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Port Ludlow Resort Plan Revision
Final Supplemental Environmental
Impact Statement
Technical Appendices
Jefferson County
Department of Community Development
May, 2005
LOG ITEM
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Port Ludlow Resort Plan Revision
Final Supplemental Environmental Impact
Statement
Port Ludlow MPR Resort Plan
Final SEIS
May 2005
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TECHNICAL APPENDICES
Appendix List
Appendix A - Jefferson Co. Ordinance No. 08-1004-99 Port Ludlow Development Regulations
Appendix B - Plants and Animals - Port Ludlow Resort Regional Conditions, GeoEngineers,
March 2004
Appendix C - Landscaping Plan, Port Ludlow Resort
Appendix D - Jefferson County Comprehensive Plan Parks and Recreation and Shoreline
Comprehensive Plan Goals and Policies
Appendix E - Port Ludlow 2003 Resort Plan MERU Calculation
Appendix F - Year 2010 Background Traffic Volumes and LOS Base Conditions,
Geralyn Reinart, PE
Appendix G - Fire District No.3 Correspondence
Appendix H - List of Acronyms Used
Appendix I - Plat of Ludlow Bay Village Mill Pond Assessment
Appendix J - Resort Parking
Port Ludlow MPR Resort Plan
Final SEIS
May 2005
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APPENDICES'
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APPENDIX A
Jefferson Co. Ordinance No. 08-1004-99
Port Ludlow Development Regulations
AN ORDINANCE repealing the interim )
development controls of Ordinance )
10-1214-98 and adopting newdevelopment)
regulations for the Port Ludlow Master )
Planned Resort. )
ORDINANCENO~ 08-1004-99
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STATE OF WASHINGTON
COUNTY OF JEFFERSON
WHEREAS, Jefferson County adopted its 20 year comprehensive land use plan on August 28,
1998.
WHEREAS, The Comprehensive Plan designated the Port Ludlow community as a Master
Planned Resort based on the provisions contained in RCW 36.70A.362; and
WHEREAS, the County is required to adopt development regulations that are consistent with the
provisions of the Comprehensive Plan; and
WHEREAS, emergency interim regulations were adopted for the Master Planned Resort, one
appeal was filed and others were under consideration, and, as an alternative to an appeal process
and in consideration of dismissal of the appeal, the County initiated mediation between
stakeholders representing a wide range of community interests; and
WHEREAS, the stakeholder interest groups have reached consensus on the issues related to this
phase of the planning process that might otherwise have been subject to appeal; and
WHEREAS, a memorandum of understanding between Olympic Water and Sewer, Inc. and
Jefferson County accompanies this ordinance and provides for equitable allocation of sewer
services within the boundary of the Master Planned Resort for at least the next 20 years; and
WHEREAS, Olympic Resource Management has agreed that vested preliminary plat applications
within the Master Planned Resort shall be subject to the terms and provisions of this ordinance,
and further acknowledges that future resort development will require altering and partially
vacating approved plat development; and
WHEREAS, a development agreement setting forth provisions and limitations on future resort
and related development plans is expected to proceed through a separate public review and
adoption process; and
WHEREAS, the environmental impacts of this Ordinance are within the scope of the impacts
anticipated by the County's Comprehensive Plan and within the range of impacts evaluated in the
1993 environmental studies referenced below; and
WHEREAS, environmental review for the new regulations has been completed and included
adoption of the Draft and Final Environmental Impact S~tements (EISs) for the_Jefferson County
Comprehensive Plan (published February 1997 and May 1998), the Draft and Final EISs for the
Inn at Port Ludlow (October 1992 and April 1993), and the Draft and Final EISs for the Port
Ludlow Development Program (October 1992 and April 1993);
NOW, TIIEREFORE, The Jefferson County Board of Commissioners does ordain as follows:
. - Page l'-of 21
ORDINANCE NO. 08-1004-99 repealing the interim. deyelopment controls of Ordinance 10-1214-98 and adopting new development
regulations for the Port Ludlow Planned Resort '
SECTION 1
AUTHORITY AND PURPOSE
Section 1.10 Authority and Table ofContents:This ordinance is adopted pursuant to Chapter
36.70 RCW. The Table of Contents for the MPR regulations set forth in this ordinance isas
follows:
SECTION 1 AUTHORITY AND PURPOSE
1.10 Authority and Table of Contents
1.15 Title
1.20 Purpose and'Intent
1.30 Rules of Interpretation
1.40 Additional Requirements
1.50 Qualified Lead Planner
1.60 Public Notice Roster
SECTION 2 SCOPE OF REGULATIONS
2.10 Applicability
2.20 Compliance With Regulations Required
2.30 Exemptions
2.40 Non-conforming Uses
2.50 Non-conforming Structures
2.60 Community Associations and Facilities
SECTION 3 PORT LUDLOW MASTER PLANNED RESORT ZONING DISTRICTS
3.10 Single Family Zone (MPR-SF)
3.10 1 Purpose
3.102 Permitted Uses, Lot Size, and Density
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
3.20 Single Family Tract Zone (MPR-SFf)
3.201 Purpose
3.202 Permitted Uses
3.203 Conditional Uses
3.204 Height Restrictions
3.205 Bulk and Dimensional Requirements
3.206 Accessory Dwelling Units Prohibited
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 Requirements.
Page 2 of21
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'- Page,3 of21
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ORDINANCE NO. 08-1004-99 repealing the interim deyelopment controls ofQr4ilJ.ance /0-/214-98 and adopting new development
regulations for the Port Ludlow Planned Resort.
3.40 Resort Complex/Community Facilities Zone (MPR-RC/CF)
3.401 Purpose
3.402 Permitted and Conditional Uses
3.403 Non-Resort Uses and Properties
3.404 Height Restrictions
3.405 Bulk and Dimensional Requirements
3.50 Village Commercial Center Zone (MPR- VC)
3.501 Purpose
3.502 Permitted Uses
3.503 Conditional Uses
3.504 Height Restrictions
3.505 Bulk and Dimensional Requirements
3.60 Recreation Area (MPR-RA)
3.601 Purpose
3.602 Permitted Uses
3.603 Height Restrictions
3.604 Bulk and Dimensional Requirements
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
3.804 Initial Allocation of Commercial MERUs
3.805 Initial Allocation of Residential MERUs
3.806 MERU Transfer
3.807 MERU Allocation Not Property Specific; Limitations
3.90 Resort Development
3.901 Resort Plan
3.902 Permit Process for Resort Development
3.903 Requirement to Vacate or Withdraw Existing or Vested Development Rights
3.904 Environmental Review for Resort Plan Development
3.905 Revisions to Resort Plan
3.906 Major Revision
3.907 Minor Revisions
Section 1.15 Title: The regulations set forth in this ordinance shall be mown as the Port
Ludlow Master Planned Resort Code, or by the short title, MPR Code. Citations to these
regulations may be made using the applicable section number and this ordinance number or the
name of this code.
Page 4 of21
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ORDINANCE NO. 08-1004-99 repealing the interim development controls of Ordinance /0-1214-98 and adopting new development
regulations for the Port Ludlow Planned Resort.
Section 1.20 Purpose and Intent: The purpose and intent of the MPR Code is to set forth
development regulations that comply with and are consistent with the Jefferson County
Comprehensive Plan for future development within the boundaries of the Port Ludlow Master
Planned Resort.
Section 1.30 Rules oflnterpretation: The following rules apply in making interpr~tations of
the terms and conditions contained herein.
1. For purposes of this Ordinance, all words used in the ordinance shall use normal and
customary meanings, unless specifically defined otherwise in this ordinance.
2. Words used in the present tense include the future tense.
3. The plural includes the singular and vice-versa.
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 1.40 Additional Requirements: . The following Ordinances and
requirements may qualify or supplement the regulations presented in this ordinance. Where the
regulations of this ordinance, those set forth below, or any other local, state, or federal regulations
overlap, the most restrictive and/or protective standards shall apply.
1. Ordinance No. 05-0509-94, Interim Critical Areas Ordinance. .
2. Ordinance No. 10-1104-96, Stormwater Management Ordinance
3. Ordinance No. 04-0526-92, Subdivision Ordinance, as amended by this Ordinance
4. , Chapter 246-272 WAC, On-Site Sewage Systems
5. Shoreline Management Master Program
6. Ordinance No. 01-0121-97, Forest Lands Ordinance, as amended by this Ordinance (see
section 3.106) to limit agreements pursuant to section 7.20(1) of the Forest Lands
Ordinance so that when a new structure is proposed on land adjacent to land designated
as Commercial Forest Land, in no case shall an agreement be made which allows the
setback to be reduced to less than 150' and, further, a minimum average setback of200'
shall be maintained, exclusive of critical areas and their associated setbacks.
7. All local and state monitoring, operational, and management requirements for sewer,
water, and stormwater utilities, updated as may be required by the local or state agency
with jurisdiction.
8. OrdinaFlc@ Ne. 04 0828 98, Land Use Prec@dW'@s Ordinance. The applicable provisions
of the Jefferson County Unified Development Code. which. in the case of the. Port
Ludlow Malter Planned Resort. relate exclusively to Section 8 (Permit Application &
Review ProcedureslSEP A Implementation). Section 9 (Comprehensive Plan and GMA
Implementin~ Regulations Amendment Process). and Section 10 (Enforcement) insofar
as they relate to project permit review procedures. resort plan amendment or revision
procedures. and enforcement specified under this Ordinance.
Section 1.50 Qualified Lead Planner: The Director of the Department of Community
Development shall appoint a qualified planner to serve as the lead planner for the Port Ludlow
Master Planned Resort community. The lead planner shall review or coordinate review of all
land use applications within the MPR boundaries, and shall serve as the initial point of contact for
citizens seeking information on development proposals or planning issues in the community.
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ORDINANCE NO. 08-1004-99 repealing the interim.dev.elopment controls ofOrdim~_ce 10-1214-98 and adopting new development
regulations for the Port Ludlow Planned Resort.
Section 1.60 Public Notice Roster: The Department of Community Development shall
establish and maintain a public notice roster which shall be used to provide notice of land use
applications within the MPR boundaries. The Port Ludlow MPR roster shall supplement any
other list of names or addresses to which the department provides public notice information. Any
person or organization may request to be added to the roster at any time.
SECTION 2
SCOPE OF REGULATIONS
Section 2.10 Applicability. The provisions of this Ordinance shall apply to all land, all
associated water areas and all uses and structures within the boundary of the Master Planned
Resort of Port Ludlow as depicted on the official land use map for Jefferson County, Washington.
Section 2.20 Compliance WitbRe2ulations Required. No structure shall hereafter be erected
and no existing structure shall be moved, altered, added to or enlarged, nor shall any land or
structure be used, or arranged to be used for any purpose other than that which is included among
the uses listed in the following chapters as permitted in the zoning district in which the structure
or land is located, nor shall any land or structure be used in any manner contrary to any other
requirement specified in this Ordinance.-
Section 2.30 Exemptions. The following structures and uses shall be exempt from the
regulations of this Ordinance, 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
(SEP A).
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 easement. 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. Railroad tracks, signals, bridges and similar facilities and equipment located on a railroad
right-of-way, and maintenance and repair work on such facilities and equipment.
3. Telephone booths and pedestals, 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 is obviously intended to be appropriately
located in the public interest.
4. Agricultural buildings used to house livestock, store~feed or farm equipment.
5. Minor construction activities, as defined by the UBC, Section 106.2 and structures
exempt under Jefferson County Building Code Ordinance #03-0713-98 as amended.
Page 5 of21
ORDINANCE NO:08-IOO~-!l9 repealing the interim development controls of Ordinance 10-1214-98 and adopting new development
regulations for the Port Ludlow Planned Resort.
6. Storm water detention facilities associated with and accessory to new development are
permitted in all zones. Any above ground detention facility or pond shall be screened
from the public right-of-way or appropriately landscaped to ensure compatibility with the
surrounding area.
Section 2.40 Nonconforming Uses: Existing legal non-residential uses are valid land Uses in all
zones of the MasterPlanned Resort and shall comply with Comprehensive Plan policies LNP 8.1-
8.11 on non-conforming uses.
Section 2.50 Nonconforming Structures: Existing legal 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 (1) year of the damage. Restoration shall be
substantially complete within two (2) years of permit issuance.
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.
Section 2.60 Community Associations and Facilities: The Ludlow Maintenance Commission,
Inc. (LMC). and the South Bay Community Association (SBCA) are recognized as existing
organizations with facilities including, but not limited to, club houses, parking areas, recreation
vehicle parking, recreational facilities, and parks and trails located in the MPR. LMC and
SBCA facilities are separate from and not part of the Resort, as defined in section 3.90.
Expansions, modifications, or changes to these separate LMC and SBCA facilities and uses are
allowed, consistent with the provisions of this code, and exclusive of the limitations imposed by
section 3.90.
SECTION 3
PORT LUDLOW MASTER PLANNED RESORT ZONING DISTRICTS
SECTION 3.10 SINGLE FAMILY ZONE (MPR-SF)
Section 3.101 Purpose:This zone recognizes, maintains and promotes single family residential
areas within the MPR, and provides opportunities for reasonably priced housing.
Section 3.102 Permitted Uses, Lot Size and Density: The following uses, lot SIzes, and
densities are permitted within the MPR-SF zone:
1. Single family detached dwelling units.
2. Home-based business.
-- 3. Accessory uses and structures, such as garages, carports, storage buildings and similar
structures supporting the residential environment, when clearly subordinate and
supplemental to a permitted use.
4. Trails, parks, open space and playgrounds approved through a platting or development
review process.
Page 6 of21n
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ORDINANCE NO. 08-1004-99 repealing the interim development controls of Ordinance 10-1214-98 and adopting new development
regulations for the Port Ludlow Planned Resort. - ,-- . - - -
5. Minimum lot areas of 5,000 square feet approved through a platting process and not to
exceed a gross density of four (4) dwelling units per acre. Existing subdivisions shall not
be further subdivided.
Section 3.103 Conditional Uses, Lot Size and Density: The following uses, lot sizes, and
densities are permitted conditionally in the MPR~SF zone: , -
1. Trails, parks, open space and playgrounds if not part of a platting ordevelopmentreview
process.
2. Minimum lot areas of 3,500 square feet if approved through a platting process and not to
exceed a gross density of four (4) dwelling units per acre. Existing subdivisions shall not
be further subdivided.
3. Single family attached dwelling units including duplexes, triplexes and fourplexes as part
of a new subdivision, not to exceed a gross density of four (4) dwelling units per acre.
Setbacks and impervious surface limits shall apply to the total lot or development parcel,
not to the land allocated to any individual attached unit. For purposes of this Ordinance,
"single family attached" shall mean a townhouse style or side-by-side development, not
stacked units.
4. Fire stations; provided that existing fire stations are allowed a one time expansion of up
to 30% in the size of the building footprint without going through a conditional use
process.
5. Above-ground electrical substations, sewage pump stations or treatment plants, and
potable water storage tanks or facilities.
Section 3.104 Hei2ht Restrictions: No building or structure shall be erected, enlarged or
structurally modified to exceed 35 feet in height.
Section 3.105 Bulk and Dimensional Requirements: Bulk and dimensionalrequirements shall
be as provided in Table MPR-SF below. For projects proposing single family attached units, the
requirements shall apply to the total lot, not to the land allocated to any individual attached unit.
TABLE MPR-SF
Front Yard Side Yard Rear Yard Maximum Impervious
Setback Setback Setback Surface
Density
Minimum
Lot Area
Minimu
m Lot
Width
40'
40'
20'
20'
5'
5'
5'
5'
45%
2,250 square feet for
any lot less than 5000
sq. ft. in size
4 DUlAC
4 DUlAC
5,000 sq. ft.
3,500 sq.ft.
Conditional
Use required
Section 3.106 Commercial Forest Land Buffers: New developments on property located
adjacent to lands designated Commercial Forest are subject to the requirements of the County's
Forest Lands Ordinance No~ 01-0121-97. Section 7.20(1) of the Forest Lands Ordinance allows
modification of the standard 250' setback from adjacent commercial forest lands. Within tJ'le
MPR-SF zone, the following limitations shall apply to any agreement to modify the standard
buffer or setback requirement for development-adjacent to Commercial Forest land.
I. An average setback of at least 200' shall be maintained.
2. Critical areas and critical area setbacks or buffers shall not be included in the calculation
or areas used to establish the 200' average setback distance.
3. A minimum setback of ISO' shall be maintained.
-- -Page 7 'of21
ORDINANCE NO. 08-1004-99 repealing the interim develop~t controls of Ordinance 10-1214-98 and adopting nOlN development
regulations for the Port Ludlow Planned Resort.
4. Natural vegetation and forested areas shall be maintained in a native state, but may be
managed to ensure healthy reforestation and avoid hazards to life or property.
5. The boundaries of the buffer or setback area shall be visibly marked during and following
development.
6. When established through a platting process, the buffer or setback area shall be
designated on the face of the plat as a separate open space tract.
3.107 Accessory Dwelline Units Prohibited: Accessory dwelling units shall not be allowed in
the MPR-SF zone.
3.108 Conceptual Site Plan Requirement: Prior to preliminary plat approval in the south area
designated on the Comprehensive Plan Land Use Map as requiring a "conceptual site plan," a
plan shall be submitted to the Department of Community Development showing a concept for
development of the entire south area. The conceptual site plan shall illustrate at least one
development option for the entire south area and shall at a minimum address required buffers,
road layout, and potential phasing. .
SECTION 3.20 SINGLE FAMILY TRACT ZONE (MPR-SFT)
Section 3.201 Purpose: This zone recognizes, maintains and promotes larger, single family
residential tracts within the MPR.
Section 3.202 Permitted Uses: The following uses are permitted within the MPR-SFT zone:
I. Single family detached dwelling units.
2. Accessory uses and structures, such as garages, carports, storage buildings and similar
Structures supporting the residential environment, when clearly subordinate and
supplemental to a permitted use.
3. Accessory buildings, such as barns, stables and similar structures, when clearly
subordinate and supplemental to a permitted use.
4. Home-based business.
5. Trails, parks, open space and playgrounds approved through a platting or development
review process.
Section 3.203 Conditional Uses: The following uses are permitted conditionally within the
MPR-SFT zone:
I. Trails, parks, open space and playgrounds if not part of a platting or development review.
process.
2. Above-ground electrical substations, sewage pump stations and treatment plants, and
potable water storage tanks or facilities.
Section 3.204 Heieht Restrictions: No building or Structure shall be erected, enlarged or
structurally modified to exceed 35 feet in height.
Section 3.205 Bulk and Dimensional Requirements: Bulk and dimensional requirements shall
be as provided in Table MPR-SFT below.
TABLE MPR-SFr
Minimum Front Yard Side Yard
Lot Width Setback Setback
100' 25' 25'
Density
Minimum
Lot Area
2.5AC
Rear Yard Maximum Impervious
Setback Surface
25' 20%
I DU/2.5 AC
Page 8 of21
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ORDINANCE NO. 08-1004-99 repealing the interim development cono-ols of Ordinance 10-1214,-98 a!ld adopting new development
'regulations for the Port Ludlow Planned Resort. - -
Section 3.206 Accessory Dwellin2 Units Prohibited: Accessory dwelling units shall not be
allowed in the MPR-SFTzone.
SECTION .3.30MULTI,FAMILY ZONE (MPR,MF)
Section 3.301 -Purpose: This zone recognizes, maintains and promotes multifamily housing
opportunities within the MPR, in part to provide lower-cost housing units.
Section 3.302 Permitted Uses: The following uses are permitted within the MPR-MF zone:
1. Multi-family dwelling units including condominiums.
2. Assisted-Living, congregate care, and long-term care facilities.
3. Accessory uses and structures, such as garages, carports, storage buildings, pools, and
recreation buildings supporting the residential environment, when clearly subordinate and
supplemental to a permitted use.
4. Home-based business. .
5. Trails, parks, open space and playgrounds approved through a platting or development
review process.
6. Single family attached (townhouse style) or detached dwelling units.
Section 3.303 Conditional Uses: The following uses are permitted conditionally in the MPR-
MF zone:
1. Trails, parks, open space and playgrounds if not part of a platting or development review
process.
2. Above-ground electrical substations, sewage pump stations and treatment plants, and
potable water tanks or storage facilities. '
Section 3.304 Hei2ht Restrictions: No building or structure shall be erected, enlarged or
structurally modified to exceed 35 feet in height as measured by UBC standards.
Section 3.305 Bulk and Dimensional Requirements: Bulk and dimensional requirements
shall be as provided in Table MPR-MF below. Single family residential uses are subject to the
requirements of section 3.10; provided that conditional use approval shall not be required for
single family attached development.
Density
Minimum
Lot Area
NIA
Minimum
Lot Width
NIA
TABLE MPR-MF
Front Yard Side Yard
Setback Setback
UBC UBC
Rear Yard Maximum
Setback Impervious Coverage
UBC 55%
10 DUlAC
SECTION 3.40 RESORT COMPLEX/COMMUNITY FAcn.ITIES ZONE (MPR-RC/CF)
Section 3-.401 Purpose: The MPR-RC/CF zone provides amenities and services associated with
a resort and the surrounding community, and supports existing residential uses. Uses allowed in
the RC/CF zone recognize the recreational nature of the resort and include the existing and
planned resort complex, as well as limited permanent residential uses, and non-resort community
facilities including a beach club and Kehele Park. Kehele Park is located north of the actual
resort area and serves as a community park.
Page 9 of21
ORDINANCE NO. 08-]004-99 repealing the interim development controls of Ordinance /0-/2/4-98 and adopting new development
regulations for the Port Ludlow Planned Resort. .
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Section 3.402 Permitted and Conditional Uses: The following uses are permitted within the
. MPR-RC/CF zone. Within the resort area, for resort facilities only, the uses set forth below are
further described and limited by the Resort Plan, as set forth in section 3.901.
Density
Minimum
Lot Area
N/A
TABLE MPR-RC/CF
Minimum Front Yard Side Yard
Lot Width Setback Setback
N/A UBC UBC
Rear Yard Maximum Impervious
Setback Coverage
UBC ,50%
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USES , RC/CF RC/CF
Resort Area Kehele Park
Hotels (Inn) and appropriate associated uses ~
Conference CenterlBanquet Facility ~
Parks and Trails as part of a platting or development review process ~ v'
Recreation Center/ Club/ Yacht Club ~
Restaurant/Lounge/Bar ~
Marina v'
Seaplane Dock C
Helipad for Medical Emergencies Only C
Resort Related Retail Use ~
Libr~~useum ~
Interpretive and Informational Kiosks ~
Community Organization Activity Facilities, e.g. LMC Beach club and ~
RV storage properties
Multifamily and Single Family Residential Structures (10 dulac) ~
Tennis Courts (indoor or outdoor) ~ v'
Amphitheater ~
CHART INTERPRETATION: a v means a use is permitted; "C" "
means conditional use approval is required. I
RC/CF USE CHART
3.403 Non-Resort Uses and Properties: Those non-resort controlled uses and activities which
currently exist within the RC/CF zone are recognized as valid uses and activities and may
continue, expand, or change in accordance with the provisions of this ordinance. These non-resort
uses, activities, and properties are not regulated by the provisions for the Resort Plan as set forth
in section 3.90.
Section 3.404 Beiebt Restrictions: No building or Structure shall be erected, enlarged or
structurally modified to exceed 35 feet in height, excluding roof projections, as measured by UBC
standards, except that Hotels and associated Conference Center facilities, as specified in the
Resort Plan (see section 3.90) may be allowed to a height not exceeding 50 feet as measured by
UBC standards when the Jefferson County Fire District (#3) finds that fire-fighting and life safety
issues have been adequately addressed.
Section 3.405 Bulk and Dimensional Requirements: Bulk and dimensional requirements for
commercial uses in the MPR-RC/CF zone are contained in the table below. Single family
residential uses are subject to th~ requirements of section 3.10; provided that conditional use
approval shall not be required for single family attached development. Multi-family uses and
structures are subject tothe requirements of section 3.30.
N/A
Page 10 of21
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ORDINANCE NO. 08-1004-99 repealing the interim development controls of Ordinance 10-1214-98 and adopting new development
regulations for the Port Ludlow t>falllled Resort.
SECTION 3.50 VILLAGE COMMERCIAL CENTER ZONE (MPR-Vq
Section 3.501 Purpose: The MPR-VC zone provides retail and commercial uses and other
services to meet the needs of resort visitors and community residents. In addition to retail and
commercial uses or services, other uses such as government or community offices and facilities,
long-term care facilities, residential uses, and visitor services are permitted within this zone.
Section 3.502 Permitted Uses: The following uses are permitted in the MPR-VCzone:
MPR-VC PERMITTED USES
RETAIL SERVICES OTHER
Bank and Financial Institutions Travel Consultant Art Gallery
Variety Stores Dry Cleaner/ Laundry Theater
Grocery Stores Barber and Beauty Shops Post Office
Hardware Stores GenerallBusiness Offices Recycling Drop-off Facility
Pharmacy and Drug Stores Professional Offices Library
Liquor Stores (state) Real Estate Museum
Personal Medical Supply Stores Day Care Center Community Center
Florist Shops Clinics (Medical, Dental, Police Facility
Mental Health, Chiropractic)
Specialty Food Stores Social Services Fire Station
Sporting Goods and Related Miscellaneous Health Park
Stores
Book and Stationary Stores Home HealthIHome Care Indoor Tennis Facility
Jewelry Stores . Vehicle Repair and Gas Station
Photographic and Electronics Car Wash
Shops
Computer, Office Equipment Transportation Service RESIDENTIAL
and Related Sales
Music Stores Utility Purveyor Offices Multi-family dwellings
Farmers Market Public Agency or Utility Assisted Living, Congregate
Offices Care Facilities
Interior Decorating Shop Mailing/Packaging Business Mixed Use: Residential above
first floor commercial
Food Service Establishments Single family, attached or
detached dwelling units
Antique Store
Section 3.503 Conditional Uses: The following uses are permitted conditionally within the
MPR- VC zone:
1. Principal use, above ground, and free standing Parking Structure.
2. Conference Center.
3. Helipad for medical emergencies only.
4. Above-ground electrical substations, sewage pump stations and. treatment plants, and
potable water storage tanks or facilities.
5. Assisted Living, Congregate Care, or Multi-family uses if greater than 35,000 square feet
in gross floor area.
-Page H of21
ORDINANCE NO. 08-1004-99 repealing the interim development controls of Ordinance 10-1214-98-and adopting new development
regulations for the Port Ludlow Planned Resort.
Section 3.504 Hei2ht restrictions: No building or structure shall be erected, enlarged or
structurally modified to exceed 35 feet in height, excluding roof projections, as measured by UBC
standards.
Section 3.505 Bulk and Dimensional Requirements:
1. Multi-family residential development shall be subjectto section 3.305 and TableMPR-
MF. .,
2. Single family developmentshall be subject to section 3.10; provided that conditional use
approval shall not be required for single family attached development.
3. The maximum gross floor area per nonresidential building allowed shall be 30,000 sq.
feet.
4. Other requirements for 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 space tract within
the zone, but separate from property proposed to be developed. Such an open space tract
shall be permanently established prior to permit issuance through a recorded BoUndary
Line Adjustment, Short Plat, or Binding Site Plan that identifies the tract and secures the
open space for the life of the associated project.
TABLE MPR-VC
Front Yard Side Yard
Setback Setback
UBC UBC
Density
Minimum
Lot Area
N/A
Minimum
Lot Width
N/A
Rear Yard Maximum
Setback Impervious Coverage
UBC 45%
SECTION 3.60 RECREATION AREA (MPR-RA)
Section 3.601 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.
Section 3.602 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/Maintenance Buildings and Facilities
5. Indoor and Outdoor Recreation Club, including Indoor and Outdoor Tennis Facilities
Section 3.603 Hei2ht Restrictions. No building or. structure shall be erected, enlarged or
structurally modified to exceed 35 feet in height, excluding roof projections, as measured by UBC
standards.
Section 3.604 Bulk and Dimensional Requirements: The maximum square foot area for
Structures in the MPR-RA zone shall be 20,000 square feet, except for indoor tennis facilities
which shall be no larger than 27,300 square feet.
TABLE MPR-RA
Front Yard Side Yard
Setback Setback
UBC UBC
Density
Minimum
Lot Area
N/A
Minimum
Lot Width
N/A
Rear Yard Maximum
Setback Coverage
UBC 45%
Impervious
N/A
Page 12 of21
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- ,Page 13 of21
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ORDINANCE NO. 08-1004-99 repealing the interim development controls of Ordinance 10-1214-98 and adopting new development
. 'regulations for the Port Ludlow Planned Resort. o. '., ,0
SECTION 3.70 OPEN SPACE RESERVE ZONE (MPR-OSR) .
Section 3.701 Purpose: The Open Space Reserve zone preserves in perpetuity and enhances the
natural amenities around Ludlow Bay, the Twin Islands and other natural areas within the MPR.
Uses within the Open Space Reserve shall be low impact and serve to promote or enhance the
aesthetic qualities of the Master Planned Resort. No residential or commercial development shall
be permitted in the MPR-OSR zone.
Section 3.702 Permitted Uses: The following uses shall be permitted in the MPR-OSRzone:
1. Parks, trails, paths, bridges, benches, shelters, and rest rooms, with associated parking.
2. Directional and interpretative signage and kiosks.
3. Private roads for maintenance and utility access or access to an interpretive center or
equestrian facility.
Section 3.703 Conditional Uses: The following uses shall be permitted conditionally in the
MPR-OSR zone. Any interpretive center, equestrian facility, electrical substation, or water
storage tank or facility shall be located as near the outer boundaries of the zone as practicable so
as to minimize the need for access roads and other disturbance of the Open Space Reserve~
1. Man-made water features or enhanced natural water features, such as ponds, wetlands,
wetland buffer enhancements and storm water detention ponds.
2. Interpretive Center
3. Equestrian Facility.
4. Above-ground electrical substations, sewage pump stations, and potable water storage
tanks or facilities.
Section 3.704 Heiebt Restriction: No building or structure shall be erected, enlarged or
structurally modified to exceed 25 feet in height, excluding roof projections, as measured by UBC
standards.
Section 3.705 Bulk and Dimensional Requirements: The maximum square foot area per
building allowed shall be 2000 sq. feet. Electrical substations and water storage tanks or
facilities may exceed this cap if approved through the conditional use process.
SECTION 3.80 DEVELOPMENT CAP
3.801 Development Cap and MERUs :
1. The Jefferson County Comprehensive Plan provides that within the MPR boundary total
residential dwelling units shall not exceed 2,250. In order to implement this development
cap and allow flexibility within the limits established by the 1993 FEIS,. a measurement
and transfer system based on the number of actual residential lots, actual dwelling units,
and equivalent residential units for commercial development has been established.
2. Equivalent residential units are measurable and transferable between residential and
commercial uses. This ordinance uses the term "MERU" or "Measurement ERU" to
distinguish the meaning and use of the term "equivalent residential unit" in this code
from its more common application to water and sewer utility issues. In this code, MERU
and Measurement ERU are defined as set forth in section 3.803. The terms derme the
measurement and transfer mechanism for future development within the MPR
boundaries.
ORDINANCE NO. 08-1004-99 repealing the interim development controls of Ordinance /0-/2/4,98 and adopting new development
regulations for the Port Ludlow Planned Resort. -
3. Within the boundaries of the Port Ludlow Master Planned Resort, total development shall
be capped at 2575 Measurement ERUs (MERUs). Actual residential dwelling units shall
not exceed 2,250.
3.802 MERU Record: The Department of Community Development shall maintain a count of
MERUs and of residential dwelling units. A system shall be establi~hed no later than 60 days
from the effective date of this ordinance that prQvide~ an up-to":date cOllntofavailable MERUs.
This system shall maintain a current count, shall be available to. the general public for inspection
during regular business hours, and shall be updated as needed to reflect current usage and
allocations of MER Us. Allocations of MER Us shall be determined according to the provisions o(
section 3.803. The Department shall maintain records of ERU and MERU allocations and shall
maintain a matrix showing allocation of residential and commercial MERUs.
3.803 MERU Allocation and Assienment: MERUs shall be allocated and assigned as follows:
1. Each MERU shall be assumed to generate 200 gallons per day (gpd) of sewer wastewater
flow.
2. Each single family dwelling unit or recorded, platted lot shall count as one MERU.
3. Each multi-family dwelling unit shall count as one MERU.
4. Assisted living, congregate care, and similar facilities shall be assigned an MERU
amount based on the number of bedrooms, beds, and type of care or assistance provided.
Reference shall be made to State Department of Ecology sewer design standards for
single family and multiple family dwellings, nursing homes, and homes for the aged.
Ecology design standards shall be those in place at the time of application for assisted
living, congregate care or similar uses.
5. Commercial development shall be assigned an MERU amount based on State Department
of Ecology design standards, as of the effective date of this ordinance.
6. If a use is proposed that is not called out in this section or is not assigned a flow rate by
the State Department of Ecology, the required gallons per day for a use (and its MERU
allocation) may be assigned based on measurements of actual use or other comparative
process as approved by the Department of Community Development.
7. Residential lots approved by a preliminary subdivision or preliminary short subdivision
shall be allocated MERUs based on the preliminary subdivision (preliminary plat or
preliminary short plat) approval. If the preliminary plat or preliminary short plat expires
or is withdrawn before being final ed, the MERU allocation shall revert to unallocated
status.
8. If a recorded subdivision is vacated or if platted lots are consolidated through a boundary
line adjustment or otherwise in a manner that precludes development of one or more
residential uses, unusable MERUs shall revert to unallocated status.
3.804 Initial Allocation of Commercial MERUs: Of the total 2575 MERUs allowed within the
MPR, 325 are initially allocated to commercial development. Fifty-five new MERUs are
reserved for the Village Commercial Center. Thee new MERUs are reserved for additional
resort commercial development, and 41 are reserved for future expansion of the golf course pro
shop and golf support facilities. All other commercial MERUs (226) are initially allocated to
existing development.
3.805 Initial Allocation of Residential MERUs: Of the total 2575 MERUs allowed within the
MPR boundaries, 2250 are initially allocated to residential development. Existing (built)
residential development accounts for 1064 residential MERUs, platted but undeveloped lots total
727, and lots with preliminary plat approval account for an additional 326. As of the effective
date of this ordinance, a total of 133 MERUs remain available (subject to final verification
Page 14 of21
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Section 3.901 Resort Plan: The Resort Plan for future development of properties in the MPR-
RClCF zone shall be limited and 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
section 3.905). Changes to this Resort Plan that decrease the sizes noted below are allowed. As
of the effective date of this ordinance, the Resort Plan shall be as set forth herein.
1. Gross square feet of resort development: ,498,300.
2. Hotel Guest Rooms: 275
3. Restaurants - total square feet: 59,000
One 200 seat year round restaurant
One 125 seat seasonal restaurant (near marina)
Also includes hotel lobby and registration area,
Spa area, kitchens, offices and storage rooms.
Lounge, one year round, 125 seats, square feet:
Resort retail square feet:
PI~s associated storage square feet:
4.
5.
5,000
2,500
1,400
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ORDINANCE NO. 08-1004-99 repealing the. interim development controls of Ordinance 10-1214-98 and adopting new development
regulations for the Port Ludlow Planned Resort.
pursuant to section 3.802) for additional residential development or may be transferred to support
commercial development as set forth in section 3.806.
3.806 MERU Transfer: MERUs initially allocated for residential development may be
transferred to support commercial development. Commercial MERUs may support either
commercial or residential development, provided that commercial MERUs shall not be
transferred to support resi~entialdevelopmentexceeding the cap of2,250 dwelling units.
3.807 MERU Allocation Not Property Specific; Limitations: MERUs are not assigned to
specific properties, with the following limitations:
1. Developed properties, platted properties, properties with approved preliminary plats, and
properties with issued or vested building permits shall have, maintain and carry forward
the MERU allocation associated with the use, plat, preliminary plat, or building permit
for as long as the use or plat exists or the preliminary plat or building permit maintains its
active status.
2. The Village Commercial Center zone shall have an initial allocation of 55 new MERUs.
3. The Resort Complex/Community Facilities zone shall have an initial allocation of 3 new
MERUs on the resort property.
4. The Recreation Area zone (golf course pro shop and golf support facilities) shall have an
initial allocation of 41 new MERUs.
5. All remaining MERUs and any MERUs that revert to unallocated status pursuant to
sections 3.803(7) or (8), are available for future residential or commercial development,
with no limitation, assignment or reservation.
6. This allocation of MERUs shall be updated by the Department of Community
Development as set forth in section 3.802.
SECTION 3.90 RESORT DEVELOPMENT
This section describes the "Resort Plan" for facilities to be located in the Resort
Complex/Community Facilities zone, sets out a required environmental review process for any
future resort development, and provides processes for reviewing major or minor revisions to the
J
Resort Plan. These provisions apply to the resort and associated development whether on resort
owned property or on other property. These provisions do not apply to any future development
proposed solely by and for the LMC, SBCA, or any other community association.
-~Page 15 of21
Page 16 of21
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ORDINANCE NO. 08-1004-99 repealing the interim development controls of Ordinance 10-1214-98 and adopting new development
regulations for the Port Ludlow Planned Resort.
6. Conference Center, associated with and physically
part of Hotel buildings, square feet: ' 22,000
Plus support areas and storage square feet 8,000
7. Indoor tennis courts, square feet: 26,000
8. Indoor sports and pool complex, square feet: 13,500
9. Structured/underground parking, square feet: 119,000
10. Museum or Interpretive Center, square feet: 7,500
II. Support Buildings, square feet: 12,000
(Maintenance, Warehousing, Housekeeping)
12. Youth Center, square feet: 4,000
13. Marina expansion, slips: 100 slips.
14. Amphitheater.
IS. Yacht Club.
16. Four detached single family residences and one five-unit townhome structure, provided
that these Structures are not included in or limited by the gross square feet of
development for the Resort Plan noted in 3.901(1) above.
17. All existing townhomes, provided that these structures are not included in or limited by
the gross square feet of development for the Resort Plan noted in 3.901(1).
Building heights and impervious surface limits shall apply as set forth in section 3.40. Surface
parking in addition to the structured or underground 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.
Section 3.902 Permit Process for Resort Development:
1. A project level Supplemental Environmental Impact Statement (SEIS) analyzing the
resort plan is required prior to issuance of building permits for any new resort
development. Environmental review of the Resort Plan shall not be piecemealed or
broken into small segments. The applicant may choose to develop a new Environmental
Impact Statement rather than a Supplement.
2. Notice of application for environmental review of the Resort Plan shall be provided to all
persons on the Port Ludlow MPR Roster established by the Department pursuant to
section 1.60, as well as to any other persons or agencies entitled to notice pursuant to the
County's Procedures Ordinance.
3. Actual building permit plans or construction drawings are not required during the SEIS
process. Architectural drawings including a detailed site plan, and architectural sketches
or drawings showing approximate elevations, sections,. and floor plans are required,
however, to ensure that the SEIS 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, RCW 43.21C. A
report detailing any such conditions or denials shall be issued within 30 days of issuance
of the Final SEIS, and prior to issuance of any Resort Plan building permits. This report
and the conditions, approvals or denials contained therein shall be treated as an
administrative decision of the Department under the County's Pro()@dW'@s Ordinanc@
Unified Development Code (Type A IT decision) and shall be appealable to the county
hearing examiner.
5. Following completion of the SEIS and the Department report on the Resort Plan, building
permits may be issued, following appropriate plan review, for projects analyzed in the
, - Page't7 of21
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ORD INAN CEN O. 08-1004-99 repealing the interim development controls of Ordinance 10-1214-98 and adopting new development
regulations for the Port Ludlow Planned Resort.
SEIS. If the Department report is appealed, no permits shall be issued until the
administrative appeal is resolved.
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.
7. In conjunction with the environmental review process, the Departinent shall calculate the
total MERUs needed to support the Resort Plan. This calculation shall also establish the
Net New MERUs needed for resort development. These Net New MERUs shall be
transferred from those initially allocated pursuant to section 3.805 to new residential
development on the resort property, and shall be removed from the count of available
MERUs for as long as the resort use or its development rights exist.
Section 3.903 . Requirement to vacate or withdraw existin2 or vested residential
development ri2hts. Concurrent with issuance of any permit for new resort development, any
existing, pending, or vested development rights for projects or parts or phases of projects that:
1) have not been developed, and
2) are located in the RC/CF zone, and
3). are not included in the described Resort Plan
shall be withdrawn, vacated or otherwise permanently released. For any subdivision that has
been approved and recorded, but only partially developed, a plat alteration shall be applied for
and processed as set forth in state law and in applicable county ordinances. Nothing in this
ordinance is intended to affect the process or the specific outcome of any application for such a
plat alteration.
Section 3.904 Environmental Review for Resort Plan Development:
1. Detailed environmental review for future resort development shall be required pursuant
to RCW 43.2IC.031 and the State Environmental Policy Act (SEPA) Rules of WAC 197-
11. A project level Supplement to the Port Ludlow Development Program EIS (finaled
April 1993) shall be prepared, or a new stand-alone EIS may be prepared. Prior to
defining the scope of the document, a public scoping hearing shall be held.
2. The scope of the SEIS or EIS shall include, but not be limited to, the following elements:
A. Earth, including grading, erosion control, and dredging;
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 use plans and
estimated population, housing, light and glare, aesthetics, noise with respect to
potential amphitheater uses, recreation, and historic and cultural preservation;
E. Transportation, including trip generation, traffic congestion, traffic systems,
vehicle and pedestrian hazards, parking and spill-oveI: parking; and
F. Public services and utilities, including water, storm water, sewer, and fire (as
may be related to building heights in excess of 35 ').
3. The Land Use element of the document (see 2D above) shall provide information about
expected occupancy rates, size of conferences (expected attendance), any possibilities for
expanded conference center use of resort facilities such as the indoor tennis courts, as
well as possible conference center use of other community facilities or privately owned
properties.
4. The Utility element (see 2F above) shall review information on all affected utility
systems, including sewer and water systems monitoring. The effectiveness of such
ORDINANCE NO. 08-1004-99 repealing the interim development controls of Ordinance 10-1214-98 and adopting new'development
regulations for the Port Ludlow Planned Resort.
5.
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.
This preliminary scope is based on the described Resort Plan. Use of the temi
"including" shall mean "including but not limited to." 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 maybe
combined in the EIS analysis to reduce duplication and narrow the focus on potentially
significant adverse impacts.
3.905
1.
Revisions to Resort Plan:
Any proposed changes to the MPR boundary or zone changes within the 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 sections 3.906 and
3.907. The County may approve an amendment to the Comprehensive Plan only if all
requirements of the Growth Management Act (RCW 36.70A) are fulfilled .
The County, shall accept building permits only for projects included in and consistent
with the Resort Plan. A revision to the existing Resort Plan shall be submitted to the
County for approval prior to the acceptance of any proposal that is inconsistent with the
Resort Plans set forth in this ordinance. Upon approval of a revision, all subsequent
development propo~als shall be consistent with the revised Resort Plan and development
regulations.
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.
2.
3
Section 3.906 Maior 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 tequire application for a revised Resort Plan.
, 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.
B. A description of how the Resort Plan revision complements the existing'resort
facilities of the MPR. .
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.
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.
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 an~or public facilities.
Page 18 of21
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- Page 19 of21
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ORDINANCE NO. 08-1004-99 repealing the interim development controls of Ordinance 10-1214-98 and adopting new development
regulations for the Port Ludlow Planned Resort. ' . ' .
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.
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 .. ~esign 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 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 B !!D, 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 Pres@Gur@s Ordil'lam:@ Unified Development Code. Any proposed major revision
involving a change to the boundaries of the RC/CF zone shall require a Comprehensive
Plan amendment (a Type G V 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 thefollowing 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 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.
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.
Section 3.907 Minor Revisions
1. Minor Revisions. The County recognizes that the Resort Plan may require minor changes
to facilities and serVices in response to changing conditions or market demand and that
some degree of flexibility for the resort is needed. Minor revisions are those that do not
result in a substantial change to the intent or pwpose of the Resort Plan in effect and
which:
A.
B.
Involve no more than a five percent (5%) increase in the overall gross square
footage of the Resort Plan.
Will not have a significantly greater impact on the environment and/or facilities
than that addressed in the development plan.
Do not alter the boundaries of the approved plan.
Do not propose new uses or uses that modify the recreational nature and intent of
C.
D.
Page 20 of21
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ORDINANCE NO. 08-1004-99 repealing the interim development controls of Ordinance 10-1214-98 and adopting new development
regulations for the Port Ludlow Planned Resort.
the Resort.
2. Minor Revision Process:
Applications for minor revisions shall be submitted to, and reviewed by the Jefferson
County Department of Community Development to determine if the revisions are
consistent with the existing Resort Plan and Resort Plan SEIS, the Jefferson County
Comprehensive Plan and. other ..pertinentdocuments. Those proposals that satisfy the
above-referenced criteria shall be deemed a minor plan revision and may be
administratively approved (as a Type A n decision under the county's ProG€Klur@s
Ordinanc@ 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 on the Port Ludlow MPR Roster (see
section 1.60) and such other persons or agencies as required by the County ProQ@dur@s
Ordinanc@ 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 Section 3.906 above.
SECTION 4
SEVERABILITY
Severability: If any section, subsection, or other portion of this Ordinance is, for any reason,
held invalid or unconstitutional by any court of competent jurisdiction, such section, subsection,
or portion thereof shall be deemed a separate portion of this ordinance and such holding shall not
affect the validity of the remaining portions of this Ordinance.
SECTION 5
REPEALER
Repealer: EffectIve immediately upon its adoption, this Ordinance repeals and replaces
Ordinance No. 10-1214-98.
SECTION 6
EFFECTIVE PERIOD
Effective Period:
This ordinance shall become effective on the 4th day of October, 1999.
SEAL:
JEFFERSON COUNTY
BOARD OF COMMISSIONERS
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ORDINANCE NO. 08-1004-99 repealing theinterim development controls of Ordinance 10-1214-98 and adopting new development
regulations fOT the Port Ludlow Planned Resort,
SECTION 7
ADOPTION
Adopted by the Jefferson County Board of Commissioners this 4th day of October, 1999.
ArrEST
APPROVED AS TO FORM: ONLY
Prosecuting Attorney
Department of Community Development
Page 21 of21
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APPENDIXB
Plants and Animals - Port Ludlow Resort
Regional Conditions
GeoEngineers
March 2004
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Appendix B
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Port Ludlow Plants and Animals - Regional Conditions
GeoEngineers, February 2004
Plants and Habitats
The Port Ludlow Resort site falls within the Puget Sound lowlands, a region dominated by forest
communities. Weather systems moving inland from the Pacific Ocean create moisture and
temperature regimes ideally suited for the establishment and growth of coniferous forests.
Vegetation in the area is classified as the Western Hemlock Zone, the most extensive vegetation
zone in western Washington. In their old growth condition, forests in this zone are typically
dominated by western hemlock and Douglas fir. However, the area around Port Ludlow has been
extensively logged over the past century, and much of it is now dominated by mixed second-
growth forest. Portions of the area more recently logged by clearcutting are in earlier stages of
forest development dominated by shrubs or young trees. Logging roads and trails are common in
the area.
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While mixed conifer and deciduous forests dominate the upland portions of the region,
depressions and lower elevation sites support a variety of wetland communities. Grasslands,
shrublands, and other non-forest or non-wetland communities also occur in the area.
The following sections describe the major types of vegetation cover and wildlife habitat in the
region.
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Marine Shorelines
The shoreline along Port Ludlow Bay is classified as a marine, intertidal, rocky shoreline. Rock
rip-rap and various types of seaweed and filamentous algae are common shoreline features near
the marina. A recent assessment of marine vegetation in Port Ludlow Bay is included in the Port
Ludlow Marina Expansion Draft SEIS (Reid Middleton, 2002a).
Streams and Ponds
The Ludlow Creek subbasin is the largest drainage within the Port Ludlow Bay watershed and
contributes the greatest discharge of fresh water to the bay (Reid Middleton, 2002a). The Ludlow
Creek mainstem is approximately 4.5 miles in length with an additional 8.25 miles in tributaries
(Correa, 2002). It has an intact floodplain in its lower reaches, with good instream habitat, stable
banks and functional riparian condition. However, a culvert inhibits estuary function, and a right
bank tributary has been characterized as having a chronic erosion and slope failure problem. In
the upper watershed, riparian conditions are fair but often degraded in previously logged and
active agricultural areas. A waterfall located about 1,800 feet upstream of the mouth of the creek
and a number of culverts in the upper watershed present total and partial barriers to fish passage
(Cascadia Consulting Group, 2003; Reid Middleton, 2002a).
Wetlands
The Port Ludlow area contains a number of wetlands of a variety of classifications. Most of the
wetlands, particularly the smaller ones, are located in isolated depressions in forested areas.
From simple to complex in composition and structure, the wetland types in the vicinity include:
palustrine, open water (POW); palustrine, unconsolidated bottom (PUB); palustrine, emergent
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Forested areas, particularly mixed and coniferous stands, provide more snag habitat than the
clearcut areas. Forested wetlands likewise contained scattered snags, although many are red alder
and relatively small. The edges between clearcut and forest provide a number of snags and dead-
topped trees. The younger alder stands growing in disturbed areas such as former log landings
generally lacked snags altogether.
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(PEM); palustrine, scrub-shrub (PSS); and palustrine, forested (PFO) wetland. Most of the
smaller wetlands contain only one type, but the larger ones may contain several types.
Uplands
Most of the area is dominated by upland forest and clearcuts in various stages of regeneration.
Five general upland plant community types have been identified: coniferous; broad-leaved
deciduous; mixed conifer-deciduous forest; early successional shrublands;and managed areas
dominated by grasses and other herbaceous vegetation. In addition, clearing and grading
activities have created some areas of mainly bare ground.
Special Habitat Features
The diversity of native wetland and upland cover types generally provides high quality wildlife
habitat in the region. The presence of special habitat features, such as snags and downed logs,
provides specific forest elements required by some species.
Logs are generally distributed throughout the site and occur in various sizes and stages of decay.
Many are small and provide limited habitat. Larger logs, commonly in advanced stages of decay,
are fewer in number and appear to be either remnants from past forest stands (prior to logging) or
the result of logging slash. Clearcut areas often include old slash piles at the log landings and
abundant downed woody debris scattered throughout, particularly in the areas most recently cut.
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Animals
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The variety of landforms, plant communities, and habitat resources in the Puget Sound region has
led to the development of a diverse and varied assemblage of animals. Habitats found in the Port
Ludlow area are typical of those described for the Puget Sound lowlands. The following sections
discuss animal species that use the area to a substantial degree at the present time, though some
species probably occur in low numbers or use the area only seasonally.
Amphibians and Reptiles
About 15 species of amphibians and reptiles are expected to occur in the area, including 6 species
of salamanders, 4 species of frogs, I lizard, and up to 4 species of snakes.
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Amphibians include salamanders, newts, and frogs. These species are adapted to life in cool,
moist conditions. Almost all are carnivorous, eating mainly invertebrates and insects. They in
turn are preyed upon by fish, snakes, small mammals and birds.
Reptiles include turtles, lizards, and snakes. These species are mainly adapted for life on land,
with the exception of turtles. The northern alligator lizard is the only lizard thought to be present
in the area. This species is common in the cool forests of the Pacific Northwest, where it lives in
stumps, under logs, rocks, and in talus slopes. Several snakes are likely to be present, all in the
garter snake group. These snakes are generally forest dwellers, where they prey on slugs,
earthworms, salamanders, toads, frogs, small mammals, and birds. Snakes in turn are preyed
upon by mammals and birds such as herons and raptors.
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The order of birds known as the passerines, or perching birds, contains the largest number of
families and has the most diverse range of species of any order. The passerines are generally
small perching birds that exhibit a wide range of feeding modes and inhabit all cover types in the
area. A wide variety of passerine species (67 total) are expected to occur in the area.
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Fish
A description of marine fish and invertebrates known to use Port Ludlow Bay can be found in the
Port Ludlow Marina Expansion Draft SEIS (Reid Middleton, 2002a). That document reported
that the lower section of Ludlow Creek was used historically by coho and chum salmon as
spawning and rearing habitat but is no longer believed to support native salmon runs. Small
populations of coho and chum salmon spawn occasionally in the lower 1,800 feet ofthe creek but
are blocked from migrating further upstream by a waterfall during most years. A representative
of Wild Olympic Salmon noted recently that these spawning populations are not large but are
self-sustaining and contribute to the overall populations of Puget Sound (Garton, 2003).
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Resident cutthroat trout utilize habitat above the falls, which is characterized by numerous small
lakes, such as Ludlow, Horseshoe and Teal, and many unnamed tributaries and wetlands (Correa,
2002). It is unlikely that bull trout occur in the area as Ludlow Creek does not provide suitable
spawning habitat nor are there any river basins in the vicinity that are known to support bull trout.
(Reid Middleton, 2002a).
Birds
A total of 180 bird species are expected to occur in the area. This number, however, includes
species associated with marine or shore habitats of Port Ludlow Bay -- fewer species are expected
to occupy the majority of the upland areas.
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Twenty-nine species of waterfowl and 54 species of other aquatic birds (such as loons, grebes,
herons, shorebirds and gulls) are expected to use habitats in the area during at least a portion of
the year. The majority of these occur primarily in the marine and nearshore habitats of Port
Ludlow Bay, and over half of these frequent the area only during their winter or seasonal
migration periods.
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Sixteen species of eagles, hawks, and owls may occur in the area. These species are generally
forest dwellers that require snags for nesting sites. Because snags are limited in the area, nesting
is uncommon.
Three species of upland game birds -- ruffed grouse, ring-necked pheasant (introduced), and
band-tailed pigeons -- are likely to be present. In western Washington, pheasants typically
occupy shrubby habitats and grouse are usually found in forested habitats. Pigeons probably use
the area during spring and fall migrations.
Five species of woodpeckers are known to occur in the Port Ludlow area. Woodpeckers glean
insects and larvae from on or under the bark of trees and snags. All are forest cavity-nesting
species and excavate their own nest cavities in trees each year. Their numbers in the area are
probably low due to a general lack of suitable (large) snags.
Nighthawks are insectivorous aerial foragers common in a variety of habitats in western
Washington. The rufous hummingbird, a summer resident of the area, is a nectar feeder common
in brushy habitats.
Mammals
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Aside from marine mammals, a total of 51 species of mammals may inhabit the area. The most
common and abundant are the small mammals, including shrews, moles, rabbits and small
rodents. These mammals are terrestrial, generally nocturnal and secretive. Small mammals are
an important food source for the larger mammals and predatory birds.
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The temperate forests and wetlands of the Puget Sound lowlands support a wide variety of
mammals. They are observed less frequently than birds, however, due to their secretive and
nocturnal habits.
Several of the larger rodents are the most conspicuous mammals present in the area. Squirrels
and chipmunks are common in the various forest communities, where they feed on conifer seeds
and other plant material. The northern flying squirrel, which is nocturnal and seldom seen during
the day, typically inhabits mature and old-growth coniferous forests but may be found in the
mixed and coniferous forests in the vicinity. A "gray" squirrel, most likely the introduced eastern
gray, has also been reported for the vicinity, but is more typically found in urban areas and
manicured parks.
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Bat communities in western Washington are poorly known. Up to seven species of bats are
expected to be found in the forest habitats and to feed in open areas above the wetlands. Most of
these bats are insect eaters and feed in the air at night.
The mountain beaver, while seldom seen, constructs numerous burrows in the forested area and
leaves distinctive evidence of browsing on shrubs and conifers. Muskrats, which typically inhabit
wetland and riparian areas, have been reported by local observers. Porcupines are also expected
to inhabit a variety of upland and wetland habitats in the area.
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The Columbian black-tailed deer (a state game species) is widely reported from the area, although
no "concentration areas" are known in the vicinity. Deer are herbivores that browse mainly on
shrubs and trees in the clearcuts, forests and wetlands; they also eat herbaceous material when
available. As this area contains a variety of clearcut and forested habitats in close proximity, deer
are expected to do well.
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Fifteen species of carnivores are expected to occur in the vicinity. Coyotes have become well
adapted to more urbanized areas and are found within many suburban residential areas. Red
foxes, introduced from the east coast of the U.S., are common in lowlands of the Olympic
Mountains and Kitsap Peninsula. Other, smaller carnivores, such as skunks, weasels, raccoons
and mink, are widespread and common in the lowlands of western Washington. These species
are most common in wetland habitats and around lakes where they feed on small mammals,
reptiles and amphibians and prey on ground- and shrub-nesting birds. River otters are known to
use the Port Ludlow Bay marsh north of Paradise Bay Road.
Larger carnivores, including the bobcat, black bear, and mountain lion, are likely to inhabit the
area. Bear are present in the region and may use the area as a portion of their home range.
H:\DOC\27pl\03\OO2-Port Ludlow SEIS\DEIS\AppendixPI&Animals.doc
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Marine mammals in the Port Ludlow Bay area are described in the Port Ludlow Marina
Expansion SEIS (Reid Middleton, 2002a).
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APPENDIX C
Landscaping Plan
Port Ludlow Resort
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LANDSCAPING PLAN
PORT LUDLOW RESORT
JEFFERSON COUNTY, WASHINGTON
FEBRUARY 24, 2004
FOR
PORT LUDLOW ASSOCIATES
GEoENGINEERSO
File No. 10622-002-011012404
February 24, 2004
GEoENGINEERS t:J
Port Ludlow Associates, LLC
70 Breaker Lane .
Port Ludlow, Washington 98365
Attention: Mark Dorsey
Subject:
Landscaping Plan
Port Ludlow Resort
Jefferson County, Washington
File No. 10622-002-0 I
GeoEngineers, Inc. is pleased to submit our final Landscaping Plan for the Port Ludlow Resort
Expansion. We are providing five copies for your use and for your forwarding to Jefferson County.
Please let us know if you need additional copies.
Thank you again for providing this opportunity to be of service.
Yours very truly,
GeoEngineers, Inc.
/Jh-~~
Urnes T. Rybock, CEP, PhD
Principal
J p'
.00-t:.-' -JS.JLA",-I-;J<---
Lisa A. Berntsen, PWS
Principal
JWP:LAB:jl
ORCH\I 0\1 0622002\0 I \Final\l 06220020 I R.doc
Attachments
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TABLE OF CONTENTS
Paqe No.
1.0 INTRODUCTION.................................................................................................................................... 1
2.0 OBJECTIVES AND PRINCI PLES......................................................... ,.... ............................,....;..........1
3.0 GENERAL CONSiDERATIONS.............................................. .............................................................. 2
3.1 SITE PREPARATION 2
3.2 PLANT SOURCES 2
3,3 PLANT PREPARATION 2
3.4 MAINTENANCE 3
3.4.1 Watering 3
3.4.2 Weeding, Pruning and Mulching 3
4.0 AREA-BY -AREA PLAN................................. ......................... ......................................... ....................... 3
4.1 SOUTH LAGOON SHORELINE - WILDLIFE AREA
4.1.1 Black Twinberry (Lonicera involucrata)
4.1.2 Wild Rose (Rosa spp.)
4.1.3 Willows (Salix spp.)
4.1.4 Douglas Aster (Aster subspicatus)
4.1.5 Oregon Grape (Berberis aquifo/ium)
4.1.6 Shore Pine (Pinus contorta var. contorta)
4.1.7 Groundcover
4.2 WEST LAGOON SHORELINE - HUMAN USE AREA
4.2.1 Kinnikinnick (Arctostaphylos uva-ursi ssp. uva-urs/)
4.2.2 Sand Strawberry (Fragaria chiloensis)
4.2.3 Pacific Ninebark (physocarpus capitatus)
4.2.4 Evergreen Huckleberry (Vaccinium ovatum)
4.2.5 Butterfly Garden
4.3 AQUATIC PLANTS FOR THE LAGOON
4.3.1 Widgeon Grass (Ruppia maritima)
4.3.2 Pickleweed (Sa/icomia virginica)
4.3.3 Bulrushes (Scirpus spp.)
4.3.4 Eelgrass (Zostera marina)
4.4 ESPLANADE AND WALKING PATHS
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5.0 PLANT SIZE AND SPACING ........................... ........................,....................................................:...... 11
6,0 LIMITATIONS............,.. .............................................. .......... ................................................................ 12
7.0 REFERENCES......................................................................................... "'.............................. ........... 15
GeoEngineers
File No. 10622-002-01/022404
TABLE OF CONTENTS (CONTINUED)
TABLES
Table 1 - Plants Suitable for a Butterfly Garden
Table 2 - Size and Spacing of Species for South Lagoon Shoreline
Table 3 -Size and Spacing of Species for West Lagoon Shoreline
Table 4 -Source and Spacirig of Species for In-Water Lagoon
FIGURES
Lagoon Showing Footbridge and South Shoreline
West Shoreline of Lagoon Showing Retaining Walls and Inflow Waterfall
Eastern Beach, View to the South
Community Access and Pedestrian Pathways
APPENDICES
Appendix A - Conceptual Planting Plans
Figure A-1 - Landscape Types and Figure Locations
Figure A-2 - West and South Side of Lagoon
Figure A-3 - South Side of Lagoon
GeoEngineers
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File No. 10622-002-01/022404
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LANSCAPING PLAN
PORT LUDLOW RESORT
FEBRUARY 24, 2004
FOR
PORT LUDLOW ASSOCIATES
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1.0 INTRODUCTION
Port Ludlow Associates (PLA) is planning to complete anticipated development at the Resort at Port
Ludlow in Jefferson County, Washington. The plan proposes that the facility serve as a destination resort
for the traveling public, as opposed to serving large conference groups as envisioned in 1993. This
change will decrease the size of many resort facilities identified in previous development plans and will
increase the size of the marina and the number of residential townhomes. Conferences will still be
accommodated but on a smaller scale.
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The marina expansion was addressed in a Final Supplemental Environmental Impact Statement (SEIS)
issued on October 24, 2002, and the planned upland developments are addressed in a separate SEIS
currently in preparation. The latter SEIS will also describe the cumulative impacts and mitigation
measures for the combined marina and upland developments,
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This conceptual landscape plan has been prepared to assist PLA in satisfying the mitigation requirements
related to the planned resort development. Implementation of this plan will serve to lessen project
impacts and enhance environmental conditions at the Port Ludlow Resort.
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This plan describes the objectives and guiding principles of the landscape plan, general landscaping
considerations, and site conditions, development plans and candidate species for each of the areas under
consideration. The conceptual plan sheets are included in Appendix A.
2.0 OBJECTIVES AND PRINCIPLES
The overall objective of this plan is to design, install and maintain landscape features in a manner that
balances multiple objectives - Le., provide habitat for birds and other wildlife, improve water quality in
the lagoon, and foster aesthetic enjoyment on the part of residents and guests. The Port Ludlow Resort
has been designed from the beginning to accommodate the needs of humans and those of other species.
As noted prominently on their website (www.portludlowresort.com):
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"The Resort at Port Ludlow is committed to maintaining the integrity of the natural environment
of the Port Ludlow area. In developing the area with homes, resort amenities and public utilities,
environmental concerns are foremost in determining what projects to undertake and when. We
feel it is our responsibility to keep the area pristine and in touch with its original state. "
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In implementing these general objectives in this landscaping plan, the following principles will apply:
. Revegetate disturbed areas as soon as feasible after construction and protect disturbed areas from
erosion during construction and until new vegetation has taken hold,
. Remove any invasive non-native plants (such as Himalayan blackberry and Scots broom) from
the areas to be landscaped and their immediate surroundings,
. Enhance the vegetative diversity and layout for human enjoyment, recognizing the present and
future uses of the resort and the importance of maintaining water views (which limits the number
and size of trees),
. Select native plants that provide habitat for plants and animals, including food, cover, and nesting
sites,
. Design the landscaping to prevent human activity from disrupting wildlife habitat, while
providing areas where humans can observe and enjoy wildlife activity,
. Select plants that are perennials, have good soil-binding qualities, grow relatively quickly, require
little or no artificial watering or artificial fertilizers, do not depend on pesticides or herbicides for
their survival and are sufficiently salt-tolerant (where applicable),
. Include in the plan logs, rocks and other natural features consistent with the site and the setting,
and
. Relying on principles of adaptive management, monitor vegetation success regularly and respond
to any problems with establishment or survival of the selected plants.
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3.0 GENERAL CONSIDERATIONS
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3.1 SITE PREPARATION
Non-native grasses or other types of ground cover may need to be removed prior to replanting. The top 2-
3 inches of vegetation, roots and soil should be stripped away. Use of a motorized sod cutter will allow
the sod to be rolled into bundles about 18-inches wide either for disposal or, if the condition of the
vegetation is suitable and if a demand exists, for reuse at other locations within the resort.
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3.2 PLANT SOURCES
Care will be taken to assure that nurseries provide local planting material and are not obtaining plant
material originating from a different region. It will also be important to verify that nurseries are
cultivating plant material rather than collecting whole plants from functioning ecosystems. All plant
material should be obtained from seed stock collected from the Puget Sound Lowlands ecoregion to help
minimize plant mortalities, ensure adaptability, decrease maintenance costs, and preserve local diversity.
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3.3 PLANT PREPARATION
Containerized, bare-root, or balled and burlapped planting material may be used for establishing shrubs
and trees within the mitigation area, depending on time of year and plant availability. Using containerized
plants during the growing season will optimize plant survivability due to ease of transportation, and
presence of a well-developed and intact root system. Many tree and shrub species are available as bare-
root materials during the dormant season (October through March). Bare-root material is generally much
less expensive than containerized or balled and burlapped planting material.
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3.4 MAINTENANCE
Careful maintenance of the new plants and responding to any problems that may arise will be keys to the
success of this landscaping endeavor. The first and most obvious step is to design landscaping that is well
adapted to the environmental site conditions and requires minimal maintenance. Nevertheless, even low-
maintenance natural landscapes will need some degree of care and attention.
3.4.1 Watering
Irrigation is crucial to the establishment of new plants, especially after a spring planting. Washington
State University's Cooperative Extension program recommends deep, less frequent watering to encourage
roots to grow deeper. WSU also advises irrigating new installations for at least the first two years. There
should be an initial irrigation to wet the root zone immediately after installation, and thereafter irrigation
should occur every 4 to 7 days through the growing season, using the guideline that 1 inch of water
applied to a sandy soil will penetrate 12 inches. Water will be supplied by rainfall, soaker hoses and hand
applications.
3.4.2 Weeding, Pruning and Mulching
The maintenance program should also include regular checking for and, as necessary, removal of invasive
species. Mulching will be applied as part of site preparation and the initial plantings and then reapplied
every few years as it decomposes. Fertilizers, pesticides and herbicides should not be used on these
plants because of their proximity to the lagoon and the potential for these chemicals to adversely affect
water quality of the lagoon and/or areas of the bay affected by lagoon discharge.
4.0 AREA-BY -AREA PLAN
4.1 SOUTH LAGOON SHORELINE - WILDLIFE AREA
Most of the south shoreline between the lagoon and the east-west road connecting the marina with the
Heron Beach Inn will be landscaped primarily for the benefit of wildlife. Landscaping of this area will
also serve these additional purposes: make up for lost primary productivity associated with land
conversion in other parts of the resort; serve as a partial buffer to control the quantity and quality of
stormwater reaching the lagoon from adjacent lawns and roadways; and provide aesthetically-pleasing
features for human enjoyment and relaxation.
There is virtually no vegetation other than lawn grasses currently bordering the lagoon (Figure 1). Thus,
there is no need to preserve and maintain existing native vegetation in this area. Non-native grasses will
be stripped away from areas to be replanted.
A buffer of grasses and low growing shrubs and trees will be planted between the shoreline and road to
provide habitat, water quality enhancement and protection from human disturbance. This will address
one of the requirements in the 1993 shoreline permit conditions pertaining to the establishment of a bird
loafing area along the lagoon shoreline, "using landscape vegetation to discourage public disturbance."
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Native plants to be established along the south side of the lagoon will be dominated by low- growing
grasses and shrubs, with special emphasis on species that provide food and cover for wildlife. Tree
species will be selected giving consideration to maximizing wildlife habitat value without obstructing
views.
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Other natural features (e.g., logs and boulders) and new bird nesting boxes will also be installed in this
area, Timber, fallen logs and boulders removed from other approved development locations in the
vicinity will be transported to the resort, placed along the lagoon shoreline and stabilized in place (with
the stabilization technique designed to counter the natural forces on this material). If such material is not
available from other construction sites, it may be obtained from commercial vendors but in no case will it
be removed from other functioning habitat. Bird boxes will be placed along the lagoon shoreline to
encourage nesting by ducks and other desirable species.
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Types of vegetation to be planted along the south side of the lagoon include:
4.1.1 Black Twinberry (Lonicera involucrata)
This is a 4- to 8-foot tall deciduous shrub common along streams and in shrub swamps where soils are
perennially moist. Twinberry tolerates shallow flooding early in the growing season and is typically
found in moist forest, clearings, streamside habitats, swamps and thickets.
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4.1.2 Wild Rose (Rosa spp.)
The native rose plants have good soil-binding roots, and, once established, will spread by underground
suckers to form thickets which provide excellent cover for birds and mammals.
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. Nootka Rose (Rosa nutkana): Has large, solitary, pink flowers that produce big purplish pear-
shaped rosehips. Spindly, to 3 m tall, with a pair of large prickles at the base of each leaf, other
prickles usually absent except on some new growth. Grows in a variety of generally open
habitats (shorelines, meadows, thickets, streamside areas, roadsides, clearings), at low to middle
elevations.
. Baldhip Rose (Rosa gymnocarpa): Has clusters of small pink flowers, which produce brilliant
orange or red rosehips, Spindly, to 1.5 m tall, usually with numerous soft, straight prickles,
sometimes unarmed especially on younger stems, which are usually covered with stalked glands.
Found in a variety of habitats, from open to wooded, dry to moist; at low to middle elevations.
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4.1.3 Willows (Salixspp.)
This is one of the most common trees used for riparian revegetation. They are easily established from
cuttings and rapidly produce luxuriant growth. Willows have excellent soil-binding qualities and provide
excellent browse for deer, elk, smaller mammals, and grouse. Willows often hang over the water,
providing leaves and insects that drop from their branches and support the aquatic food chain. They also
provide shade, which modulates summer water temperature. Most willows tolerate seasonal flooding.
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. Hooker's Willow (Sa/ix hookeriana): A sprawling shrub or cluster of trunks, with dense foliage
and a rounded crown. Wet places, often on the edge of standing water, sometimes on sandy
beaches or dunes. Deciduous scrub or tree 10 to 20 feet tall; grows in coastal dune and wetland
communities along the outer coast and coastal freshwater swamps around Puget Sound.
. Variable Willow (S.commutata): Spreading, much branched, 0.2-2 m tall; wetland and high
elevation thickets, lakeshores, gravelly benches, fresh alluvial and morainal materials, open
forests. Late flowering.
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4.1.4 Douglas Aster (Aster subspicatus)
This perennial herb grows from a creeping rhizome or stembase and reaches 20-80 cm tall. It is found
along beaches, meadows, streambanks and moist clearings. Common at low to middle elevations
throughout our region and typically a coastal species.
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4.1.5 Oregon Grape (Berberis aquifo/ium)
This species is among the most common evergreen shrubs in our region. It has multiple erect,
unbranched stems; alternate, pinnately- compound leaves with prickly, holly-like leaflets (which
discourages human disturbance); and yellow bark, wood, and roots. Can grow to over ten feet tall
(usually under five feet) and has 5-9 leaflets with one central vein. Flowers are yellow, clustered, and
appear March through May. Fruits are waxy blue berries that appear in grape-like clusters. Often found
on drier, sunnier, and open sites, but can tolerate moister, shadier sites.
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4.1.6 Shore Pine (Pinus contorta var. contorta)
This is a short, to 20 m tall (sometimes a straight tree to 30 m). It is highly adaptable, being tolerant of
low-nutrient conditions. It is common from from dunes and bogs to rocky hilltops and exposed outer-
coast shorelines.
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4.1.7 Groundcover
A variety of plant species will be used for groundcover. Primary candidates are those listed in Section
4.2: kinnikinnick (Section 4.2.1), sand strawberry (Section 4.2.2) and the low-growing perennial and
annual wildflowers that comprise the butterfly garden (Section 4.2.5).
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4.2 WEST LAGOON SHORELINE - HUMAN USE AREA
Most of the west shoreline between the lagoon and the access road and parking stalls will be landscaped
primarily for the benefit of humans, including both marina users and the general community.
Landscaping of this area will also serve to: make up for lost primary productivity associated with land
conversion in other parts of the resort; serve as a partial buffer to control the quantity and quality of
stormwater reaching the lagoon from adjacent lawns and roadways; and provide habitat for birds and
small mammals.
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There is virtually no vegetation other than lawn grasses currently bordering the lagoon (Figure 2). Thus,
there is no need to preserve and maintain existing native vegetation in this area, Non-native grasses will
be stripped away from areas to be replanted.
4.2.1 Kinnikinnick (Arctostaphylos uva-ursi ssp. uva-ursi)
Also called bearbeny or sandbeny, this trailing ground cover can grow to be 12 feet long, though it rarely
gets more than eight inches above the ground. It has small, evergreen leaves and thin, gray bark that
flakes off to reveal smooth, red bark. Flowers are small (about ~ inch across), drooping pinkish-white
bells, and appear in few- flowered clusters at the ends of branches from April to June. Fruits are small (~
inch) bright-red berries that remain on the plant into the winter. Found in well-drained soils, especially
sandy to rocky ones. Grows and flowers best in full sun and prefers low summer moisture. Hosts
butterfly caterpillars, and fruits are eaten by birds, small mammals, deer, elk and bears.
