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JEFFERSON COUNTY
DEPT. OF COMMUNITY DEVELOPMENT
June 23, 2005
VIA HAND DELIVERY
Al Scalf, Director
Department of Community Development
Jefferson County
621 Sheridan Street
Port Townsend, Washington 98368
Re: Port Ludlow Resort/Plat of Ludlow Bay Village
New and Revised Applications
File Nos. MLA04-00428, SUB04-00014, SDPOO-00014 and SDP04-00028
Dear Mr. Scalf:
I am writing to amend the April 29, 2004, revised letter application of Port Ludlow Associates
LLC ("PLA") for approval of a major Resort Plan Revision, which amended our original June
25,2003, application. The changes described in this letter include the following:
· PLA is removing all residential over-water construction features at the artificial
lagoon or pond, based on the Washington State Department of Ecology's (the
"DOE's") letter dated October 25,2004, although we will ask Jefferson County
for a formal administrative interpretation regarding this issue;
· You have required and we hereby propose a phasing plan to ensure that the
completion of residential development coincides with the development of
proposed amenities;
· We are substituting a new boundary line adjustment application for our pending
plat alteration application, which we hereby withdraw (File No. SUB04-00014);
· Weare substituting a new shoreline substantial development permit application
for our pending shoreline substantial development permit application (File Nos.
SDPOO-00014 and SDP04-00028); and
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. We have modified the design of the marina.
Background
The Background section in my April 29, 2004, letter is incorporated by this reference.
In addition, the Pinal Supplemental Environmental Impact Statement for the Port Ludlow Resort
Plan Revision dated May 18,2005 (the "PSEIS"), has been issued. This action, together with
the publication of prior environmental documents relating to development within the Port
Ludlow MPR, satisfies the requirements of Section 3.904 ofthe MPR Code relating to SEP A
environmental review of development within the MPR-RC/CP zone (the "Resort Zone").
Revised Attachments
The attachments to this letter replace the attachments to my April 29, 2004, letter. Our amended
project description is attached hereto as Attachment No.1. Our amended Resort Plan proposal is
Attachment No.2. Our amended site plan is Attachment No. 3.1 Additional application
information is Attachment No.4, and our analysis ofthe decision criteria is Attachment No.5.
Residential Over-water Construction
PLA has revised its plans to remove residential over-water construction, based upon the DOE
letter dated October 25, 2004, in which the DOE stated, "It is our opinion that the Port Ludlow
Lagoon falls within the scope of the prohibition in the Jefferson County SMMP for over-water
residential construction (5.160)." PLA disagrees with the DOE on that issue but does not wish to
delay the completion ofthe Project in order to resolve it. However, by separate letter
application, PLA will ask the County to make an administrative interpretation whether Section
5.160 of the County's Shoreline Management Master Program (2/6/98 Edition) applies to
residential construction over the artificial pond within the Resort Zone. PLA reserves the right to
revise its plans in the future to provide residential construction over portions of the artificial
pond, if appropriate land use approvals for such construction are granted.
Phasing Plan
PLA proposes that its completion of residential units be phased to coincide with the construction
or bonding of amenities within the Resort Zone, as shown in the following table:
1 Note: the site plan depicts only that portion of the Project located within the Plat of Ludlow Bay Village, not the
portion within the area commonly known as Admiralty III, because shoreline jurisdiction does not extend to
Admiralty III.
