BOARD OF COUNTY COMMISSIONERS PREFERRED ALTERNATIVE DRAFT MAY 1, 2002 MODIFIED FROM JANUARY 16, 2002 DRAFT RECOMMENDED BY PLANNING COMMISSION AND AUGUST 28, 2001 DRAFT RECOMMENDED BY BRINNON SUBAREA PLANNING GROUP Brinnon Subarea Plan A Chapter of the Jefferson County Comprehensive Plan Brinnon Subarea Planning Group Original Membership, 1999-2000 Linda Tudor, Chair Cedric Lindsay Lynnette Antijunti Kate Marsh, Recorder Joy Baisch Mike Matthews Richard Coone Tom McNerney Dalila Dowd Eleanor Sather John Dowd Bud Schindler Charles Finnila George Sickel Jean Johnson Lea Silsbee Stan Johnston Charles Springer Final Membership Recommending August 28, 2001 Draft Linda Tudor, Chair Cedric Lindsay Joy Baisch Kate Marsh, Recorder Dalila Dowd Tom McNerney John Dowd Bud Schindler Charles Finnila George Sickel Jean Johnson Charles Springer Jefferson County Representatives Board of County Commissioners Richard Wojt, Chair, District 3 Glen Huntingford, District 2 Dan Titterness, District 1 David Goldsmith, County Administrator Department of Community Development Al Scalf, Director of Community Development Josh D. Peters, Associate Planner Warren Hart, AICP; (former) Deputy Director W. Lauren Mark, (former) Associate Planner Special Consultant Mark Personius, AICP; Planning Director Earth Tech, Inc. The work of the Special Consultant was funded in part through the Community Development Block Grant program. Table of Contents Page Vision Statement ...............................................................................................................................................................1 Introduction.......................................................................................................................................................................3 Background ...................................................................................................................................................................3 Location and Setting....................................................................................................................................................4 Environment ..................................................................................................................................................................4 Topography..............................................................................................................................................................4 Geology .....................................................................................................................................................................4 Soils ............................................................................................................................................................................5 Flooding ....................................................................................................................................................................6 Climate .......................................................................................................................................................................6 History............................................................................................................................................................................6 Cultural Heritage ....................................................................................................................................................11 Community Values .................................................................................................................................................11 Government and Special Purpose Districts........................................................................................................13 Plan Implementation and Monitoring ..........................................................................................................................14 Background .................................................................................................................................................................14 Current Effort...............................................................................................................................................................15 Implementation.......................................................................................................................................................17 Monitoring..............................................................................................................................................................17 Land Use and Rural Element .........................................................................................................................................18 Rural Character............................................................................................................................................................18 Rural Residential Land Use.......................................................................................................................................20 Rural Commercial Land Use......................................................................................................................................26 Rural Commercial – Brinnon Rural Village Center (RVC)......................................................................................28 Background.............................................................................................................................................................28 Vision.......................................................................................................................................................................29 Future Objectives...................................................................................................................................................32 Rural Commercial – WaWa Point Convenience Crossroads ...............................................................................33 History .....................................................................................................................................................................33 Land Use Considerations .....................................................................................................................................34 Vision.......................................................................................................................................................................36 Small-Scale Recreation and Tourist Overlay Zone (SRT)................................................................................36 Statutory Requirements ........................................................................................................................................38 Rural Commercial - Black Point.................................................................................................................................43 History .....................................................................................................................................................................44 Master Planned Resort..........................................................................................................................................45 Conceptual Master Planned Resort Land Use Plan..........................................................................................46 Home Businesses and Cottage Industries..............................................................................................................48 Future Objectives...................................................................................................................................................50 Natural Resource Conservation Element.....................................................................................................................53 Forest Lands................................................................................................................................................................53 Mineral Lands .............................................................................................................................................................53 Agricultural Lands......................................................................................................................................................54 Aquaculture Resources .............................................................................................................................................54 Shellfish Harvesting Rights..................................................................................................................................57 Future Objectives...................................................................................................................................................57 Housing Element.............................................................................................................................................................60 Affordable Housing ...................................................................................................................................................60 Minimum Lot Area Requirements........................................................................................................................61 Minimum