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Native plants to be established here will be dominated by low-growing grasses and shrubs.
Consideration will be given to the selection of tree species in this area, in an effort to maximize wildlife
habitat value without obstructing views.
A gazebo, picnic area and fire pit that is currently situated at the site of the future recreation building will
be relocated to this area. These features will be situated at the site in a way that is compatible with the
landscaping and walkway design. Primary emphasis will be placed on providing users views of the
lagoon, the wildlife habitat area on the south side of the lagoon, the marina and the bay,
Species to be planted on the west side of the lagoon have been selected based largely on their tolerance of
direct exposure to the elements (sun and wind from the bay) and of human disturbance. In addition to the
wild roses described above, the additional types of vegetation to be planted along the west shoreline
include:
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4.2.2 Sand Strawberry (Fragaria chiloensis)
Also called beach or coastal strawbeny, this spreading perennial grows relatively fast, but not invasively,
into a colorful groundcover peppered with white flowers (March-August or beyond), Is an evergreen,
produces edible red fruits and serves as good ground cover for sunny location. Native to coastal bluffs
and sand dunes. Cold tolerant.
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4.2.3 Pacific Ninebark (Physocarpus capitatus)
This is a multi-stemmed, deciduous shrub, 6-13 feet tall, with thin, reddish-brown or yellowish-brown
bark that flakes away in thin strips. Leaves are alternate and serrated. Flowers are small, white, and are
borne in dense, round pompom clusters about 1-3 inches in diameter. Prefers moist sites in somewhat
open areas (e.g., wooded edges bordering meadows and along water). Prefers full sun to partial shade.
Has excellent soil-binding qualities, attractive leaves, and beautiful flowers, Provides cover, nesting sites,
and food for birds and small mammals.
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4.2.4 Evergreen Huckleberry (Vaccinium ovatum)
Hucklebeny is a bushy shrub with small, glossy, evergreen leaves and small, shiny, purplish-black
berries. Plants growing in full sun tend to be 3-5 feet tall and compact. Leaves are leathery, oval with a
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Perennials
Jerusalem artichoke
Common milkweed
Butterfl weed
Native eranium
Violets
Fox loves
Evenin rimrose
Asters
Iris
Phlox
Lavender
pointed tip. Flowers are small (under Y7 inch in diameter) pinkish-white bells that appear March to
August in clusters of 3-10 flowers. Fruits are less than Y4 inch in diameter, and are edible and sweet.
Common at low elevations, especially along edges and clearings. Also found near beaches in the salt
spray zone. Tolerates full sun to full shade. Is browsed by elk and deer. Flowers attract butterflies and
fruits are eaten by birds, chipmunks, black bear and humans.
4.2.5 ButterflyGarden
In addition to the above species, a butterfly garden will be developed by growing nectar-producing plants
and shrubs that are known to attract butterflies. The purpose of a butterfly garden is to attract the insects
for our own aesthetic pleasure and to provide an extension of their decreasing habitat. A butterfly garden
provides food for the adults and includes host food plants for. the larvae.
A variety of shrubs, bushes and perennial and annual plants can be used to build a multi-species butterfly
garden. One of the most common of such plants is the butterfly bush (Buddleia davidii), which is
particularly adept at attracting tiger swallowtails as well as hummingbirds. Butterfly bushes like full sun
and well drained soil, can reach 6-12 feet tall with a spread of 4-15 feet, and carry purple, pink, white or
red blossoms throughout the summer. As a tall plant, butterfly bush is a good choice for the back row of
a perennial border.
Butterfly bush is a keystone species in any butterfly garden. The following lists of plant species can also
be used to augment the butterfly garden. Some of these species are more difficult to find depending on
season and nursery so numbers, groupings and actual species mix can be decided by the contractor based
upon availability at the nursery.
TABLE 1
PLANTS SUITABLE FOR A BUTTERFLY GARDEN
Shrubs
S icebush
Clethra
S irea
Blueberries
C santhemum
Viburnum carlessi
Potentilla
Goldenrod
4.3 AQUATIC PLANTS FOR THE LAGOON
The lagoon was initially constructed in 1967 by excavating upland soils. It was originally 1.4 acres in
size, but in 1993 the lagoon was expanded to 2.2 acres as mitigation for the resort expansion planned at
that time (Figure 1).
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The lagoon is approximately 10 feet deep with a firm bottom composed of sands and silt. A floating
walkway connects the north and south shore via a small island. Soils between the lagoon and the bay are
relatively porous, so water seeps out from the lagoon and the water level can drop a foot per day if it is
not replenished. Consequently, saltwater is pumped into the lagoon from the bay to maintain the water
level.
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Pumps are used continuously to bring saltwater into the lagoon via three short waterfalls (one on the west
end [Figure 2] and two on the east end). Because pumping accounts for most of the input to the lagoon,
salinity of the lagoon water is expected to be similar to salinity of the bay water (approximately 30 parts
per thousand [ppt]). Because freshwater also enters the lagoon at various times of year as rainfall,
stormwater runoff and possibly groundwater seepage, however, salinity in the lagoon can fluctuate at
levels below 30 ppt.
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Other water quality parameters in the pond - such as dissolved oxygen, nutrients and temperature - have
been reported to vary widely, a common situation in small, shallow ponds such as this. These
fluctuations limit the number of species likely to grow successfully there over the long term and can
promote certain less desirable species adapted to variable and sometime extreme water quality conditions,
For example, the lagoon experiences considerable algae growth at times during the summer. Filamentous
algae grows where water depths are less than 3 to 4 feet and can create floating algae mats and unpleasant
odors. Mechanical means are used periodically to remove algae from the lagoon, and chemical dyes have
been applied to control algae growth by limiting the penetration of sunlight.
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The development plans for the Port Ludlow Resort expansion currently include the installation of an in-
line water quality treatment system that will capture and treat much of the stormwater before it reaches
the lagoon, This system is expected to improve water quality conditions in the lagoon primarily by
reducing nutrient, sediment and other inputs from road and parking lot runoff. However, high water
temperature will continue to be a problem because of the shallowness of the lagoon, and low dissolved
oxygen concentrations may occur at times if algal blooms continue.
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Small clam and mussels have been reported along the bottom of the lagoon and attached to the algae. The
algae probably also serve as habitat for other invertebrates, including insects. Fish are known to occur in
the lagoon but neither species nor population characteristics have been documented. WDFW has noted
that, based on the elevation of the culvert connecting the lagoon with the bay, the lagoon may be
accessible to marine fish at tides above MHHW and probably provides some rearing habitat (Burkle,
2002),
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The aquatic plants to be introduced into the lagoon will be selected based on their ability to provide such
benefits as (WWU, 2004):
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. Stabilizing the shoreline (the roots of many aquatic plants, particularly emergent plants, reinforce
shorelines and protect soil against erosion from wind, waves and currents),
. Improving habitat quality (many aquatic plants provide cover, food, nesting sites and resting
areas for fish, amphibians, invertebrates, birds and mammals),
. Expanding habitat. diversity (the greater the diversity of native aquatic plants, the greater the
variety of native animal species they will attract),
. Resisting invasion by non-native plants (a healthy native aquatic plant community will resist the
establishment of invasive non-native species),
. Reducing nutrients (aquatic plants tend to bind up nutrients, leaving less available for algae and
make algae blooms less likely - emergent plants also slow water movement along shorelines,
causing nutrient-laden sediment to settle to the bottom where it is less available to algae),
. Providing shade (aquatic plants, particularly those with floating leaves, create shade and restrict
algal growth to open areas where light is available - shade can also reduce water temperature and
allow more oxygen to dissolve in the water), and
. Producing oxygen (as a by-product of photosynthesis, aquatic plants release oxygen into the
water).
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Because construction activities will take place along the west, north and east sides of the lagoon and
because much of the shoreline in this area is either a vertical concrete wall or rip-rap constructed from
large boulders, the in-water plantings will be concentrated along the south shore. It is expected that as
these plants take hold and propagate, they will colonize other suitable areas around the lagoon.
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Plants to be installed in shallow waters along the lagoon's south shore (assuming an adequate source of
plants or propagules can be identified) include:
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4.3.1 Widgeon Grass (Ruppia maritima)
This is a bushy, fan-like underwater perennial plant with slender grass-like leaves attached to sheathing
bases and occasional flowers (April to July) extending above the water. It is mostly found in brackish
water, has a high salinity tolerance and provides cover and food for fish and many other types of aquatic
species. All the plant parts are eaten by waterfowl, and the species is often used for habitat rehabilitation.
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4.3.2 Pickleweed (Salicorniavirginica)
A halophylic (salt loving) plant, pickleweed has an opposite shoot branching pattern and at first glance it
seems to have no leaves; however, its central, water conducting stem is surrounded by succulent, salt-
solution storing leaf tissue. Photosynthesis is carried out inside the cells of this leaf tissue. Pickleweed is
found in estauries and bays where it is protected from wave action. A source for propagules of this
species has not been identified,
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4.3.3 Bulrushes (Scirpus spp.)
These are tall, stout, perennial plants commonly seen in marshes and along shorelines in water up to about
4 feet deep. Hardstem, softstem and saltmarsh bulrushes (Scirpus acutus, S. tabernaemontani and S.
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maritimus) tolerate various levels of salinity. Also called tules, bulrushes are important habitat plants for
aquatic mammals and provide food, cover and nesting habitat for waterfowl and other birds. They are also
used for bank stabilization and to treat contaminated water.
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4.3.4 Eelgrass (Zostera marina)
One of the conditions of the 1993 shoreline permit for the Port Ludlow Resort states that "Eelgrass
(Zostera marina) shall be planted in the eastern sector of the pond to prevent the growth of sea lettuce
(Ulva)." Neither a grass nor a seaweed, eelgrass is a perennial flowering plant that can live for many
years. It grows in estuaries, bays, lagoons, and other marine environments, generally in shallow salty
waters with muddy or sandy bottoms where water is clear and light is plentiful. Eelgrass may be found
growing just a few feet under water or at depths up to 25 feet or more if the water is unusually clear.
Eelgrass habitats are among the most productive and biologically diverse ecosystems on the planet and it
provides many valuable ecological functions, including:
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. It helps prevent erosion and maintain stability near shore by anchoring sediment with its
spreading rhizomes.
. Its leaves projecting upward have a slowing effect on water flow. This promotes deposition of
suspended particles and larvae, which, in turn, increase productivity through increased
photosynthesis in clearer water and larger animal populations from the settling and growth of
larvae.
. Eelgrass provides food, breeding areas, and protective nurseries for fish, shellfish, crustaceans
and many other animals.
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Eelgrass is not a good candidate for planting in the lagoon and has not been included in this landscaping
plan. One of the reasons is that eelgrass is unlikely to take hold successfully in the lagoon. The range in
water temperatures due to shallow heating and turbidity problems caused by algal blooms or suspended
sediments could significantly depress its survival and reproduction rates. Second, if the growth of sea
lettuce in the lagoon is excessive (unconfirmed), the presence of eelgrass is not likely to ease that problem
_ other approaches should be considered. Finally and perhaps most importantly, the source of a reliable
donor stock of eelgrass is problematic. Because of its habitat values, eelgrass is a very "protected"
species and it's unlikely that the necessary approvals could be obtained to gather eelgrass from a location
where it grows naturally,
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4.4 ESPLANADE AND WALKING PATHS
Walking trails currently connect Heron Beach Inn with Burner Point. A plan for connecting these trails
with parking facilities and other public access routes is under development. Once complete, residents and
visitors will be able to access all public areas within the resort including the entire length of beach from
the eastern-most end of the marina to the northern-most property line (Figure 3).
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Elements of this expanded pedestrian trail plan are shown on Figure 4 and include:
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. Designation of a community parking lot north of the lagoon
. Trail system and signage linking the parking lot with the footbridge across the lagoon
. Connections between the footbridge and the marina and community picnic area east of the lagoon
via the planned esplanade along the marina waterfront
. Maintenance of existing trails (four feet wide and constructed with a wood chip base) linking the
esplanade with Burner Point
. Bird boxes installed along the lagoon water edge
. Trails and signage necessary to .connect Burner Point with the beach along the entire western
length of the resort
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No additional landscaping is planned for the trails and walking paths. Dune grass planted previously is
reported to be taking hold and serving to stabilize the dunes.
5.0 PLANT SIZE AND SPACING
Tables 1-3 specify the vegetative species, size, and spacing (on-center) of each species to be planted
within the identified landscape areas. Figures A-I through A-3 (Appendix A) are conceptual plans of
their proposed locations.
TABLE 2
SIZE AND SPACING OF SPECIES FOR SOUTH LAGOON SHORELINE
SPACING
COMMON NAME SCIENTIFIC NAME CONTAINER SIZE AVG O.C.
Black Twinberry Lonicera invo/ucrata 1 Gallon 4-6'
Nootka Rose Rosa nutkana 1 Gallon 4-6'
Baldhip Rose Rosa gymnocarpa I Gallon 4-6'
Hooker's Willow Salix hookeriana 1 Gallon (or stakes) 1 '-4'
Variable Willow Salix commutate 1 Gallon (or stakes) 1 '-4'
Douglas Aster Aster subspicatus 4" 6"
Oregon Grape Berberis aquifolium 1 Gallon 6'
Shore Pine Pinus contorta 5" 10'
Groundcover vanous 4" 6"
TABLE 3
SIZE AND SPACING OF SPECIES FOR WEST LAGOON SHORELINE
SPACING
AVG O.C.
COMMON NAME
SCIENTIFIC NAME,
CONTAINER SIZE
1 Gallon
1 Gallon
4-6'
4-6'
Rosa nutkana
N ootka Rose
Baldhi Rose
Kinnikinnick
Sand Strawbe
Pacific Ninebark
Ever een Hucklebe
Groundcover
4"
l'
4"
6"
4-6'
1 Gallon
1 Gallon
4'
6"
various
4"
TABLE 4
SOURCE AND SPACING OF SPECIES FOR IN-WATER LAGOON
SPACING
COMMON NAME SCIENTIFIC NAME SOURCE AVG O.C.
Pro a ules
6'
6'
6"
Wid eon Grass
Pickleweed
Bulrushes
6.0 LIMITATIONS
GeoEngineers, Inc. has developed this planting plan in general accordance with the scope and limitations
of our proposal. Within the limitations of scope, schedule and budget, our services have been executed in
accordance with the generally accepted practices for Planting Plans in this area at the time this report was
prepared. Activities and actions outside of Geoengineers, Inc. control such as site design and construction
by the contractor, plant stock origin/health, installation, irrigation and maintenance are very important
aspects of success to this plan. Care should be taken to complete the planting as discussed and specified
in this report to maximize the chance of success. No warranty or other conditions, express or implied,
should be understood.
This report has been prepared for the exclusive use of Port Ludlow Associates, Inc., their authorized
agents and regulatory agencies following the described methods and information available at the time of
the work. No other party may rely on the product of our services unless we agree in advance to such
reliance in writing. The information contained herein should not be applied for any purpose or project
except the one originally contemplated.
Any alteration, deletion or editing of this document without explicit written permission from
GeoEngineers, Inc. is strictly prohibited and may jeopardize the success of the plans. Any other
unauthorized use of this document is prohibited. This document is intended to be used in its entirety. If
an excerpt is quoted or paraphrased, it must be properly referenced.
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Any electronic form, facsimile or hard copy of the original document (email, text, table, and/or figure), if
provided, and any attachments are only a copy of the original document. The original document is stored
by GeoEngineers, Inc. and will serve as the official document of record,
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We appreciate the opportunity to be of service to you on this project. Please let us know if you have any
questions about our report or if wc can be of further service.
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Yours very truly,
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GeoEnginccrs, hlC.
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fb~~~
Uames T. Rybock, CEP, PhD
Principal
c;!~ ~rA
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Lisa A. Berntsen, PWS
Principal
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JWP:LAB:jl
o Rell\ 10\ 10622002\0 I \Final\! 06220020 I R.tloc
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Disclaimer: Anyeleclronic form, facsimile or hard copy of the original tloculllcnl (email, lexl, lable, and/or Jigure), if provided, and any
allaehmenls arc only a copy of lhe original doeumenl. The original documenl is slored by GeoEngineers, Inc. ami will serve as lhe ortieial
documcnl of record.
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Attachments
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7.0 REFERENCES
Kruckeberg, Arthur. 2003. Gardening with Native Plants of the Pacific Northwest. University of
Washington Press.
Link, Russell. 2003. Landscaping for Wildlife in the Pacific Northwest. University of Washington
Press, Seattle and London, in association with the Washington Department ofFish and Wildlife.
Pojar, Jim and Andy MacKinnon, et al. 1994. Plants of the Pacific Northwest. British Columbia
Ministry of Forest and Lone Pine Publishing, B.C., Canada,
U.S. Forest Service. 2004. Fire Effects Information System [Online]. U.S. Department of Agriculture,
Forest Service, Rocky Mountain Research Station, Fire Sciences Laboratory (Producer).
Available: http://www.fs.fed.us/database/feis.
Washington Department of Ecology. 2004. Aquatic Plant Identification Manual for Washington's
Freshwater Plants [Online]. Olympia, Washington, Available:
http://www.ecy.wa. gov/programs/wq/plants/plantid2/index.html
Washington Department of Ecology. 2004. Native Freshwater Plants [Online]. Olympia, Washington.
Available: http://www.ecv.wa.gov/programs/wq/plants/native/index.html
Washington State University. 2004. Gardening in Western Washington [Online]. Plant Identification
Database: Native Plants. WSU Cooperative Extension. Available: http://gardening.wsu.edu.
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LAGOON SHOWING FOOTBRIDGE AND SOUTH SHORELINE
GEoENGINEERS a
FIGURE 1
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WEST SHORELINE OF LAGOON SHOWING
RETAINING WALLS AND INFLOW WATERFALL
FIGURE 2
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EASTERN BEACH, VIEW TO THE SOUTH
FIGURE 3
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APPENDIX A
CONCEPTUAL PLANTING PLANS
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APPENDIX D
Jefferson County Comprehensive Plan
Parks and Recreation and
Shoreline Comprehensive Plan
Goals and Policies
Goals:
Open Space Goal 4.0 Develop and maintain park and recreational facilities that are
responsive to the needs and interests of Jefferson County
residents and visitors.
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Policies:
OSP 4.2
OSP 4.3
OSP 4.6
Appendix D
JEFFERSON COUNTY COMPREHENSIVE PLAN
Parks and Recreation and Shoreline Goals and Policies
Develop recreational opportunities such that:
a. Existing recreational areas and facilities are not overburdened,
b. Recreational facilities are planned to support areas designated for
future residential development,
c. Adequate infrastructure is available.
Ensure that the location, type, and amount of park and recreation
facilities are consistent with the needs and desires of citizens in the area,
and that they t;lccommodate a diversity of age, interest, and ability groups.
Ensure that parks and recreation facilities along marine shores, lakes, and
streams are compatible with the goals, policies, and performance
standards of the Jefferson County Shoreline Management Master
Program.
Shoreline Goal ENG 4.0
Policies:
Preserve the long-term benefits of shoreline resources.
ENP 4.1
Shorelines shall be managed according to the following order of preferred
uses as established in the Shoreline Management Act (RCW 90. 58. 020)
1. Recognize and protect state-wide over local interests;
2. Preserve the natural character of the shoreline;
3. Achieve long-term over short-term benefits;
4. Protect the resources and ecology of the shoreline;
5. lncrease public access to publicly owned areas of the shoreline;
6. lncrease recreational opportunities for the public on the shoreline; and,
7. Providefor any other element as defined in RCW90.58.100 and deemed
appropriate or necessary.
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ENP 4.4
Promote public access on shorelines in a manner that preserves or
enhances the characteristics of the shoreline.
Shoreline Goal ENG 5.0 Allow development along shorelines which is compatible with
the protection of natural processes, natural conditions, and
natural functions of the shoreline environment.
ENP 5.1 Regulate shoreline land use activities based on the best available scientific
information.
ENP 5.5 Coordinate with Department of Fish and Wildlife to protect and enhance
fish and wildlife habitat and other marine resources.
ENP 5.8 Promote best management practices to protect shorelines in land use
regulations related to septic systems, forest practices, agricultural
practices, industry, and other development.
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APPENDIX E
, Port Ludlow 2003 Resort Plan
MERU Calculations
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Appendix E
Port Ludlow Proposed Resort Plan
Alternative 1 - 2003 Resort Plan
Measurement Equivalent Residential Units
The Port Ludlow MPR is subject to a Development Cap. Per the Jefferson County
Comprehensive Plan, total residential dwelling units are not to exceed 2,250. To
implement and monitor this cap while providing for flexibility regarding future land uses,
a measurement and transfer system was developed. This system is based on the actual
number of residential lots, residential units, and equivalent residential units for
commercial development. Equivalent residential units are measurable and transferable
between residential and commercial uses, as long as the cap of2,250 residential uses is
not exceeded.
For the MPR, the term "MERU" or "Measurement ERU" is used and specifically defined
as a measurement and transfer system to "count" units of future development. The term
is not used in the same application as commonly used in conjunction with water and
sanitary sewer planning.
Section 3.802 of Ordinance No. 08-1004-99 requires the County to maintain a count of
Measurement Equivalent Residential Units (MERUs) and residential dwelling units.
Total MERUs are not to exceed 2,575, with residentialMERUs not to exceed 2,250. The
April 2003 count shows that of the totaI2,575MERUs, 264 residential MERUs and 254
commercial MERUs remain unallocated.
Section 3.807 states that, "The Resort Complex/Community Facilities zone shall have an
initial allocation of 3 new MER Us on the resort property." To date, these 3 new MERUs
have not been used.
Each dwelling unit counts as one MERU. Commercial development is assigned MERUs
based on Department of Ecology standards. The table below identifies the MERU
allocations associated with the proposed revisions to the Resort Plan (Le., Alternative 1 -
2003 Resort Plan). It should be noted that the Official MERU Record has previously
stated that the Heron Beach Inn equals 48 MERUs; the correct MERU for this facility is
42; 24 MERUs for the 37 rooms, together with 18 MERUsfor the restaurant and lounge.
This correction has been made in the following table.
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Measurement Equivalent Residential Units (MERUs)
Allocations for Alternative 1 - 2003 Resort Plan
Residential MERUs .
Allocation Existing Proposed Change
Admiralty 1 MERU per SF 64 103 +39
or MF dwelling
unit
Ludlow Bay Village 1 MERU per SF 581 88 +30
or MF dwelling
unit
Total Residential 122 165 +69
Commercial & Public Facility MERUs
Allocation Existin~ Proposed Chan~e
Harbormaster 50 GPD per seat; 41 34 -7
Restaurant 165 seats2
Conference Center 1993 FEIS 4 4 0
Heron Beach Inn 37 rooms + Rest. 48 42J -6~
and Lounge
Marina 1993 FEIS 15.5J 15.5 0
Recreation Center 1993 FEIS 22.54 33 + 10.5
Total Commercial 131 128.5 -2.5
Derived from allocations as shown in the Jefferson County Department of Community
Development Official MERU Record, updated as of April 17, 2003.
I 25 Townhomes and 1 Single-Family Existing or Under Construction; 28 Townhome and 4 Single-Fiunily
Platted Properties.
2 Originally 120 restaurant seats, 45 lounge seats. New restaurant, 90 seats.
3 Includes 100-slip expansion (considered in 1993 FEIS).
4 Bay Club = 16,000 SF, 16,000 SF I 22.5 = 711.1 SQ per MERU
\\RMI\VOL2\DOC\27pl\03\002-Port Ludlow SEIS\DEIS\MERU Alt 1.doc
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APPENDIX F
Year 2010 Background Traffic Volumes and LOS
Base Conditions
Geralyn Reinart, P .E.