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Development Maximum Amenities to Be When Amenities Must Be
Phase Permitted Provided or Bonded Provided or Bonded
Residential Units
22 units 1. Inn parking lot and Prior to issuance of building
1 (for example, fire lane permits for Phase 2
Buildings R-3, R-7, improvements
R-8, R-9) 2. Gull Drive
reconstruction
(expand to two lanes)
3. Boardwalk (that
portion landward of
Ordinary High Water)
4. Lagoon
Landscaping and
Restoration, south and
west sides
2 18 units 1. New Marina Prior to issuance of building
(for example, Retail/Office building permits for Phase 3
Buildings R-1, R-2, 2. Recreation Center
R-4) (including marina
shower, laundry and
restrooms)
3. New Harbormaster
Restaurant
4. New parking for
Marina and Restaurant
3 22 units 1. Signs (community Prior to issuance of building
(for example, parking lot, trail, permits for Phase 4
Buildings R-5, R-6) educational)
2. Parking Lot
Elevator
4 39 units Prior to issuance of final
(for example, 1. EMS Helipad complete certificate of
Buildings R-10, R- occupancy for any buildings
11, R-12) 2. Playground within Phase 4
Withdrawal of Pending Plat Alteration Application and Submission of New Boundary Line
Adjustment Application
As you know, we have determined that a plat alteration is not required for the Project. We
therefore hereby withdraw our application for a plat alteration (File No. SUB04-00014). In lieu
of that application, we hereby submit an application for a boundary line adjustment. Complete
BLA application materials and application fees are enclosed. Because this new application
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replaces the plat alteration application, and because the County has not yet processed our plat
alteration application, I hereby request the return of our plat alteration application fees.
Revised Shoreline Substantial Development Permit Application
PLA has revised its shoreline substantial development permit application (File Nos. SDPOO-
00014 and SDP04-00028). Our new application materials are enclosed, and they replace the
pending application materials. Because our enclosed application fees cover both the aquatic and
upland improvements, I hereby request the return of our prior shoreline permit application fee,
which covered only the aquatic improvements.
Our former application related only to marina expansion. The new application includes all
improvements subject to shoreline jurisdiction, both water-ward and upland of the ordinary high
water mark, including the marina expansion, residential units, marina office and retail store,
private recreational facility, surface parking areas, and other improvements. The proposed uses
still are "Primary Uses" as defined under Section 4.201 of the County Shoreline Management
Master Program (2/6/98 Edition).
SEP A Environmental Review
As you know, the County has conducted SEPA environmental review of the impacts of our land
use proposals through the preparation and review of the following environmental impacts
statements and other environmental documents:
1. EIS for the Port Ludlow Development Program (1993);
2. EIS for the Inn at Port Ludlow (1993);
3. Port Ludlow Marina Expansion SEIS (2002); and
4. Port Ludlow Resort Plan Revision SEIS (2005).
Consolidation of Review
PLA hereby requests the consolidation of the following applications and decisions relating to the
Project, as authorized by Section 7 ofthe Land Use Procedures Ordinance (Ordinance No. 04-
0828-98), into a single Type B procedure (Hearing Examiner Decision) based upon your
recommendation:
Major Resort Plan Revision
Shoreline Substantial Development Permit
Boundary Line Adjustment
Administrative Interpretation (Residential Over-water Construction)
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Conclusion
Our project will com~lete the resort, will benefit and enhance Port Ludlow, will provide valuable
jobs and housing, and will lessen the potential impacts of the approved Resort Plan. Our project
will conform to your regulations and will include measures sufficient to mitigate any significant
adverse impacts. Weare very much looking forward to working with the County and the Port
Ludlow community toward the successful and satisfactory completion of this important project.
If you have any comments or questions, please do not hesitate to contact me. Thank you very
much for your consideration.
