HomeMy WebLinkAboutZON2006-00012 03/01/2006 13: 08 3603794451 JEFF CO DCD PAGE 06
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• w °�,�, JEFFERSON COUNTY •el
,J �.. „, DEPARTMENT OF COMMUNITY DEVELOPMENT r~ '?
I -P`—% ...->(.. 621 Sheridan Street- Port Townsend•Washington 98368
Sjt�NO� 360/379-4450 -360/379-4451 Fax 2006 .
www.co.lefferson wa.l.ls
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Application for Formal Site-Specific •,wELOPMENT
IComprehensive Plan/UDC ,Amendment
IMLA# D(0 —S-1 PROJECT/APPLICANTNAME:Statesman GrQUp of Companies, LTD
Applications must be completed and submitted to the Department of Community development by May 1 of the current
Icalendar year in order to be considered during this year's amendment process. Please note that,.beginning in 2004, the
application submittal deadline will be February 1 of each calendar year. Completed applications that are received after
deadline will be placed on the docket for the following calendar year_ Applications that are incomplete (La, that do not
' include all of the information required below) will be returned to the applicant.
Submittal Requirements
I 1. A completed Master Land Use Application and SEPA Checklist (If applicable). Representative authorization is
required if application is not signed by owner. See attached
2. A completed and signed State Environmental Policy Act(SEPA)checklist. Not required at this time
I 3. Comprehensive Plan/UDC Amendment application fee (as applicable), as set forth in the Jefferson County Fee
Ordinance,as amended
I 4. Any additional information deemed necessary by the Administrator•to evaluate the proposed amendment.N/A
5. Please prepare and label as"Exhibit A,"a vicinity map showing the following: Attached
Is. The location of the area proposed to be redesignated;
b. The land use designation of all property within five hundred(500)feet of the site;and
e The uses of all properties located within five hundred(500)feet of the site.
I 6. Please prepare and label as "Exhibit B," a description of the proposed Plan/UDC amendment and any associated
development proposal(s), If applicable. Applications for project-related formal site-specific redesignations must
include plans, and information or studies accurately depicting existing and proposed•uses and improvements.
Applications for such redesignations that do not specify proposed uses and potential impacts are assumed to have
Imaximum Impact to the environment and public facilities and services. Attached
7. Please prepare and label as "Exhibit "C," a map that depicts existing conditions on the site and within the general
vicinity [i.e., within a three hundred (300)-foot radius]. The exhibit must depict topography, wetlands and buffers,
I easements and their purpose, and means of access to the site The intent of the exhibit is to clearly illustrate the
physical opportunities and constraints of the site. Attached
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'See UDC Section 9.4.
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I SITE SPCCIPIC APP.00C REV.311 112 0 0 3 Page 1
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03/01/2006 13:08 3603794451 JEFF CO DCD PAGE 07
I8. Please provide an explanation of why the amendment is being proposed.(Attach additional sheets,if necessary.)
__ See attached frr,_r__as a.anse
MAR - f 2006
I9. The current land use designation/zoning of the site is:Attached
JETTEf 011 COUNTY DtB
I 10. The proposed land use designation/zoning of the site is: Attached
11. The current use of the site is: Attached
1 12_ The proposed use of the site is: Attached
I13. If changes to Comprehensive Plan or UDC text are required, p lease prepare and label as "Exhibit D," proposed
amendatory language (i.e.,to affected text of both the Comprehensive Plan and UDC)shown in"bill"format,with text
I to be added Indicated with underlining (e.g., underlining), and text to be deleted Indicated with strikeouts (e.g.,
strikeouts). Attache d
14. Please prepare and label as "Exhibit E," a thorough explanation of how the proposed redesignatlon/rezone and
Iassociated development proposals,If any,meet,conflict with,or relate to the following inquiries:
a. Have the circumstances related to the proposed amendment and/or the area In which it is located
substantially changed since the adoption of the Jefferson County Comprehensive Plan?