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APPENDIX F
Year 2010 Background Traffic Volumes
Traffic volumes along the roadways and at the intersections in the Port Ludlow vicinity
are expected to increase over the next seven years as a result of external traffic, i.e.,
traffic traveling through the area or traffic associated with new housing. Jefferson
County has completed extensive analysis to predict traffic growth rates on the arterials
within the County as part of their Transportation Plan. These rates were based on
historical housing and traffic growth rates and forecast housing growth to produce the
estimated traffic growth rates. A review of the County's data showed that the growth
rates on those roadways near Port Ludlow that were reviewed in this assessment ranged
from 2.8 percent to 6.09 percent annually. The specific values were as follows:
. SR 104 west of Beaver Valley Road - 2.88 percent
. SR 104 east of Beaver Valley Road - 6.09 percent
. SR 19 (Beaver Valley Road - 2.68 percent
. Paradise Bay Road between SR 104 and Watson Road - 5.26 percent
. Paradise Bay Road between Watson Road and Oak Bay Road - 3.41 percent
. Oak Bay Road - 3.41 percent
. Teal Lake Road - 4.83 percent
. Walker Way - 3.41 percent
The above annual growth rates were applied to the existing daily and peak hour traffic
volumes to estimate the future (2010) volumes. In additional to these growth factors,
traffic associated with pipeline development trips was also added into the existing volumes
at the intersections of Paradise Bay Road/Oak Bay Road, Paradise Bay RoadfTeal Lake
Road, and Oak Bay RoadlWalker Way. The "pipeline trips" consist of the traffic
associated with the remaining housing units proposed for construction in Port Ludlow,
which totals approximately 350 units. These 350 units would generate approximately
1,900 weekend daily trips and 230 weekend peak hour trips. These additional trips were
added to just the three intersections noted because they would have their greatest impacts
there. Beyond these locations, the number of trips would be small and simply be part of
the background growth.
The estimated 2010 "base condition" volumes are shown on Figure F-l. The use of the
pipeline trips plus the annual growth rates to account for miscellaneous traffic growth
should provide a relatively conservative (worst-case) estimate of the future base volumes.
2010 Level of Service - Base Conditions
LOS analyses were completed for the 2010 base condition volumes shown on Figure ---.
The results of these analyses are shown in Table---.
N.A.
LOSB
11.4 sec.
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Table F-1
2010 Weekend Levels Of Service
BASE CONDITIONS
NORTHBOUND SOUTHBOUND EASTBOUND WESTBOUND OVERALL
SR 104/ LOS F LOS F LOSB LOS C
Paradise Ba Road >100 sec. >100 sec. 10.2 sec. 16.7 sec.
SR 104/ N.A. LOS F LOS B LOS A
Beaver Valle Road >100 sec. 12.7 sec. 9.1 sec.
Beaver Valley LOS A LOS C
Road/Oak Ba Road N.A. 8.6 sec. N.A. 18.5 sec.
Oak Bay Road/Paradise LOS B LOS B LOS B LOS B
Ba Road 10.6 sec. 10.2 sec. 10.2 sec. 12.9 sec.
Paradise Bay Roadffeal LOS C LOS B LOS A LOS A
Lake Road 17.4 sec. 10.9 sec, 7.6 sec. 7.9 sec.
Oak Bay Road/Walker LOS A LOS A LOS B LOS B
Wa 7.7 sec. 7.9 sec. 13.4 sec. 14.6 sec. N.A.
N.A. - not applicable/available (i.e., calculation not provided for specific analysis/movement, or no volume
on subject movement)
N;A.
N.A.
N;A.
Where:
LOS Dela
A < 10 seconds
B > 10 & < 15 seconds
C > 15 & < 25 seconds
D > 25 & < 35 seconds
E > 35 & < 50 seconds
F > 50 seconds
(for unsignalized intersections)
The results of the capacity analyses for the future base conditions indicate that all of the
intersections will drop from their current levels of service as a result of the increase in
traffic over the next seven years associated with miscellaneous background growth. The
local intersections (Le., Teal Lake Road/Paradise Bay Road, Oak Bay Road/Walker Way,
and Paradise Bay Road/Oak Bay Road) will continue to operate at good levels of service
as would the Beaver Valley Road/Oak. Bay Road intersection. However, the side-street
movements at the intersections along SR 104 would experience considerable delay. (The
side-street movements at both of these intersections currently experience LOS "F' on the
weekend. )
H:\DOC\27pl\03\002-Port Ludlow SEIS\DEIS\Predraft\APPENDIX F.doc
Existing 2010 Vols.
Port Ludlow Resort Plan DSEIS
2010 Estimated Weekend Daily & Peak Hour Traffic Volumes
(Base Condition)
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APPENDIX G
Fire District No.3 Correspondence
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Jefferson County Fire Protection District #3
Commissioner Eugene Carmody
Chairman of the Board
Commissioner WilliamE. Hansen
Commissioner David Wheeler
Commissioner Robert Pontius
Wayne E. Kier, Sr., Fire Chief
Arlene F. Obtinario
Chief Financial OfficerlDist. Secretary
101 South Point Road, Port Ludlow, Washington 98365 (360) 437-2899 Fax (360) 437-0117
PORT LUDLOW FIRE & RESCUE
December 10, 2003
Lyn Keenan, Senior Planner
ReidMiddleton
728 134th Street SW Suite 200
Everett, W A. 98204
Dear Lyn:
RE: Fire Department Response Capability to Port Ludlow
Jefferson County Fire Protection District No.3 is staffed with a combination
of career and volunteer Firefighter / EMT'S. The District has three fIfe
stations strategically located throughout the District.
Station No.31
Station No.31 is located at 7650 Oak Bay Road. Station No. 31 is the nearest
fIfe station to the core resort area. (Marina, hotel, burner point). Station No.
31 is manned 24 hours per day 365 days per year with a minimum of two
people a Lieutenant / EMT and a Firefighter / EMT. Many shifts Station No.
31 is manned with three people a Lieutenant and two Firefighter / EMT...
During the weekdays, Monday through Friday, the Fire Chief is stationed at
Station No. 31. In the event of an incident to the core resort area, an
immediate response will be dispatched from Station No. 31. The typical
response time will be about 2-3 minutes from time of alarm. Additional
manning at Station No. 31 is augmented by a volunteer crew comprised of 5
people who respond from their residences in the Master Planned Resort.
Station No.31 has an apparatus compliment of two class A pumpers with a
combined pump capacity of2750 Gallons per minute. In addition to the
pumpers are two Advance Life Support Ambulance vehicles, one Type 6
Station No. 81 Kitsap County Fire District No. 10
(Kingston)
Station No. 81 is located in the Kingston area of Kitsap County. Station
No.81 is called immediately to Port Ludlow for any incident that sounds like
it has the potential of overwhelming initial response teams. Station No. 81 is
manned 24 hours per day 365 days per year. Station No. 81 will provide an
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wildfire engine and two support vehicles. A typical average immediate
response from Station No. 31 is three with an additional average of one
volunteer.
Station No.32
Station No. 32 is located on Alder St. in Paradise Bay. Station No. 32is the
second nearest fIfe station to the core resort area. Station No.32 is manned
by an all volunteer comprised of a Company Officer and two Firefighters. In
the event of an incident at the core resort area Station No. 32 will provide a
volunteer response 30% of the time. The typical response time for Station
No. 32 is 7-8 minutes. Station No. 32 has a single A pumper capable of
pumping 1250 gallons per minute. Engine No. 32 is also licensed as an aid
car. A typical average volunteer response from Station No.32 is one
Firefighter.
Station No. 33
Station No. 33 is located at 101 South Point Road. Station No. 33 is the third
nearest fIfe station to the core resort area. Station No.33 is manned with one
resident Firefighter / EMT and five volunteers. In the event of an incident at
the core resort area Station No. 33 will provide a volunteer response 45% of
the time. The typical response time for Station No.33 is 8-10 minutes. A
typical average volunteer response from Station No. 33 is two Firefighters.
Station No.ll Jefferson County Fire District No. 1
Station No.11 is located in Chimacum at 9193 Rhody Drive. Station No. 11
is operated by Jefferson County Fire District No.1 and is the fourth nearest
fIfe station to the core resort area. Station No. 11 is dispatch automatically
for any incident larger than an emergency medical call in the core resort
area. Station No. 11 is manned 24 hours per day 365 days per year, with two
Firefighter / EMT. An immediate response from Station No, 11 will
typically take 7-9 minutes. Station No. 11 will send a class A pumper with a
pump capacity of 1500 gallons per minute, immediately. One air I support
truck manned with volunteers, and one Chief Officer.
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immediate response with a minimum of one Captain and three Firefighter /
EMT personnel. An immediate response from Station No. 81 will take 10-15
minutes. Station No.81 will send a class A pumper with a pump capacity of
1500 gallons per minute with four personnel.
Station No. 77 Kitsap County Fire District No. 18 Poulsbo
Station No. 77 is located in the Poulsbo area on Falkner Road. Station No.
77 is manned 24 hours per day 365 days per year. Station No. 77 will also be
called immediately to Port Ludlow for any incident that sounds though
dispatch as having a potential of overwhelming the initial response teams.
An immediate response from Station No. 77 will take 10-15 minutes. Station
No. 77 will send a class a pumper with a pump capacity of 1250 gallons per
minute with three people.
Other resources can and would be called from Jefferson County Fire
Protection District No. 2,4.5, 6 and the City of Port Townsend. And,
resources from Clallam County Fire Protection District No. 3 Sequim are
also available on needs "basis.
I hope this will be understandable to you and if you have any questions, feel
free to call 360 437-2236.
S7cty yours . ~/
,J/e)lv f I
WaYJ1e Kier, Fire Chief
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APPENDIX H
List of Acronyms Used
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Appendix H
List Of Acronyms Used
ADT - Average Daily Traffic
BAS --'- Best Available Science
BE - Biological Evaluation
BLM - Bureau of Land Management
BMPs - Best Management Practices
COE - U.S. Army Corps of Engineers
DNR - Washington Department of Natural Resources
EFH - Essential Fish Habitat
EIS - Environmental Impact Statement
ESA - Endangered Species Act
ft-c - Foot candles
HP A - Hydraulic Project Approval
ITE - Institute of Transportation Engineer
Leq. - Equivalent sound level
LMC - Ludlow Maintenance Commission
LOS - Level of Service
MLL W - Mean Lower Low Water
MPR - Master Planned Resort
MSL - Mean Sea Level
NMFS - National Marine Fisheries Service
NTU - Nephelometric Turbidity Units (used in measuring turbidity)
OHW - Ordinary High Water
SEIS - Supplemental Environmental Impact Statement
SMA - Shoreline Management Act
SMMP - Shoreline Management Master Program
UDC - Unified Development Code
USFWS - U.S. Fish and Wildlife Service
WDFW - Washington Department ofFish and Wildlife
WSDOT - Washington State Department of Transportation
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APPENDIX I
Plat of Ludlow Bay Village Mill Pond Assessment
FOR
DAVIS WRIGHT TREMAIN, LLP
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REPORT
PLAT OF LUDLOW BAY VILLAGE
MILL POND ASSESSMENT
PORT LUDLOW, WASHINGTON
SEPTEMBER 20, 2004
-----------------
//
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September 20,.2004
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Plat of Ludlow Bay Village
Mill Pond Assessment
File No.1 0622-002-02
Attention: Marco de Sa e Silva
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Prepared for:
Davis Wright Tremain, LLP
2600 Century Square
1501 Fourth Avenue
Seattle, Washington 98101
Prepared by:
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GeoEngineers, Inc.
1550 Woodridge Drive SW
Port Orchard, Washington 98366
(360) 769-8400
v () 0~
)--/'-(<~'n
Bruce A. Stirling
Senior Environmental Scientist
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GeoEngineers, Inc.
t/} -/7
r/Y- /!)jlt?~
/. '
Lisa A. Berntsen, PWS
Principal
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File No, 10622-002-02
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BAS:LAB:jl:u
ORCH:\Port Orehard\!'rojects\ 10\1 0622002\02\Final\ I 062200202R.doc
Disclaimcr: Any electronic fonn. fucsimilt: or hard copy of the original document (email. text. table. amJlor figure). if provided. and any
attachments are only a copy of lhe original document, The original document is stored by GeoEngincers. Inc. and will SL'TVe as the oflicial
document of record,
CopyrightiD 2004 by GeoEngimxrs. luc, All rights reserved,
Paqe No.
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TABLE OF CONTENTS
INTRODUCTION.;....................................... ........................................ ............................ ......... ..................... 1
PURPOSE......................... .................. ........... ...................................................... ..................... .................... 2
POND HiSTORy........................................... ............................................................................ ....................2
POND CHARACTERiSTiCS.... ................. ........................................................ ............................. ............... 3
DEVELOPMENT........................... .......................... ...................................... ...................................... 4
WATER QUALITY .... ........................................................... ........... ..................................................... 4
HABITAT.......... ...................................................................................... ............................................. 6
CONCLUSiONS................. .................... ... .................................................................................................... 7
List of Figures
Figure 1. 1855 U.S. Coast Survey Map - Port Ludlow at the Entrance to Hood's Canal
Figure 2. 1855 U.S. Coast Survey Map With Historic Pond and Shoreline Features
Figure 3. 1923 Sanborn Map - Puget Mill Company
Figure 4. 1923 Sanborn Map With Historic Pond arid Shoreline Features
Figure 5. 1965 Aerial Photograph
Figure 6. 1972 Aerial Photograph
Figure 7: 1993 Aerial Photograph
Figure 8: 1997 Aerial Photograph
Figure 9: 2003 Aerial Photograph
Enclosures
Attachment A - Photographic History of Puget Mill Company......................................................... A-1.. .A-4
Attachment B - Shoreline Substantial Development Permit
Attachment C - Drainage Basins
Attachment D - ESM Grading Plan
Attachment E - Pond Cross Section
File No. 10622-002-02
September 20. 2004
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REPORT
PLAT OF LUDLOW SAY VILLAGE
MILL POND ASSESSMENT
FOR
DAVIS WRIGHT TREMAIN, LLP
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INTRODUCTION
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This report presents an assessment of the milI pond ("the pond") located at Ludlow Bay Vil1age in Port
Ludlow, Washington. GeoEngineers, Inc. has completed this report in response to a request from Marco
de Sa e Silva of Davis Wright Tremain, LLP, on behalf of Port Ludlow Associates, LLC. This report is
not intended to be a legal opinion of the status of the pond, nor should it be interpreted as such. The
objectives of this report are to present discussion on the history of the pond including the creation and
managed uses, and to summarize, from existing information, the water quality of the pond including the
artificial elements that were developed to maintain that quality.
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In addition to written and verbal communication between the various parties involved, the primary
sources of published information, including written, topographic, and photographic documentation, that
were used in the completion of this report are as fol1ows:
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. Port Ludlow Marina Expansion Final Supplemental Environmental Impact Statement (2002).
Jefferson County, Washington.
. Port Ludlow Development Program Environmental Impact Statement (1993). Jefferson County,
Washington.
. Environmental Impact Statement for the Inn at Port Ludlow (1993). Jefferson County,
Washington.
. Port Ludlow Resort Plan Revision Draft Supplemental Environmental Impact Statement (2004).
Jefferson County, Washington.
. Port Ludlow Resort Landscaping Plan (2004). GeoEngineers, Port Orchard, Washington.
. Investigation of The Inn at Port Ludlow Saltwater Pond Improvements (1996). Vasey
Engineering, Seattle, Washington.
. The Inn at Port Ludlow, Pond Analysis (1997). ESM, Inc., Federal Way, Washington.
. Water Quality Assessment, The Inn at Port Ludlow (1992). Harding Lawson Associates, Seattle,
Washington.
. Conceptual Drainage System for The Inn at Port Ludlow (1992). Harding Lawson Associates,
Seattle, Washington.
. Historical Photographs, Pope Resources, Port Ludlow, Washington.
. Historical Photographs, Olympic Resource Management, LLC, Poulsbo, Washington.
. Aerial Photographs, Department of Natural Resources and Department of Transportation Map
Sales Office, Olympia, Washington.
. United Coast Survey Maps, Puget Sound River History Project, University of Washington,
Seattle, Washington.
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PURPOSE
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Port Ludlow Associates LLC, the owner and developer of the Inn at Port Ludlow (fonnerly known as the
Heron Beach Inn), Port Ludlow Marina, Harbonnaster Restaurant, and the vacant lots and parcels within
the Plat of Ludlow Bay Village is moving forward with the proposed expansion to the existing resort
under the revised zoning ordinance for the Port Ludlow MasterPlanned Resort (MPR). As part of the
proposed expansion, a detailed environmental review was completed as a supplement to the Port Ludlow
Development Program Environmental Impact Statement (April, 1993), called Draft Supplemental
Environmental Impact Statement (SEIS) (April 2004). As detailed in Chapter 2 of the Draft SEIS,
proposed revisions include additional residential, commercial and recreational development and full
build-out of the resort area (including a 100-slip expansion of the existing marina). The proposed
alternatives differ in both the type and intensity of development.
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POND HISTORY
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The Port Ludlow community was established during the mid-1800s as a logging, shipbuilding, and
sawmill town. Attachment A presents a photographic history of the Puget Mill Company operations at
Port Ludlow to help describe the site's original development and land use. Pope & Talbot, Inc., a
predecessor to Pope Resources and Port Ludlow Associates, purchased the original sawmill and adjacent
property in the 1870s. By the 1880s, Port Ludlow was comprised of the sawmill, log dump, numerous
houses, a hotel, and other facilities. The Puget Mill Company was closed and reopened several times
during its existence at Port Ludlow, but pennanently closed operations in 1935. The homes were moved
to Port Gamble where they currently reside.
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Development of the current resort was initiated in the late 1960s. The multi-phase Port Ludlow MPR
encompasses 2,000 acres surrounding the inner portion of Port Ludlow Bay ("the bay"). The resort
portion of the MPR ("the resort") is located on the site of the original Port Ludlow community along the
north side of Port Ludlow Bay, between Oak Bay Road and Port Ludlow Bay. The MPR as a whole
includes residential, commercial, and recreational/resort development, as well as significant tracts of
permanent open space. The original owner, Pope and Talbot, transferred ownership to Pope Resources in
1985. The MPR was then managed by Olympic Property Group LLC, a subsidiary company of Pope
Resources until 2001, when Pope Resources sold its Port Ludlow assets to the present owners, Port
Ludlow Associates. A summary of historical events associated with the Port Ludlow site is as follows:
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1841 - Port Ludlow named by Commander Charles Wilkes, English Navy
1852 - Steam-operated sawmill opened at Port Ludlow by William Syward
1855 - First recorded survey of Port Ludlow by the United States Coast Survey
1858 - Sawmill leased to Amos & Phinney
1877 - Sawmill purchased by Pope & Talbot and reopened as Puget Mill Company
1899 - First photographic evidence of pond
1923 - Pond partially filled and covered by mill operations
1926 - Sawmill sold to Charles R. McConnick of San Francisco
1935 - Sawmill pennanently closed
1967 - Pond partially filled and redeveloped as swimming hole with artificial pumping system
1972 - Resort development expands with pond use as stormwater retention and landscaping feature
1993 _ Substantial shoreline development penn it issued allowing for development on and over pond
1994 - Pond expanded as part of permit mitigation elements
1998 - Rezoning ordinance passed allowing for potential filling of pond
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Based on historical photographic and topographic documentation, the pond does not appear as an original
feature on the landscape when the first published survey of Port Ludlow was completed by the United
States Coast Survey (later renamed United States Coast and Geodetic Survey). The 1855 published
survey is presented in Figure 1. By digitizing and overlaying more recent pond features from available
aerial photographic data from 1965, 1972, and 1997 with the georeferenced 1855 survey (Figure 2), we
can see where in the landscape the pond was created and how it changed location in relation to the
original shoreline features from 1855. Based on the 1855 survey the pond appears to have been
artificially created sometime after that date. This information documents the artificial creation of the
pond in the nearshore area sometime after the 1850s and the subsequent location, size, and shape changes
that have taken place through the 1960s, 70s, 80s, and 90s.
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Throughout the late 1800s and up until the period in which the mill was completely abandoned sometime
after 1935, the pond underwent several changes in use as well as in size and shape. The 1855 survey
shows that the pond feature did not exist prior to the 1850s but was most likely created at some time prior
to the late 1800s. Historical photographs in Attachment A show during the late 1800s and early 1900s
that the pond was active and used as part of mill operations. No specific written documentation on uses
during this era were identified but from the photographs it is apparent that one of the primary pond uses
was for log storage and handling. The discharge of effluent water and other process water to the pond
would also be expected as a use during this period. Photographs from the late 1910s to the early 1930s
show that the pond and nearshore habitat were subsequently covered by the 1920s era mill and associated
buildings. A copy of the Sanborn Map produced for the Puget Mill Company (Figure 3) verifies that the
area which contained the pond was completely covered by wharfing, mill structures, and rail lines in April
of 1923. Cross-sections (A-A, B-B, C-C) on the Sanborn Map also show detailed features beneath the
mill and within the nearshore area including the pilings and other structures that were used to support
parts of the mill and the wharf. By overlaying digitized pond features from subsequent years on the
Sanborn Map (Figure 4) we can see the size and location of the pond in relation to the activities that
occurred during the 1920s mill period.
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A remnant of the original pond was turned into a lA-acre man-made stormwater facility and landscaping
feature as part of the initial stages of the resort development which exists today. Aerial photographs give
a good indication of the changes in size and shape that occurred from 1965 to today. As shown in Figures
5 and 6, the majority of the 1965 pond was filled and reestablished into the pond that appears in 1972.
These two photographs show the pond becoming more centralized with significant portions of fill to the
south and west and a new portion of the pond established to the north and east. From 1972 to 1993 the
pond does not appear to have undergone significant change. With the 1994 recording of the Ludlow Bay
Village Final Plat, ownership and maintenance responsibility of the pond was transferred to the Ludlow
Bay Village Home Owners Association (HOA). Ownership and maintenance of the pond continue to be
the responsibility of the HOA today. As part of the 1993 development phase, the size and shape of the
pond was significantly expanded to the east. Figure 7 shows an aerial view of the pond prior to expansion
in 1993 while Figure 8 presents an aerial view of the completed 2.2-acre pond after expansion in 1997.
Figure 9 shows the pond boundary as it exists today.
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POND CHARACTERISTICS
Original use of the site as a lumber mill operation and associated housing development and then as a
managed recreational resort and development community is commensurate with the artificial nature of the
pond as it was originally created and currently used today. Historical evidence presented above shows
that the pond was originally created out of the nearshore area adjacent to the bay and shaped, sized,
covered, filled, and relocated over time to support mill operations including log washing and storage and
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effluent discharge and then to support the Port Ludlow MPR, including storm water detention and
sedimentation, landscaping amenities, and wildlife habitat. Three pond characteristics will be discussed
in more detail below. They include the development on and around the pond, the on-going water quality
of the pond, and the associated biology of the pond.
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DEVELOPMENT
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The mill pond was first redeveloped as part of the present-day resort in 1967 and expanded to its current
size in 1994 in conjunction with construction of the Inn at Port Ludlow, and the townhomes that make up
a portion of the plat of Ludlow Bay Village. Specific development of the resort area within the MPR
began in the late 1960s, with construction of the 285-slip marina, the Harbor Master Restaurant, and the
homeowners' Beach Club. Aerial photographs presented show the development of the resort including
the marina, pond, and adjacent parcels as they existed in the I 960s, 1990s and today. Over a 20 year
period from the 1970s through the 1990s the conference center building and multiple residential units
were constructed within the northeastern portion of the resort. The construction of the Inn at Port Ludlow
was finished in 1994, and adjacent townhomes were constructed beginning in 1994. In 1993 and 1994
significant alterations in the size and shape of the pond occurred, The pond was deepened and expanded
to 2.2 acres and a new circulation system was installed as part of improving the water quality. Soil test
borings taken adjacent to the pond during the expansion work indicated the presence of low levels of
contamination and large amounts of fill materials throughout the excavation area including wood waste,
bricks, concrete rubble, and various demolition debris. Wood wastes were generally found below 3 feet
and consisted of sawdust, wood chips, timber planks, and pilings. From 1993 until 1997, development
adjacent to and within the pond included The Inn at Port Ludlow, a marina manger's office, restrooms
and laundry facilities, townhomes, a floating pedestrian walkway (over the pond), and associated parking
and utilities infrastructure. The benefits provided by the upgrades to the pond and pumping system
included aesthetic appeal, storm water quality improvement, and habitat enhancement.
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The post-1993 phase of development, including over-water construction, was approved by Jefferson
County as part of the Shoreline Substantial Development Permit issued in May of 1993 to Pope
Resources and subsequently approved by the Washington State Department of Ecology (DOE) in June of
1993. Conditions associated with the approval of the 1993 permit included the pond expansion and
enhancement of pond water quality and habitat as well as upgraded storm water and sediment controls
involving the pond as a settling basin. A copy of the original permit along with the list of conditions for
the pond and other elements of the development is presented in Attachment B. Other permit information
on the post-1993 development phase indicate that Section 40 I, Section 10, and Hydraulic Permit
Approval (HPA) permits were not required by DOE, the Army Corps of Engineers (''the Corps"), or
Washington State Department of Fish and Wildlife (WDFW) in conjunction with the pond expansion or
mitigation elements. The post-1993 development permit information indicates that the pond was
integrated into the mitigation elements of the uplands phase of development but was not separately
defined as a shoreline or a water of the state.
