by the parties to this
Agreement.
r
4.12(q F� T AND REMEDIES
o, t be in default under this Agreement unless it has failed to perform a
mate 'pt�yi lon under this Agreement for a period of thirty(30)days after written
oti o efai2lf from any other party. Each notice of default shall specify the nature of
e Ic lefault and the manner in which the default may be cured satisfactorily. If the
na f the alleged default is such that it cannot be reasonably cured within the thirty
ag 0 i
rebtu ty 1,2000
11
IIIili
iim NI 11111
I 1
1
11 II 11I 43ga74, A
00/04/2000 it 40
JsU*raon County, WA POPE RESOURCES RERO 600.00
ORDINANCE NO.08-1004-91 repealing the interim development controls of Ordinance 10.1214.98 and adopting new development
regulations for the Pon Ludlow Planned Reson
3.103 Conditional Uses,Lot Size,and Density
3.104 Height Restrictions
3.105 Bulk and Dimensional Requirements
3.106 Commercial Forest Land Buffers
3.107 Accessory Dwelling Units Prohibited
3.108 Conceptual Site Plan Requirement 1
3.20 Single Family Tract Zone(MPR-SFT)
3.201 Purpose 03.202 Permitted Uses
3.203 Conditional Uses
3.204 Height Restrictions �"`�
3.205 Bulk and Dimensional Requirements �)�
3.206 Accessory Dwelling Units Prohibited f
3.30 Multi-family Zone(MPR-MF)
3.301 Purpose
3.302 Permitted Uses
3.303 Conditional Uses
3.304 Height Restrictions
3.305 Bulk and Dimensional Reim
3.40 Resort Complex/Commun ci 'ties one(MPR-RC/CF) t.
3.401 Purpose N,
3.402 Permitted and C . 'on ' es
3.403 Non-Reso�U d P rties
3.404 Height t Eti 3.405 Bulk disi al Requirements
3.50 Village Cq rci Carter Zone(MPR-VC)
3.501 Puiio e `N. '
3.502 Pe s
3.503 ititi ses
3.504 igh R strictions
3.505 Dimensional Requirements
3.60 io crt n a(MPR-RA)
O-I'� se
�``3M P itted Uses
. Height Restrictions
3:104 Bulk and Dimensional Requirements
./
Page 3 of 26
,
II I I lin 11
I� III II 4 35974
Jet farson County, WA POPE mamasRE80 608.46
mamas
ORDINANCE NO.OR-1004-99 repealing the interim development controls of Ordinance 10-1214-98 and adopting new development
regulations for the Port Ludlow Planned Raon
3.70 Open Space Reserve(MPR-OSR)
3.701 Purpose
3.702 Permitted Uses
3.703 Conditional Uses
3.704 Height Restrictions
3.705 Bulk and Dimensional Requirements
3.80 Development Cap
3.801 Development Cap and MERUs /'
3.802 MERU Record / ��
3.803 MERU Allocation and Assignment \�--J
3.804 Initial Allocation of Commercial MERUs
3.805 Initial Allocation of Residential MERUs
3.806 MERU Transfer (2:22:\\\NN/ 7
3.807 MERU Allocation Not Property Specific/Urnitatio `—
3.90 Resort Development
3.901 Resort Plan
3.902 Permit Process for Resort Development
3.903 Requirement to Vacate or WithdM"iV, , xisting or Vested Development Rights
3.904 Environmental Review for Resort?ion velopment
3.905 Revisions to Resort Plan \ �
3.906 Major Revision
3.907 Minor Revisions
Section 1.15 Title: The regulations No/...\1. his ordinance shall be known as the Port
Ludlow Master Planned Resort Cod , y,tfl Sort title, MPR Code. Citations to these
regulations may be made usin to a ptic,allie ection number and this ordinance number or the
name of this code.
Section 1.20 Purpose t��0 Wien\` The purpose and intent of the MPR Code is to set forth
development regulatio t)i comply�rwith and are consistent with the Jefferson County
Comprehensive Plan fo elevelopment within the boundaries of the Port Ludlow Master
Planned Resort.
Section 1.30 Rules' f')nte pretation: The following rules apply in making interpretations
of the terms aria colt itlent contained herein.
1. ( rpu es o'Ethis Ordinance,all words used in the ordinance shall use normal and
cis ary,,Meanings,unless specifically defined otherwise in this ordinance.
o1r s sed in the present tense include the future tense.