Ib. Are the assumptions that form the basis for the Jefferson County Comprehensive Plan no longer valid, or
has new information become available that was not considered during the process of adoption of the
Jefferson County Comprehensive Plan or any subsequent amendment?
c. How does the proposed amendment reflect current widely held values of.the residents of Jefferson County?
d. Does the proposal meet concurrency requirements for transportation? '
Ie. Does the proposal adversely affect adopted level of service standards for public facilities and services other'
• than transportation (e.g., sheriff, fire and emergency medical services, parks, fire flow, and general
governmental services)?
I1. Is the proposal consistent with the goals, policies and implementation strategies of the various elements of
the Jefferson County Comprehensive Plan?
I g. Will the proposal result in probable significant adverse Impacts to the county's transportation network,capital
facilities,utilities,parks,and environmental features that cannot be mitigated?•
h. Will the proposal place uncompensated burdens upon existing or planned service capabilities?
1 i. How is the subject parcel(s) physically suitable for the requested land use designation and the anticipated
land use development including, but not limited to the following:
I (I)
(ii) Access;
Provision of utilities;and
(iii) Compatibility with existing and planned surrounding land uses?
I j. Will the proposal,if adopted,create a pressure to change the land use designation of other properties?If the
answer is yes, how would such change of land use designation on other properties be in the long-term best
interests of the county as a whole?
ISITE SPECic1C APP.DOC REV.3/112003 Page 2
03/01/2006 13:08 3603794451 JEFF CO DCD PAGE 08
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I k. Does the proposed site-specific amendment materially affect the land use and population growth projections
that are the bases of the Comprehensive Plan?
L If the proposed redesignation/rezone is located within an unincorporated urban growth area (UGA), would
I the proposal materially affect the adequacy or availability of urban facilities and services to the Immediate
areas and the overall UGA?
M. Is the proposed amendment consistent with the Growth Management Act(Chapter 36.70A RCW),
I the Counttrwide Planning Policy for Jefferson County, and other applicable inter-jurisdictional
policies or agreements, and any other local, state or federal laws?
IiS. The applicant hereby certifies that the statements contained in this application are true and provide an accurate
representation of the proposed amendment; and the applicant(s)hereby acknowledges that any approval issued on
this application may be revoked If any such statement is found to be false,
ISee attached signature sheets.
APPLICANTS SIGNATURE DATE
I .
PROPERTY OWNER'S SIGNATURE DATE
IPROPERTY OWNER'S SIGNATURE DATE
IPROPERTY OWNER'S SIGNATURE DATE
[NOTE: For all required signatures, representative authorization is required if application is not signed by .
I . the owner.]
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RECEIVED .
MAR - 12006
1
JEFFERSON COUNTY DCD
SITE SPECIFIC REV.3/�112003 Page 3
1 MAR-01-06 11 :15AM FROM- T-480 P.005/006 F-192
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I ' . I I RECEIVED
1 ' • MAR — 12006
• 'JEFFERSON COUNTY:DCD
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12/09/2005 14:41 FAX 403 268 6100 STATESMAN CORP REC'EJI r •—
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HAR 12006
Property Description r
General Location: P easant i arbor Manna and Blac Point Propeirtf ! ' ' 1 f
Legal Description(from Property Tex Statement): Ce attac c e•
S.Dlplt Parcel Number(from Property Tax Statement):
Total Acreage: 251 &CreS Zone: %Lot Cavenepe:
Applicant ❑ Owner 0 Lseeee
❑ Contract Purchaser 0 Other
Project Description
A Destination Resort managed by The Statesman Group that nc odes:Go • - 6100 yd Lin. Sty e);Clu• Hose/
•a• 'L. • 1 : .•• ;41' N. ' • • .(• .I I Qu.l r 1.• I . +•._n .-�:...• � � .. �. . • . . t l . 1 1
Conference Cents;800 Town Home Rosortovor Clubhou a end Coni cxlCen r:aQTowin Hotnc_KosortSuites
around Golf Course;Maritime Vilitsae with 10,000 S.F.of Commercial;2 Additional Stories of Residential Resort
Suites over commercial and Adjoining Property for 150 Units.
