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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
The next step in the process is completion of a Supplemental
Environmental Impact Statement (SEIS), Development Agreement and
Development Regulations (see New Items).
Contact Project Planner, David Wayne Johnson
further information or current status on the resort permitting
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
Items (Updated 4/16/2014)
Environmental Impact Statement (SEIS) Process
As we move from the Scoping process to
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.
We will be posting notice of
availability of the SEIS some time the end of May, 2014, and notice
for the Public Hearing some time the end of June or early July,
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
The Adoption Ordinance for the
approved Brinnon Master Planned Resort is now available
here. (Note: the file is large: approximately
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"
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.
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
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.
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
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).
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 Maps
||Black Point - 2001 Land Use
||Conceptual Master Planned Resort
||Environmentally Sensitive Areas
Frequently Flooded Areas, and Susceptible Aquifer Recharge Areas
||Environmentally Sensitive Areas -
Landslide, Erosion, and Seismic Hazards
||Environmentally Sensitive Areas -
Fish & Wildlife Habitat
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
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:
(10 MB file)
A brief description of the proposal
Review Process &
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
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
The final action was for the BoCC
to either approve the MPR as
proposed, approve an alternate MPR master plan, or deny the
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.
here for the "MPR Baskets" presentation.
On January 14, 2008 the BoCC approved the proposal.
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
First a draft EIS, and then a final EIS
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.
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
Draft Environmental Impact Statement (DEIS)
Public Comment: Release of the Draft Environmental Impact Statement (DEIS) on September 5, 2007 opened a public
- Oral comments were heard at the
Planning Commission public
hearing 6:30 pm Wednesday, October 3, 2007 at the Brinnon Community
- Written comments were accepted by DCD on behalf of
the Planning Commission until 4:30 pm, Wednesday, October 24,
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
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
Appendix 2 - Marina Impact Analysis
Appendix 3 - Shoreline Characterization
Appendix 4 - Soils & Geology Evaluation
Appendix 5 - Water Supply & Groundwater Impacts Analysis
Appendix 6 - Transportation Impact Study
Appendix 7 - Fish & Wildlife Habitat Assessment
Appendix 8 - Cultural Resource Assessment
Appendix 9 - Wetland Delineation
Appendix 10 - Example of Notice to Mariners for
restricted/closed areas of Dabob Bay
As referenced in Appendix 5 above:
King County Best Management Practices for Golf Course
Development and Operation (1993)
2007 Brinnon MPR Public Comments
Public Comments are now available online using the
Laserfiche Web Link
(see instructions below).
- Click "Permits", then click Long-Range Planning.
- Click on 2007 Brinnon MPR Public Comments.
- Click on a Log List to see the Log Number and the author of
- To view a specific communication, go back to the main folder
and click on the corresponding Log Number.
2006 Comprehensive Plan Amendment Cycle
2007 Comprehensive Plan
Master Planned Resorts "Washington Style"
MB] May 2003,
Report No. 57, Municipal Research Service Center of Washington (MRSC)
- From MRSC description: This guidebook
provides suggestions for guiding the development of master planned
resorts, and small-scale recreational and tourist uses. These are
among the new options available for broadening economic
opportunities in rural areas, while respecting traditional rural
For more information, contact DCD
Long Range Planning about the legislative proposal: