Community Development

Pleasant Harbor Master Planned Resort

Page last updated: 1/4/2016

Comprehensive Plan
Unified Development Code (UDC)
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621 Sheridan Street
Port Townsend,
WA 98368

Phone: 360.379.4450
Fax: 360.379.4451


Monday - Thursday
9:00 to 4:30                     

closed 12:00 - 1:00 for lunch

Fridays, Weekends & Holidays Closed


This page contains information related to the Master Planned Resort (MPR) in the Pleasant Harbor/Black Point area of Brinnon in south Jefferson County.  The initial proposal was considered and the boundary of the MPR was approved as part of the 2007 Comprehensive Plan Amendment Cycle. The next step in the process is completion of a Supplemental Environmental Impact Statement (SEIS), Development Agreement and Development Regulations (see New Items). 

Please Contact Project Planner, David Wayne Johnson (360-379-4465 or for further information or current status on the resort permitting processes.

Click on this link to see current information submitted by the developer, Statesman, on the resort: Statesman's Info Package  This information is provided by the applicant to give people an idea of the scope, phasing and layout of the resort and does not reflect final approval of the project. 

Below is PDF graphic showing the different steps involved in build-out of the full resort and approximately where we are in the process. 

Click on the table of contents bullets below to skip to that section:

New Items (Updated 1/4/2016)

1/4/2016 - Staff Report on MLA08-00188 application for a Development Agreement and Development Regulations. 

12/9/2015 - Release of the Final SEIS.  Volume 1 (Environmental Impacts Analysis) and 2 (Comments and Response to Comments) are available for review and downloading as a PDF below.  Also below is the notice of availability and notice of Planning Commission Public Hearing January 6, 2016 at the Brinnon School House Gym at 6:30pm to hear Applicant's presentation of the project, Staff's Report and take public testimony on the project. 

Staff Report - click here to view or download the staff report

Exhibits A, C-G - click here to view staff report exhibits

Exhibit B - click here to view staff report exhibits

Final Supplemental Environmental Impact Statement (FSEIS)

Available here for viewing or downloading as a PDF - click on the volume you wish and the file will open. 

Notice of Availability

Volume 1 - Chapters 1-6 Environmental Impact Review

Volume 2 - Exhibits 1 & 2 Comments and Response on DSEIS

Volume 3 - Appendices - Use link below - Note: the only changes to the Appendices were to the Appendix A (distribution list) and Appendix K (PUD letter) below:

Appendix A Distribution List

Appendix K

Draft Supplemental Environmental Impact Statement (DSEIS)- Available here November 19, 2014 for viewing or downloading as a PDF - click on the volume you wish and the file will open.  Comment period ends January 5, 2015

Notice of Availability

Volume I - Draft SEIS

Volume II - Appendices

Appendix S - Development Agreement & Regulations

CDs of the DSEIS will be available at DCD and the Open House (see notice of availability) for $4.00.  Hard copies can be viewed at DCD, 621 Sheridan St., Port Townsend; the Jefferson County Library, 620 Cedar Ave, Port Hadlock; and the Brinnon Fire Hall, 272 Schoolhouse Road, Brinnon.  Hard copies may also be purchased at SOS Printing, located at 2319 Washington Street, Port Townsend, WA 98368, (360)385-4194.

Supplemental Environmental Impact Statement (SEIS) Process

As we move from the Draft document process, we have provided a matrix below to help visualize what's involved and where we are in the process.  Note that the Marina re-development will be reviewed and take place separately from the Golf Resort since it is vested under a Binding Site Plan.

Below are final draft documents used to complete the final Technical Reports necessary to start preliminary draft of the SEIS and may change before a final draft version of the SEIS is released to the public for review:

SEIS Scoping Meeting - Brinnon School

This public meeting was held on October 28, 2009 to inform and elicit public comment on the scope of environmental review for the project level supplemental environmental impact statement (SEIS) for the next phase of permitting on the Master Planned Resort.  Below is the legal notice, press release, meeting agenda, transcript of public testimony and written comments received:


The Adoption Ordinance for the approved Brinnon Master Planned Resort is now available here. (Note: the file is large: approximately 4 MB).

The Final Environmental Impact Statement (FEIS) on the proposed Brinnon MPR (MLA06-87) is available online.  Please scroll down the page to find links. 

Public comments on the Brinnon MPR DEIS and '06/07 Comp Plan Amendment application are also available online.  Go to "2007 Brinnon MPR Public Comments" below.

