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HomeMy WebLinkAboutLog093 RECEIVED MAY 0 5 2004 JEffERSON COUNlY DCD April 29, 2004 VIA HAND DELIVERY Al Scalf, Director Department of Community Development Jefferson County 621 Sheridan Street Port Townsend, Washington 98368 LOG ITEM # g~ Page \ of~\ Re: Port Ludlow Resort Plan Revision Dear Mr. Scalf: I am writing to amend the June 25,2003, letter application of Port Ludlow Associates LLC ("PLA") for approval of a resort plan revision, to describe our upcoming plat alteration and shoreline applications, and to set forth my understanding of the SEP A environmental review, land use, and subdivision decision-making process ahead. Background PLA is the current owner and developer of the Resort at Port Ludlow (the "PLA Resort Property") in unincorporated Jefferson County, Washington. The PLA Resort Property comprises all of the Plat of Ludlow Bay Village, which was recorded in the real property records of Jefferson County on June 6, 1994, in Volume 6 of Plats, pages 228 to 233, A.F. No. 372517 (the "Plat"), except for open space Tracts A, B, C, D, and E, which are owned by Ludlow Bay Village Association, and Lots THl through TH18 inclusive (including Lots TH5A and TH6A) and Lots TH 26 through 32 (including Lots TH28A and TH29A), which are improved by town homes and are owned by individual homeowners. The PLA Resort Property comprises the Heron Beach Inn, Port Ludlow Marina (including moorage slips, office, and retail store), Harbormaster Restaurant, parking areas, vacant town home lots, a detached residence on a single family lot, and vacant single family lots. The PLA Resort Property is legally described as Parcels I, Ml, M2, M3, M4, Rl, R2, and R3, Lots SFl through SF5 inclusive, Lots TH19 through TH25 inclusive, and Lots TH 33 through TH53 SEA 1457339v4 65364-1 Seattle inclusive (including Lots TH44A, TH45A, and TH52A) of the Plat. The PLA Resort Property also comprises all of those areas located in the "Resort Complex/Community Facilities Zone" under the MPR Code except the Admiralty I and II condominiums, vacant land formerly set aside for the Admiralty III condominium, open space Tracts A, B, C, D, and E within the Plat, and those town home lots within the Plat now owned by individual homeowners. In 1999, Jefferson County approved Ordinance No. 08-1004-99, the Port Ludlow Master Planned Resort Code (the "MPR Code"). The MPR Code established a "Resort Plan" under Section 3.901, which defined the maximum uses and sizes of future development within the Resort Complex/Community Facilities Zone (the "Resort Zone"). In May 2000, Jefferson County, Pope Resources, and the affiliates of Pope Resources entered into the Port Ludlow Development Agreement under which the parties established a plan for the completion of the Pope Resources property within Port Ludlow and vested the future development of Port Ludlow under the land use procedures, subdivision, shoreline, critical areas, and other ordinances then in effect. On August 8, 2001, PLA acquired all ofthe assets of Pope Resources and its affiliates within Port Ludlow. PLA, as successor to Pope Resources and its affiliates, subsequently determined that economic conditions both inside and outside Port Ludlow made it necessary to adopt a new and different vision for the completion of Port Ludlow. The MPR Code allowed for future revisions to the Resort Plan in the forms of either major revisions, which must be approved by the Jefferson County Hearing Examiner following a hearing in a Type B process, or minor revisions, which are made by your Department without a hearing in a Type A process. The Type A and Type B processes are described in Ordinance No. 04-0828-98, which is applied to all PLA Resort Property project applications under Section 3.12.1 of the Port Ludlow Development Agreement dated May 1, 2000, which was recorded in the real property records of Jefferson County on August 4,2000. By letter application from me to you dated June 25, 2003, PLA applied for a Resort Plan revision. This letter amends and restates my letter dated June 25,2003. Our proposed Resort Plan is far smaller than as allowed by the County in the current Resort Plan, and its environmental impacts will be much less significant. Project Description The project proposed by PLA comprises the construction of 101 attached or detached residential dwelling units, additional marina vessel moorage (100 slips), a marina office and retail store building (the "Waterfront Commercial Facility"), a private recreational facility, a maintenance building, a central receiving dock, an emergency helipad, and surface parking areas. The proposal also includes the demolition of the Harbormaster restaurant and construction of a new Harbormaster restaurant and lounge building in a new location, the addition or enhancement of recreational and aesthetic amenities (including a lagoon, shoreline enhancements, open space, SEA 1457339v4 65364-1 Seattle and trail improvements), conversion of the existing conference center building to office uses, and the construction of accessory facilities. The project uses and structures are described in greater detail on Attachment No.1 hereto. The proposal significantly reduces the number of uses and the size of proposed structures approved by the County under the 1999 Resort Plan. Amended Resort Plan Revision Our amended proposed Resort Plan revision is attached hereto as Attachment No.2. A detailed site plan of our amended proposed Resort Plan revision is attached hereto as Attachment No. 3A &3B. We intend to process our Resort Plan revision as a "major revision" pursuant to Section 3.906 of the MPR Code. Therefore, the Resort Plan revision will be a Type B decision by the Examiner following a public hearing, guided in part by the Department's recommendation. The additional information required for a major Resort Plan revision under Section 3.906.1 of the MPR Code is attached hereto as Attachment 4. Our analysis of the decision criteria for a major Resort Plan revision under Section 3.906.3 ofthe MPR Code is attached hereto as Attachment 5. Plat Alteration Application Within the next few days, we intend to submit to you an application for the alteration of the Plat. The Plat is subject to restrictive covenants recorded under Jefferson County A.F. No. 372695. The covenants were recorded at the time of final Plat approval. However, the Plat alteration would not result in the violation of any covenant. The Plat is not located within one mile of any municipal boundary. The Plat alteration decision will be either a Type A decision by the Department without a hearing under Section 6.A of Ordinance No. 04-0828-98 or a Type B decision by the Examiner following a public hearing, guided in part by the Department's recommendation, under Section 14.301 of Ordinance No. 04-0526-92. Shoreline Substantial Development Permit Application Within the next few weeks, we intend to submit to you a second shoreline substantial development permit application under the Shoreline Management Act and Jefferson County Shoreline Management Master Program. In conjunction with the pending shoreline substantial development permit application currently submitted for the proposed marina expansion, the second application will relate to our proposed upland improvements. The proposed uses will be "Priniary Uses" as defined under Section 4.201 of the Jefferson County Shoreline Management Master Program (February 6, 1998). Therefore, the application decision will be a Type A SEA 1457339v4 65364-1 Seattle decision by the Department without a hearing after the Examiner's approval ofthe Resort Plan revision. See Section 6.A of Ordinance No. 04-0828-98. SEP A Environmental Review As you know, the County is conducting SEP A environmental review of the impacts of our land use and subdivision proposals through the preparation and review of the following environmental impacts statements and other environmental documents: 1. Programmatic EIS for the Port Ludlow Development Program (1993); 2. Project EIS for the Inn at Port Ludlow (1993); 3. Port Ludlow Marina Expansion SEIS (2002); and 4. Port Ludlow Resort Plan Revision SEIS (2004). The Port Ludlow Resort Plan Revision Draft SEIS was sent to the County on April 21, 2004, and was made available by the County for public comment on or around April 23, 2004. Consolidation of Applications We ask that the SEPA environmental review, staffreview and recommendation, and Examiner hearing and review of our amended Resort Plan revision application and plat alteration application be consolidated in a single administrative decision-making process. We also ask that the SEP A environmental review of our shoreline substantial development permit application be consolidated with the environmental review of our amended Resort Plan revision application and plat alteration application. Conclusion Our project will complete the resort, will benefit and enhance Port Ludlow, will