"Master planned resort" (MPR) is a land use designation established under the Comprehensive Plan. Designation of any master planned resorts pursuant to RCW 36.70A.360 requires compliance with the provisions of this article and a formal site-specific amendment to the Comprehensive Plan Land Use Map subject to the findings required by JCC § 18.45.080.
(Ord. 8-06 § 1; Ord. 3-18 § 3 (Att. 2); Ord. 14-18 § 4 (Exh. B))
Jefferson County has a wide range of natural features, including climate, vegetation, water, natural resources, scenic qualities, cultural, and geological features, which are desirable for a wide range of recreational users to enjoy. New master planned resorts authorized by RCW 36.70A.360 offer an opportunity to utilize these special features for enjoyment and recreational use, while bringing significant economic diversification and benefits to rural communities. The purpose of this article is to establish a master planned resort land use district to be applied to those properties the board of county commissioners determines are appropriate for development as a master planned resort consistent with the Comprehensive Plan policies and RCW 36.70A.360.
(Ord. 8-06 § 1; Ord. 3-18 § 3 (Att. 2))
The following uses may be allowed within a master planned resort classification authorized in compliance with RCW 36.70A.360:
(1) 
All residential uses including single-family and multifamily structures, condominiums, time-share and fractionally owned accommodations; provided, such uses are integrated into and support the on-site recreational nature of the master planned resort.
(2) 
Short-term visitor accommodations, including, but not limited to, hotels, motels, lodges, and other residential uses, that are made available for short-term rental; provided, that short-term visitor accommodations shall constitute no less than 65 percent of the total resort accommodation units.
(3) 
Indoor and outdoor recreational facilities and uses, including, but not limited to, tennis courts, swimming pools, marinas, hiking and nature trails, bicycle paths, equestrian facilities, sports complexes, and other recreational uses deemed to be consistent with the on-site recreational nature of the master planned resort.
(4) 
Campgrounds and recreational vehicle (RV) sites.
(5) 
Visitor-oriented amenities, including, but not limited to:
(a) 
Eating and drinking establishments;
(b) 
Meeting facilities;
(c) 
On-site retail businesses and services which are designed to serve the needs of the users such as gas stations, espresso stands, beauty salons and spas, gift shops, art galleries, food stores, real estate/property management offices; and
(d) 
Recreation-oriented businesses and facilities such as sporting goods and outdoor equipment rental and sales.
(6) 
Cultural and educational facilities, including, but not limited to, interpretative centers and exhibits, indoor and outdoor theaters, and museums.
(7) 
Capital facilities, utilities and services to the extent necessary to maintain and operate the master planned resort.
(8) 
Temporary and/or permanent structures to serve as sales offices.
(9) 
Any other similar uses deemed by the administrator to be consistent with the purpose and intent of this section, the Comprehensive Plan policies regarding master planned resorts, and RCW 36.70A.360.
(Ord. 8-06 § 1; Ord. 3-18 § 3 (Att. 2))
An applicant for an MPR project must meet the following requirements:
(1) 
Master Plan. A master plan shall be prepared for the MPR to describe the project and provide a framework for project development and operation. This shall include:
(a) 
A description of the setting and natural amenities that the MPR is being situated to use and enjoy, and the particular natural and recreational features that will attract people to the area and resort.
(b) 
A description of the destination resort facilities of the MPR, including short-term visitor accommodations, on-site outdoor and indoor recreational facilities, off-site recreational opportunities offered or provided as part of the resort's services, and commercial and supportive services provided.
(c) 
A listing of the proposed allowable uses and maximum densities and intensities of use of the MPR and a discussion of how these uses and their distribution meet the needs of the resort and its users.
(d) 
A land use map or maps that depict the completed MPR development, showing the full extent and ultimate development of the MPR or resort and its facilities and services, including residential and nonresidential development types and location.
(e) 
A description, with supportive information and maps, of the design and functional features that provide for a unified development, superior site design and protection of natural amenities, and which further the goals and policies of the Comprehensive Plan. This shall address how landscaping, screening, and open space, recreational facilities, road and parking design, capital facilities, and other components are integrated into the project site.
(f) 
A description of the critical areas of the project and the measures that will be employed for their protection. For an MPR adjacent to the water and subject to the jurisdiction of the Shoreline Management Act, a description and supportive materials or maps indicating proposed public access to the shoreline area pursuant to the shoreline master program.
(g) 
A description of how the MPR relates to surrounding properties, and how its design and arrangement minimize adverse impacts and promote compatibility among land uses within the development and adjacent to the development.
(h) 
A demonstration that sufficient facilities and service which may be necessary, appropriate, or desirable for the support of the development will be available, and that concurrency requirements of the Comprehensive Plan will be met.
(i) 
A description of the intended phasing of development of the project, if any. The initial application for an MPR shall provide sufficient detail for the phases such that the full intended scope and intensity of the development can be evaluated. This shall also discuss how the project will function at interim stages prior to completion of all phases of the project, and how the project may operate successfully and meet its environmental protection, concurrency, and other commitments should development cease before all phases are completed.
