HomeMy WebLinkAbout55_Pre-App Comments
8730 Tallon Lane NE, Suite 200 Lacey, WA 98516 Office 360.352.1465 Fax 360.352.1509 scjalliance.com
Technical Memo
To Pleasant Harbor Marina & Golf Course
From: Cristina Haworth, AICP
Date: September 29, 2023
Project: Pleasant Harbor Master Planned Resort (PHMPR)
Subject PHMPR Phase 1 Pre-Submittal Comments
Introduction:
Pre-application materials for the Pleasant Harbor Master Planned Resort (PHMRP) implementation Phase 1 were
submitted by The Statesman Group on July 24, 2023. SCJ Alliance, on behalf of Jefferson County as authorized
through the Future Staffing and Consultant Agreement for the Pleasant Harbor Master Planned Resort, reviewed
the materials to identify high-level concerns for discussion at the pre-application conference. Detailed technical
review has not been completed. Nothing in this memorandum prohibits Jefferson County from requesting
correction, clarification, revision, or additional information related to the application.
1 Information Reviewed
Underlying Approval Documents
♦ Pleasant Harbor Development
Agreement, dated June 4, 2018
♦ Amendment to Development Agreement
(Phasing Plan), dated July 22, 2019
♦ PHMPR Development Agreement
Appendices A through T
♦ PHMPR FEIS
♦ PHMPR FEIS Appendices 1 through 11
Pre-Application Submittal Documents
♦ Pre-Application Cover Memo prepared by Houlihan Law,
dated July 17, 2023
♦ Pre-Application Conference Request, dated June 19, 2023
♦ The Hamlet of Pleasant Harbor Preliminary Plat prepared by
Hatton Godat Pantier, dated June 12, 2023
♦ Preliminary Civil Plans prepared by Hatton Godat Pantier,
dated November 2022
♦ Drainage Report, prepared by Hatton Godat Pantier, dated
June 20, 2023
♦ Stormwater Calculation Worksheet, undated
♦ Project Narrative, undated
2 Review Comments
1. Conditions of Approval. The conditions of approval matrix provided with the cover letter should
address, explicitly and completely, all applicable conditions of approval in all approval documents. A
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clear summary of compliance for each applicable condition of approval will expedite the review process
for the preliminary plat. Modifications to or deviations from any conditions should be clearly identified.
2. Phasing Plan Compliance. The project must follow the phasing plan approved in the 2019 Amendment
to the Development Agreement. This Amendment establishes the following phase requirements:
♦ Phase 1A: site clearing; grading; construction of the golf course; road network; building footprints;
stormwater storage; Highway 101 and Black Point intersection improvements; wastewater
treatment plant; road construction with services (as necessary to support Phase 1); vegetation
management plan; materials processing location.
♦ Phase 1B: LOSS drainfield; water storage tank with distribution piping at Tee 5; transit stop; sanitary
sewer pump stations; Sea View Villas (up to 162 units); Golf Vistas (up to 90 units);
community/recreation center, conference center, and spa; maintenance building; staff housing;
formation of water and sewer district.
♦ Phase 2: Maritime Village building; Golf Terrace halfway house (up to 172 units); new well; Golf
Vistas and Sea View Villas; reconstruction of Black Point Road; WDFW boat launch road.
♦ Phase 3: remaining Golf Terrace (140 units); remaining Sea View Villas; remaining Golf Vistas.
The phasing plan proposed in the submitted project narrative does not appear to conform with the 2019
Amendment to the Development Agreement.
a. The project narrative describes development occurring in two phases instead of three phases and
the residential units in each phase do not appear to match the phase breakdown required by the
2019 Amendment to the Development Agreement. Some requirements in the 2019 Amendment to
the Development Agreement do not appear in the narrative’s phasing list. Please provide more
detailed information about phasing and order of construction, indicating where departures from the
2019 Amendment to the Development Agreement are requested.
b. Preliminary facilities, as described in the 2019 Amendment to the Development Agreement, are
required with each phase. Please provide detailed information about the provision of preliminary
facilities such that the development phases will be stand-alone/severable. This includes the water
system and mains/service lines, the wastewater system and mains/service lines, the roads and any
nonmotorized circulation facilities, landscaping, and parking.
c. The proposed parkade should be addressed in the project narrative.
d. Temporary construction worker housing (the 60-unit RV facility) should be addressed in the project
narrative. Transition from the temporary construction worker housing to the affordable staff
housing should be described.
Where more detailed information is requested, level of detail should be adequate to determine
conformance to the 2019 Amendment to the Development Agreement; minute detail or specificity is
not needed for this stage of review.