Sincerely yours,
PORT LUDLOW ASSOCIATES LLC
Mark Dorsey
Enclosures
Attachment No.1: Detailed Project Description
Attachment No.2: Amended Resort Plan Revision
Attachment No.3: Site Plan
Attachment No.4: Major Resort Plan Revision: Additional Information
Attachment No.5: Major Resort Plan Revision: Analysis of Decision Criteria
cc: Michelle Farfan
David Alvarez
Greg McCarry, PLA
Marco de Sa e Silva, DWT
Nicole Faghin, Reid Middleton
Faith Lumsden
Mike Bowen, ESM
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ATTACHMENT NO.1
Detailed Project Description
PLA proposes that the Resort Zone serve as a destination resort for the traveling public rather
than large conference groups. This change will decrease the size of many Resort Zone facilities
identified in the 1999 Resort Plan and development regulations and will increase the number of
residential units. Conferences still will be accommodated, but on a smaller scale, and they will
be housed in existing facilities such as the Inn at Port Ludlow, the Bay Club, the Beach Club,
and the relocated Harbor Master Restaurant rather than in an expanded Inn or new hotel. Large,
outdoor special events no longer will be accommodated. At build-out, development within the
PLA Resort Property will include the following structures and uses:
. Residential Units (101 new units, 89 existing)
The 190 existing and new residential units would consist of 64 existing stacked
condominium units within Admiralty I and II, 25 existing town homes within the Plat of
Ludlow Bay Village, the single existing single-family dwelling within the Plat, 39 new
residential units in the Admiralty III area, and 62 new attached residential units within the
Plat. Vehicular access to existing town homes within Ludlow Bay Village will be via Heron
Road and will be separated from access to the adjacent Inn at Port Ludlow.
The new multi-family structures will maintain the existing architectural theme established in
Ludlow Bay Village (i.e., New England/Colonial) and will be 1,200 - 1,500 square feet in
size - smaller than existing town homes in Ludlow Bay Village. The smaller size will allow
for an over-all variation in product type and price range.
No residential units are currently proposed over the artificial lagoon or pond.
· Inn at Port Ludlow (37-room inn, restaurant, and lounge) (existing)
The existing Inn building will remain unchanged. However, vehicular access to the Inn will
be modified. Vehicular access to the Inn and its associated parking will be restricted to Gull
Drive and separated from access to the adjacent residential units. The existing 36 stall
parking lot will be reconfigured to provide 55 spaces. Regarding interior improvements, the
size of the formal restaurant will be reduced to double the size of the Fireside Lounge.
. Waterfront Commercial Facility (new)
This one-story building will be located on the shoreline near the west end of the marina and
will contain the Dock Master's office, the marina maintenance area, and a retail store for
marina tenants and guests. This facility will be situated adjacent to the relocated Harbor
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Master Restaurant. The building will maintain the New England/Colonial architectural
theme.
· Harbor Master Restaurant (120 seats existing; 90 seats after relocation) (existing and
new)
The existing restaurant building will be demolished, and the restaurant will be relocated to
the waterfront commercial facility near the marina. The seating capacity will be reduced
from 120 people to 90 people (inside seating for 60, together with outside seating for 30).
The restaurant will include space for Yacht Club and other meetings.
· Private Recreational Facility (new)
This two-story, 7,500 square foot indoor recreation facility will be located adjacent to the
waterfront commercial facility near the west end of the marina. The facility will include an
indoor-outdoor swimming pool, spa and fitness center and will be available only to
residential property owners within Ludlow Bay Village and their guests, guests of the Inn,
and guests of the marina. The recreation building also will be designed in the New
England/Colonial style.
· LMC Beach Club Recreational Facility and Bridge Deck (existing)
No changes to this private facility or its parking areas are proposed.
· PLA Offices (change in use of existing building)
Offices for PLA will be moved from their current location (off Paradise Bay Road) to the old
conference center along Oak Bay Road, in the north end of the RC/CF zone. Approximately
30 employees will be located in this building, which contains approximately 8,400 square
feet.
· Maintenance Building (new)
This 2,900 square foot building will be used as a maintenance facility for the Inn and other
Resort operations.
· Off-Street Parking (existing and new)
All new residential units will include off-street parking for two cars. In addition, a total of
332 stalls will be provided in a series of paved surface parking lots for the marina,
commercial, and recreational uses in Ludlow Bay Village. Parking at the Inn will
accommodate an additional 55 vehicles.
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. Central Receiving Dock (new)
A central receiving facility approximately 1,000 square feet in area will be located within an
existing parking lot on the north side of Harbor Drive.