Property Owner(name and mailing address): Bill Kaufman
308913 Highway 101Brinnon, Washington 98320
Standard Disclosure
information provided to a prospective applicant during the • - • Ilcation consuiletlon is based on • regulations In effect at the
time of the pre-application Wnsultatlon. i.mac• ,-, .rt..att r .t..t ua., .n L• s-• L.1.■a a A pre-
application consultation does not vest a future - eropm. •n.
BysignI ng the application form,the appficentioWner attests that the information provided herein is true and correct to the best of their
knowledge. I also arttfy that this application Is being made with the full knowledge OW consent of all owners of the effected
property.My material falsehood or any omission of a material foot made by the epplicanskraner with respect to this application
packet may result in this perm being nuNand void.
I further agree to save, indemnity and hold harmless Jefferson County against all debilities,Judgments, court costs, reasonable
aft fees and expenses which may In any way some against Jefferson County as a result of or in consequence of the granting
this permit.
I Other agree to provide moons and right of entry to Jefferson County and its employees,remesentativee or agents for the sole
purpose of application review end any required Inter inspections. This right of entry shall cob b when the County (through the
Administrator or the Administrator's represents -)concludes the tit on has compiled with all applicable laws and regulations.
Amesa and right of entry to • • a • shell be nqs.etIM and shall occur only during regular business hours.
(sicatoz inns) (DATE)
I hereby*vignette CIATIPN, to cot se my agent to meters related to this preappllcadon
>.. ..11/41 O
(t.mno+M*R sic vauad) a►7g)
aaiLAaa CONFEROICEDOC REV.t>»rttnom Page 2
MAR-01-06 11 :50AM +'FROM- • T-481 P.002/005 F-194
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OPTION AGREEMENT
September ; Ll 2005 ("Effective Date")
DATE; Septemb � ,
PARTIES: Brown Trust ("Brown")
Black Point Properties,LLC ("Black Point")
2507 SE 151st Ave
' Vancouver,WA 98683
RECITALS
1
A. Brown owns certain real property, consistin of approximately 20 acres, in
A consisting
Jefferson County, Washington legally described on Exhibit "A" attached hereto and made a part
1 of this Agreement (the "Brown Property").
B. Black Point owns adjacent real property in Jefferson County, Washington(the
' "Black Point Property:),
C. Black Point has been approached to sell its property and desires to sell the Brown
Property as a package with the Black Point Property, which Black Point has previously disclosed
to Brown.
D. Brown is willing to sell to Black Point and, due to the contingency of the sale of
the Black Point Property, will grant Black Point an option to purchase the Brown Property under
the following terms and conditions.
AGREEMENT
' Therefore, for good and valuable consideration to Brown, the receipt and sufficiency of
which is hereby acknowledged,Brown and Black Point agree as follows:
1. Purchase Option. Brown grants to Black Point the option to purchase the
Property during the term hereof in the manner and for the price as follows:
1.1 Exercise of Option. This option shall be exercised, if at all, by written
notice(the "Exercise Notice") given by Black Point to Brown at any time during the term hereof.
This option may be exercised only with respect to the entirety of the Property, and nothing
1 contained herein shall be construed as permitting Black Point to purchase less than all of the
Property pursuant to this option. Upon exercise of this option, Black Point shall be obligated to
purchase the Property from Brown, and Brown shall be obligated to sell the Property to Black
Point, for the price and in the manner herein set forth.
1.2 Failure to Exercise Option. If Black Point fails for any reason to
exercise this option in the manner set forth herein, Black Point shall have no further claim
against or interest in the Property. In the event of the failure to exercise the Option, Black Point
shall provide Brown with any instruments that Brown reasonably may dee - �(
purpose of removing from the public record any cloud on title to the 1'\4: l• w kg i4/-'
attributable to the grant or existence of this Option.