Final EIS and Draft EIS

Both the Final Environmental Impact Statement (FEIS)and a Draft Environmental Impact Statement (DEIS) for the Brinnon MPR proposal (MLA06-87) are part of the 2007 Comprehensive Plan Amendment Cycle. Download and view the documents in the DEIS section below.  Public comment was received at the Planning Commission public hearing on October 3 and/or in writing until October 24.  The Board of County Commissioners made its final decision on this proposal on January 14, 2008.

MPR Committee Meetings & Minutes

The Planning Commission formed a committee to study the subject of MPRs and the Brinnon MPR proposal specifically. See the Planning Commission page for more information on committee meetings.


The Washington State Growth Management Act (GMA) addresses new Master Planned Resorts (MPRs) at RCW 36.70A.360.  An MPR is described in the first section of .360:

36.70A.360 Master planned resorts.  (1) Counties that are required or choose to plan under RCW 36.70A.040 may permit master planned resorts which may constitute urban growth outside of urban growth areas as limited by this section.  A master planned resort means a self-contained and fully integrated planned unit development, in a setting of significant natural amenities, with primary focus on destination resort facilities consisting of short-term visitor accommodations associated with a range of developed on-site indoor or outdoor recreational facilities.

Port Ludlow MPR: There is an existing MPR in Jefferson County in the Port Ludlow area that was established under a different provision of the GMA.  See the Port Ludlow MPR page for more information.

The Jefferson County Comprehensive Plan contains a goal specific to the potential establishment of new MPRs and corresponding policies.  Land Use Goal (LNG) 24.0 (excerpted below) and its associated 13 Land Use Policies (LNPs) are found in the Chapter 3 of the Comprehensive Plan, the Land Use and Rural Element (linked below), beginning on page 3-65, as updated in 2004.

LNG 24.0

Provide for the siting of Master Planned Resorts (MPRs), pursuant to the adoption of development regulations consistent with the requirements of the Growth Management Act (RCW 36.70A.360), in locations that are appropriate from both an economic and environmental perspective.

The implementing regulations for the Comprehensive Plan collectively referred to as the Unified Development Code (UDC), which is Title 18 of the Jefferson County Code (JCC).

Brinnon Subarea Plan

The County adopted the Brinnon Subarea Plan in 2002 and amendments to the Plan in 2004.  The Brinnon Subarea Plan contains narrative, goals and policies reference a conceptual MPR at Black Point.


Black Point Maps
Figure BR-10 Black Point - 2001 Land Use
Figure BR-11  Conceptual Master Planned Resort
Water Environmentally Sensitive Areas Streams, Wetlands, Frequently Flooded Areas, and Susceptible Aquifer Recharge Areas
Geology Environmentally Sensitive Areas - Landslide, Erosion, and Seismic Hazards
Habitat Environmentally Sensitive Areas - Fish & Wildlife Habitat

Brinnon MPR Proposal

The Statesman Group of Companies, LTD, and Black Point Properties, LLC, submitted an application for a Master Planned Resort (MPR) in the Black Point area.  The development, called the Pleasant Harbor Marina and Golf Resort, required an amendment to the Comprehensive Plan to allow an MPR.  Under the original schedule, the County would have considered the MPR proposal during the 2006 Comprehensive Plan Amendment Cycle.  The proposal was moved to the 2007 Amendment Cycle.  The reference file number is MLA06-87.

The site-specific Comprehensive Plan amendment application is on file at DCD.  The applicant also submitted the following 147-page binder as supplemental material:

A brief description of the proposal follows:

  • Designate parcels 502-153-002, -003, -021,     -022, -023, and 502-154-002 and 502-152-005, 012, 013, 014, 015, and 016, composing 252.64 acres in the Pleasant Harbor/Black Point area of Brinnon, as a Master Planned Resort (MPR).  The applicant calls the project the Pleasant Harbor Marina and Golf Resort—consisting of:
    • A marina with 290 slips;
    • A planned maritime village with ~180 units and a 10,000 square-foot new commercial village replacing current facilities;
    • An 18-hole golf course with conference, food service, and meeting capability; and
    • ~1,090 residential units designed to serve the visiting public through a “condotel” program with individual units privately owned but managed as a resort.

    NOTE:  Some contact information and project details may have changed since the original submittal.

Review Process & Public Participation

The MPR designation process first involves a site-specific Comprehensive Plan amendment, review of an associated Master Plan through a public process involving the Planning Commission and the BoCC, and eventual execution of a Development Agreement between the developer and the BoCC.

The Brinnon MPR proposal became part of the Final Docket for the 2007 Comprehensive Plan Amendment Cycle.  Review of this proposal was integrated with review of nine (9) other legislative proposals on the 2007 Docket.