3. �he$lt al includes the singular and vice-versa.
i
Page 4 of 26
ill�� 435974yy 11'KIM
III 0!l047�0001r40A
Jet f'riot, County, WA POPE RESOURCES REPO ese.00
ORDINANCE NO.08-1004-99 repealing the interim development controls or Ordinance 10-1214-98 and adopting new development
regulations for the Port Ludlow Planned Resort
4. The words"will"and"shall"are mandatory.
5. The words"may"and"should"indicate that discretion is allowed.
6. The word"used"includes designed, intended,arranged,or intended to be used.
7. The masculine gender includes the feminine and vice-versa.
Section I.40 Additional Requirements:The following Ordinances and re uiret is may
qualify or supplement the regulations presented in this ordinance. Where e i g of ns of this
ordinance,those set forth below,or any other local,state,or federal regati s a ,the
most restrictive and/or protective standards shall apply.
( (2)
I. Ordinance No.05-0509-94,Interim Critical Areas Ordin eeN
2. Ordinance No. 10-1104-96, Stormwater Management a e\
3. Ordinance No.04-0526-92,Subdivision Ordinance,as nd y this Ordinance
4. Chapter 246-272 WAC,On-Site Sewage Syst�fns_.j " _1
5. Shoreline Management Master Program
6. Ordinance No. 01-0121-97,Forest Lands Or t in ce, ended by this Ordinance(see
section 3.106)to limit agreements pursuant to se`ct`i 0(1) of the Forest Lands
Ordinance so that when a new structy is proposed-on land adjacent to land designated
as Commercial Forest Land, in no cas sh an agreement be made which allows the
setback to be reduced to less than 15 'an • her,a minimum average setback of 200'
shall be maintained,exclusive of c t,} 1 d their associated setbacks.
7. All local and state monitoring„,o r t. ebd management requirements for sewer,
water, and stormwater utilitic , d a ejmay be required by the local or state agency
with jurisdiction.
8. Ordinance No. 04-0828- 11,1.1 \tise rocedures Ordinance.
Section 1.50 Oualifiet�-a ea fR n~et`'. he Director of the Department of Community
Development shall ap oitzt a Manner to serve as the lead planner for the Port Ludlow
Master Planned Re unily,,fhe lead planner shall review or coordinate review of all
land use applicatio s 1 t1't.F PR boundaries,and shall serve as the initial point of contact
for citizens seeking of n tioitr6n development proposals or planning issues in the community.
N,
Section 1.60 p tc Na ice Roster: The Department of Community Development shall
establish and n'�it aims iublic notice roster which shall be used to provide notice of land use
applicatioonswi hin.-ibe•MPR boundaries. The Port Ludlow MPR roster shall supplement any
other h3trotf names,pr addresses to which the department provides public notice information.
y„sef ort-gr organization may request to be added to the roster at any time.
Page 5 of 26
I �11 11n III i II�� I III I III 4356 o 41
Jtai hereon County NR POPE RESOURCES
ORDINANCE5 O.00 R
ORDINANCE NO.08-1004 99 repealing the Interim development controls of Ordinance 104111.98 and adopting new,development
re ulations for the Pon Ludlow Planned Reson
SECTION 2
SCOPE OF REGULATIONS
Section 2.10 Applicability. The provisions of this Ordinance shall apply to all lan ,all
associated water areas and all uses and structures within the boundary of the Masai armed
Resort of Port Ludlow as depicted on the official land use map for Jefferson Cqu
Washington.
Section 2.20 Compliance With Regulations Required. No structure lt/�
and no existing structure shall be moved,altered,added to or enlarged, alJ afyer n erected
structure be used,or arranged to be used for anyy land or
among the uses listed in the followingchapters a purpose other than that cvl�i�l>,is``�luded
P permitted in thejgnTng\di trim which the
structure or land is located,nor shall any land or structure be used
other requirement specified in this Ordinance. er contrary to any
Section 2,30 Exemptions. The following structures an u s sha exempt from the
regulations of this Ordinance, but are subject to all other a [ic a ocal, State and Federal
regulations including, but not limited to, the Cot Building Ordinance,Interim Critical Areas
Ordinance,the Shoreline Management Master Pr rain and the State Environmental Policy Act
(SEPA).
