Chapter 33.25
MASTER PLANNED RESORTS

Sections:

33.25.010    Purpose.

33.25.020    Permitted uses.

33.25.030    Minimum standards.

33.25.040    Public hearing is required.

33.25.050    Hearing examiner action.

33.25.060    Board of Commissioners review and decision.

33.25.070    Approved master planned resort.

33.25.080    Development pursuant to an approved master planned resort.

SOURCE:    ADOPTED:

Ord. 581    12/19/95

AMENDED SOURCE:    ADOPTED:

Ord. 786    12/13/05

33.25.010 Purpose.

The purpose of a master planned resort is to enhance and diversify the recreational and economic opportunities in Clallam County through the development of master planned resorts that complement the natural and cultural attractiveness of the area without significant adverse affect on environmental and natural features, cultural or historic resources and their settings, existing residential developments, and other significant resources. The master planned resort chapter allows for the development of planned destination resorts which provide a designed mixture of visitor-oriented accommodations, including a variety of residential, recreational, and commercial facilities, consistent with the comprehensive plan.

It is the intent of this section to establish procedures and standards for developing large-scale recreational communities while ensuring that all applicable land use requirements are achieved and available resources are used productively and efficiently. The aim of this code section is to encourage imaginative design and layout of recreational and residential facilities in a manner that:

(1) Reflects sensitivity to the natural environment;

(2) Preserves open space and wildlife habitat;

(3) Promotes compatibility among land uses within the development;

(4) Utilizes the highest quality architectural design and a harmonious use of materials; and

(5) Results in a positive and aesthetic contribution to the community.

33.25.020 Permitted uses.

The following uses are permitted provided the uses are part of an approved master planned resort pursuant to this chapter:

(1) Visitor-oriented accommodations such as lodges, hotels, motels, bed and breakfast facilities, rental homes and cabins, rental condominiums, rental townhouses, time-share units, similar transient lodging facilities, convention and conference facilities, and appropriate support facilities.

(2) Residential dwellings such as single-family dwellings, multifamily dwellings, condominiums, townhouses, time-share units, and other residential dwellings compatible with the purposes of this section.

(3) Developed recreational facilities such as golf courses, clubhouses, pro shops, and sports and spa facilities, and undeveloped recreational areas.

(4) Boat docks and marinas compatible with the purposes of this section and the Clallam County Shoreline Master Program.

(5) Commercial facilities and services such as restaurants, barber shops, beauty salons, specialty shops, real estate and other professional offices, grocery stores, pet boarding and care facilities, and other such services which provide for the needs of the community’s residents and visitors and which are compatible with the purposes of this section.

(6) Open space areas such as lakes, wetlands, golf courses, green belts, buffers, and wildlife preserves.

(7) Facilities necessary for public safety such as fire and security stations, waste disposal, and utilities within the master planned resort or the County, notwithstanding any limiting provision of this chapter to the contrary.

(8) Transportation related facilities, emergency medical facilities, and storage structures and areas, provided these uses are ancillary to the master planned resort.

(9) Cultural community and entertainment facilities such as theaters, amphitheaters, galleries, arts and craft centers, and interpretive centers which are compatible with the purposes of this section.

33.25.030 Minimum standards.

The following minimum standards apply to all master planned resorts:

(1) A master planned resort, when approved in accordance with this chapter, is established as an overlay zone and as such, does not alter the existing, underlying zoning designation. Development standards of this chapter shall, as applied to an approved master planned resort, supersede those of the underlying zone.

(2) Master planned resorts must be located outside urban growth areas.

(3) The resort, including buffers and open space under the control of the development, is sited on a parcel or parcels of land no less than 240 contiguous acres.

(4) Existing state or county roads are adequate, or need minimal improvements, to serve the development.

(5) Capital facilities, utilities, and services, including those related to sewer, water, storm water, security, fire suppression, and emergency medical, provided on-site shall be limited to meeting the needs of the master planned resort. Such facilities, utilities, and services may be provided to a master planned resort by outside service providers, 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. A master planned resort and service providers may enter into agreements for shared capital facilities and utilities; provided, that such facilities and utilities serve only the master planned resort or urban growth areas.