provide valuable jobs and housing, and will lessen the potential impacts ofthe approved Resort Plan. Our project will conform to your regulations and will include measures sufficient to mitigate any significant adverse impacts. Weare very much looking forward to working with the County and the Port Ludlow community toward the successful and satisfactory completion ofthis important project. R' 'E."'" (("\ iH'T \T t Tr" H ~j lLli \vit~ JHHASON COUNlY oeD SEA 1457339v4 65364-1 Seattle If you have any comments or questions, please do not hesitate to contact me. Thank you very much for your consideration. Sincerely yours, PORT LUDLOW ASSOCIATES LLC . Mark Dorsey, P .E. Project Manager Enclosures Attachment No.1: Detailed Project Description Attachment No.2: Amended Resort Plan Revision Attachment No. 3A & 3B: Site Plan Attachment No.4: Analysis ofMPR Code Section 3.906.1 (Required Information) Attachment No.5: Analysis ofMPR Code Section 3.906.3 (Decision Criteria) cc: Michelle Farfan David Alvarez Greg McCarry, PLA Marco de Sa e Silva, DWT Lyn Keenan, Reid Middleton RECEIVED M f\V 0 r: ?nn'. 1\1 ~ '"U,~)'t JEffERSON COUNTY DCD SEA 1457339v4 65364-1 Seattle ATTACHMENT NO.1 Detailed Project Description JHHRSON COUNTY DCD PLA proposes that the Resort Zone serve as a destination resort for the traveling public rather than large conference groups. This change will decrease the size of many Resort Zone facilities identified in the 1999 Resort Plan and development regulations and will increase the number of residential units. Conferences still will be accommodated, but on a smaller scale, and they will be housed in existing facilities such as the Inn at Port Ludlow, the Bay Club, the Beach Club, and the relocated Harbor Master Restaurant rather than in an expanded Inn or new hotel. Large, outdoor special events no longer will be accommodated. At build-out, development within the PLA Resort Property will include the following structures and uses: · Residential Units (101 new units, 89 existing) The 190 existing and new residential units would consist of 64 existing stacked condominium units within Admiralty I and II, 25 existing town homes within the Plat, the single existing single-family dwelling within the Plat, 39 new town homes in the Admiralty III area (32 stacked flats and 7 two-story town homes), and 62 new condominium units within the Plat. The 62 new condominium units within the Plat will consist of 48 stacked flats and 14 two-story town homes. Vehicular access to existing town homes within Ludlow Bay Village will be via Heron Road and will be separated from access to the adjacent Heron Beach Inn. The new tOWfl homes will maintain the existing architectural theme established in Ludlow Bay Village (i.e., New England/Colonial) and will be 1,200 - 1,500 square feet in size- smaller than existing town homes in Ludlow Bay Village. The smaller size will allow for an over-all variation in product type and price range. · Inn at Port Ludlow (37-room inn, restaurant, and lounge) (existing) The existing Inn building will remain unchanged. However, vehicular access to the Inn will be modified. Vehicular access to the Inn and its associated parking will be restricted to Gull Drive and separated from access to the adjacent town homes. The existing 36 stall parking lot will be reconfigured to provide 55 spaces. Regarding interior improvements, the size of the formal restaurant will be reduced to double the size of the Fireside Lounge. · Waterfront Commercial Facility (new) This one-story building will be located on the shoreline near the west end of the marina and will contain the Dock Master's office, the marina maintenance area, and a retail store for marina tenants and guests. This facility will be situated adjacent to the relocated Harbor SEA 1457339v4 65364-1 Seattle Master Restaurant. The building will maintain the New England/Colonial architectural theme. · Harbor Master Restaurant (120 seats existing; 90 seats after relocation) (existing and new) The existing restaurant building (seating capacity for 120 people) will be demolished, and the restaurant will be relocated to the waterfront commercial facility near the marina. This three- story, 9000 square foot building will have seating capacity for 90 people (inside seating for 60, together with outside seating for 30), reduced from the previous 120-seat capacity. This building will also contain 2 additional stories to provide for public and/or club meeting space. The building