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3. Interim Facilities. The project proposes interim facilities, including a modular panel manufacturing
facility to be located in the golf course storage and maintenance building, a mobile aggregate crushing
trailer, an aggregate wash pond, and a concrete batch plant. These facilities will be used during
construction to reduce truck traffic and increase efficiency for project build-out. Please address the
following comments:
a. Phasing. The interim facilities are missing from the phasing plan in the project narrative. Please
provide information on when the interim facilities will be installed, when they will be in
operation with respect to occupancy and active operation of the site, and when they will be
removed from the site. The modular panel manufacturing facility will be located in the golf
course maintenance building; provide information on whether the manufacturing facility will
displace, for any amount of time, necessary storage capacity for golf course maintenance
equipment and supplies and/or how the manufacturing facility and storage functions can be
collocated within the building footprint.
b. SEPA Review. The interim facilities do not appear to have been addressed in the SEPA review
process. In Section 9.2.4 of the Development Agreement, the County is authorized to require
additional environmental analysis for a new or modified proposal that materially exceeds the
level and range of development reviewed in the EISs. Please provide more information about
the extent and potential impacts from the interim facilities to determine if they will materially
exceed the previously reviewed level and range of development. Potential impacts may include,
but are not limited to, noise, dust, water quality impacts, air emissions, and similar.
c. Revision to Master Plan. JCC 17.80.040(2) allows Jefferson County to accept building permits
only for projects included in and consistent with the master plan. A minor master plan revision
may be required to allow the interim facilities as “the addition of uses that do not modify the
recreational nature and intent of the resort.”
4. Parkade. The parkade is described as a five to six story parking structure. Pursuant to JCC 17.65.030,
buildings are limited to 35 feet in height as measured by IBC standards, unless approved by the
Community Development Director and the local fire district.
5. Water Quality Monitoring. The quarterly water quality monitoring plan described in Appendix N is
required prior to “any site-specific action.” The quarterly water quality monitoring plan must be
submitted for review with the preliminary plat application, approval of which constitutes an action by
Jefferson County.
6. Kettle B Management Plan. A draft management plan for Kettle B will be required as a condition of
preliminary plat approval.
7. Permits. PHMPR has expressed a desire to obtain permits for certain construction activities while the
preliminary plat is under review. Please provide additional information about PHMPR’s proposed early
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construction permits for consideration.
3 Permit Process/Next Steps
The preliminary plat must conform to the Development Agreement, Amendments, and mitigation measures in
the FEIS and SFEIS. Upon approval of the preliminary plat, construction permits for clearing, grading,
infrastructure improvements, and other Phase 1 preliminary facilities (as defined in the 2019 Amendment to the
Development Agreement) must be obtained to initiate the Phase 1 work. Following completion of the
preliminary facilities, a final plat(s) can be recorded and construction permits for buildings can be obtained.
Applicable Code and Review Requirements
The Pleasant Harbor Master Planned Resort is subject to the following regulations and agreements:
1. The Comprehensive Plan effective on the date the Development Agreement was recorded.
2. Development Agreement and Addenda, including Exhibits 1 through 4 and Appendices A through T as
incorporated by reference.
3. Chapter 17.60 of the Jefferson County Code (JCC) (Appendix A of the Development Agreement).
4. Jefferson County’s Stormwater Management Regulations (Appendix B of the Development Agreement).
5. Chapter 18.22 JCC (Critical Areas Requirements ; Appendix C of the Development Agreement).
6. Chapters 18.35 and 18.40 JCC (Land Division Standards; Appendices D and E of the Development
Agreement).
7. Chapter 18.25 JCC (Shoreline Master Program, applicable within 200 feet of the ordinary high water
mark; Appendix E of the Development Agreement).
8. Chapters 12.05, 12.10, and 18.30 JCC, where not in conflict with the preceding standards (Appendix G of
the Development Agreement).
9. Ordinance No. 01-0128-08 Conditions of Approval (Finding 63 and sub-parts; Appendix K of the
Development Agreement).
10. Various plans, memoranda of understanding, and related materials in referenced Exhibits and
Appendices.
The original Environmental Impact Statement (Draft dated September 5, 2007, Final dated November 27, 2007)
and Supplemental Environmental Impact Statement (Draft dated November 18, 2014, Final dated December 8,
2015) reviewed the PHMPR project as memorialized in the Development Agreement, Addenda, Exhibits, and
Appendices. Further environmental review may be required for a new or modified proposal that materially
exceeds the level and range of development reviewed in the prior EISs.
Complete Application Requirements
Application requirements are set forth in JCC 18.40.100 (Type III permit requirements) and 18.35.280 (long
subdivision submittal requirements). Additional materials are required to determine compliance with the
applicable code and review requirements described in the preceding section. Items referenced in the various
Conditions of Approval, Agreements, Memoranda of Understanding, and other documents and codes applicable
to this project must be submitted where they inform decisions related to land use, clearing and grading,
construction of preliminary facilities, and construction of Phase 1 improvements.