(6) At least forty (40) percent of the total of the acreage for all approved master planned resorts, shall be dedicated to a mixture of permanent open space, natural areas, and/or active recreational areas, excluding streets and parking areas.

(7) Active recreational uses such as golf courses, pools, tennis courts and playing fields shall be provided to adequately meet the needs of the residents and guests of the master planned resort.

(8) The maximum density for residential dwellings including hotel and motel units shall not exceed two (2) units per gross acre of the overall master planned resort. Residential dwellings for long-term occupancy shall be limited to no more than ten (10) percent of the total number of residential units.

(9) Parking shall be provided for in accordance with a transportation management plan as submitted with the application and approved for the project.

(10) The minimum lot area, width, frontage and yard requirements, setback standards, street standards, and building heights otherwise applying to development in the underlying zone(s) may be modified consistent with the master planned resort, as approved in conformance with this chapter.

(11) The tract or tracts of land included in a proposed 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.

(12) All uses within the master planned resort shall be harmonious with each other through the use of special design, placement, or screening.

(13) Unless otherwise approved in accordance with applicable sign regulations, on-premises signs and off-premises signs shall be designed and erected in conformance with design guidelines, as submitted and approved with the project and off-premises signs shall be limited to those necessary for directional purposes.

(14) Commercial services provided as part of the master planned resort shall be contained within the development and shall be oriented to serve the master planned resort. The protection of public views shall be considered in orienting such commercial services.

33.25.040 Public hearing is required.

The Hearing Examiner shall hold a public hearing before taking action on any master planned resort, and notice of such hearing shall be given as provided in CCC 33.37.010.

33.25.050 Hearing examiner action.

(1) Following the public hearing, the Hearing Examiner shall consider all submitted information, recommendations, and testimony and shall review the proposed master planned resort’s consistency with the standards of this chapter.

(2) The Hearing Examiner shall recommend approval of the application if the Hearing Examiner finds that:

(a) The proposed master planned resort is consistent with the spirit and intent of the Clallam County Comprehensive Plan.

(b) The proposed master planned resort is consistent with this title, including the standards of this chapter.

(c) The proposed master planned resort will have no unreasonable adverse impact on the general public, health, safety and welfare.

(3) In making recommendation to the Board of Clallam County Commissioners, the Hearing Examiner may recommend conditions of approval as may be necessary to assure that the proposed master planned resort will comply with the criteria for approval.

(4) If the Hearing Examiner finds that the proposed master planned resort does not substantially comply with the criteria for approval, the Hearing Examiner may recommend denial of the proposal.

33.25.060 Board of Commissioners review and decision.

The Board shall review the recommendation of the Hearing Examiner at a public meeting and, after consideration of the recommendation, the application, public testimony, and other relevant evidence presented to it, shall determine if the application is consistent with the criteria for approval.

The Board may accept the Hearing Examiner recommendation to approve, approve with conditions, or deny the application along with the findings of fact and conclusions of law adopted by the Hearing Examiner.

If the Board rejects the Hearing Examiner recommendation, it may remand the matter back to the Hearing Examiner for further consideration or it may overturn the recommendation and approve, approve with conditions, or deny the application. The Board shall adopt findings of fact and conclusions of law based on the hearing record before the Hearing Examiner which support its decision.

33.25.070 Approved master planned resort.

(1) The approved master planned resort binds the project proponents and their successors to the proposed project as approved, applicable development standards of this chapter, and conditions of approval, if any. Approval of the master planned resort confirms that the proposal is consistent with the purpose of and provisions for master planned resorts and the comprehensive plan and provides the basis upon which subsequent permits, including building permits, may be reviewed and issued.

(2) The master planned resort approval shall remain valid for fifteen (15) years; provided, the first phase of development has been approved and construction begun within five (5) years of the master planned resort approval.

33.25.080 Development pursuant to an approved master planned resort.

Following approval of the master planned resort, subsequent development requests shall be reviewed for consistency with the approved master planned resort prior to issuance. Applications which are not consistent with the approved master planned resort shall not be issued.