MAR -- 12006
OPTION AGREEMENT-
1
JEfffliSON MINTY B
IMAR-01-06 11:51AM FROM- T-481 P.003/005 F-194
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1.3 Purchase Price. The purchase price for the Property is (the
I "Purchase Price"). The entire balance of the Purchase Price shall be paid in cash at Closing.
1.4 Closing. Closing of the sale and purchase of the Property(the "Closing")
I shall occur no later than sixty (60) days after exercise of this option (the "Closing Date"). The
escrow for the Closing shall be established at a title company (the "Title Company") located in
Jefferson County,Washington selected by Black Point.
' 1.5 Closing Obligations. On the Closing Date, Brown and Black Point shall
deposit the following documents and funds in escrow, and the Title Company shall close escrow
in accordance with the instructions of Brown and Black Point.
I1.5.1 Brown shall deposit the following:
(a) The conveyance documents described in Section 1.8, duly
I executed and acknowledged;
(b) A duly executed affidavit certifying that Brown is not a
foreign person, trust, partnership, or corporation in compliance with the requirements of 1RC
1 §1445;
(c) Such documents as Black Point or the Title Company may
I require to evidence the authority of Brown to consummate this transaction; and
(d) Such other documents and funds, including (without
limitation) escrow instructions, as are required of Brown to close the sale in accordance with this
IAgreement.
1.5.2 Black Point shall deposit the following:
I (a) The Purchase Price specified in Section 1.3;
(b) Such documents as Brown or the Title Company may
1 require to evidence the authority of Black Point to consummate the transaction contemplated;
and
(c) Such other documents and funds, including (without
1 limitation) escrow instructions, as are required of Black Point to close the sale and purchase of
the Property in accordance with.this Agreement.
1.6 Costs. Black Point shall pay one-half of all Closing costs, including all of
I the escrow fees of the Title Company and recording fees with respect to the Closing. Brown
shall pay one-half of all Closing costs, together with the premium for any title insurance that
Black Point requires, and for all conveyance or excise taxes, if any, payable by reason of the
Ipurchase and sale of the Property.
1.7 Taxes. There real property taxes and assessments shall be pro-rated as of
I the Closing Date.
1.8 Conveyance. At the Closing, Brown shall execute, acknowledge, and
deliver to Black Point a warranty deed conveying the Property to Black Point.
I 2. Term. The term of this Purchase Option commences as .f the date of this
Agreement (the "Effective Date") and terminates on November 30, 2006 if ,,'a EWa1Ejnj
I provided written notice of the exercise as of that date. - 111��
MAR - 12006
111 OPTION AGREEMENT-2 JEFFERSON COUNTY DCD
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MAR-01-06 11 :51AM FROM- T-481 P.004/005 F-194
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I 3. Notices. All notices required or permitted to be given under this Agreement shall
be in writing and shall be deemed given and received when personally delivered or sent by
facsimile with confirmation of transmission, one day after being sent by a nationally recognized
I overnight courier or two days after deposit in the United States Mail, certified or registered form,
postage prepaid,return receipt requested, addressed as follows:
To Brown: Black Point Properties,LLC
I do Bill Kaufman
306 SE 15"'
Gresham,OR 97080
I With a copy to: Doug Chiapuzio
Harrang Long Gary Rudnick,PC
1001 SW Fifth Ave.,Suite 1650
I Portland,Oregon 97204
Facsimile: (503)241-1458
RECEIVED
I To Black Point: Brown Trust
MAR - 12006
I With a copy to: Doug Whitlock
405 W 13th St JEFFERSON COUNTY D CD
I PO Box 748
Vancouver,WA 98666-0748
Facsimile: (360)693-5783
Notice given in any other manner shall be effective when it is received by the party for
whom it is intended. Either party may change its address by giving five (5) days' advance notice to the
other party.