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WATER QUALITY
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Establishment of the pond as a recreational swimming, landscape, and stormwater feature initially
prompted the installation of pumps in 1967 to artificially increase water flow into the pond from the bay.
This circulation system was initially designed to pull marine water through an intake pipe located on the
bay, which was then released by gravity back to the bay through an underground discharge vault located
near the southwest corner of the pond. Problems with the initial placement of the intake pipe above the
Mean Lower Low Water (MLL W) mark on the bay caused the pump to lose operability and delay intake
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of water into the pond during periods of low tide. Prior to 1993, stormwater from approximately 39
percent of the development (approximately 7 acres) was directed into the pond. The remaining 61 percent
of the stormwater (approximately 10 acres) discharged directly to the bay. As part of the resort expansion
in the 1990s, the pond was enlarged and the circulation system upgraded to accommodate the increased
volume of water as well as to help improve overall water quality. Design considerations also planned for
the introduction of additional stormwater into the pond from several sources of newly created impervious
surfaces including streets, sidewalks, and rooftops. These storm water drainage features are located within
Basin EX-3 as discussed in the Draft SEIS and shown in Attachment C. The stormwater retention
element of the pond represents passive water quality treatment before discharge to the bay through the
settling of suspended solids and subsequent reduction in turbidity.
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Preliminary design considerations prior to the 1994 expansion planned for an overall increase in the
surface level of the pond from approximately 8.5 feet to about 10 feet above MLL W. Current pumping
rates and placement of the outlet pipe have been designed to artificially maintain pond surface levels at
approximately 10 feet above MLLW. Because of this artificial level, no ordinary high water mark
(OHW) has ever been established within the pond. Water quality investigations in 1996 and 1997 show
the original design volume of the pond to be 4.06 million gallons. The maximum pond depth at the time
of these studies was approximately 10 feet above MLL W while the average depth was approximately 4.7
feet above MLL W. Construction drawings prior to the 1994 expansion show the deepest area in the
eastern halfofthe pond. The newly wetted area was created in the uplands as shown on the ESM grading
plan sheets that are presented in Attachment D. Current bathymetry data for the pond beyond what's been
presented in the grading plans does not exist. Through sedimentation processes it could be expected that
the depth and associated volume of the pond has diminished and will continue to decrease over time.
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The current circulation system consists of two suction intake pipes, two pumps, two pressure distribution
pipes, two inlets and one outlet. The two pumps and intakes operate independently of each other and are
designed for redundancy. The intake pipes are 6 inches and 8 inches in diameter. The pond water
discharges to the bay through an outlet pipe that is 18 inches in diameter with an invert at 10 feet above
MLLW. Designed flow for each of the two pumps that make up the heart of pond circulatory system are
1,000 and 500 gallons per minute (gpm). Daily tidal elevations in the bay range from 0 feet to about
10 feet on average. The Mean Higher High Water (MHHW) is approximately 9.9 feet while the extreme
low and high tides are approximately minus 4.5 feet and 13.5 feet, respectively. A cross section of the
pond including the various tidal elevations for the bay was drafted by ESM in 1997 and is included as
Attachment E.
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Water quality issues have historically been a problem with the pond. Multiple investigations prior to and
after the expansion document elevated temperature, low dissolved oxygen and nutrients, and the
formation of algal blooms as primary issues. Biofouling in the form of mussel and barnacle growth
within the circulation system was also identified as a problem with the pond. The. formation of algal
blooms and the associated odors appears to come from perphyton, particularly filamentous algae, which
thrives in water depths of less than 3 to 4 feet and floats to the surface during the summer months when
light and temperature are conducive to growth and when nutrients become less abundant in the water from
the bay. Historically, there have been attempts to minimize algal growth in the pond through use of
engineering upgrades in the pumping system, through chemical treatment of the pond water including
colorants and herbicides (prior to 1993), as well as through mechanical means including the use of hand
held skimmers (currently being used). The amount of money spent and number of assessments conducted
to address water quality issues shows that the pond has and continues to exhibit degraded water quality.
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File No. /0622-002-02
September 20, 2004
Page 5
GEoENGINEER~
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File No. /0622-002-02
September 20. 2004
Page 6
GEoENGINEER~
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The pond circulation system currently serves four primary functions. It maintains pond water level for a
scenic amenity, it reduces the water temperature by continuously adding water directly from the bay, it
maintains levels of salinity that are more consistent with conditions in the bay, and it introduces dissolved
oxygen and nutrients that are more consistent with conditions in the bay. Without the circulation system
the water levels would drop to an unknown level where storm water runoff from the surrounding basin and
high tides above the outfall invert would be the primary inputs of water into the pond. Losses in pond
water would be driven primarily by evaporation. Water temperatures would increase significantly and
result in a drop in dissolved oxygen, especially during the summer. Input of nutrients from the bay would
be cut off and levels in salinity would be significantly elevated. The combination of loss of water and
significant reductions in water quality would result in a loss of all marine life currently existing in the
pond.
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HABITAT
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The upland areas surrounding the pond in the 1960s and 70s were initially comprised-of mowed lawns
and flower beds. The modem day pond continues to be surrounded by mowed lawns and ornamental and
native shrubs and trees. The edge of the pond where the water meets the upland is devoid of any
nearshore vegetation and is comprised of rock/gravel, dirt/bark, and mowed lawn. There are also several
existing concrete bulkheads and pilings which comprise the existing foundation for The Inn at Port
Ludlow and future townhomes to be located on the pond. Several mitigation elements from the 1993
shoreline permit were identified to enhance pond habitat but to date have not been self-sustaining. These
included improving water quality for fish and for promoting the growth of eelgrass in the pond. Another
element of the mitigation was to plant low growing plants, shrubs, and trees along the fringe area around
the pond. Currently the pond has no naturally occurring nearshore vegetation including submerged or
emergent vegetation and is absent of any upland fringe vegetation.
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As discussed above, the pond experiences considerable algae growth at times. The problematic algae is
primarily filamentous. Small clams, mussels and barnacles also grow within the intake structures as well
as on substrate along the bottom of the pond. Insects most likely breed in and utilize the pond while
providing food for swallows as well as small insectivorous fish within the pond. WOFW noted that the
elevation of the discharge pipe (between the pond and the bay) may allow access to marine fish at tides
10 feet or more above MLLW. The circulatory system, even with a fish screen, also most likely pulls
some marine organisms into the pond. There is currently no specific documentation as to species
diversity or size of the fish population(s) in the pond. American widgeon, bufflehead, and killdeer are
known to utilize the pond for loafing and for feeding while American mallard, pintail, lesser scaup, and
merganser have been reported on the pond. A variety of passerines and other species of upland birds are
reported to utilize the habitat around and in the vicinity of the pond. Mammals including rodents,
possum, raccoon, skunk, coyotes, and foxes are also expected to occur in the vicinity of the pond and
surrounding area during times of the year.
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Habitat mitigation requirements associated with the post-1993 development as well as the proposed
expansion to the existing resort under the revised zoning ordinance have been addressed, in part, through
completion of the Port Ludlow Resort Landscaping Plan. The vegetation plan details the landscaping
mitigation that will be implemented at specific locations within and adjacent to the pond. The
enhancement efforts outlined in this plan involve the introduction of upland vegetation and the installation
of aquatic plants along the southern fringe as well as directly within the pond. Upland vegetation will be
planted to enhance the current lack of small mammal and bird habitat primarily along the southern and
western ends of the pond. Vegetation introduced in these areas will also be designed to provide passive
stormwater treatment for runoff from adjacent roads and lawns as well as to buffer these areas from
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human disturbance. Aquatic vegetation will be introduced in the shallow areas of the south end of the
pond and will provide several enhancements to pond water quality and habitat including: reducing the
potential for erosion within the pond; improving habitat quality and expanding habitat diversity; reducing
nutrient loading and increasing dissolved oxygen; providing shading and reducing temperature; and
resisting the growth of invasive (non-native) species. The overall objective of the vegetation plan is to
design, install, and maintain landscape features in a manner that balances the mitigation elements
described above with the aesthetic enjoyment for residents and guests of the resort.
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CONCLUSIONS
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The Port Ludlow area has been and continues to be influenced by man-made activities. Original use of
the site as an industrial mill facility and associated housing development and then as a managed
recreational resort and development community is commensurate with the artificial nature of the pond.
Evidence indicates that the pond was artificially created in the nearshore area and historically managed to
support mill operations including log washing and storage, effluent holding, and storm water retention
and detention. The photographic history presented in this assessment supports the uses and development
of the pond and surrounding area since the late 1800s. This information also supports the various changes
in the location, size, and shape of the pond as well as the historic use ofthe nearshore habitat.
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During the mill era the pond appears to have been modified several times and then completely covered by
structures including buildings, rail lines, wharfing, and piling. Modern day manipulation of the pond
including recent development and expansion as a man-made landscaping and water feature involving
filling and digging the pond in various locations along with the more recent addition of structures on,
over, and adjacent to it. Recently approved zoning amendments have introduced the possibility of filling
a majority of the pond. Water quality, surface elevation, and mitigation measures associated with the
modern-day pond have prompted the utilization of a water circulation system to maintain an artificial
volume and level of water and to improve the water quality. The pond also has no naturally occurring
nearshore vegetation including submerged or emergent vegetation and is absent of any natural upland
fringe vegetation. Enhancement efforts in these areas have been identified as part of the proposed
expansion to the existing resort under the revised (1998) zoning ordinance. The current biology of the
pond appears to be a direct result of the artificially created environment, but due to a lack of naturally
occurring vegetation, does not under current conditions indicate an ability to sustain any of the
biologically related mitigation elements implemented in the 1993 shoreline permit.
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Water quality issues have also historically been a problem with the pond. Multiple investigations prior to
and after the 1994 pond expansion show elevated temperature, low dissolved oxygen and nutrients, and
the formation of algal blooms as primary issues. Historically, there have been attempts to minimize algal
growth in the pond through use of engineering upgrades in the pumping system, through chemical
treatment ofthe pond water and through mechanical means including the use of hand held skimmers. The
evidence that exists on water quality issues continues to show significantly degraded pond water quality.
The artificially created biology that currently exists in the pond is also of low quality given the
persistence of water quality issues and as a result a continuation of problems with algal blooms and an
inability to support any of the intended biological or habitat mitigation elements.
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The historical and current use of the pond as a managed and integrated feature is well documented and
defined in practice and past permitted activities. The history and artificially manipulated nature of the
pond is also not consistent with the wetland definition of the Washington Administrative Code or the
Shoreline Management Act. Moreover, the spirit and intent of shoreline and shoreland management did
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File No. 10622-002-02
September 20. 2004
Page 7
GEoENGINEER~
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File No. 10622-002-02
September 20, 2004
Page 8
GEoENGINEER~
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not contemplate inclusion of this type of man-made and artificially maintained facility under its
regulatory framework.
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GEoENGINEERS CJ
ATTACHMENT B
SHORELINE SUBSTANTIAL DEVELOPMENT PERMIT
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DEPARTMENT OF ECOLOGY CONDITIONS
Shoreline Conditional Use Permit 11993-14647 - Conditioned
Jefferson County Permit ISDP91-0l7
Pope Resources - Applicant
A public access plan shall be tendered for review and approved by
Jefferson County and Ecology for the easement on tracts A,C, and
Ml. Said plan shall detail the width and location of proposed
easement, plus document how public use will be facilitated,
including hours of availability and designated public parking,
plus visual screening from adjacent private property. Public
access launch site at marina for kayaks and other small craft
shall also be described in this plan.
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,
JEFFERSON COUNTY
SHORELINE SUBSTANTIAL DEVELOPMENT PERMIT
WASHINGTON STATE SHORELINE MANAGEMENT ACT (RCW SO.58)
PERMITTEE: pope Resources
DATE ISSUED: May 11, 1993
TYPE OF ACTION: General
TYPE OF USE: Primary, Secondary, Conditional
CASE NUMBER: SDP91-017
APPLICATION DATE: August 7, 1991
PROPOSAL:
A residential, commercial,
of the following:
* A 36-room hotel;
* 5 detached single family residences and 53 attached single family
residences in 14 multi-unit structures;
* Roadways and 367 parking spaces;
* utilities~ including water, electrical power, and sanitary sewer;
* 500 cubic yards of rip rap shore defenseworksj
* Marina modifications including a new manager's building, new
restrooms and laundry, new fuel and propane tanks located between
the marina and the pond, and removal of an existing boat launch;
* Landscaping and recreational amenities including construction of
vegetated artificial dunes on the.southerly portion of the spit,
trails and a.pedestrian bridge, outdoor sport courts, and expansion
of the existing pond; .
.* . Approximately 45,000 cubic yards of
filling including 25,000 cubic yards for
* Temporary and permanent soil erosion
management system;
* Directional and informational signs;
* outdoor lighting; and
* 10.5 acres of undeveloped open space.
and recreational development consisting
excavation, grading and
pond expans ion; .
control and storm water
The Inn would bea.three-story, wood frame structure that would
include a manager's.:r'esidence. Its maximum height would be 52 feet.
It would have ~ foot print of 11,345. square feet and total square
footage of 34,171 square feet. Its design would include the
following fire and life safety features: quick-response sprinkler
heads; automatic alarm notice to Fire District #3; tamper
prot~ction for the automatic sprinkler. system; hose cabinets at
each floor; diesel generator back-up power source; an indicator
panel for all building safety systems; . smoke detectio~ on HVAC
systems; a stairwell to the roof; and a wet-sprinkler in the
covered drive-through. The proponent also proposes planning and
staff training in order to enable rapid respond to emergencies.
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Shoreline substantial Development Permit
SDP91-017
, Pope Resources
The existing man-made pond covering 1.4 acres \Jould be enlarged to
2.2 acres. A pump would supply with \Jater from Ludlow Bay in order
to maintain a constant salinity. .. .
A new 800 square foot marina manager's office would be constructed
midway between the existing office and the Jnn site. "The existing
office would be demolished and replaced with new restrooms and
laundry facilities on the same site.
The existing underground fuel and propane tanks-would be removed
and new tanks would be lo~ated adjacent to the manager's office in
a containment bunker.
Exterior lighting fixtures would employ hoods, shades, or other
techniques to direct illumination onto the immediate area where it
is needed. Light standards in parking areas would not exceed 10
feet in height. Light fixtures along pedestrian walkways would not
exceed 4 feet in height. No colored lights would be used except for
holiday occasions.
utilities would be installed underground.
LEGAL DESCRIPTION:
The proposal site comprises 17.5 acres adjacent to the existing
marina and resort at Port Ludlow and is described as portions of
Government Lots 1 and 2 in section 16, Township 28 North, Range 1
. 'East, "W.M.
WATERBODY AND/OR ASSOCIATED WETLANDS: Port Ludlow Bay
SHORELINE OF STATE-WIDE SIGNIFICANCE: No
SHORELINE DESIGNATION: Urban
J
CONDITIONS: Development pursuant to this permit shall be
undertaken subject to the applicable' policies and performance
standards of the Jefferson-Port Townsend Shoreline Management
Master Program and the following conditions:
1. A detailed erosion and sedimentation control plan using the
best management practices set forth in the Washington
Department of Ecology's storm Water Manual for the puaet Sound
Basin shall be prepared in conjunction with final site design
and a construction phasing schedule.' Grading on the proje~t
site shall not begin until the er~sion control plan has been
approved by the Director of the Jefferson county Department
of Public Works or his designee. The objectives of said plan
are to (a) control dust and mud and stabilize the construction '
,area including entrances and roadways; (b) prevent surface
, 2
During construction, to the extent practicable, existing
vegetation shall be maintained on those portions of the site
planned as permanent open space. only during the course of
utility installation or revegetation/landscaping shall
disturbance occur.
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Shoreline Substantial Development Permit
SDP91-017
. Pope Resources
water runoff from eroding areas to becle~red and graded; (c)
prevent sedimentation from entering the waters of Port Ludlow
Bay. Erosion control techniques may include, but are not
limited to, piped slope drains, subsurface drains,
hydroseeding, surface roughening, interceptor dikes and berms,
check dams, swales, gradient terraces, rip-rap, gravel filter
berms, storm drain' inlet and outlet protection, and filter
(silt) fences. A maintenance program shall be implemented
during the course of construction to insure the proper and
effective functioning of erosion and sedimentation control
features. Inspection of erosion control features shall be
conducted daily.
Soil disturbance associated .with major grading activities
shall conform to the guidelines and timing restrictions set
forth in the Washington state Department of Ecology storm.
Water Manaqernent Manual (current edition). Prior to final plat
approval and prior to any clearing and grading on the site,
the proponent shall submit a construction phasing plan to the
Jefferson County Public Works Department for review and
approval. The plan shall specify how the proponent proposes
to achieve the goals of this mitigation measure. .
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Grading stockp~les shall be located on the uphill side of
excavation areas to act as runoff diversions. Any large
stockpiles shall be shaped and covered or seeded.
soil, sediment, water, or debris generated during pond
enlargement shall be confined to specific areas on the site
as identified on the erosion control plan. Dredged pond
material and other site material unsuitable for project fill
shall be disposed of at a location approved by the Director
of the Jeffer~on County Department of Public Works.
Following construction, all cleared and graded areas shall be
permanently revegetated according to an overall landscape
plan. Revegetation shall be completed as soon as practicable
after grading and construction is. complete.
Dunes proposed for the Inn area shall be stabilized through
the use of vegetation and underlying foundations so as to
minimize sand and soil redistributiori during storm events.
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Shoreline substantial Development Permit
SDP91-017
pope Resources
,.
The proponent. shall designate a qualified, trained, and
expe:r;ienced individual or firm who shall ensure that (a)'
eros~on control. devices are correctly installed; (b)
inspection and maintenance schedules are regularly kept; (c)
corrective actions are employed in the event erosion control
measures fail to perform effectively and (d) reports and
inspections are coordinated with the" Jefferson county
Department of Public Works.
A complete geotechnic~l investigation shall be undertaken on
slopes steeper than 15% where buildings or infrastructure are
proposed. Particular attention will be paid to possibilities
of earthquake-induced subsidence or liquefaction. structures'
shall be designed, engineered, and constructed in conformance
with the Uniform Building code, other adopted standards
pertaining to landslide and seismic hazard protection, and
specific construction practices recommended by the
geotechnical consultant. The consultant shall be a qualified
professional selected and paid by the project proponent. No
construction of buildings, or installation of infrastructure
on slopes steeper than 15% shall take place .prior to
completion of the geotechnical investigation. .
A permanent storInwater drainage system shall be installed, the
'design and construction of which shall be to the satisfaction
of the Department of Public .Works. system components. shall
include graSS-lined swales, oil/water separators, and a
detention pond to manage both water quantity and quality.
.../ 1.1. The project's stormwater management system shall be
incorporated into the ongoing Port Ludlow Bay "Water Quality
Monitoring Program - Nonpoint Sources".
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9.
./
10.
v 12. A maintenance program shall be developed for oil/water
separators and biofilters and approved by the Jefferson county
Department of Publici Works. .
../ 13. Eelgrass (zostra marina) shall be planted in the eastern
sector of the pond to prevent the growth of sea lettuce
(Ulva) .
/ 14. During construction, water levels in the on-site pond shall
be lowered and sediment removed .therefrom prior to the
discharge of water into the Bay.
~ 15. Two pumps shall be installed in the pond for redundancy in
case of failUre and to improve flexibility for periodic
4:
Shoreline substantial Development Permit
SDP91-017
pope Resources
maintenance.' A standby mobile power generator shall be
provided in the event of power outages.
.J ~6. The maintenance schedule for the pond shall avoid pump
shutdown during warmer ~eather, thereby lessening stagnation
. of' water and related water quality problems. ' .
~ 17. Final infrastructure design shall minimize impervious cover
and stormwater runoff through the use of gravel surfaces as
permitted by the Department of Public Works'.
./ 18. Drainage lines shall be installed behind retaining and/or
basement walls, and around building footings to prevent build-
. up of hydrostatic pressure and to intercept ground and surface
water.
.... 1.9. Groundwater seepage encountered during construction in 'upland
areas shall be directed by sloping excavations to shallow sump
pits. Any collected water shall be discharged to the
construction-phase stormwater control system.
Portions of structures subject to periodic tidal inundation
shall be sited and constructed in' compliance with Jefferson
County's "Flood Plain Management Ordinance No. 1-89."
"
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20.
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21. Landscape design and planting materials for the perimeter of
., the pond shall minimize the need for herbicide application.
Native plant ma-terials shall be utilized to the maximum extent'
throughout the entire proj ect site to reduce the use of
fertilizers, pesticides, and herbicides. When the application
\~.of such chemicals is necessary, they shall only be applied by
~~ state-~icensed.personnel.
J 22. Buffers of grasses, low. growing plants, shrubs, and .trees
shall be planted along the shoreline and around the pond,
providing habitat, water quality enhancement, and protection
from human disturbance. .
j 23. Primary landscape materials planted on the site shall be those
'native trees, shrubs, grasses, and herbaceous cover which
provide food and cover for wildlife, for example, Douglas
firs, We~tern red cedars, vine maples, wax myrtles, and wild
strawberries.
. .
~ 24. Enlargement of the existing pond shall make prov1s1ons for
improved aeration and circulation to discourage algae growth,
maintain consistent water quality, and improve its value as
fish habitat.
5
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Shoreline Substantial Development Pe~it
SDP91-017
Pope Resources
J 25. Interpretive signs shall be installed at pertinent points
throughout the site to describe important habitat features and
wildlife. Pamphlets and brochures shall' be distributed to
residents and guests to increase awareness and respect for
wildlife which inhabit the project site. .
~ 26. Filtration shall be provided at the pump water-intake pipes
to reduce the incidental capture of fish.
v 27. The weir outlet to the pond shall be designed to prevent fish
entrapment in the pond~
" 28. The pond shall be designed to provide some shallow area along
the south shoreline, suitable for wading birds, isolated from
public access. .
../ 29. Pond shoreline length equivalent to at least 50% of the
existing shoreli~~ length shall be provided for bird loafing
area. This shoreline area must be buffered by landscape
vegetation to discourage public disturbance.
.../
30.
to reduce
materials
potential for
from previous
Excavation shall be minimized
encountering contaminated soil
development of the site.
J 31. Lead concentrations from previous testing in the vicinity of
Test pit 10 (TP-10) shall be reported to the Washington
Department of Ecology if encountered in quantities in excess
of 10 cubic yards.
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../ 32. Excavated soils at locations other than TP-10 shall be
monitored for presence of potentially hazardous materials.
..., 33. In accordance with DOE Policy #101 (Site Discovery and Release
Reporting), a qualified hazardous waste specialist shall be
contacted if more than 10 cubic yards of charcoal-like
material is encountered in order to properly assess
implications for disposal.
34. Prior to initiating excavation, a qualified hazardous waste
specialist shall orient the construction contractors and crew
regarding field identification of potentially contaminated
soil and materials.
,
...
..J 35. The proponent shall establish legally enfqrceable'
architectural design guidelines which address such. matters as
roof materials, siding, exterior colors, appurtenances, and
6
other factors that affect the overall aesthetic character of
the project site.
The proponent shall cOMply with all regulations of the state
Shoreline Management Act (RCW 90.58), RCW 217.44.040, R.CW
27.53.060 and WAC 25-489 regarding archaeological sites.
These regulations prohibit intentional disturbance of
archaeological or burial sites without prior. approval and
provide protocols for actions following discovery of such
sites.
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Shoreline Substantial Development Permit
SDP91-017
Pope Resources
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Prior to excavation, a qualified archaeologist shall orient
the construction contractors and crews in identification of
potential archaeological resources that Might be uncovered,
and how to proceed in the event of an unexpected discovery.
If cultural resources are discovered during construction, a
qualified archaeologist shall. be immediately dispatched to
systematically analyze the findings. All construction or
excavation on that portion of the project site shall
immediately cease and measures shall be taken to prevent
further disturbance prior to analysis by a qualified
archaeologist.
The following above-code fire and life safety features shall
be provided in the Inn structure: quick-response sprinkler
heads; automatic alarm notice to Fire District' #3; tamper
protection for the automatic sprinkler .system; hose cabinets
at each f~oor; diesel generator back-Up power source; an
indicator pane~ for all building safety systems; smoke
detection on HVAC systems; interior stairway to the roof; and
a wet-sprinkler in the covered drive-through.
The .proponent shall develop a plan for the Inn which
identifies applicable emergency. actions to be taken during
such unlikely events as fires or earthquakes. The staff shall
be trained in fire behavior, built-in fire and life safety
systems in the Inn structure~ and proper responses to
emergencies and safety needs of all guests.