The first opportunity for public participation was the scoping process associated with preparation of an Environmental Impact Statement (EIS).  The next opportunity for public participation was during the Planning Commission and formal public review of the Draft EIS.  See the EIS section below for more information.

The Planning Commission made its final recommendation to the BoCC on November 14, 2007.  By a vote of 7-2-0 (7 in favor, 2 opposed, and no abstentions), the recommendation was to approve the application.  The full Planning Commission recommendation incorporated the MPR committee's four conditions, and added three more.  To see the full Planning Commission report on this proposal (and the other 2007 Comprehensive Plan Amendment applications), please click here.

The final action was for the BoCC to either approve the MPR as proposed, approve an alternate MPR master plan, or deny the proposal.

On January 7, 2008, the BoCC began deliberations on the proposed Brinnon MPR, and staff produced a Power Point presentation in which the various steps of a project, beginning with a Comp Plan change, are presented in graphic form.  Please click here for the "MPR Baskets" presentation.  On January 14, 2008 the BoCC approved the proposal.

Environmental Impact Statement (EIS)

An Environmental Impact Statement (EIS) is prepared as part of State Environmental Policy Act (SEPA) review of a proposal when it has been determined by the lead agency that the proposal is likely to have significant adverse environmental impacts.  The EIS process is a tool for identifying and analyzing probable adverse environmental impacts, reasonable alternatives, and possible mitigation.  For more information about SEPA, visit the Washington State Department of Ecology's SEPA Unit page.

First a draft EIS, and then a final EIS were prepared in association with review of the proposed Brinnon MPR.  The EIS contains characteristics of both a "non-project action" (such as legislative adoption of a plan) and a "project action" (such as administrative approval of new construction) under SEPA.

EIS Scoping for Proposed Brinnon (MPR)

Written comments concerning the scope of the EIS were accepted through May 19, 2006.  The County and project proponent have worked to develop a Draft EIS since that time.

An extended public comment period opened when the Draft EIS (DEIS) was published on September 5, and comments were accepted until 4:30 p.m. on October 24.  The Final EIS (FEIS) incorporates all public comments, as well as responses from the applicant.

Draft Environmental Impact Statement (DEIS)

Public Comment:  Release of the Draft Environmental Impact Statement (DEIS) on September 5, 2007 opened a public comment period:

  • Oral comments were heard at the Planning Commission public hearing 6:30 pm Wednesday, October 3, 2007 at the Brinnon Community Center. 
  • Written comments were accepted by DCD on behalf of the Planning Commission until 4:30 pm, Wednesday, October 24, 2007. 

After review of the DEIS, the Planning Commission and staff formulated recommendations to the Board of County Commissioners (BoCC), which were presented on December 3, 2007, and December 6, 2007, dates during which a public hearing on the amendment application was also held.  As mentioned earlier, the BoCC made its final decision on January 14, 2008.

Both the draft and final EIS documents address nine (9) issues and impacts including 1) shellfish, 2)water quality, 3)transportation, 4) public services, 5) shorelines, 6) fish & wildlife, 7) rural character, and 9) critical areas.  The documents are provided below in sections by chapter and appendix.  (Note: the appendix is the same for both documents.)

Some duplication is to be expected, as the documents are intimately linked.  Cross-referencing is ubiquitous throughout the FEIS, and should make navigating between the two documents easier.  For changes between the DEIS and the FEIS, please note especially the Introduction, Chapter 3, Chapter 5 (new since the DEIS), and the public comment logs (also new since the DEIS):

(Files over 1 MB are marked)

  • Brinnon MPR Final EIS Volume 1
  • Cover Page
  • Introduction and Table of Contents
  • Chapter 1 - The Proposal (8 MB)
  • Chapter 2 - The Physical Setting
  • Chapter 3 - Adverse Impacts Review, Pg 1-35
  • Chapter 3 - Adverse Impacts Review, Pg 36-end (1.1 MB)
  • Chapter 4 - Alternatives (1.2 MB)
  • Chapter 5 - FEIS Mitigating Conditions
  • Public Comment Matrix (issues and responses)
  • Technical Reports


    2007 Brinnon MPR Public Comments

    Public Comments are now available online using the Laserfiche Web Link (see instructions below).

    1. Click "Permits", then click Long-Range Planning.
    2. Click on 2007 Brinnon MPR Public Comments.
    3. Click on a Log List to see the Log Number and the author of each communication. 
    4. To view a specific communication, go back to the main folder and click on the corresponding Log Number.


    More Information

    For more information, contact DCD Long Range Planning about the legislative proposal:



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