. Lagoon, Open Space, Shoreline, and Trail Improvements (existing and new)
A designated, signed trail system will be developed within the Plat to provide better
pedestrian circulation and access to public portions of the shoreline. This system will include
an 8- foot wide wooden boardwalk along the shoreline that will extend from the new
recreation facility, east to the Inn. Existing open space along the south side of the artificial
pond will be retained and re-Iandscaped; open space at the end of Burner Point also will be
retained. Parking for access to the public trails will be located at the upper community lot.
Vegetated slopes along the east side of Oak Bay Road and Harbor Drive will also be
retained. The southern portion of the Admiralty III area will remain undisturbed at this time,
but ultimately may be used for additional parking.
. Helipad for Emergency Evacuations (new)
A 20' by 20' paved helipad and accessory areas will be used by Fire District #3 and possibly
other emergency service providers. The pad will be located north of Marina View Drive
between Oak Bay Road and Olympic Place.
· Utility Infrastructure Improvements (existing and new)
Storm Drainage: Within the Plat, the existing storm drainage system consists of pipes from
catchments to oil/water separators, which drain to the artificial pond and ultimately to Port
Ludlow Bay. New water quality vaults will be added at each of the inlets to the artificial
pond to supplement water quality treatment. Within the Admiralty III area, new storm water
detention facilities, as well as water quality facilities will be required. Upgrades to the
downstream conveyance system may also be required.
Sanitary Sewer and Drinking Water: These services will be provided by Olympic Water and
Sewer Company. New hook-ups will be required, but the capacities ofthe existing systems
are adequate to handle the increased use.
Additional Utility Infrastructure: Electric, telephone, and other utility services will be
provided.
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. Marina (280 existing slips, 100 new)
The marina expansion adds 100 vessel moorage slips to the existing 280-slip marina by
expanding the existing float system both westward and water-ward. The proposed
configuration of the new floats/slips is as follows:
· A-Dock will be extended 200 feet water-ward to accommodate fifteen new slips (eight
50-foot slips and seven 60-foot slips). A-Dock will serve as a floating breakwater to protect
the marina.
· B-Dock will be modified by the removal of the eight outermost slips.
· D-Dock will be extended 120 feet to the west to accommodate an additional twelve
36- foot slips.
· E-Dock will be extended 270 feet to the west to accommodate an additional 35 slips
(seven 50-foot, five 60-foot, and twenty-three 45-foot slips).
· The east side ofE-Dock will be reconfigured to accommodate twenty-three (thirteen
new) slips (thirteen 36-foot slips and ten 60-foot slips, to replace ten existing slips).
· A new F-Dock will be constructed waterward ofE-Dock. The new F-Dock will extend
530 feet westerly and 250 feet easterly ofthe central walkway. The new F-Dock will
accommodate 33 new slips (twenty-three 45-foot slips and ten 55-foot slips). F-Dock will
serve as a floating breakwater to protect the Marina.
· The existing 1,600-sq. ft. timber kayak float will be replaced in the same location with a
2,850-sq. ft. float with light transmission capabilities. The existing 680-sq. ft. dinghy float
on C-Dock will also be replaced with three new floats totaling 960 sq. ft.
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ATTACHMENT NO.2
Amended Resort Plan Revision
Section 3.901 Resort Plan: The Resort Plan for future development of properties in the MPR-
RC/CF zone shall be limited, shall not exceed the scope of development set forth below, and
shall include no uses except those set forth below unless a major revision is approved (see MPR
Code Section 3.905). Changes to this Resort Plan that decrease the sizes and range of uses noted
below are allowed. The Resort Plan for future development shall be as follows:
1. Gross interior square feet of new structures 300,000 SF maximum
(except emergency helipad, parking
areas, marina vessel moorage,
outdoor amenities, and other exterior
areas)
2. Restaurant and lounge (after relocation) 8,000 SF
3. Private recreational facility 7,500 SF
4. Central receiving dock 1,000 SF
5. Emergency helipad 600 SF
6. Offices (change in use of conference center) 8,400 SF
7. Maintenance building 2,900 SF
8. Surface parking areas 332 stalls + 55 stalls at the Inn
9. Marina vessel moorage expansion 100 additional slips
10. Marina offices, retail store, maintenance area2 2,600 SF
11. Lagoon, shoreline, open space, trail improvements (Not limited.)
12. Additional attached or detached single family 101 units
or multi-family residential dwelling units
13. Accessory uses to principal uses described above (Not limited.)
14. Roadways and utility infrastructure (Not limited.)
15. All existing structures and uses within the MPR-RC/CF zone as of the date of County
approval of this Resort Plan revision.