will maintain the New England/Colonial architectural theme. · Private Recreational Facility (new) This two-story, 7,500 square foot indoor recreation facility will be located adjacent to the waterfront commercial facility near the west end of the marina. The facility will include an indoor-outdoor swimming pool, spa and fitness center and will be available only to residential property owners within Ludlow Bay Village and their guests, guests of the Inn, and guests of the marina. The recreation building also will be designed in the New England/Colonial style. · LMC Beach Club Recreational Facility and Bridge Deck (existing) No changes to this private facility or its parking areas are proposed. · PLA Offices (change in use of existing building) Offices for PLA will be moved from their current location (off Paradise Bay Road) to the old conference center along Oak Bay Road, in the north end of the RC/CF zone. Approximately 30 employees will be located in this building, which contains approximately 8,400 square feet. · Maintenance Building (new) This 2,900 square foot building will be used as a maintenance facility for the Inn and other Resort operations. · Off-Street Parking (existing and new) All new residential units will include off-street parking for two cars. In addition, a total of 332 stalls will be provided in a series of paved surface parking lots for the marina, commercial, and recreational uses in Ludlow Bay Village. SEA 1457339v4 65364-1 Seattle . Central Receiving Dock (new) A central receiving facility approximately 1,000 square feet in area will be located within an existing parking lot on the north side of Harbor Drive. · Lagoon, Open Space, Shoreline, and Trail Improvements (existing and new) A designated, signed trail system will be developed within the Plat to provide better pedestrian circulation and access to public portions ofthe shoreline. This system will include an 8- foot wide wooden boardwalk along the shoreline that will extend from the new recreation facility, east to the Inn. Existing open space along the south side of the artificial lagoon will be retained, as will the open space at the end of Bumer Point. Parking for access to the public trails will be located at the upper community lot. Vegetated slopes along the east side of Oak Bay Road and Harbor Drive will also be retained. The southern portion ofthe Admiralty III area will remain undisturbed at this time, but ultimately may be used for additional parking. · Helipad for Emergency Evacuations (new) A 20' by 20' paved helipad and accessory areas will be used by Fire District #3 and possibly other emergency service providers. The pad will be located north of Marina View Drive between Oak Bay Road and Olympic Place. · Utility Infrastructure Improvements (existing and new) Storm Drainage: Within the Plat, the existing storm drainage system consists of pipes from catchments to oil/water separators, which drain to the artificial lagoon and ultimately to Port Ludlow Bay. New water quality vaults will be added at each ofthe inlets to the artificial lagoon to supplement water quality treatment. Within the Admiralty III area, new storm water detention facilities, as well as water quality facilities will be required. Upgrades to the downstream conveyance system may also be required. Sanitary Sewer and Drinking Water: These services will be provided by Olympic Water and Sewer Company. New hook-ups will be required, but the capacities of the existing systems are adequate to handle the increased use. Additional Utility Infrastructure: Electric, telephone, and other utility services will be provided. SEA 1457339v4 65364-1 Seattle · Marina (280 existing slips, 100 new) The marina expansion adds 100 vessel moorage slips to the existing 280-s1ip marina by expanding the existing float system both westward and waterward. The proposed configuration ofthe new floats/slips is as follows: · D-Dock will be extended 120 feet to the west to accommodate an additional twelve 36-foot slips. · E-Dock will be extended 400 feet to the west to accommodate an additional 42 slips (seven 50-foot, nine 60-foot, and twenty-six 45-foot slips). · The east side ofE-Dock will be reconfigured to accommodate sixteen slips (eight 36-foot slips and eight 40-foot slips, to replace 10 existing slips). · A new F-Dock will be constructed waterward ofE-Dock. The new F-Dock will extend 700 feet westerly and 250 feet easterly of the central walkway. The new F-Dock will accommodate 40 new slips (thirty 45-foot slips and ten 50-foot slips). F-Dock will serve as a floating breakwater to protect the Marina. · The existing 1,600-sq. ft. timber kayak float will be replaced in the same location with a 2,850-sq. ft. float with light transmission capabilities. The existing 680-sq. ft. dinghy float on C-Dock will also be replaced with three new floats totaling 960 sq. ft. SEA 1457339v4 65364-1 Seattle ATTACHMENT NO.2 Amended Resort Plan Revision Section 3.901 Resort Plan: The Resort Plan for future development of properties in the MPR- RC/CF zone shall be limited, shall not exceed the scope of development set forth below, and shall include no uses except those set forth below unless a major revision is approved (see MPR Code Section 3.905). Changes to this Resort Plan that decrease the sizes and range of uses noted below are allowed. The Resort Plan for future development shall be as follows: 1. Gross interior square feet of new structures +/- 300,000 SF maximum (except emergency helipad, parking areas, marina vessel moorage, outdoor amenities, and other exterior areas) 2. Restaurant and lounge (after relocation) 5,000 SF 3. Meeting Space 4,000 SF 4. Private recreational facility 7,500 SF 5. Central receiving dock 1,000 SF 6. Emergency helipad 600 SF 7. Offices (change in use of conference center) 8,400 SF 8. Maintenance building 2,900 SF 9. Surface parking areas 332 stalls 10. Marina vessel moorage expansion 100 additional slips 11. Marina offices, retail store, maintenance areal 2500 SF 12. Lagoon, shoreline, open space, trail improvements (Not limited.) 13. Additional attached or detached single family 101 units or multi-family residential dwelling units 14. Accessory uses to principal uses described above (Not limited.) 15. Roadways and utility infrastructure (Not limited.) 16. All existing structures and uses within the MPR-RC/CF zone as ofthe date of County approval of this Resort Plan revision. Building heights and impervious surface limits shall apply as set forth in MPR Code Section 3.40. Surface parking in addition to the parking noted above may be provided. Miscellaneous support areas including laundry facilities and administrative offices may be included, but shall not increase the gross square footage for the resort complex, except that the minor revision process may be used to permit these facilities with up to a 5% increase in gross square footage. 1 Also known as the "Waterfront Commercial Facility." SEA 1457339v4 65364-1 Seattle ATTACHMENT NO.3 Site Plan SEA 1457339v4 65364-1 Seattle Port Ludlow 2003 Resort Plan Attachment 3A ~\ I I j I f I I I r \ I U ! ~ II!~ ei =!!:: ;1 ; ~~~S!e !7 ~ >- ~ III ~ o ... Q ::t ... l- ll: o IL ~I l: . <u - ;: - ~ \J ':l - ::: . -0::: . C 10 E: t: c o 0 III _ CIJ III CC C (W') 10 o C- O >< NLI.I ~ 10 0-= _ L. "CI 10 :1 :::E ....I t: o ICl.. ATTACHMENT NO.4 Analysis of MPR Code Section 3.906.1 Required Resort Plan Revision Application Information a. A description of how the revised Resort Plan would further the goals and policies set forth in the Comprehensive Plan. See Item A on Attachment No.5 to this document. b. A description of how the Resort Plan revision complements the existing resort facilities of the MPR. The proposed new uses (residential, marina, recreational facilities, restaurant, lounge, retail store) are the same as the existing uses within the Plat. The design of the new structures will be roughly the same as the design of the existing structures within the Plat. The proposed uses and design therefore complement the existing facilities. c. A description of the design and functional features of the Resort Plan revision, setting out how the revision provides for unified development, integrated site design and protection of natural amenities. See the detailed project description on Attachment No.1. All development will be undertaken by PLA in a single phase. The unified development and integrated site design is demonstrated by the proposed Resort Plan and Attachment No.3 to this document. The proposed Resort Plan addresses full build-out ofthe PLA Resort Property. 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 MPR and patrons of the resort. The proposed additional uses and changes to density and intensity are as follows: 1. Gross interior square feet of new structures +/- 300,000 SF maximum2 (except emergency helipad, parking areas, marina vessel moorage, outdoor amenities, and other exterior areas) 5,000 SF 4,000 SF 2. 