(2) 
Development Agreement. A master planned resort shall require approval of a development agreement as authorized by Article XI of Chapter 18.40 JCC (Development Agreements), and RCW 36.70B.170 through 36.70B.210. Consistent with JCC § 18.40.830(3) and RCW 36.70B.170, the development agreements shall be prepared by the applicant and must set forth the development standards applicable to the development of a specific master planned resort, which may include, but are not limited to:
(a) 
Permitted uses, densities and intensities of uses, and building sizes;
(b) 
Phasing of development, if requested by the applicant;
(c) 
Procedures for review of site-specific development plans;
(d) 
Provisions for required open space, public access to shorelines (if applicable), visitor-oriented accommodations, short-term visitor accommodations, on-site recreational facilities, and on-site retail/commercial services;
(e) 
Mitigation measures imposed pursuant to the State Environmental Policy Act, Chapter 43.21C RCW, and other development conditions; and
(f) 
Other development standards including those identified in JCC § 18.40.840 and RCW 36.70B.170(3).
(3) 
Formal Site-Specific Comprehensive Plan Amendment. A master planned resort shall require a site-specific amendment of the Comprehensive Plan Land Use Map to a master planned resort land use designation, pursuant to the requirements of JCC § 18.45.040; provided, that the subarea planning process authorized under Article VII of this chapter (Subarea Plans) and JCC § 18.45.030 may be used if deemed appropriate by both the applicant and Jefferson County. The Comprehensive Plan amendment or subarea plan may be processed by Jefferson County concurrent with the review of the resort master plan and development agreement required for approval of a master planned resort.
(4) 
Planned Actions. If deemed appropriate by the applicant and Jefferson County, a master planned resort project may be designated by Jefferson County as a planned action pursuant to the provisions of RCW 43.21C.031 and WAC 197-11-164 and 197-11-168.
(5) 
Self-Contained Development. All necessary supportive and accessory on-site urban-level commercial and other services should be contained within the boundaries of the MPR, and such services shall be oriented to serve the MPR. New urban or suburban development and land uses are prohibited outside the boundaries of a master planned resort, except in areas otherwise designated as urban growth areas in compliance with RCW 36.70A.110.
(Ord. 8-06 § 1; Ord. 3-18 § 3 (Att. 2); Ord. 14-18 § 4 (Exh. B))
New MPR applications shall be processed as Type V permits under this UDC, requiring legislative approval by the board of county commissioners and the following:
(1) 
A draft of the master plan shall be prepared to meet the requirements of JCC § 18.15.126(1).
(2) 
A request for authorization of a development agreement, pursuant to the requirements of JCC § 18.15.126(2) and Article XI of Chapter 18.40 JCC (Development Agreements).
(3) 
A request for a site-specific Comprehensive Plan Land Use Map amendment necessary to meet the requirement of JCC § 18.15.126(3) and § 18.45.040.
(Ord. 8-06 § 1; Ord. 3-18 § 3 (Att. 2))
(1) 
The planning commission, pursuant to its authority specified under JCC § 18.40.040 and § 18.45.080, shall hear and make recommendations on master plans and site-specific applications for MPR land use designations on the Comprehensive Plan Land Use Map.
(2) 
The board of county commissioners, pursuant to its authority specified under JCC § 18.40.040, § 18.40.850(5) and § 18.45.080, shall designate new master planned resort land use districts on the Comprehensive Plan Land Use Map, approve the uses, densities, conditions and standards authorized for site-specific MPRs in a development agreement, and approve master plans.
(Ord. 8-06 § 1; Ord. 3-18 § 3 (Att. 2))
An application to develop any parcel or parcels of land as an MPR may be approved, or approved with modifications, if it meets all of the criteria below. If no reasonable conditions or modifications can be imposed to ensure that the application meets these criteria, then the application shall be denied.
(1) 
The master plan is consistent with the requirements of this article and Chapter 18.22 JCC, Critical Areas.
(2) 
The MPR is consistent with the goals and policies of the Comprehensive Plan, the requirements of the Shoreline Master Program, and complies with all other applicable sections of this code and all other codes and policies of Jefferson County.
(3) 
If an MPR will be phased, each phase contains adequate infrastructure, open space, recreational facilities, landscaping and all other conditions of the MPR sufficient to stand alone if no subsequent phases are developed.
(4) 
The MPR will provide active recreational uses, adequate open space, and sufficient services, such as transportation access, public safety, and social and health services, to adequately meet the needs of the guests and residents of the MPR.
(5) 
The MPR will contain within the development all necessary supportive and accessory on-site urban-level commercial and other services, and such services shall be oriented to serve the MPR.
(6) 
Environmental considerations are employed in the design, placement and screening of facilities and amenities so that all uses within the MPR are harmonious with each other, and in order to incorporate and retain, as much as feasible, the preservation of natural features, historic sites, and public views.
(7) 
All on-site and off-site infrastructure and service impacts have been fully considered and mitigated.
(8) 
Improvements and activities are located and designed in such a manner as to avoid or minimize adverse effects of the MPR on surrounding lands and property.
(9) 
The master plan establishes location-specific standards to retain and enhance the character of the resort.
(10) 
The land proposed for a master planned resort is better suited and has more long-term importance for the MPR than for the commercial harvesting of timber or production of agricultural products, and the MPR will not adversely affect adjacent agricultural or forest resource land production.
(Ord. 8-06 § 1; Ord. 3-18 § 3 (Att. 2); Ord. 14-18 § 4 (Exh. B))