A maintenance ,schedule for fire and life safety equipment
shall be developed. All such equipment and related systems
shall be tested at least annually in cooperation with
Jefferson county. Fire District. No.3. Records of all
maintenance and system tests shall be retained at the Inn and
copies transmitted to Jefferson County Fire District No.3.
Exit maps and instructions on emergency procedures shall be
7
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Shoreline Substantial Development ~ermit
SDP91-017
Pope Resources
installed on the insida of all guest room doors.
J 43.
A public relations videotape which
emphasizing building safety features,
guest responsibilities for safety in
shall be available in all guest rooms.
includes a prologue
exit locations, and
emergency. sit~ati~ns
~ 44. The Inn's resident manager and all other on-site staff, as a
condition of employment, should be trained in basic first aid
and CPR.
~ 45. Fundamental emergency aid equipment shall be provided at the
Inn for staff use.
46. In order to assess cumulative impacts from this project, the
proponent shall:
(a) continue the existing Water Qualitv Monitorinq Proqram
which documents nonpoint source effects on the Class A
"Extraordinary" designation of Port Ludlow Bay and it's
tributaries. Sampling shall include the water column,
sediments, and shellfish as appropriate. If monitoring
indicates that activities of the. proponent are causing
reduction in the water quality of Port Ludlow Bay below the
Class 'AA 11 Extraordinary" designation, the proponent shall
immdiately so' advise Jefferson County. The "scope of worklt
for each year's program shall.be conducted where necessary to
obtain the most meaningful scientific data. The ensuing year's
scope of work shall be approved by .;Tefferson County each
autumn. Each year's monitoring results shall pe raported to
Jefferson county by March 15 of the following year. The
proponent shall be responsible' for employing a qualified 'water
quality research firm at proponent's sole expense.
(b) Conduct a Water Resource Monitorinq Program which
documents the condition of several aquifers utilized as a
. domestic source by the proponent. Att~ntion should be focused
on static gro~dwater levels and saltwater intrusion. Should
groundwater monitoring indicate an inadequate yield to sJlPp<;>rt
development of the proponent's projects in the context of
water rights and projected water use, the pr<;>ponent shall
immediately inform the County and take.necessary action to
insure an adequate supply of potable water. This action could
include, but is not limited to, development of additional
sources, supplementation of existing sources, and/or
implementation of additional conservation measures.
If mutually agreeable, the proponent shall include Olympus
8
Shoreline substantial Development Permit
SDP91-017
Pope Resources
Beach Tracts' wells in ongoing groundwater monitoring efforts.
.t,~ ~ '1)47
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The proponent shall be responsible for employing a qualified
geohydrologist to.design, direct, and conduct said monitoring
program. The expense of said geohydrologist shall be the
proponent's. Results of the monitoring program shall be
reported to Jeffer~on County and the Washington Department or
Ecology by March 15 of each year.
(c) Conduct a Sewaqe Treatment Plant Monitorinq Program which
documents effects of the proponent's projects on'capacity of
the secondary wastewater treatment plant. Attention shall be
focused on the number of connections; effluent flow volume;
and effluent qual! ty. It is acknowledged that the sole
authority to monitor and regulate operation of the sewage
treatment plant rests with the Washington Department of
Ecology. Nothing in this condition is intended to supersede
or conflict with requirements of the proponent's National
Pollution Discharge Elimination system (NPDES) Permit No. WA-
002120-2 issued pursuant to the Federal Clean Water Act and
companion statutes. If any function or value monitored by the
NPDES permit is exceeded, notice shall be provided to
Jefferson County concurrently with notice to the Washington
Department of Ecology. Results of the monitoring contained in
this condition shall be transmitted to Jefferson County and
the Washington Department of Ecology by March 15 of each year.
The riprap shore defense work shall be constructed in
substantial alignment with the ordinary high water mark.
Design of the fuel and propane tanks shall be approved by the
Chief of Fire District No.3.
The deed to the homeowners association from Pope Resources of
Tracts A, C, and M-1 shall be subject to' an easement in favor
of the general public for access, use, and enjoyment for the
life of the project. The association will retain theright~o
reasonably regulate those common areas by establishing rules
and regulations" such as those to protect lanscaping, regulate
noise, prevent nuisances.
Informational and directional signs shall clearly indicate the
location of public access areas. .
The proponent shall provide near "the marina loading area an
access area and stairway to facilitate launching of small
watercraft such as dinghies, canoes, and kayaks.
9
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Shoreline Substantial Development Permit
SDP91-017
pope Resources
NOTICE: .
1. This permit may be rescinded by the Jefferson 'county Board of
Commissioners or the Washingto!l State Shorelines Hearings
Board upon'the finding the permittee has not complied with the
conditions he~ein, pursuant to RCW 90.58.140(8).
2. The p~rmittee is liable for all damages to public and private
property arising. from violation, of any. provisions of the
permit hereby granted, including the cost .of restoring the
affected area to its condition prior to violation and possible
court costs that may ensure from violation, pursuant to RCW
90.58.230.
3. Construction pursuant to this permit will not begin nor is to
authorized until thirty (30) days from the date of filing as
defined in RCW 90.58. 140(6) and WAC 173-14-090, or until all
review proceedings initiated within thirty days from the date
of such filing have terminated, except as provided in RCW
90.58.140(5.a-c). Construction or substantial progress toward
construction of the permitted development shall begin within
two (2) years from the date of this permit and completion of
the permitted development shall be accomplished within five
(5) years from the date of this permit.
4. Nothing in this permit shall excuse the permittee from
compl ing with any other ~ederal, state, or local statutes,
~nan s, oJ; regulations applicable to this project, but
consisten ith R W 9 .5
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Shoreline Substantial Development Permit
SDP9.1-017
Pope Resources
THIS SECTION IS
CONDITIONAL USE
FOR DEPARTMENT OF ECOLOGY
PERMIT ORA VARIANCE. .
/11 a V
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Date received by the Department:
Approved:
"f
Denied
USE ONLY IN REGARD TO A
2,() \~3
This conditional use permit/ovCL"- .i.s\IP~'" is approved/u....Jl.i.~d by the
Department pursuant to Chap~er 90.58 RCW. Development shall be
under~aken pursuant to the following additional terms and
conditions: ~~ ~"lTPr<!. H~ 'Le'1'7C~.
C:\SDP\SDP91017.Per
11
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Date
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GEoENGINEERS Q
ATTACHMENTC
DRAINAGE BASINS
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ATTACHMENT E
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APPENDIX J
Resort Parking
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APPENDIX J
RESORT PARKING
The proposed Resort Plan Revision will result in the need for additional parking for the
commercial facilities, especially in the vicinity of the shoreline above the Marina.
A description of the proposed parking lot facilities proposed in Alternative 1-2003 Resort Plan
Revision and Alternative 4-Response to Comments is as follows:
Jefferson County Parking Standards
Number of Stalls. As stated in the Draft SEIS, parking requirements for the commercial uses
along the shoreline are specified in the Jefferson County Unified Development Code (Section 6.10,
Table 6-2). Per the Code, 320 stalls are required for Alternative 1, and 300 stalls for Alternative 4.
Alternative 1 and 4 provide 387 stalls, thus accommodating all required stalls and leaving
additional stalls for guest, overflow, and visitor parking. A valet service for the restaurant and
possible use of golf carts for Marina users may also be employed to facilitate parking in the upper
lots during periods of peak use. Although the applicant currently has an agreement with the
. Ludlow Maintenance Commission (LMC) for use of certain spaces for overflow parking; these
spaces have not been counted as part of the 387 spaces provided.
A breakdown of the number of parking stalls required and provided is shown inTable J-1.
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Parking Lot Location and Function. Alternatives 1 and 4 locate parking both adjacent to the
commercial facilities in a "lower" and "immediate upper" lot, as well as in a series of "upper"
lots along the north side of Heron Road. These lots are identified on Figure J-l, Parking Layout
Plan.
Alternatives 1 and 4 include expanded parking, as well as more accessible parking for the
proposed commercial facilities (the relocated Harbormaster restaurant, recreation building,
Marina services, and the expanded Marina). Parking at the west end of Ludlow Bay Village will
be reconfigured, expanded, and more actively managed.
The reconfigured "lower" lot, which is situated immediately upland from the restaurant and
recreation building, is intended to serve the commercial facilities and provide some of the
required parking for the Marina. A total of 119 spaces will be provided in the "lower" parking
lot. The 119 spaces include the 61 stalls required for the restaurant, recreation center, Marina
store, dockmaster office, meeting rooms and kayak float, and 56 of the 190 stalls required for the
Marina. The 119 spaces also include 16, 1- or 2-hour stalls available in the vicinity for Marina
loading/unloading closer to the shoreline - seven such spaces will be located in front of the
restaurant, and nine east of the restaurant near the artificial lagoon.
The "immediate upper lot" will provide an additional 50 parking stalls for the Marina. This lot
will be connected to the "lower" lot by both walkways and an elevator.
The expanded "upper" parking lots along the north side of Heron Road will accommodate 163
vehicles. These lots will be used for the remainder ofthe Marina parking (84 stalls required),
townhome guest, and overflow parking and visitors using the shoreline open space. All Resort
employees would also be required to use the upper lots during the peak season. If it is found that
parking for the restaurant is a problem during peak use time of the summer season (i.e., late
afternoon, early evening), the restaurant will provide valet parking in order to park more cars in
the upper lot. Golf carts may also be available for Marina users to shuttle equipment and
supplies from the upper parking lot to the Marina.
Additional Parking Standards
The Jefferson County parking requirements identified in Table J-l were also checked against
peak parking demand values provided by the ITE Parkin$! Generation manual to ensure that the
required parking supply will be adequate to handle peak demand for the proposed uses.
Furthermore, the Urban Land Institute (ULI) Shared Parking guidelines were also reviewed for
the times of day when peak demand typically occurs.
Seven different uses all generating a demand for parking are shown in Table J-2 (excluding the
guest and overflow use). For these uses, the Parkinf< Generation manual provides peak demand
rates and information for Marinas, restaurants, retail, and office uses. No information is available
for kayak floats or meeting rooms, so the 10 stalls noted in the above table for the kayak floats are
used as a default. Peak demand for the meeting room is assessed at the same rate as the restaurant
space (i.e., the square footage of the meeting room is compared to the restaurant square
footage/seating space and converted accordingly). Furthermore, the recreation center is a
restricted accessory use facility for Ludlow Bay Village townhome owners/guests and Marina
3
tenants/guests. Thus, parking requirements for a public recreation center are not applicable for
this use and the two stalls provided will also be used as a default.
The following weekday and Saturday peak demand parking rates were noted in the Parking
Generation manual along with the corresponding peak parking demand.
Table J-2
Ty ical Peak Parkin Demand Re uirements
Weekda
Use Peak rate Peak demand
Restaurant (90 seats) 0.50/seat 45 stalls
Recreation Center N.A.(I) 2 stalls
Marina Store (1500 SF) 2.65/1000 SF 4 stalls
Dockmaster Office (900 SF) 2.84/1000 SF 3 stalls
Meetin Rooms (4100 SF) N.A.(3) 37 stalls
Marina (380 sli s) 0.27/sli 103 stalls
Ka ak Float 10 stalls
Total 204 stalls
(1) - Not applicable; peak demand assumed to equal amount provided.
(2) - Saturday rate not provided for office use; weekday rate used.
(3) - Not available; demand estimated based on restaurant square footage/seating.
Saturda
Peak rate Peak demand
0.43/seat 39 stalls
N.A.(l) 2 stalls
2.97/1000 SF 5 stalls
N.A. 3 stalls (2)
N.A.(3) 32 stalls
0.35 133 stalls
10 stalls
224 stalls
The Urban Land Institute (ULI) Shared Parking guidelines provide data with respect to the
representative hourly parking accumulation by percentage of peak demand. Peak parking demand
occurs at different times of days for various uses. For example, office use has its highest demand
around 10 a.m. until 2 p.m., with limited demand between 7 p.m. and 7 a.m. Retail use usually
has its highest parking demand from around noon until 5 p.m., and restaurant use has its highest
demand around 6 p.m. until 10 p.m. The total peak weekday and Saturday parking demand shown
Table J-2 assumes that all the uses peak concurrently, rather than at different times through the
day. Even with the conservative assumption that all uses peak concurrently, the amount of
parking that is proposed and provided under County code exceeds the peak demand.
Based on the above analysis and the assumptions noted, the parking supply as proposed is
adequate to serve the anticipated demand and includes a significant contingency. Furthermore, the
analyses reflect independent parking demand for all of the uses, when some of the users of the
Marina could also patronize the restaurant or retail space, etc. No downward adjustments in the
parking demand were made to reflect this overlap in order to be conservative and provide a
worst-case scenario.
4
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Project Area
The Resort complex is surrounded by residential portions of the larger Port Ludlow MPR to the
north and west and is bordered by Port Ludlow Bay on the south and east. Immediately west of
the Resort complex, properties around the inner portion of Port Ludlow Bay are occupied by
single-family homes and condominiums. Properties further upland are situated atop the hill and
are occupied by single-family homes. The majority of the Resort complex is separated from
surrounding single-family development by Oak Bay Road.
Properties immediately west of the Marina lie within a designated "Single-Family" area and are
occupied by four single-family dwellings. These properties access Oak Bay Road via Scott
Court, and for purposes of this discussion are referred to as the "Scott Court Properties." A
four-slip dock serves these residential lots. This dock, known as the "Scott Dock," is located
approximately 150 feet from shore, approximately 300 feet west of the Port Ludlow Marina C-
and D-Docks.
Within the inner portion of the Bay, the number of existing private docks is small; these docks
are generally located on the southwestern shore of the Bay. The Meydenbauer Bay Yacht Club
uses four dock slips at the west end of Port Ludlow Bay, as well as rafting boats together and
anchoring boats in the Bay, as a satellite club facility.
Land Use Regulations
Current land use regulations pertaining to Port Ludlow stem from the 1998 Jefferson County
Comprehensive Plan, designating Port Ludlow a Master Planned Resort (MPR), and the 2000
Port Ludlow Development Agreement. Jefferson County Ordinance Number 08-1004-99,
adopted in October 1999, establishes the Port Ludlow Development Regulations consistent with
the MPR designation established in the Comprehensive Plan.
Under Ordinance No. 08-1004-99, the Port Ludlow MPR is divided into several zoning districts,
one of which is the "Resort Complex/Community Facilities (RC/CF) Zone~.,._" The requirements
of the RC/CF zone are contained in Section 3.40 of Ordinance No. 08-1004-99. -The purpose of
this zone is to provide amenities and services associated with a Resort and the surrounding
community and to support existing residential uses. Uses allowed in this zone .....recognize the
recreational nature of the Resort and include the existing and planned Resort complex, as well
as liinited pennanent residential uses, and non-resort community facilities including a beach
club and Kehele Park.:" (Section 3.401 ).
Section 3.402 describes the permitted and conditional uses allowed in the RC/CF zone. A
variety of conference facilities, lodging, recreational facilities and multi-family and single family
residential structures (10 units/acre density) are allowed. Heig.ht, bulk and dimensional
requirements for Resort Uses are identified in Sections 3.404 and 3.405. Some comments
received on the Draft SEIS were concerned with the application of these bulk standards to uses
other than those anticipated in the 1999 Resort Plan. Issues related to application of the MPR
Regulations will be addressed in the Department of Community Development staff report
prepared for this proiect.
The Port Ludlow land use designations are shown in Figure 13H.
Port Ludlow MPR Resort Plan
Final SEIS
3-44
May 2005
~
Port Ludlow MPR Resort Plan
Final SEIS
3-44
May 2005
~
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Project Area
The Resort complex 'is surrounded by residential portions of the larger Port Ludlow MPR to the
north and west and is bordered by Port Ludlow Bay on the south and east. Immediately west of
the Resort complex, properties around the inner portion of Port Ludlow Bay are occupied by
single-family homes and condominiums. Properties further upland are situated atop the hill and
are occupied by single-family homes. The majority of the Resort complex is separated from
surrounding single-family development by Oak Bay Road.
Properties immediately west of the Marina lie within a designated "Single-Family" area and are
occupied by four single-family dwellings. These properties access Oak Bay Road via Scott
Court, and for purposes of this discussion are referred to as the "Scott Court Properties." A
four-slip dock serves these residential lots. This dock, known as the "Scott Dock," is located
approximately 150 feet from shore, approximately 300 feet west of the Port Ludlow Marina C-
and D-Docks.
Within the inner portion of the Bay, the number of existing private docks is small; these docks
are generally located on the southwestern shore of the Bay. The Meydenbauer Bay Yacht Club
uses four dock slips at the west end of Port Ludlow Bay, as well as rafting boats together and
anchoring boats in the Bay, as a satellite club facility.
Land Use Regulations
Current land use regulations pertaining to Port Ludlow stem from the 1998 Jefferson County
Comprehensive Plan, designating Port Ludlow a Master Planned Resort (MPR), and the 2000
Port Ludlow Development Agreement. Jefferson County Ordinance Number 08-1004-99,
adopted in October 1999, establishes the Port Ludlow Development Regulations consistent with
the MPR designation established in the Comprehensive Plan.
Under Ordinance No. 08-1004-99, the Port Ludlow MPR is divided into several zoning districts,
one of which is the "Resort Complex/Community Facilities (RC/CF) Zone.::=_" The requirements
of the RC/CF zone are contained in Section 3.40 of Ordinance No. 08-1004-99. -The purpose of
this zone is to provide amenities and services associated with a Resort and the surrounding
community and to support existing residential uses. Uses allowed in this zone "...recognize the
recreational nature of the Resort and include the existing and planned Resort complex, as well
as limited pennanent residential uses, and non-resort community facilities including a beach
club and Kehele Park:" (Section 3.401 ).
Section 3.402 describes the perntitted and conditional uses allowed in the RC/CF zone. A
variety of conference facilities, lodging, recreational facilities and multi-family and single family
residential structures (10 units/acre density) are allowed. Height, bulk and dimensional
requirements for Resort Uses are identified in Sections 3.404 and 3.405. Some comments
received on the Draft SEIS were concerned with the application of these bulk standards to uses
other than those anticipated in the 1999 Resort Plan. Issues related to application of the MPR
Rel!ulations wjlJ be addressed in the Department of Community Development staff report
prepared for this proiect.
The Port Ludlow land use designations are shown in Figure 134-+.
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Project Area
The Resort complex is surrounded by residential portions of the larger Port Ludlow MPR to the
north and west and is bordered by Port Ludlow Bay on the south and east. Immediately west of
the Resort complex, properties around the inner portion of Port Ludlow Bay are occupied by
single-family homes and condominiums. Properties furtherupland are situated atop the hill and
are occupied by single-family homes. The majority of the Resort complex is separated from
surrounding single-family development by Oak Bay Road.
Properties immediately west of the Marina lie within a designated "Single-Family" area and are
occupied by four single-family dwellings. These properties access Oak Bay Road via Scott
Court, and for purposes of this discussion are referred to as the "Scott Court Properties." A
four-slip dock serves these residential lots. This dock, known as the "Scott Dock," is located
approximately 150 feet from shore, approximately 300 feet west of the Port Ludlow Marina C-
and D-Docks.
Within the inner portion of the Bay, the number of existing private docks is small; these docks
are generally located on the southwestern shore of the Bay. The Meydenbauer Bay Yacht Club
uses four dock slips at the west end of Port Ludlow Bay, as well as rafting boats together and
anchoring boats in the Bay, as a satellite club facility.
Land Use Regulations
Current land use regulations pertaining to Port Ludlow stem from the 1998 Jefferson County
Comprehensive Plan, designating Port Ludlow a Master Planned Resort (MPR), and the 2000
Port Ludlow Development Agreement. Jefferson County Ordinance Number 08-1004-99,
adopted in October 1999, establishes the Port Ludlow Development Regulations consistent with
the MPR designation established in the Comprehensive Plan.
Under Ordinance No. 08-1004-99, the Port Ludlow MPR is divided into several zoning districts,
one of which is the "Resort Complex/Community Facilities (RC/CF) Zone.:."O_" The requirements
of the RC/CF zone are contained in Section 3.40 of Ordinance No. 08-1004-99. -The purpose of
this zone is to provide amenities and services associated with a Resort and the surrounding
community and to support existing residential uses. Uses allowed in this zone "...recognize the
recreational nature of the Resort and include the existing and planned Resort complex, as well
as limited permanent residential uses, and non-resort community facilities including a beach
club and Kehele Park/' (Section 3.401 ).
Section 3.402 describes the permitted and conditional uses allowed in the RC/CF zone. A
variety of conference facilities, lodging, recreational facilities and multi-family and single family
residential structures (10 units/acre density) are allowed. Height, bulk and dimensional
requirements for Resort Uses are identified in Sections 3.404 and 3.405. Some comments
received on the Draft SEIS were concerned with the application of these bulk standards to uses
other than those anticipated in the 1999 Resort Plan. Issues related to application of the MPR
Regulations will be addressed in the Department of Community Development staff report
prepared for this proiect.
The Port Ludlow land use designations are shown in Figure 13#.
Port Ludlow MPR Resort Plan
Final SfIS
3-44
May 2005
~
Project Area
The Resort complex is surrounded by residential portions of the larger Port Ludlow MPR to the
north and west and is bordered by Port Ludlow Bay on the south and east. Immediately west of
the Resort complex, properties around the inner portion of Port Ludlow Bay are occupied by
single-family homes and condominiums. Properties further upland are situated atop the hill and
are occupied by single-family homes. The majority of the Resort complex is separated from
surrounding single-family development by Oak Bay Road.
Properties immediately west of the Marina lie within a designated "Single-Family" area and are
occupied by four single-family dwellings. These properties access Oak Bay Road via Scott
Court, and for purposes of this discussion are referred to as the "Scott Court Properties." A
four-slip dock serves these residential lots. This dock, known as the "Scott Dock," is located
approximately 150 feet from shore, approximately 300 feet west of the Port Ludlow Marina C-
and D-Docks.
Within the inner portion of the Bay, the number of existing private docks is small; these docks
are generally located on the southwestern shore of the Bay. The Meydenbauer Bay Yacht Club
uses four dock slips at the west end of Port Ludlow Bay, as well as rafting boats together and
anchoring boats in the Bay, as a satellite club facility.
Land Use Regulations
Current land use regulations pertaining to Port Ludlow stem from the 1998 Jefferson County
Comprehensive Plan, designating Port Ludlow a Master Planned Resort (MPR), and the 2000
Port Ludlow Development Agreement. Jefferson County Ordinance Number 08-1004-99,
adopted in October 1999, establishes the Port Ludlow Development Regulations consistent with
the MPR designation established in the Comprehensive Plan.
Under Ordinance No. 08-1004-99, the Port Ludlow MPR is divided into several zoning districts,
one of which is the "Resort Complex/Community Facilities (RC/CF) Zone:.":_" The requirements
of the RC/CF zone are contained in Section 3.40 of Ordinance No. 08-1004-99. -The purpose of
this zone is to provide amenities and services associated with a Resort and the surrounding
community and to support existing residential uses. Uses allowed in this zone "...recognize the
recreational nature of the Resort and include the existing and planned Resort complex, as well
as limited permanent residential uses, and non-resort community facilities including a beach
club and Kehele Park":" (Section 3.401 ).
Section 3.402 describes the permitted and conditional uses allowed in the RC/CF zone. A
variety of conference facilities, lodging, recreational facilities and multi-family and single family
residential structures (10 units/acre density) are allowed. Height, bulk and dimensional
requirements for Resort Uses are identified in Sections 3.404 and 3.405. Some comments
received on the Draft SEIS were concerned with the application of these bulk standards to uses
other than those anticipated in the 1999 Resort Plan. Issues related to application of the MPR
Regulations will be addressed in the Department of Community Development staff report
prepared for this proiect.
The Port Ludlow land use designations are shown in Figure 13H.
Port Ludlow MPR Resort Plan
Final SEIS
3-44
May 2005
~
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Project Area
The Resort complex is surrounded by residential portions of the larger Port Ludlow MPR to the
north and west and is bordered by Port Ludlow Bay on the south and east. Immediately west of
the Resort complex, properties around the inner portion of Port Ludlow Bay are occupied by
single-family homes and condominiums. Properties further upland are situated atop the hill and
are occupied by single-family homes. The majority of the Resort complex is separated from
surrounding single-family development by Oak Bay Road.
Properties immediately west of the Marina lie within a designated "Single-Family" area and are
occupied by four single-family dwellings. These properties access Oak Bay Road via Scott
Court, and for purposes of this discussion are referred to as the "Scott Court Properties." A
four-slip dock serves these residential lots. This dock, known as the "Scott Dock," is located
approximately 150 feet from shore, approximately 300 feet west of the Port Ludlow Marina C-
and D-Docks.