Building heights and impervious surface limits shall apply as set forth in MPR Code Section
3.40. Surface parking in addition to the parking noted above may be provided. Miscellaneous
support areas including laundry facilities and administrative offices may be included, but shall
not increase the gross square footage for the resort complex, except that the minor revision
process may be used to permit these facilities with up to a 5% increase in gross square footage.
2 Also known as the "Waterfront Commercial Facility."
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ATTACHMENT NO.3
Site Plan
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ATTACHMENT NO.4
Analysis of MPR Code Section 3.906.1
Required Resort Plan Revision Application Information
a. A description of how the revised Resort Plan would further the goals and
policies set forth in the Comprehensive Plan.
See Item A on Attachment No.5 to this document.
b. A description of how the Resort Plan revision complements the existing resort
facilities of the MPR.
The proposed new uses (residential, marina expansion, recreational facilities, restaurant, lounge,
marina retail store) are the same as the existing uses within the Plat. The design of the new
structures will be roughly the same as the design of the existing structures within the Plat. The
proposed uses and design therefore complement the existing facilities.
c. A description of the design and functional features of the Resort Plan revision,
setting out how the revision provides for unified development, integrated site design and
protection of natural amenities.
See the detailed project description on Attachment No. 1. Development will be undertaken by
PLA in a four phases. The unified development and integrated site design is demonstrated by
the proposed Resort Plan and Attachment No.3 to this document. The proposed Resort Plan
addresses full build-out of the PLA Resort Property.
d. A listing of proposed additional uses and/or proposed changes to density and
intensity of uses within the resort, and a discussion of how these changes meet the needs of
residents of the MPR and patrons of the resort.
The proposed additional uses and changes to density and intensity are as follows:
1.
Gross interior square feet of new structures
300,000 SF maximum3
(except emergency helipad,
parking areas, marina vessel
moorage, outdoor amenities,
and other exterior areas)
8,000 SF
7,500 SF
2.
3.
Restaurant and lounge (after relocation)
Private recreational facility
3 This is a reduction from 498,300 SF under the existing Resort Plan.
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4.
5.
6.
7.
8.
9.
10.
11.
Central receiving dock
Emergency helipad
Offices (change in use of conference center)
Maintenance building
Surface parking areas
Marina vessel moorage expansion
Marina offices, retail store, maintenance area4
Additional attached or detached single family
or multi-family residential dwelling units
1,000 SF
600 SF
8,400 SF
2,900 SF
332 stalls
100 additional slips
2,600 SF
101 units
See also Section 2.2 of the Port Ludlow Resort Plan Revision Final SEIS (2005)
These changes meet the needs of residents and patrons by (i) enhancing local recreational
opportunities (marina expansion and new recreational facility), (ii) accelerating the provision of
emergency medical services (new helipad), (iii) improving local dining facilities (new
Harbormaster restaurant and lounge), (iv) improving local retail services (new marina store), and
(v) providing additional housing within and adjoining the shoreline environment (101 new
residential dwelling units).
e. A description and analysis of the environmental impacts associated with the
proposed revision, including an analysis of the cumulative impacts of both the proposed
revision and the approved Resort Plan, and their effects on surrounding properties and/or
public facilities.
See Chapter 3 of the Port Ludlow Resort Plan Revision Final SEIS (2005).
f. A description of how the proposed Resort Plan revision is integrated with the
overall MPR and any features, such as connections to trail systems, natural systems or
greenbelts, that have been established to retain and enhance the character of the resort and
the overall MPR.