1 4. Governing Law, This Agreement shall be construed and enforced in accordance
with the laws of the state of Washington.
1 5. Binding Effect/Assignment. This Agreement shall be binding on and inure to
the benefit of the parties and their respective heirs, successors, and assigns.
I 6. Headings. The captions and headings used in this Agreement are for reference
only and shall not be construed to define or limit the scope or content of this Agreement.
7. Entire Agreement. This Agreement contains the final and entire understanding
I between Brown and Black Point with respect to its subject matter and is intended to be an
integration of all prior negotiations and understandings. Brown and Black Point shall not be
bound by any terms, conditions, statements, warranties, or representations riot contained in this
I Agreement. No change or modification of this Agreement shall be valid unless it is in writing
and is signed by both Brown and Black Point.
8. Waiver. A failure by Brown or Black Point to enforce any right under this
Agreement shall not be deemed to be a waiver of that right or of any other right.
9. Attorney Fees. If litigation is instituted with respect to this Agreement, the
Iprevailing party shall be entitled to recover from the losing party, in addition to all other sums
IOPTION AGREEMENT-3
IMAR-01-06 11:51AM FROM- T-481 P.005/005 F-194
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and allowable costs, its reasonable attorney fees, both in preparation for and at trial and any
' appeal or review, such amount to be set by the court that hears the matter.
10. Counterparts; Pronouns. This Agreement may be executed in one or more
counterparts, all of which shall be considered one and the same agreement and shall be effective
when one or more counterparts have been signed and delivered by Brown and Black Point. With
respect to any pronouns used herein, each gender used shall include the other gender and the
singular and the plural, as the context may require.
11. Time Is of the Essence. Time is of the essence regarding this Agreement.
12. Authority to Execute. Each person executing this Agreement on behalf of
Brown and Black Point, respectively,warrants his or her authority to do so.
' Signed this _day of September, 2005.
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Brow �\
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Black Point Properties,LLC
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by: 4 .
William Kaufman, manager)
Attachments:
Exhibit A—Property
1 RECEIVED
MAR - 12006
JEFFERSON COUNTY BCD
OPTION AGREEMENT-4
MAR-01-06 11:15AM FROM- 1-480 P.002/006 F-192
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MAR-01-06 11:15AM FROM- T-480 P.006/008 F-192
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It. Does the proposed alte•apadfla amendment materially effect the.land'use and•popu)atiori yrou!tii.prc�®ci4ng,
that are the bases of the Comprehensive Plan?, ;:` ;::;.'°:.,'.''
L if the proposed radeslgnetlon/rezane Is located within•an unincorporated'urbaff,groWth•lens (UGA),:woWd
I the proposal materially effect the adequacy or avellablUty or urban facilities and services to the immediate
areas and the overall UGA?
m. Is the proposmd'amendment consiateht:wilh'the•Grawltilianagonfent Act•�(Chapter':36.70A RCW),•the
I Countywide:Planning Policy•far Jefferson;County;:'and other applicable:lnter:(udadlational' polibiea••or
agreements.and any other local,state or fodera1•1047'•
16. The applicant hereby certifies Mel the statements cunfelned'ln.:this application erelittif•end provide en:accurate • •:.+
representation of the proposed amendment; end WS•eppllowrit(4 hereby acknowledges that any approval issued on -,1;.
this application maybe revoked If any such statement le found'to be'false. . '°
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IN. -rte B GNATURB . , : ?•Y dATE••• o ER B$I c �RU `•'
PitoPERTr owNER's wervcrUI E DATE'.
PROPERTY OWNERS SIGNATURE {
I e'• hD xailori:IS''ra••iuired If:a''pl icatlonla-not�signed.by:tharowner•j;.." • • :.•:x•. •
(NOTE For all required slgn'e.tures,roprosontatW out rl q A :a•:.•
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MAR. 12006 •
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JEFfEfRSON COUNTY OCO .