1. Wires,cables,conduits, vaults,pipes, i/tR, �, s,tanks,or other similar equipment
for the distribution to consumer ep or other communications, electricity,gas,
or water or the collection of sewa$g, ace or subsurface water operated or
m
maintained by a governental y blic or private utility or other County
franchised utilities incl ing u tom_ Y meter pedestals,telephone pedestals,distribution
transformers and temp t ,y c' ities required during building construction,
whether any such f i 1 o ea'u`nderground,or above ground;but only when such
facilities are loc � n a ee ' t-of-way or in an easement. This exemption shall
include above- of n p a l not
g ilect�rt substations, sewage pump stations or treatment plants,or
potable water stor e s facilities,which shall require conditional use approval in
any zone where,pe i
2. Railroad trac s a , bridges and similar facilities and equipment located on a railroad
right-of-way d m i tenance and repair work on such facilities and equipment.
3. Telephope- o this alod pedestals,underground utility equipment,mailboxes,bus shelters,
inform t' 1 ' sks,public bicycle shelters, or similar structure or device which is
1.Oun b)lebi ctor of Community Development is obviously intended to be
`c 4./located in the public interest.
4. Agri uul iral"buildings used to house livestock,store feed or farm equipment.
5 Minor o/�truction activities, as defined by the UBC, Section 106.2 and structures
Page 6 of 26
111
II 11 III
III I ll
IIIII II IH II III :4;7151:5907
Jefarson County, l POPE RESOURCES REA SS,Oi1.40A
t
ORDINANCE NO.08-1004-49 repealing the interim development commis of Ordinance 10-/114-98 and adopting new development
regulations for thc Port Ludlow Planned Resort
3. The maximum gross floor area per nonresidential building allowed shall be 30,000 sq. feet.
4. Other requirements foe nonresidential development in the MPR-VC zone are set forth in the
table below.
5. Impervious surface requirements may be met by establishing an open ' e tract within the
zone,but separate from property proposed to be developed. Such an o n ace tract shall
be permanently established prior to permit issuance through a orI undary Line
Adjustment,Short Plat, or Binding Site Plan that identifies the.-ira an* es the open
space for the life of the associated project.
(N.,,,,
TABLE MPR-VC
Maximum •
Minimum Minimum Front Yard Side Yar R Yard Impervious
Density Lot Area Lot Width Setback ,$e'tb kSack Coverage
N/A N/A UBC i` C UBC 45%
SECTION 3.60 RECREATION AREA{ RR)- --�
Section 3.601 Purpose: The MPR-RA zone c i es,maintains, and promotes the existing and
future active recreation activities and areas wltho&th ort Ludlow Master Planned Resort.
Section 3.602 Permitted Uses: Tb .,follo g,�I�s Are permitted within the MPR-RA zone:
�<�� ��..//I F.
1. Parks and Trails
2. Golf Shop/Club House/R. gsrjt `nn fSkack Bar/Lounge
3, Interpretive Center and t rpr I or directional signage
4. Golf Course an 141 Buildings and Facilities
5. Indoor and Ou cr ttt�rf'Club, including Indoor and Outdoor Tennis Facilities
Section 3.603 H t r`\l�ett�ons. No building or structure shall be erected, enlarged or
structurally modifies to eed 5 feet in height,excluding roof projections,as measured by UBC
standards. ..---
Section 3.604 u an imenlional Requirements:The maximum square foot area for structures
in the MPI+;.' ne s I be 20,000 square feet,except for indoor tennis facilities which shall be
no larger 2'7‘.,300 square feet.