The proposed Resort Plan revision will result in build-out of a resort facility that serves the
traveling public and Port Ludlow residents. The scale, architectural character of the new
facilities, and intensity of use will be consistent with existing development within the Resort
Zone.
The proposed Resort Plan will meet the needs of residents and patrons by providing a new
waterfront restaurant, a new recreational building, an expanded marina, a new maintenance
facility, additional residential units, improved parking and access, and improved infrastructure,
including a designated emergency helipad.
4 Also known as the "Waterfront Commercial Facility."
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The proposed Resort Plan protects and enhances natural amenities such as recreational trails, site
topography, the artificial pond (a man-made amenity), and the shoreline along Port Ludlow Bay.
Impacts to these features are addressed in the Port Ludlow Resort Plan Revision Final SEIS
(2005).
g. A description of the intended phasing of development projects.
PLA intends to complete construction ofthe Project in four phases, with construction of
residential units to coincide with construction or bonding of amenities. The proposed phasing
schedule is as follows:
Development Maximum Amenities to Be When Amenities Must Be
Phase Permitted Provided or Bonded Provided or Bonded
Residential Units
22 units 1. Inn parking lot and Prior to issuance of building
1 (for example, fire lane permits for Phase 2
Buildings R-3, R-7, improvements
R-8, R-9) 2. Gull Drive
reconstruction
(expand to two lanes)
3. Boardwalk (that
portion landward of
Ordinary High Water)
4. Lagoon
Landscaping and
Restoration, south and
west sides
2 18 units 1. New Marina Prior to issuance of building
(for example, Retail/Office building permits for Phase 3
Buildings R-1, R-2, 2. Recreation Center
R-4) (including marina
shower, laundry and
restrooms)
3. New Harbormaster
Restaurant
4. New parking for
Marina and Restaurant
3 22 units 1. Signs (community Prior to issuance of building
(for example, parking lot, trail, permits for Phase 4
Buildings R-5, R-6) educational)
2. Parking Lot
Elevator
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39 units
(for example, 1. EMS Helipad
Buildings R-10, R-
11, R-12) 2. Playground
Prior to issuance of final
complete certificate of
occupancy for any buildings
within Phase 4
h. Maps, drawings, illustrations, or other materials necessary to assist in
understanding and visualizing the design and use of the completed proposed development,
its facilities and services, and the protection of critical areas.
See Attachment No.3 to this document and the additional figures provided in the Port Ludlow
Resort Plan Revision Final SEIS (2005).
i. A calculation of estimated new demands on capital facilities and services and
their relationship to the existing resort and MPR demands, including but not limited to:
transportation, water, sewer and storm water facilities; and a demonstration that sufficient
facilities and services to support the development are available or will be available at the
time development permits are applied for.
See Chapter 3 of the Port Ludlow Resort Plan Revision Final SEIS (2005).
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ATTACHMENT NO.5
Analysis of MPR Code Section 3.906.1
Decision Criteria
A. The proposed revision would further the goals and policies set forth in the
Comprehensive Plan.
The 1998 Jefferson County Comprehensive Plan addresses Master Planned Resorts (MPR's) in
Chapter 3 - "Land Use and Rural Element." The Comprehensive Plan describes MPR's, and
establishes MPR Goals and Policies, as follows:
Master Planned Resorts
"Master planned resorts (MPRs) are large-scale, self-contained developments that are
based on an integrated, conceptual master plan, yet are typically developed in stages
depending on market demand or other factors. Recent amendments to the Growth
Management Act (GMA) allow jurisdictions to recognize existing master planned resorts
which may constitute urban growth outside of Urban Growth Areas as limited by RCW
36.70A.362.
Jefferson County currently contains one existing master planned resort, Port Ludlow.
The master planned resort of Port Ludlow is characterized by both singlefamily and
multifamily residential units with attendant recreational facilities including a marina,
resort, and convention center, and is one of Jefferson County's fastest growing
communities. Located on Port Ludlow Bay and surrounded by an area of significant
natural amenities, Port Ludlow is suited to be designated as a master planned resort.