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�o ON �N6,,A 1-4 JEFFERSON COUNTY
I D EPARTMENT OF COMMUNITY DEVELOPMENT
ti '4 621 Sheridan Street• 0j�y� + n 98368
360/379-4450 . 360/ i °.4145r1`�Fa 4 I )
I www.co.jefferson.wa.us/commdevelopment
`2YING' '�
Master Permit Application
MAR - 12006 MLA: pLQ -i2)1
Project Description(include separate sheets as ne - +-•��� �, I , anaged by The Statesman Group that includes:Goff Course:
y ge. 4M t.1:11' l .l�
6100 d Links Style Club HouselProsho oun Confe i°17-' � �, i . ��: !��'130 Residential Resort Units in 3 Storey over Club House and
Conference Center, 800 town Home Resort Suites around go Course; a"•me Vi age with 10,000 S.F.of Commercial and adjoining property for 150
units.
Tax Parcel Property
Number. See Attachments-1,2, 3,4,5 Size: 252.64 acres (acres/square feet)
Site Address and/or Directions to Property: Pleasant Harbor Marina and Black Point Properties See Attachments-1,2,3,4,5
Property Owner(s)of Record: Attachment-6
Telephone: Fax: email:
Mailing Address:
Applicant/Agent(if different from owner): Statesman Group of Companies Ltd.
Telephone: (403)256-4151 Fax: (403)256-6100 email: Barth(astatesmancorporation.com
Mailing Address: 7370 Sierra Morena Blvd. SW, Calgary.Alberta Canada T3H 4H9
What kind of Permit?(Check each box that applies)
I T Building T Variance(Minor, Major or Reasonable Economic Use)
T Demolition Permit T Conditional Use[C(a), C(d),or C]
T Single Family T Discretionary"D"or Unnamed Use Classification
I Garage Attached/Detached I Special Use(Essential Public Facilities)
I Manufactured Home
I I Boundary Line Adjustment
Modular T Short Plat**
I Commercial* I Binding Site Plan**
T Change of Use T Long Plat**
T Address f Road Approach I Planned Rural Residential Development(PRRD)/Amendments**
T Propane f Plat Vacation/Alteration**
I Allowed"Yes"Use Consistency Analysis I Shoreline Master Program Exemption/Permit Revisions**
Stormwater Management I Shoreline Management Substantial Development**
iT
f Site Plan Approval Advance Determination(SPAAD)* T Shoreline Management Variance
I Temporary Use EEIComprehensive Plan/UDC/Land Use District Map Amendment
T Wireless Telecommunication* f Jefferson County Shoreline Master Program Amendment
I T Forest Practices Act/Release of Six-Year Moratorium
*May require a Pre-Application Conference **Requires a Pre-Application Conference
Please identify any other local,state or federal permits required for this proposal,if known:
I DESIGNATION OF AGENT
I hereby designate Statesman Group of Companies Ltd. to act as my agent in matters relating to this application for permit(s).
I OWNER SIGNATURE See Attachment-7 Date:
By signing this application form,the owner/agent attests that the information provided herein,and in any attachments,is true and correct to the best of
his,her or it's knowledge. Any material falsehood or any omission of a material fact made by the owner/agent with respect to this application packet
may result in this permit being null and void.
I1 further agree to save,indemnify and hold harmless Jefferson County against all liabilities,judgments,court costs,reasonable attorney's fees and
expenses which may in any way accrue against Jefferson County as a result of or in consequence of the granting of this permit.
I further agree to provide access and right of entry to Jefferson County and Its employees,representatives or agents for the sole purpose of application
Ireview and any required later inspections.Access and right of entry to this property shall be requested and shall occur only during regular business
hours.