n I
I
,
Page 15 of 26
IIIIIIIg1 ,IIIII III II ID
143S 974�
.1Oft•rson County, NA POPE R[WURCEI Rt80 r88ti s8� 40A
ORDINANCE NO.08-IOOJ-99 repealing the interim development controls of Ordinance 10.12/4.98 and adopting new development
mgulations for the Port Ludlow Planned Resort
b. Water, including runoff and water quality issues, including those associated with
marina expansion,and public water supply;
C. Plants and Animals, including impacts on fish and wildlife migration and
threatened or endangered species;
d. Land and Shoreline Use,including relationship to'existing land us fl s and
estimated population,housing, light and glare,aesthetics,noise�),vi i s' t to
potential amphitheater uses,recreation, and historic and culturalg ervat' n;
e. Transportation, including trip generation,traffic congestio ra syste s
vehicle and pedestrian hazards,parking and spill-over pack ;
f. —41
Public services and utilities,including water,storm water, ewer,aft fire(as may
be related to building heights in excess of 35'). ,-'
3. The Land Use element of the document(see 2D above)sh I prod i ation about
expected occupancy rates,size of conferences(expgc a n aar any
expanded conference center use of resort facilitie sj clt'as the in or tenniscourts,as
for
well as possible conference center use of other o unit f ilities or privately owned
properties. ``
4. The Utility element(see 2F above)shall review in \\\aft/ on all affected utility
systems,including sewer and water syst 0
s.nonitoring. The effectiveness of such
monitoring shall be evaluated. Supplemeh anges to the monitoring and reporting
systems shall be considered if necessary �n � tat water quality and water supply
are adequately protected and impacts ra`l�e urces minimized.
5. This preliminary scope is baseon th n Resort Plan. Use of the term
"including"shall mean"including t o It • ed to." Other elements, issues,and `
specific levels of detail may be 'n9ii d`b sed on information available at the time the
Resort Plan development app t 'o emitted. Elements noted above may be
combined in the EIS ae sis tdsedtte duplication and narrow the focus on potentially
significant adverse ' s, ./
3.905 Revisions to Ft sQ t' air:,,
I. Any proposed dhO'g+s to e 1PR boundary or zone changes within the MPR shall
require a Comprehe ;I've Plan amendment and related zoning action. Such changes are
outside the sc a vision processes described below and in sections 3.906 and
3.907. The C un ay approve an amendment to the Comprehensive Plan only if all
requiremen o owth Management Act(RCW 36.70A)are fulfilled
2. The C nt I.1-a cept building permits only for projects included in and consistent
with t{A , lan. A revision to the existing Resort Plan shall be submitted to the
au r ap oval prior to the acceptance of any proposal that is inconsistent with the
e set forth in this ordinance. Upon approval of a revision,all subsequent
de o ent proposals shall be consistent with the revised Resort Plan and development
eguI ti ns.
Page 22 of 26
III 8I II'IHN, Ill 111 ill
III I I III p.,,
.l.f►arson County, WA POP1t RESOURCtS RE80/ppe 0gt40A
ORDINANCE NO.98-1004.99 repealing the interim development controls of Ordinance 10-1214.98 and adopting new development
regulations for the Pon Ludlow Planned Resort
3. Proposed revisions to the Resort Plan shall be submitted to the Department of
Community Development 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 Sections
3.906 or 3.907.
Section 3.906 Major Revisions: Revisions to the Resort Plan that will resut in a.ub tantial
change to the resort including: �`''
g o n luding: changes in use,increase in the intensity of-ascot of to-the size,
scale,or density of development; or changes which may have a t substan t t on't1
environment beyond those reviewed in previous environmental doe near nsid"ered to be
major revisions and will require application for a revised Resort P
I. Application for a Major Revision to the Resort Plan.
An application shall be prepared describing the propose r visi n in relation to the
approved Resort Plan and providing a framew "k re w,analysis and mitigation of
the revised development activity proposed. T e esort I' revision proposal shall
include the following information:
a. A description of how the revised Reso 1 further the goals and policies
set forth in the Comprehensive .din.
b. A description of how the Resop revision complements the existing resort
facilities of the MPR. N.
c. A description of the design ict-fin\-etional features of the Resort Plan revision,
setting out how the re • ionlyr ' e br unified development, integrated site
design and protection arts sties.
d. A listing of proposed ad . es and/or proposed changes to density and
intensity of uses wi-hi e 4sort,and a discussion of how these changes meet the
needs of residents f he P and patrons of the resort.
e. A descript u,ttnrtda I 's o the environmental impacts associated with the
propose re tng an analysis of the cumulative impacts of both the
propose vt on Ole approved Resort Plan,and their effects on surrounding
propdrtt .' it .r ublic facilities.
f. A des t on.,of ow the proposed Resort Plan revision is integrated with the
overall an' l any features, such as connections to trail systems,natural
s t s�r reenbelts, that have been established to retain and enhance the
c ar te�o the resort and the overall MPR.
g. ton of the intended phasing of development projects.
h�� *drawings,illustrations,or other materials necessary to assist in
un et`standing and visualizing the design and use of the completed proposed
evelopment, its facilities and services,and the protection of critical areas.
calculation of estimated new demands on capital facilities and services and
their relationship to the existing resort and MPR demands, including but not
Page 23 of 26
1 II Ill 1111 111 1E11 I III 43
5
J•ff•rao, enunty, WA POPE RESOURCESR009.00
g�ESO 00e eza 414.4110A
ORDINANCE NO.08-1004-99 repealing the interim development controls ofOrd,narice 10-1111.98and adopting new development
regulations Ia the Port Ludlow Planned Resort
limited to: transportation,water,sewer and storm water 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.
