Master planned resorts in Lewis County are intended to enhance and diversify the recreational and economic opportunities that complement the natural and cultural attractiveness of the area without having significant adverse impacts on environmental and natural features, cultural or historic resources and their settings, or existing development. This chapter provides for the development of planned resorts with well-designed visitor-oriented accommodations, including residential, recreational, and commercial uses consistent with the comprehensive plan.
(Ord. 1219 § 1 (Exh. A), 2010; Ord. 1269 § 13, 2016; Ord. 1367 (Exh. C), 2025)
This chapter applies to development proposed for lands designated as master planned resort (MPR) on the Lewis County comprehensive plan. The MPR is an overlay zone, where the underlying zoning remains in effect. A property owner(s) may choose to comply entirely with the standards of the underlying zoning, except as related to transient accommodations, or entirely with the standards of the MPR overlay zone.
(Ord. 1219 § 1 (Exh. A), 2010; Ord. 1269 § 13, 2016; Ord. 1367 (Exh. C), 2025)
See Chapter 17.42 LCC, Table 2, Land Use Summary.
(1) 
Prohibited Uses.
(a) 
Use of the subject property will be bound by the approved application and/or development agreement. No other use is allowed without the receipt of necessary approvals.
(b) 
Where the underlying base zone allows transient accommodations pursuant to Chapter 17.42 LCC, Table 2, new transient accommodations shall be prohibited unless approved through a binding site plan associated with a master planned resort development.
(c) 
Proximity to a master planned resort designation, development or an associated extension of infrastructure shall not provide a basis for a comprehensive plan amendment to change the land use designation for property adjacent to the resort to a land use district with greater development density or more intensive uses.
(Ord. 1219 § 1 (Exh. A), 2010; Ord. 1269 § 13, 2016; Ord. 1367 (Exh. C), 2025)
The following standards apply to all master planned resorts. All standards shall be met.
(1) 
General Standards. In addition to any other applicable standards, the standards in Table 1 shall be met.
Table 1: General Development Standards
Development Standard
Commercial/Mixed Uses
Residential Uses
Minimum setbacks (feet)
Front
0
10
Rear
5
5
Side
5
5
Maximum building height (feet)1
Habitable space
40
35
Nonhabitable space
65
50
Minimum on-site parking
Vehicle spaces per dwelling unit
0.5
1
Vehicle spaces for commercial uses
See LCC § 17.17.220
1 Height shall be measured as feet above the mean ground level. See Chapter 17.80 LCC, Airport Obstruction Zoning, for additional requirements.
(2) 
Capital Facilities. Capital facilities, utilities, and services, including those related to sewer, water, stormwater, security, fire suppression, emergency medical, and transportation, provided on site shall be limited to meeting the needs of the master planned resort and shall not serve any property or development outside of the master planned resort. Roads shall meet private road standards pursuant to Chapter 12.60 LCC. Such facilities, utilities, and services may be provided by outside service providers through a shared services agreement, including municipalities and special purpose districts; provided, that all costs associated with service extensions and capacity increases directly attributable to the master planned resort are fully borne by the resort.
(3) 
Open Space. At least 40 percent of the total of the site area shall be dedicated to a mixture of permanent open space, natural areas, and/or active unpaved recreational areas (e.g., golf course), excluding streets, parking areas and private yards associated with residential uses. Pedestrian and bicycle paths, separated by at least three feet from streets, except at access points, may be counted towards meeting the 40 percent open space requirement.
(4) 
Residential Uses. At least one residential dwelling unit per every 10 transient accommodation units shall be provided for employees of the master planned resort. A transient accommodation unit is the equivalent of one hotel room or one bedroom in a short-term rental or bed and breakfast. Employee housing may be single-family or multifamily. Additional long-term residential dwelling units for nonemployees may be provided and shall not exceed 10 percent of the total transient accommodation units.
(5) 
Commercial Uses. Commercial uses shall be contained within the master planned resort and shall be oriented to serve the master planned resort. Driveway entrances to commercial uses shall be provided from the interior roads of the master planned resort. Signs shall be placed within the master planned resort and shall not be facing outward of the master planned resort, except one monument sign may be placed at the primary entrance; see LCC § 17.142.207, Signs, for additional standards. The protection of public views shall be considered in orienting such commercial services.
(6) 
Landscaping and Screening. Landscaping installed for stormwater management may be counted towards meeting the landscaping requirements. Landscaping required below may not be counted towards meeting the requirement for 40 percent open space. Trees shall be selected and located to minimize the potential for interfering with or damaging power lines, underground utilities, or impervious surfaces, and to minimize potential damage to structures and injuries to people.
(a) 
Parking lots shall include at least one tree and three shrubs for every four parking spaces.
(b) 
The external parcel boundaries of the master planned resort area, except within 10 feet of a road approach, shall be landscaped with at least one tree every 20 feet on center and five shrubs per every 10 linear feet. All shrubs and trees shall be native to the Pacific Northwest. Existing trees and shrubs that are retained may be counted towards this landscaping requirement. New trees must meet the setback requirements.
(Ord. 1219 § 1 (Exh. A), 2010; Ord. 1269 § 13, 2016; Ord. 1367 (Exh. C), 2025)
(1) 
Permit Type. The master planned resort may be approved through a binding site plan, which is a Type III application decided by the hearing examiner. The binding site plan shall include all tract(s) of land with the MPR zoning designation.
(2) 
Ownership. The tract or tracts of land included in a master planned resort must be in one ownership or control or the subject of a joint application by the owners of all the property included. All contiguous tracts of land within the master planned resort zone shall be included in the binding site plan application.
(3) 
Phasing. The county recognizes that economic and other considerations may necessitate the phasing of a master planned resort. Project phasing may occur in accordance with the standards for land divisions in LCC § 17.05.140.
(4) 
Environmental Remediation. The owners of land approved and used for a master planned resort development shall be responsible for appropriate and suitable environmental remediation and/or restoration of the site in the case of abandonment of the project. The responsible party shall be identified in the development agreement and/or master plan approval. The responsibility for appropriate and suitable environmental remediation and/or restoration will be determined through environmental review of the application and commensurate with the impacts of the specific use permitted. An environmental remediation and/or restoration plan shall be established in the development agreement and master plan approval.
(5) 
Amendments. Amendment of the approved master planned resort within the boundaries of the original site plan shall require a binding site plan amendment by the hearing examiner.
(Formerly 17.20E.060; Ord. 1219 § 1 (Exh. A), 2010; Ord. 1269 § 13, 2016; Ord. 1367 (Exh. C), 2025)