Signature: Date: March 1,2006
IThe action or actions Applicant will undertake as a result of the issuance of this permit may negatively impact upon one or more threatened or
endangered species and could lead to a potential"take"of an endangered species as those terms are defined in the federal law known as the
"Endangered Species Act"or"ESA."Jefferson County makes no assurances to the applicant that the actions that will be undertaken because this
I permit has been issued will not violate the ESA. Any individual,group or agency can file a lawsuit on behalf of an endangered species regarding your
action(s)even if you are in compliance with the Jefferson County development code.The Applicant acknowledges that he,she or it holds individual
and non-transferable responsibility for adhering to and complying with the ESA. The Applicant has read this disclaimer and signs and dates it below.
Signature: Date: March 1.2006
OWNER BUILDER STATEMENT
The signer of this statement does hereby certify that they are the Owners of the parcel referenced herein,that they are not licensed contractors and that
Ithey will be assuming the responsibility of the General Contractor for the proposed project.
Signature: Date:
1 GENERAL CONTRACTOR OR MANUFACTURED HOME INSTALLER: PHONE: FAX:
( ) ( )
I MAILING ADDRESS: EMAIL:
CONTRACTOR'S LICENSE WAINS
NUMBER: NUMBER
ARCHITECT/ENGINEER: PHONE ( ) FAX:( )
IMAILING ADDRESS: EMAIL
Project Type: Frame Type: Bathrooms: Shoreline: Type Sewage Disposal:
I ❑ New ❑ Wood Existing: 1 r
❑ Addition ❑ Steel Proposed: :a 0 b , unity System
❑ Alteration/Remodel ❑ Concrete T I: M & ' _ ' rmit#System
❑ Repair ❑ - Ty 1
I ❑ Demolition ❑ ater Supply:
I T a
1 •ack: ❑ Private well ❑ Two Party
Type of Heat: ❑ Public
Total: Name of System:
I If this is a Commercial Proiect you must answer the following:
Number of Parking Spaces: Current: Proposed: Number of ADA Parking Spaces:___,__
Number of occupants(includes owners,tenants,employees,etc) Current Proposed
IBC Occupancy: IBC Type of construction: Will you have Food Service? Yes / No
I If this is a Propane Tank and/or Appliance Installation permit,mark all items below that apply:
I Underground Tank I Above ground Tank Size of Propane Tank
I Heat Stove I Cook Stove I Woodstove I Fireplace Insert I Hot Water Tank I Pellet Stove I Other
I Is this appliance being installed in a Manufactured/Mobile Home? Yes / No
When applying for a permit to install a propane tank you must also submit a site plan showing ell of the buildings,all property
lines,tank location and size,distances from the propane tank to all property lines,buildings and septic system components,
I including the reserve area.
Square Footage For Office Use Only
Current Proposed Amount'
Main Floor Consistency Review:
-
1 2""Floor Base fee:
3f°Floor Additional Section:
1 Mezzanine: Plan Check fee:
Heated Basement State Surcharge fee:
IUnheated Basement Pot Water Review fee:
Other Unheated 911/Rd Approach fee:
Garage/Carport TOTAL: $ RE C E I V
Decks Receipt Number:
Other Cash/Check Number: MAR - 12006
IESTIMATED COST(REQUIRED) Date: (' i� ('[�
.Fair market value of all labor and materials foundation to finish JEFFERSON 1,O U N Q 1.0
Initials:
L �
Attachment-1
Legal Description of the Land Owned by Black Point
APN 502153002:
The Northeast 1/4 of the Southwest 1/4 of Section 15,Township 25 North,Range 2 West, W.M.,
in Jefferson County, Washington;
TOGETHER WITH a perpetual non-exclusive easement for road and utility purposes through,
across and over the following described property:
Beginning at the Southeast corner of the Southwest 1/4 of the Northwest 1/4 of said Section
15; thence run West, along the South line of said Southwest 1/4 of the Northwest 1/4,
approximately 175 feet to the Southerly line of Black Point County Road;
thence Northeasterly, along said Southerly line, to a point 30 feet North of said South line
when measured at right angles;thence East, parallel to said South line, to the East line of said
Southwest 1/4 of the Northwest 1/4;
' thence South 30 feet to the point of beginning;
AND over and across the West 30 feet of the South 30 feet of Government Lot 4 in said
Section 15.