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The initial submittal package should include the following items:
♦ A completed permit application forms:
♦ Land Use Permit Application Form
♦ Land Division Supplemental Application Form
♦ Stormwater Management Permit Application and Calculation Worksheet
♦ A SEPA checklist or memo documenting that the project is consistent with the FIES and SFEIS.
♦ A verified statement by the applicant that the property affected by the application is in the exclusive
ownership of the applicant, or that the applicant has submitted the application with the written consent of
all owners of the affected property, and proof of ownership of the property.
♦ Identification of a single contact person or entity to receive determinations and notices required by the
Jefferson County Code.
♦ A legal description of the site, including the Jefferson County assessor’s parcel number.
♦ Payment of the applicable fee as set forth in the Jefferson County fee ordinance.
♦ Evidence of available and adequate water supply.
♦ Evidence of adequate sewer availability.
♦ A site plan, showing the location of all proposed lots and points of access and identifying all easements,
deeds, restrictions or other encumbrances restricting the use of the property. All information should be
accurate, legible and generally should be drawn to a scale no smaller than one inch equals 50 feet.
♦ Identification of other local, state and federal permits required for the proposal, to the extent known by the
applicant.
♦ The area and dimensions of each proposed lot, tract or parcel to accurately show that each lot, tract or
parcel will comply with the Development Agreement and JCC Title 17, Division II. The area of land contained
in access easements, access panhandles or pipestem configurations shall not be included in the area
computations.
♦ Five paper copies of a preliminary plat meeting the standards and requirements of JCC 18.35.290 and
18.35.300.
♦ Where applicable, any special reports or studies required under Chapter 18.15 JCC, prepared in accordance
with the requirements of Article VI-K of Chapter 18.15 JCC.
♦ A preliminary drainage plan prepared in a manner consistent with the requirements of Chapter 18.30 JCC,
including any soil test information as may be deemed necessary by the director of the department of public
works.
♦ The estimated quantities of any fill to be exported from the site and imported to the site.
♦ A Phasing Plan Narrative describing how the proposal will comply with the 2019 Addendum to the
Development Agreement.
♦ A list of requested variances, deviations, and/or departures from applicable requirements and regulations.
♦ Narratives, plans, diagrams, exhibits, and/or similar information necessary to understand compliance with
the Development Agreement Appendices. Provide the following:
♦ Appendix H (Coordinated Water System Plan): provide compliance narrative.
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♦ Appendix J: Provide evidence of executed MOUs, as these are a condition of approval necessary to
implement the Master Planned Resort. The fully executed Jefferson Healthcare MOU has been
provided.
♦ Appendix L (Vegetation Management Plan): provide compliance narrative for Phase 1 construction
activities.
♦ Appendix N (Water Quality Monitoring Plan): provide preliminary groundwater monitoring report to
document baseline conditions.
♦ Appendix O (Neighborhood Water Supply Plan): provide compliance narrative.
♦ Appendix P (Wildlife Management Plan): provide compliance narrative for Phase 1 construction
activities.
♦ Appendix Q (Cultural Resources Plan and Inadvertent Discovery Protocol): provide compliance
narrative for Phase 1 construction activities.
Compliance information should be provided at a level of detail appropriate to a preliminary plat
application. Detailed construction information is not necessary.
Preliminary Plat Process
Preliminary plats are processed pursuant to Articles II and IV of Chapter 18.35 of the Jefferson County Code.
Applications follow Type III procedures as enumerated in Chapter 18.40 JCC:
1. Pre-Application Conference. A pre-application conference is required. The project exceeds applicable
exemption thresholds in JCC 18.40.090(2).
2. Determination of Complete Application. Within 28 calendar days of submittal, Jefferson County will
issue a determination of completeness or incompleteness.
3. Notice of Application. Within 14 days of issuing a determination of completeness, Jefferson County will
issue a public notice of application following procedures in Chapter 18.40 JCC, Article III.
4. Beginning upon issuing a determination of completeness, Jefferson County will review the project for
technical correctness and consistency with applicable rules, regulations, policies, Agreements,
memoranda of understanding, and related requirements.
5. Upon resolution of any inconsistencies or corrections, the Jefferson County Hearing Examiner will hear
the project and issue a final decision on the application. Per JCC 18.35.330, preliminary plat approval
must be granted for the entire subdivision with clear delineations to separate divisions or phases to be
developed in increments. Preliminary approval is conditional upon completion of the proposed phases
in the sequence and may specify a completion date for each phase. Final plat approval is granted for
each phase of the approved preliminary plat.
6. Decisions are appealable by parties of record following procedures in Chapter 18.35 JCC, Article V.
Exhibit 55