3. Restaurant and lounge (after relocation) Meeting Space 2 This is a reduction from 498,300 SF under the existing Resort Plan. SEA 1457339v4 65364-1 Seattle 4. 5. 6. 7. 8. 9. 10. 11. 12. Private recreational facility Central receiving dock Emergency helipad Offices (change in use of conference center) Maintenance building Surface parking areas Marina vessel moorage expansion Marina offices, retail store, maintenance area3 Additional attached or detached single family or multi-family residential dwelling units 7,500 SF 1,000 SF 600 SF 8,400 SF 2,900 SF 332 stalls 100 additional slips 2500 SF 101 units See also Section 2.2 ofthe Port Ludlow Resort Plan Revision Draft SEIS (2004) These changes meet the needs of residents and patrons by (i) enhancing local recreational opportunities (marina expansion and new recreational facility), (ii) accelerating the provision of emergency medical services (new helipad), (iii) improving local dining facilities (new Harbormaster restaurant and lounge), (iv) improving local retail services (new marina store), and (v) providing additional housing within and adjoining the shoreline environment (101 new residential dwelling units). e. A 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 Resort Plan, and their effects on surrounding properties and/or public facilities. See Chapter 3 of the Port Ludlow Resort Plan Revision Draft SEIS (2004). f. A description of how the proposed Resort Plan revision is integrated with the overall 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 MPR. The proposed Resort Plan revision will result in build-out of a resort facility that serves the traveling public and Port Ludlow residents. The scale, architectural character of the new facilities, and intensity of use will be consistent with existing development within the Resort Zone. . The proposed Resort Plan will meet the needs of residents and patrons by providing a new waterfront restaurant, a new recreational building, an expanded marina, a new maintenance facility, additional residential units, improved parking and access, and improved infrastructure, including a designated emergency helipad. 3 Also known as the "Waterfront Commercial Facility." SEA 1457339v4 65364-1 Seattle The proposed Resort Plan protects and enhances natural amenities such as recreational trails, site topography, the artificiallagoon (a man-made amenity), and the shoreline along Port Ludlow Bay. Impacts to these features are addressed in the Port Ludlow Resort Plan Revision Draft SEIS (2004). g. A description of the intended phasing of development projects. PLA intends to complete construction of the Plat in various phases. 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. See Attachment No.3 to this document and the additional figures provided in the Port Ludlow Resort Plan Revision Draft SEIS (2004). 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 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. See Chapter 3 of the Port Ludlow Resort Plan Revision Draft SEIS (2004). SEA 1457339v4 65364-1 Seattle ATTACHMENT NO.5 Analysis of MPR Code Section 3.906.1 Decision Criteria A. The proposed revision would further the goals and policies set forth in the Comprehensive Plan. The 1998 Jefferson County Comprehensive Plan addresses Master Planned Resorts (MPR's) in Chapter 3 - "Land Use and Rural Element." The Comprehensive Plan describes MPR's, and establishes MPR Goals and Policies, as follows: Master Planned Resorts "Master planned resorts (MPRs) are large-scale, self-contained developments that are based on an integrated, conceptual master plan, yet are typically developed in stages depending on market demand or other factors. Recent amendments to the Growth Management Act (GMA) allow jurisdictions to recognize existing master planned resorts which may constitute urban growth outside of Urban Growth Areas as limited by RCW 36.70A.362. Jefferson County currently contains one existing master planned resort, Port Ludlow. The master planned resort of Port Ludlow is characterized by both single-family and multi-family residential units with attendant recreational facilities including a marina, resort, and convention center, and is one of Jefferson County's fastest growing communities. Located on Port Ludlow Bay and surrounded by an area of significant natural amenities, Port Ludlow is suited to be designated as a master planned resort. Port Ludlow is managed by Olympic Resources Management (ORM), a corporation which is responsible for the phased