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Michelle McConnell
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peckassoc@comcast.net
Friday, January 30, 2009 4:54 PM
Michelle McConnell
David W. Johnson
PDSMP Comments
PDSMP.1.30.09.pdf
C9
Michelle,
Please include the attached letter in the public comment for the PDSMP.
If you have questions or comments, please contact me.
Thank you.
cp
1
11402 40th Avenue E.
Tacoma, Washington 98446
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Ded<~comcast.net
January 30. 2008
Michelle McConnell
Jefferson County
Department of Community Development
621 Sheridan Street .
Port TownsentL W A 98368
BY EMAIL:.mmcconnell@co.jefferson.wa.us
COMMENTS ON mE PRBLIMlNARY DRAFf
JEFFERSON COUNTY SHORELINE MASTER PROGRAM (pDSMP)
On January 28, 2008, the Jefferson County Board of Commissioners designated a new Master
Planned Resort (MPR) in Brinnon. The MPR includes the Pleasant Harbor and Black Point
areas. The development proposal for the MPRincludes redevelopment of the existing marina
area to include additional water-related commercial uses and residen1ia.l uses such as townhouses
an.d villas. While we anticipate that the MPR proposal will be subject to the policies and
development regulations of the County's existing Shoreline Master Program (SMP), I am
submitting these C01lll1lCntS to note the unique circumstanees Qfthe Pleasant Harbor site and
MPR proposal as they relate to the revisions the County is considering in its 8MP update, in the
event that the project may becomesubjoot totho:se reguJatkms.
The proposed expansion of water-related and water-dependentfucill.ties at the Pleasant Harbor
marina includes improved public access along a wide promenade that will also: provide for
emergency vehicle access, significantly expand mixed..use buildings, provide enclosed public
parking and resort rental residential units on upper floors. This development is proposed to
generally occupy the area of existing development, landward of the Ordinary Hip Water Mark
(OHWM) but within the 200-ft Shoreline environment. 1'heproposed promenade will require
cotl$truttiQn ofastructura1.retainiqg wall within a.few feet landward ofilie OHWM to provide
access to the marina ramp piers, and to maintain auniformelevatkm with the building tloor
levels.
The average depth of the marina site from the SR 101 right-of-way to the OHWM is
approximately 250 feet. Existing buildings at the marina are approximately 30 feet landward of
the OHWM. Therefore, almost the entire area available for redevelopment of water-related uses
and economic stimulation on the site is within SMP jurisdiction. The average change in elevation
from the SR 101 right-of-way to the OHWM is approximately 80 feet Therefore, the back wall
of the proposed building will contain a retaining wall to stabilize the site. Similar site constraints
affect the resort maritime village residential rental units proposed within the MPR. If the MPR
approved in concept by the Board of County Commissioners in Janpary 2008 is to become a
reality, it will be necessary to find a mechanism by which the project will be consistent with the
intent of the County's SMP, whether the application is subject to the existing or proposed Plan.
The Development Agreement to be executed between the County and the project proponent, to
define development standards for that portion of the MPR within the Shoreline environment,
may be the appropriate mechanism to define site-specific factors such as buffer depth, building
setbac~ and building height.
As the applicant's representative for the Pleasant Harbor Marina and Golf Resort, I have
requested an opportunity to meet with Jefferson County staff to develop a better understanding of
existing and proposed Shoreline environment buffer widths, building setback dimensions, and
definitions that relate to proposed uses within the ~ to confirm the County's intent to provide
a regulatory framework in which this development can proceed. .
Thank you.
~~~~~
cc: David Wayne Johnson