Port Ludlow is managed by Olympic Resources Management (ORM), a corporation
which is responsible for the phased development of the community and resort. Although
Port Ludlow is a planned development, its overall phased development pattern may
change according to changing market conditions. Any change in the development plan
will need to be reviewed for consistency with the Comprehensive Plan and for
compliance with Port Ludlow's FEIS and all applicable federal, state, and local
regulations. Currently, a development agreement is being prepared between ORM and
the County that, if adopted, will allow for flexibility in the overall development of the
Port Ludlow master planned resort within the limits of a residential cap of 2,250
residential units and a total of 65, 000 sq. ft. ofretaillcommercial development.
The Comprehensive Plan contains policies in LNG 25.0 that help guide development at Port
Ludlow. Many of Port Ludlow's goals and policies were drafted from issues identified by
community residents who, through the establishment of community planning groups,
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articulated their desired plan for Port Ludlow's future development. The goals and policies
identified by the community and included in Jefferson County's Comprehensive Plan focus
on maintaining and enhancing Port Ludlow's recreational and community amenities and
preserving the community's lifestyle. "
The Goals, Policies, and Strategies related to the Port Ludlow MPR and the Resort Zone are
listed below. The applicant's statement regarding consistency of the proposed Resort Plan
Revision with each of the goals and policies follows each goal or policy statement:
Goals:
LNG 25.0
Maintain the viability of Port Ludlow as Jefferson County's only
existing Master Planned Resort (MPR) authorized under RCW
36.70A.362.
The proposed Resort Plan revision will maintain the viability of the resort function by
responding to changed market conditions. The business model envisioned at the time of
the Port Ludlow Development Agreement and Ordinance No. 08-1004-99 was based on
the Resort Zone serving as a conference facility for large business groups. The business
environment has since changed, with a significant decrease in demand for conference
facilities. The existing Resort Plan provides for 498,300 square feet of Resort
development, not including residential uses.
The proposed Resort Plan shifts the focus of the Port Ludlow Resort to that of a
destination resort for the traveling public. Facilities will be sized accordingly. Together
with the existing 27-hole golf course, the new facilities (a new waterfront restaurant,
additional indoor recreation facilities, additional housing, and an expanded marina), will
complete development of the PLA Resort Property in a manner that is economically
viable over the long-term, while preserving the resort function.
Policies:
LNP 25.1
Ensure that development in Port Ludlow complies with County
development regulations established for critical areas and that on-site
and off-site infrastructure impacts are fully considered and mitigated.
All new development within the PLA Resort Property must comply with adopted
Jefferson County Critical Area Regulations adopted under Ordinance No. 05-0509-94, as
amended by Ordinance No. 14-0626-95, prior to issuance of any building or grading
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permit. On-site and off-site infrastructure impacts and mitigating measures are addressed
in Chapter 3 of the Port Ludlow Resort Plan Revision Pinal SEIS (2005).
LNP 25.2
The provision of urban-style services to support the anticipated growth
and development at Port Ludlow shall occur only within the designated
MPR boundary.
The proposed Resort Plan will not result in the provision of urban services outside the
MPR boundary. All proposed development is located with the MPR boundary. The
proposed Resort Plan will reduce the intensity and variety of Resort uses from those
approved by the County in 1999 under Section 3.901 of the MPR Code.
LNP 25.3
No new urban or suburban land uses will be established in the vicinity
of the Port Ludlow Master Planned Resort.
The proposed land uses will not result in the establishment of new urban or suburban land
uses because the proposed land uses are the same as the existing land uses.
LNP 25.4
The total number of residential lots allowable within the MPR boundary
shall not exceed the 1993 Port Ludlow FEIS total of2,250 residential
dwelling units.
The proposed Resort Plan will not result in the MPR exceeding the limit of 2,250
dwelling units.
LNP 25.5
Port Ludlow shall accommodate a variety of housing types, including
affordable housing, single family and multi-family housing, and assisted
living care facilities.