Within the inner portion of the Bay, the number of existing private docks is small; these docks
are generally located on the southwestern shore of the Bay. The Meydenbauer Bay Yacht Club
uses four dock slips at the west end of Port Ludlow Bay, as well as rafting boats together and
anchoring boats in the Bay, as a satellite club facility.
Land Use Regulations
Current land use regulations pertaining to Port Ludlow stem from the 1998 Jefferson County
Comprehensive Plan, designating Port Ludlow a Master Planned Resort (MPR), and the 2000
Port Ludlow Development Agreement. Jefferson County Ordinance Number 08-1004-99,
adopted in October 1999, establishes the Port Ludlow Development Regulations consistent with
the MPR designation established in the Comprehensive Plan.
Under Ordinance No. 08-1004-99, the Port Ludlow MPR is divided into several zoning districts,
one of which is the "Resort Complex/Community Facilities (RC/CF) Zone.:.":"_" The requirements
of the RC/CF zone are contained in Section 3.40 of Ordinance No. 08-1004-99. -The purpose of
this zone is to provide amenities and services associated with a Resort and the surrounding
community and to support existing residential uses. Uses allowed in this zone "...recognize the
recreational nature of the Resort and include the existing and planned Resort complex, as well
as limited pennanent residential uses, and non-resort community facilities including a beach
club and Kehele Park.:" (Section 3.401 ).
Section 3.402 describes the permitted and conditional uses allowed in the RC/CF zone. A
variety of conference facilities, lodging, recreational facilities and multi-family and single family
residential structures (10 units/acre density) are a1lowed. Height, bulk and dimensional
requirements for Resort Uses are identified in Sections 3.404 and 3.405. Some comments
received on the Draft SEIS were concerned with the application of these bulk standards to uses
other than those anticipated in the 1999 Resort Plan. Issues related to application of the MPR
Regulations will be addressed in the Department of Community Development staff report
prepared for this proiect.
The Port Ludlow land use designations are shown in Figure nH.
Port Ludlow MPR Resort Plan
Final SEIS
3-44
May 2005
~
Project Area
The Resort complex is surrounded by residential portions of the larger Port Ludlow MPR to the
north and west and is bordered by Port Ludlow Bay on the south and east. Immediately west of
the Resort complex, properties around the inner portion of Port Ludlow Bay are occupied by
single-family homes and condominiums. Properties furtherupland are situated atop the hill and
are occupied by single-family homes. The majority of the Resort complex is separated from
surrounding single-family development by Oak Bay Road.
Properties immediately west of the Marina lie within a designated "Single-Family" area and are
occupied by four single-family dwellings. These properties access Oak Bay Road via Scott
Court, and for purposes of this discussion are referred to as the "Scott Court Properties." A
four-slip dock serves these residential lots. This dock, known as the "Scott Dock," is located
approximately 150 feet from shore, approximately 300 feet west of the Port Ludlow Marina C-
and D-Docks.
Within the inner portion of the Bay, the number of existing private docks is small; these docks
are generally located on the southwestern shore of the Bay. The Meydenbauer Bay Yacht Club
uses four dock slips at the west end of Port Ludlow Bay, as well as rafting boats together and
anchoring boats in the Bay, as a satellite club facility.
Land Use Regulations
Current land use regulations pertaining to Port Ludlow stem from the 1998 Jefferson County
Comprehensive Plan, designating Port Ludlow a Master Planned Resort (MPR), and the 2000
Port Ludlow Development Agreement. Jefferson County Ordinance Number 08-1004-99,
adopted in October 1999, establishes the Port Ludlow Development Regulations consistent with
the MPR designation established in the Comprehensive Plan.
Under Ordinance No. 08-1004-99, the Port Ludlow MPR is divided into several zoning districts,
one of which is the "Resort Complex/Community Facilities (RC/CF) Zone.<":_" The requirements
of the RC/CF zone are contained in Section 3.40 of Ordinance No. 08-1004-99. -The purpose of
this zone is to provide amenities and services associated with a Resort and the surrounding
community and to support existing residential uses. Uses allowed in this zone "...recognize the
recreational nature of the Resort and include the existing and planned Resort complex, as well
as limited permanent residential uses, and non-resort community facilities including a beach
club and Kehele Park:" (Section 3.401 ).
Section 3.402 describes the permitted and conditional uses allowed in the RC/CF zone. A
variety of conference facilities, lodging, recreational facilities and multi-family and single family
residential structures (10 units/acre density) are allowed. Height, bulk and dimensional
requirements for Resort Uses are identified in Sections 3.404 and 3.405. Some comments
received on the Draft SEIS were concerned with the application of these bulk standards to uses
other than those anticipated in the 1999 Resort Plan. Issues related to application of the MPR
Regulations will be addressed in the Department of Community Development staff report
prepared for this proiect.
The Port Ludlow land use designations are shown in Figure 13++.
Port Ludlow MPR Resort Plan
Final SEIS
3-44
May 2005
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Project Area
The Resort complex is surrounded by residential portions of the larger Port Ludlow MPR to the
north and west and is bordered by Port Ludlow Bay on the south and east. Immediately west of
the Resort complex, properties around the inner portion of Port Ludlow Bay are occupied by
single-family homes and condominiums. Properties furtherupland are situated atop the hill and
are occupied by single-family homes. The majority of the Resort complex is separated from
surrounding single-family development by Oak Bay Road.
Properties immediately west of the Marina lie within a designated "Single-Family" area and are
occupied by four single-family dwellings. These properties access Oak Bay Road via Scott
Court, and for purposes of this discussion are referred to as the "Scott Court Properties." A
four-slip dock serves these residentiallots. This dock, known as the "Scott Dock," is located
approximately 150 feet from shore, approximately 300 feet west of the Port Ludlow Marina C-
and D-Docks.
Within the inner portion of the Bay, the number of existing private docks is small; these docks
are generally located on the southwestern shore of the Bay. The Meydenbauer Bay Yacht Club
uses four dock slips at the west end of Port Ludlow Bay, as well as rafting boats together and
anchoring boats in the Bay, as a satellite club facility.
Land Use Regulations
Current land use regulations pertaining to Port Ludlow stem from the 1998 Jefferson County
Comprehensive Plan, designating Port Ludlow a Master Planned Resort (MPR), and the 2000
Port Ludlow Development Agreement. Jefferson County Ordinance Number 08-1004-99,
adopted in October 1999, establishes the Port Ludlow Development Regulations consistent with
the MPR designation established in the Comprehensive Plan.
Under Ordinance No. 08-1004-99, the Port Ludlow MPR is divided into several zoning districts,
one of which is the "Resort Complex/Community Facilities (RC/CF) Zone.:.":"_" The requirements
of the RC/CF zone are contained in Section 3.40 of Ordinance No. 08-1004-99. -The purpose of
this zone is to provide amenities and services associated with a Resort and the surrounding
community and to support existing residential uses. Uses allowed in this zone "...recognize the
recreational nature of the Resort and include the existing and planned Resort complex, as well
as limited permanent residential uses, and non-resort community facilities including a beach
club and Kehele Park:" (Section 3.401 ).
Section 3.402 describes the permitted and conditional uses allowed in the RC/CF zone. A
variety of conference facilities, lodging, recreational facilities and multi-family and single familv
residential structures (10 units/acre density) are allowed. Height, bulk and dimensional
requirements for Resort Uses are identified in Sections 3.404 and 3.405. Some comments
received on the Draft SEIS were concerned with the application of these bulk standards to uses
other than those anticipated in the 1999 Resort Plan. Issues related to application of the MPR
Regulations will be addressed in the Department of Community Development staff report
prepared for this proiect.
The Port Ludlow land use designations are shown in Figure 13#.
Port Ludlow MPR Resort Plan
Final SEIS
3-44
May 2005
~
Port Ludlow MPR Resort Plan
Final SEIS
3-44
May 2005
~
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Project Area
The Resort complex is surrounded by residential portions of the larger Port Ludlow MPR to the
north and west and is bordered by Port Ludlow Bay on the south and east. Immediately west of
the Resort complex, properties around the inner portion of Port Ludlow Bay are occupied by
single-family homes and condominiums. Properties furtherupland are situated atop the hill and
are occupied by single-family homes. The majority of the Resort complex is separated from
surrounding single-family development by Oak Bay Road.
Properties immediately west of the Marina lie within a designated "Single-Family" area and are
occupied by four single-family dwellings. These properties access Oak Bay Road via Scott
Court, and for purposes of this discussion are referred to as the "Scott Court Properties." A
four-slip dock serves these residential lots. This dock, known as the "Scott Dock," is located
approximately 150 feet from shore, approximately 300 feet west of the Port Ludlow Marina C-
and D-Docks.
Within the inner portion of the Bay, the number of existing private docks is small; these docks
are generally located on the southwestern shore of the Bay. The Meydenbauer Bay Yacht Club
uses four dock slips at the west end of Port Ludlow Bay, as well as rafting boats together and
anchoring boats in the Bay, as a satellite club facility.
Land Use Regulations
Current land use regulations pertaining to Port Ludlow stem from the 1998 Jefferson County
Comprehensive Plan, designating Port Ludlow a Master Planned Resort (MPR), and the 2000
Port Ludlow Development Agreement. Jefferson County Ordinance Number 08-1004-99,
adopted in October 1999, establishes the Port Ludlow Development Regulations consistent with
the MPR designation established in the Comprehensive Plan.
Under Ordinance No. 08-1004-99, the Port Ludlow MPR is divided into several zoning districts,
one of which is the "Resort Complex/Community Facilities (RC/CF) Zone.:.":_" The requirements
of the RC/CF zone are contained in Section 3.40 of Ordinance No. 08-1004-99. -The purpose of
this zone is to provide amenities and services associated with a Resort and the surrounding
community and to support existing residential uses. Uses allowed in this zone .....recognize the
recreational nature of the Resort and include the existing and planned Resort complex, as well
as limited permanent residential uses, and non-resort community facilities including a beach
club and Kehele Park~" (Section 3.401 ).
Section 3.402 describes the permitted and conditional uses allowed in the RC/CF zone. A
variety of conference facilities, lodging, recreational facilities and multi-family and single family
residential structures (10 units/acre density) are allowed. Height, bulk and dimensional
requirements for Resort Uses are identified in Sections 3.404 and 3.405. Some comments
received on the Draft SEIS were concerned with the application of these bulk standards to uses
other than those anticipated in the 1999 Resort Plan. Issues related to application of the MPR
Regulations will be addressed in the Department of Community Development staff report
prepared for this proiect.
The Port Ludlow land use designations are shown in Figure 13-1+.
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Project Area
The Resort complex is surrounded by residential portions of the larger Port Ludlow MPR to the
north and west and is bordered by Port Ludlow Bay on the south and east. Immediately west of
the Resort complex, properties around the inner portion of Port Ludlow Bay are occupied by
single-family homes and condominiums. Properties furthefupland are situated atop the hill and
are occupied by single-family homes. The majority of the Resort complex is separated from
surrounding single-family development by Oak Bay Road.
Properties immediately west of the Marina lie within a designated "Single-Family" area and are
occupied by four single-family dwellings. These properties access Oak Bay Road via Scott
Court, and for purposes of this discussion are referred to as the "Scott Court Properties." A
four-slip dock serves these residential lots. This dock, known as the "Scott Dock," is located
approximately 150 feet from shore, approximately 300 feet west of the Port Ludlow Marina C-
and D-Docks.
Within the inner portion of the Bay, the number of existing private docks is small; these docks
are generally located on the southwestern shore of the Bay. The Meydenbauer Bay Yacht Club
uses four dock slips at the west end'\pf Port Ludlow Bay, as well as rafting boats together and
anchoring boats in the Bay, as a satellite club facility.
Land Use Regulations
Current land use regulations pertaining to Port Ludlow stem from the 1998 Jefferson County
Comprehensive Plan, designating Port Ludlow a Master Planned Resort (MPR), and the 2000
Port Ludlow Development Agreement. Jefferson County Ordinance Number 08-1004-99,
adopted in October 1999, establishes the Port Ludlow Development Regulations consistent with
the MPR designation established in the Comprehensive Plan.
Under Ordinance No. 08-1004-99, the Port Ludlow MPR is divided into several zoning districts,
one of which is the "Resort Complex/Community Facilities (RC/CF) Zone.:.":_" The requirements
of the RC/CF zone are contained in Section 3.40 of Ordinance No. 08-1004-99. -The purpose of
this zone is to provide amenities and services associated with a Resort and the surrounding
community and to support existing residential uses. Uses allowed in this zone "...recognize the
recreational nature of the Resort and include the existing and planned Resort complex, as well
as limited permanent residential uses, and non-resort community facilities including a beach
club and Kehele Park:" (Section 3.401 ).
Section 3.402 describes the permitted and conditional uses allowed in the RC/CF zone. A
variety of conference facilities, lod~in~, recreational facilities and multi-family and single family
residential structures (10 units/acre density) are allowed. Height, bulk and dimensional
requirements for Resort Uses are identified in Sections 3.404 and 3.405. Some comments
received on the Draft SEIS were concerned with the application of these bulk standards to uses
other than those anticipated in the 1999 Resort Plan. Issues related to application of the MPR
Regulations will be addressed in the Department of Community Development staff report
prepared for this proiect.
The Port Ludlow land use designations are shown in Figure 13H.
Port Ludlow MPR Resort Plan
Final SflS
3-44
May 2005
~
Project Area
The Resort complex is surrounded by residential portions of the larger Port Ludlow MPR to the
north and west and is bordered by Port Ludlow Bay on the south and east. Immediately west of
the Resort complex, properties around the inner portion of Port Ludlow Bay are occupied by
single-family homes and condominiums. Properties furthefupland are situated atop the hill and
are occupied by single-family homes. The majority of the Resort complex is separated from
surrounding single-family development by Oak Bay Road.
Properties immediately west of the Marina lie within a designated "Single-Family" area and are
occupied by four single-family dwellings. These properties access Oak Bay Road via Scott
Court, and for purposes of this discussion are referred to as the "Scott Court Properties." A
four-slip dock serves these residential lots. This dock, known as the "Scott Dock," is located
approximately 150 feet from shore, approximately 300 feet west of the Port Ludlow Marina C-
and D-Docks.
Within the inner portion of the Bay, the number of existing private docks is small; these docks
are generally located on the southwestern shore of the Bay. The Meydenbauer Bay Yacht Club
uses four dock slips at the west end of Port Ludlow Bay, as well as rafting boats together and
anchoring boats in the Bay, as a satellite club facility.
Land Use Regulations
Current land use regulations pertaining to Port Ludlow stem from the 1998 Jefferson County
Comprehensive Plan, designating Port Ludlow a Master Planned Resort (MPR), and the 2000
Port Ludlow Development Agreement. Jefferson County Ordinance Number 08-1004-99,
adopted in October 1999, establishes the Port Ludlow Development Regulations consistent with
the MPR designation established in the Comprehensive Plan.
Under Ordinance No. 08-1004-99, the Port Ludlow MPR is divided into several zoning districts,
one of which is the "Resort Complex/Community Facilities (RC/CF) Zone.:.7_" The requirements
of the RC/CF zone are contained in Section 3.40 of Ordinance No. 08-1004-99. -The purpose of
this zone is to provide amenities and services associated with a Resort and the surrounding
community and to support existing residential uses. Uses allowed in this zone "...recognize the
recreational nature of the Resort and include the existing and planned Resort complex, as well
as limited pennanent residential uses, and non-resort community facilities including a beach
club and Kehele Park:-" (Section 3.401 ).
Section 3.402 describes the permitted and conditional uses allowed in the RC/CF zone. A
variety of conference facilities, lodging, recreational facilities and multi-family and single family
residential structures (10 units/acre density) are allowed. Height, bulk and dimensional
requirements for Resort Uses are identified in Sections 3.404 and 3.405. Some comments
received on the Draft SEIS were concerned with the application of these bulk standards to uses
other than those anticipated in the 1999 Resort Plan. Issues related to application of the MPR
Re~ulations will be addressed in the Department of Community Development staff report
prepared for this proiect.
The Port Ludlow land use designations are shown in Figure 13il.
Port Ludlow MPR Resort Plan
Final SEIS
3-44
May 2005
Il1!Jm:BI
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Project Area
The Resort complex is surrounded by residential portions of the larger Port Ludlow MPR to the
north and west and is bordered by Port Ludlow Bay on the south and east. Immediately west of
the Resort complex, properties around the inner portion of Port Ludlow Bay are occupied by
single-family homes and condominiums. Properties furtherupland are situated atop the hill and
are occupied by single-family homes. The majority of the Resort complex is separated from
surrounding single-family development by Oak Bay Road.
Properties immediately west of the Marina lie within a designated "Single-Family" area and are
occupied by four single-family dwellings. These properties access Oak Bay Road via Scott
Court, and for purposes of this discussion are referred to as the "Scott Court Properties." A
four-slip dock serves these residential lots. This dock, known as the "Scott Dock," is located
approximately 150 feet from shore, approximately 300 feet west of the Port Ludlow Marina C-
and D-Docks.
Within the inner portion of the Bay, the number of existing private docks is small; these docks
are generally located on the southwestern shore of the Bay. The Meydenbauer Bay Yacht Club
uses four dock slips at the west end of Port Ludlow Bay, as well as rafting boats together and
anchoring boats in the Bay, as a satellite club facility.
Land Use Regulations
Current land use regulations pertaining to Port Ludlow stem from the 1998 Jefferson County
Comprehensive Plan, designating Port Ludlow a Master Planned Resort (MPR), and the 2000
Port Ludlow Development Agreement. Jefferson County Ordinance Number 08-1004-99,
adopted in October 1999, establishes the Port Ludlow Development Regulations consistent with
the MPR designation established in the Comprehensive Plan.
Under Ordinance No. 08-1004-99, the Port Ludlow MPR is divided into several zoning districts,
one of which is the "Resort Complex/Community Facilities (RC/CF) Zone~";_" The requirements
of the RC/CF zone are contained in Section 3.40 of Ordinance No. 08-1004-99. -The purpose of
this zone is to provide amenities and services associated with a Resort and the surrounding
community and to support existing residential uses. Uses allowed in this zone "...recognize the
recreational nature of the Resort and include the existing and planned Resort complex, as well
as limited pennanent residential uses, and non-resort community facilities including a beach
club and Kehele Park:" (Section 3.401 ).
Section 3.402 describes the pernlitted and conditional uses allowed in the RC/CF zone. A
variety of conference facilities, lodging, recreational facilities and multi-family and single family
residential structures 00 units/acre density) are allowed. Height. bulk and dimensional
requirements for Resort Uses are identified in Sections 3.404 and 3.405. Some comments
received on the Draft SEIS were concerned with the application of these bulk standards to uses
other than those anticipated in the 1999 Resort Plan. Issues related to application of the MPR
Regulations will be addressed in the Department of Community Development staff report
prepared for this project.
The Port Ludlow land use designations are shown in Figure 134-+.
Port Ludlow MPR Resort Plan
Final SEIS
3-44
May 2005
~
Port Ludlow MPR Resort Plan
Final SEIS
3-44
May 2005
~
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Project Area
The Resort complex is surrounded by residential portions of the larger Port Ludlow MPR to the
north and west and is bordered by Port Ludlow Bay on the south and east. Immediately west of
the Resort complex, properties around the inner portion of Port Ludlow Bay are occupied by
single-family homes and condominiums. Properties furtherupland are situated atop the hill and
are occupied by single-family homes. The majority of the Resort complex is separated from
surrounding single-family development by Oak Bay Road.
Properties immediately west of the Marina lie within a designated "Single-Family" area and are
occupied by four single-family dwellings. These properties access Oak Bay Road via Scott
Court, and for purposes of this discussion are referred to as the "Scott Court Properties." A
four-slip dock serves these residential lots. This dock, known as the "Scott Dock," is located
approximately 150 feet from shore, approximately 300 feet west of the Port Ludlow Marina C-
and D-Docks.
Within the inner portion of the Bay, the number of existing private docks is small; these docks
are generally located on the southwestern shore of the Bay. The Meydenbauer Bay Yacht Club
uses four dock slips at the west end of Port Ludlow Bay, as well as rafting boats together and
anchoring boats in the Bay, as a satellite club facility.
Land Use Regulations
Current land use regulations pertaining to Port Ludlow stem from the 1998 Jefferson County
Comprehensive Plan, designating Port Ludlow a Master Planned Resort (MPR), and the 2000
Port Ludlow Development Agreement. Jefferson County Ordinance Number 08-1004-99,
adopted in October 1999, establishes the Port Ludlow Development Regulations consistent with
the MPR designation established in the Comprehensive Plan.
Under Ordinance No. 08-1004-99, the Port Ludlow MPR is divided into several zoning districts,
one of which is the "Resort Complex/Community Facilities (RC/CF) Zone~~_" The requirements
of the RC/CF zone are contained in Section 3.40 of Ordinance No. 08-1004-99. -The purpose of
this zone is to provide amenities and services associated with a Resort and the surrounding
community and to support existing residential uses. Uses allowed in this zone "...recognize the
recreational nature of the Resort and include the existing and planned Resort complex, as well
as limited pennanent residential uses, and non-resort community facilities including a beach
club and Kehele Parh" (Section 3.401 ).
Section 3.402 describes the permitted and conditional uses allowed in the RC/CF zone. A
variety of conference facilities, lodging, recreational facilities and multi-family and single family
residential structures 00 units/acre density) are allowed. Height, bulk and dimensional
requirements for Resort Uses are identified in Sections 3.404 and 3.405. Some comments
received on the Draft SEIS were concerned with the application of these bulk standards to uses
other than those anticipated in the 1999 Resort Plan. Issues related to application of the MPR
Regulations will be addressed in the Department of Community Development staff report
prepared for this proiect.
The Port Ludlow land use designations are shown in Figure 13U.
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Project Area
The Resort complex is surrounded by residential portions of the larger Port Ludlow MPR to the
north and west and is bordered by Port Ludlow Bay on the south and east. Immediately west of
the Resort complex, properties around the inner portion of Port Ludlow Bay are occupied by
single-family homes and condominiums. Properties furtherupland are situated atop the hill and
are occupied by single-family homes. The majority of the Resort complex is separated from
surrounding single-family development by Oak Bay Road.
Properties immediately west of the Marina lie within a designated "Single-Family" area and are
occupied by four single-family dwellings. These properties access Oak Bay Road via Scott
Court, and for purposes of this discussion are referred to as the "Scott Court Properties." A
four-slip dock serves these residential lots. This dock, known as the "Scott Dock," is located
approximately 150 feet from shore, approximately 300 feet west of the Port Ludlow Marina C-
and D-Docks.
Within the inner portion of the Bay, the number of existing private docks is small; these docks
are generally located on the southwestern shore of the Bay. The Meydenbauer Bay Yacht Club
uses four dock slips at the west end of Port Ludlow Bay, as well as rafting boats together and
anchoring boats in the Bay, as a satellite club facility.
Land Use Regulations
Current land use regulations pertaining to Port Ludlow stem from the 1998 Jefferson County
Comprehensive Plan, designating Port Ludlow a Master Planned Resort (MPR), and the 2000
Port Ludlow Development Agreement. Jefferson County Ordinance Number 08-1004-99,
adopted in October 1999, establishes the Port Ludlow Development Regulations consistent with
the MPR designation established in the Comprehensive Plan.
Under Ordinance No. 08-1004-99, the Port Ludlow MPR is divided into several zoning districts,
one of which is the "Resort Complex/Community Facilities (RC/CF) Zone:."O_" The requirements
of the RC/CF zone are contained in Section 3.40 of Ordinance No. 08-1004-99. -The purpose of
this zone is to provide amenities and services associated with a Resort and the surrounding
community and to support existing residential uses. Uses allowed in this zone "...recognize the
recreational nature of the Resort and include the existing and planned Resort complex, as well
as limited pennanent residential uses, and non-resort community facilities including a beach
club and Kehele Park./' (Section 3.401 ).
Section 3.402 describes the pennitted and conditional uses allowed in the RC/CF zone. A
variety of conference facilities, lodging, recreational facilities and multi-family and single family
residential structures (10 units/acre density) are allowed. Height, bulk and dimensional
requirements for Resort Uses are identified in Sections 3.404 and 3.405. Some comments
received on the Draft SEIS were concerned with the application of these bulk standards to uses
other than those anticipated in the 1999 Resort Plan. Issues related to application of the MPR
Regulations will be addressed in the Department of Community Development staff report
prepared for this proiect.
The Port Ludlow land use designations are shown in Figure 13+1-.
Port Ludlow MPR Resort Plan
Final SEIS
3-44
May 2005
~