2. Major Revision Process
Major Revisions shall be processed as a hearing examiner decision(Type 'th a
required public hearing prior to the decision. Public notice of the a (cation t t written
decision,and appeal opportunities shall be provided to all persons o e Lu ow
MPR Roster(see section 1.60)and such other persons or agencie as•re�q ' ed b e
County Procedures Ordinance. Any proposed major revision in�dl�ing)c ang to the
boundaries of the RC/CF zone shall require a Comprehensive Plane ent(a Type C
county commissioners decision)prior to any decision on t.pe o tan` endment.
3. Decision Criteria: The hearing examiner may approve a r is or re i ion to/the Resort
Plan only if all the following criteria are met: ,.--�)
a. The proposed revision would further the p ides et forth in the
Comprehensive Plan. !!
b. No unmitigated significant adverse enviro nY a tstl1� acts would be created by
the proposed revision.
i'P
c. The revision is consistent with al;applicable development regulations,including
those established for critical areas. \ '
d. On-site and off-site infrastruct "(hcl nj3 but not limited to water,sewer,
storm water and transportatio ,)1it'e mpacts have been fully considered and
mitigated. l� )( �)
e. The proposed revision cotiip~�1e4us..the existing resort facilities, meets the needs
of residents and patrons; d pro. ,es for unified development,integrated site
design, and protectio na 1 amenities.
eecion 3 907 Minn ev 1n1NN
1. Minor Revisions c - ognizes that the Resort Plan may require minor
changes to fac' it?e s led in response to changing Conditions or market demand
and that some of1hility for the resort is needed. Minor revisions are those that
do not result in a' b t al change to the intent or purpose of the Resort Plan in effect
and which
a. Inv l a no`Jn re than a five percent(5%) increase in the overall gross square
footl .`�q f f}4� Resort Plan.
b. ,WNa1\n:OTtia've a significantly greater impact on the environment and/or facilities
that addressed in the development plan.
not alter the boundaries of the approved plan.
of propose new uses or uses that modify the recreational nature and intent of
he Resort.
Page 24 of 26
2018 - 2022
1. A 10/02/18 Email from DCD to the
Jefferson County Fire Marshal
Re: The closed Trail Nine fire hazard
2. Portions of the revised 2022 Code
Enforcement Requirements
(15.05.020e) & ( 15.05.020f)
1 10/2/18 Email from Patty Charnas (DCD) to Brad Martin (Fire Chief) &
Brian Tracer Fire Marshal [Loomis Trail Nine legal file]
RE: Closed Nine Golf Course fire hazard
"There is no regulatory provision or other code that applies to this office
enforcing the grass or weeds to be cut, mowed, or modified " Further, there is
no established fire code provision that warrants any applicable action unless a
"clear and present danger (e.g., burning embers on a front porch). "
Apparently, DCD does not view the abandoned course as a "clear and present
danger." Only (f"burning embers" are observed on your front porch are they
authorized to act? [Bert]
2 Revised 2022 Code Enforcement Requirements:
The Jefferson
on County Code at section: 1 S.OS.U2U e) The fire marshal
hal shall
enforce regulations and conduct activities related to fire prevention and fire
safety, in coordination and cooperation with law enforcement agencies,fire
districts, and other agencies within unincorporated Jefferson Coun
h,
"
"(15.05.020 0 The fire marshal shall conduct all necessary enforcement action
and proceedings under Title 19 of the Jefferson county code to enforce the
International Fire Code as adopted by Chapter 15. 05 JCC. In such actions and
proceedings, reference in Title 19 JCC to"director"shall be a reference to the
fire marshal or their P f, and re designee, reference to "department"shall be a
g
reference to the department of community development; "
2018
Photos of the abandoned Trail Course
File notes dated (June 28, 2022)
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