development of the community and resort. Although Port Ludlow is a planned development, its overall phased development pattern may change according to changing market conditions. Any change in the development plan will need to be reviewed for consistency with the Comprehensive Plan and for compliance with Port Ludlow's FEIS and all applicable federal, state, and local regulations. Currently, a development agreement is being prepared between ORM and the County that, if adopted, will allow for flexibility in the overall development of the Port Ludlow master planned resort within the limits of a residential cap of 2,250 residential units and a total of 65,000 sq. ft. of retaillcommercial development. The Comprehensive Plan contains policies in LNG 25.0 that help guide development at Port Ludlow. Many of Port Ludlow's goals and policies were drafted from issues identified by community residents who, through the establishment of community planning groups, SEA 1457339v4 65364-1 Seattle articulated their desired plan for Port Ludlow's future development. The goals and policies identified by the community and included in Jefferson County's Comprehensive Plan focus on maintaining and enhancing Port Ludlow's recreational and community amenities and preserving the community's lifestyle. " The Goals, Policies, and Strategies related to the Port Ludlow MPR and the Resort Zone are listed below. The applicant's statement regarding consistency of the proposed Resort Plan Revision with each of the goals and policies follows each goal or policy statement: Goals: LNG 25.0 Maintain the viability of Port Ludlow as Jefferson County's only existing Master Planned Resort (MPR) authorized under RCW 36.70A.362. The proposed Resort Plan revision will maintain the viability of the resort function by responding to changed market conditions. The business model envisioned at the time of the Port Ludlow Development Agreement and Ordinance No. 08-1004-99 was based on the Resort Zone serving as a conference facility for large business groups. The business environment has since changed, with a significant decrease in demand for conference facilities. The existing Resort Plan provides for 498,300 square feet of Resort development, not including residential uses. The proposed Resort Plan shifts the focus of the Port Ludlow Resort to that of a destination resort for the traveling public. Facilities will be sized accordingly. Together with the existing 27-hole golf course, the new facilities (a new waterfront restaurant, additional indoor recreation facilities, additional housing, and an expanded marina), will complete development of the PLA Resort Property in a manner that is economically viable over the long-term, while preserving the resort function. Policies: LNP 25.1 Ensure that development in Port Ludlow complies with County development regulations established for critical areas and that on-site and off-site infrastructure impacts are fully considered and mitigated. All new development within the PLA Resort Property must comply with adopted Jefferson County Critical Area Regulations adopted under Ordinance No. 05-0509-94, as amended by Ordinance No. 14-0626-95, prior to issuance of any building or grading SEA 1457339v4 65364-1 Seattle permit. On-site and off-site infrastructure impacts and mitigating measures are addressed in Chapter 3 of the Port Ludlow Resort Plan Revision Draft SEIS (2004). LNP 25.2 The provision of urban-style services to support the anticipated growth and development at Port Ludlow shall occur only within the designated MPR boundary. The proposed Resort Plan will not result in the provision of urban services outside the MPR boundary. All proposed development is located with the MPR boundary. The proposed Resort Plan will reduce the intensity and variety of Resort uses from those approved by the County in 1999 under Section 3.901 of the MPR Code. LNP 25.3 No new urban or suburban land uses will be established in the vicinity of the Port Ludlow Master Planned Resort. The proposed land uses will not result in the establishment of new urban or suburban land uses because the proposed land uses are the same as the existing land uses. LNP 25.4 The total number of residential lots allowable within the MPR boundary shall not exceed the 1993 Port Ludlow FEIS total of2,250 residential dwelling units. The proposed Resort Plan will not result in the MPR exceeding the limit of 2,250 dwelling units. LNP 25.5 Port Ludlow shall accommodate a variety