The Resort Plan will provide for 101 additional residential units in multi-family
buildings- 39 new units in the Admiralty III area and 62 new units within the Plat. The
new residential units will maintain the existing architectural theme established in Ludlow
Bay Village (i.e., New England/Colonial) and will be 1,200 - 1,500 square feet in size-
smaller than existing town homes in Ludlow Bay Village. The smaller size will allow for
an over-all variation in product type and price range.
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LNP 25.6
Support efforts to preserve and protect Port Ludlow's greenbelts, open
spaces, and wildlife corridors.
LNP 25.6.1 Support the establishment of a Ludlow Creek Nature
Preserve.
The proposed Resort Plan retains the existing slopes along Oak Bay Road and existing open
space surrounding the south side of the artificial pond and on Burner Point. No significant
wildlife corridors are located within the Resort Zone. The proposed Resort Plan will not
adversely affect the establishment of a Ludlow Creek Nature Preserve.
LNP 25.7
No preliminary plats will be processed by Jefferson County for the 200-
acre area south of the Port Ludlow Golf Course within the MPR
boundary (as depicted on the official Jefferson County Land Use Map)
until such time as a conceptual site plan has been approved by the
County.
Not applicable to the proposed Resort Plan.
LNP 25.8
The Port Ludlow Master Planned Resort commercial area shall be
designated as the Port Ludlow Village Commercial Center.
The proposed Resort Plan does not change the designation of the Port Ludlow Village
Commercial Center.
B. No unmitigated significant adverse environmental impacts would be created by the
proposed revision.
The Port Ludlow Resort Plan Revision Final SEIS (2005) has not identified any unmitigated
significant adverse environmental impacts associated with the proposed Resort Plan revision.
c. The revision is consistent with all applicable development regulations, including those
established for critical areas.
The proposed Resort Plan revision is consistent with Jefferson County Ordinance No. 14-0626-
95, the critical areas ordinance applied to the PLA Resort Property under the Port Ludlow
Development Agreement. The proposed Resort Plan also is consistent with Jefferson County
Ordinance No. 08-1004-99, the MPR Code.
The proposed Resort Plan also is subject to and consistent with the following development
standards:
. Jefferson County Stormwater Management Ordinance No. 10-1104-96
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. Jefferson County Subdivision Ordinance No. 04-0526-92
. Jefferson County Shoreline Master Program (2000)
. The Ludlow Water Company Water System Plan, Jefferson County Coordinated Water
System Plan, and the Washington State Department of Health regulations.
. The Pope Resources General Sewer Plan as approved by the Washington State Department
of Ecology
D. On-site and off-site infrastructure (including but not limited to water, sewer, storm
water, and transportation facilities) impacts have been fully considered and mitigated.
The Port Ludlow Resort Plan Revision Final SEIS (2005) has identified potential impacts to on-
site and off-site infrastructure and has proposed adequate mitigation as applicable.
E. The proposed revision complements the existing resort facilities, meets the needs of
residents and patrons, and provides for unified development, integrated site design, and
protection of natural amenities.
The proposed Resort Plan revision will result in build-out of a resort facility that serves the
traveling public and Port Ludlow residents. The scale, architectural character of the new
facilities, and intensity of use will be consistent with existing development within the Resort
Zone.
The proposed Resort Plan will meet the needs of residents and patrons by providing a new
waterfront restaurant, a new recreational building, an expanded marina, a new maintenance
facility, additional residential units, improved parking and access, and improved infrastructure,
including a designated emergency helipad.
All development will be undertaken by PLA. This "unified development" and integrated site
design is demonstrated by the proposed Resort Plan. The proposed Resort Plan addresses full
build-out of the PLA Resort Property.
The proposed Resort Plan protects natural amenities such as site topography, the artificial pond
(a man-made amenity), and the shoreline along Port Ludlow Bay. Impacts to these features are
addressed in the Port Ludlow Resort Plan Revision Final SEIS (2005).
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