of housing types, including affordable housing, single family and multi-family housing, and assisted living care facilities. The Resort Plan will provide for 101 additional residential units - 39 new condominium units in the Admiralty III area (32 stacked flats and 7 two-story town homes) and 62 new condominium units within the Plat (48 stacked flats and 14 two-story town homes). The new town homes will maintain the existing architectural theme established in Ludlow Bay Village (i.e., New England/Colonial) and will be 1,200 - 1,500 square feet in size- smaller than existing town homes in Ludlow Bay Village. The smaller size will allow for an over-all variation in product type and price range. LNP 25.6 SEA 1457339v4 65364-1 Seattle Support efforts to preserve and protect Port Ludlow's greenbelts, open spaces, and wildlife corridors. LNP 25.6.1 Support the establishment of a Ludlow Creek Nature Preserve. The proposed Resort Plan retains the existing slopes along Oak Bay Road and existing open space surrounding the south side of the artificial1agoon and on Burner Point. No significant wildlife corridors are located within the Resort Zone. The proposed Resort Plan will not adversely affect the establishment of a Ludlow Creek Nature Preserve. LNP 25.7 No preliminary plats will be processed by Jefferson County for the 200- acre area south of the Port Ludlow Golf Course within the MPR boundary (as depicted on the official Jefferson County Land Use Map) until such time as a conceptual site plan has been approved by the County. Not applicable to the proposed Resort Plan. LNP 25.8 The Port Ludlow Master Planned Resort commercial area shall be designated as the Port Ludlow Village Commercial Center. The proposed Resort Plan does not change the designation ofthe Port Ludlow Village Commercial Center. B. No unmitigated significant adverse environmental impacts would be created by the proposed revision. The Port Ludlow Resort Plan Revision Draft SEIS (2004) has not identified any unmitigated significant adverse environmental impacts associated with the proposed Resort Plan revision. c. The revision is consistent with all applicable development regulations, including those established for critical areas. The proposed Resort Plan revision is consistent with Jefferson County Ordinance No. 14-0626- 95, the critical areas ordinance applied to the PLA Resort Property under the Port Ludlow Development Agreement. The proposed Resort Plan also is consistent with Jefferson County Ordinance No. 08-1004-99, the MPR Code. The proposed Resort Plan also is subject to and consistent with the following development standards: · Jefferson County Stormwater Management Ordinance No. 10-1104-96 · Jefferson County Subdivision Ordinance No. 04-0526-92 · Jefferson County Shoreline Master Program (2000) SEA 1457339v4 65364-1 Seattle · The Ludlow Water Company Water System Plan, Jefferson County Coordinated Water System Plan, and the Washington State Department of Health regulations. · The Pope Resources General Sewer Plan as approved by the Washington State Department of Ecology 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. The Port Ludlow Resort Plan Revision Draft SEIS (2004) has identified potential impacts to on- site and off-site infrastructure and has proposed adequate mitigation as applicable. 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. The proposed Resort Plan revision will result in build-out of a resort facility that serves the traveling public and Port Ludlow residents. The scale, architectural character ofthe new facilities, and intensity of use will be consistent with existing development within the Resort Zone. The proposed Resort Plan will meet the needs of residents and patrons by providing a new waterfront restaurant, a new recreational building, an expanded marina, a new maintenance facility, additional residential units, improved parking and access, and improved infrastructure, including a designated emergency helipad. All development will be undertaken by PLA. This "unified development" and integrated site design is demonstrated by the proposed Resort Plan. The proposed Resort Plan addresses full build-out of the PLA Resort Property. The proposed Resort Plan protects natural amenities such as site topography, the artificiallagoon (a man-made amenity), and the shoreline along Port Ludlow Bay. Impacts to these features are addressed in the Port Ludlow Resort Plan Revision Draft SEIS (2004). SEA 1457339v4 65364-1 Seattle