Situate in the County of Jefferson, State of Washington.
APN 502153003:
The East 1/2 of the Northwest 1/4 of the Southwest 1/4 of Section 15, Township 25 North,
Range 2 West,W.M.,in Jefferson County, Washington;
EXCEPT that portion thereof, lying within a strip of land conveyed to the State of
Washington, for State Road No. 9, Duckabush River North Section, by deed dated August 28,
1933, and recorded under Auditor's File No. 70817,records of Jefferson County,Washington.
Situate in the County of Jefferson, State of Washington.
APN 502153023:
Those portions of Sections 15 and 22, both in Township 25 North, Range 2 West, W.M.,
Jefferson County, Washington, described as follows:
The
Southwest 1/4 of the Southeast 1/4 and Government Lot 7 of said Section 15, and
Government Lots 2 and 3 of said Section 22;
RECEIVED
MAR - 12006
JEFFERSON COUNTY OCO
EXCEPT those P ortions thereof lying East of the West line of the East 695.00 feet of said
Southwest 1/4 of the Southeast 1/4,and East of the Southerly prolongation of said West line;
ALSO EXCEPT that portion of the West 100.00 feet of said Government Lot 7, lying
Southerly of the North 539.00 feet thereof.
TOGETHER WITH tidelands of the Second Class, as conveyed by the State of Washington,
situate in front of, adjacent to and abutting upon the West 1/2 in width of said Government Lot
1 2,in said Section 22.
Situate in the County of Jefferson, State of Washington.
APN 502154002:
That portion of the Northwest 1/4 of the Southeast 1/4 in Section 15, Township 25 North,Range
2 West W.M., lying Southerly of the Black Point Road as conveyed to Jefferson County by deed
recorded under Auditor's File Nos 223427,records of said County;
EXCEPT that portion described as follows:
' That portion of the Northwest 1/4 of the Southeast 1/4 of Section 15, Township 25 North,Range
2 West,W.M, described as follows:
Beginning at the point of intersection of the East line of the Northwest 1/4 of the Southeast
1/4 and the Southerly margin of the Black Point Road;
thence South along the said East line, a distance of 300 feet;thence West 350 feet;
thence North to the Point of intersection with the Southerly margin of the Black Point Road;
thence Easterly along said Southerly margin to the Point of Beginning.
Situate in the County of Jefferson, State of Washington.
I
I
RECEIVED
MAR - 12006
JEFFERSON COUNTY BCD
I
Attachment-2
Legal Description of the Easements Owned by Black Point
1 APN 502153022:
Those portions of the Southwest Quarter of the Southeast Quarter of Section 15, and
Government Lot 2 of Section 22, both in Township 25 North, Range 2 West, W.M., Jefferson
County, Washington, described as follows:
The east 695.00 feet less the East 520.00 feet of said Southwest Quarter of the Southeast
Quarter, as measured along the North line thereof.
TOGETHER WITH that portion of said Government Lot 2 lying East of the Southerly
prolongation of the West line of said East 695.00 feet and West of the Southerly prolongation
of the East line of said East 520.00 feet.
Containing 10 acres, more or less.
Situate in Jefferson County, State of Washington.
This land is also known as Parcel 3 of that certain Boundary Line Adjustment recorded
March 20, 1998 under Auditor's File No. 408943, records of Jefferson County, Washington.
TOGETHER with a perpetual non-exclusive easement for ingress and egress over, across and
within existing roads and future roads as they are created within the development.
SUBJECT TO an easement in favor of Black Point Properties,LLC, its heirs, successors, and
assigns, for the purpose of construction, operation and maintenance of a golf course over the
above described parcel.
1 EXCEPTING FROM said easement the South 300 feet of said Government Lot 2 as
measured perpendicular to the line of mean high tide.
The Grantor hereby agrees to provide to the above described land domestic water, electrical
power,telephone, cable TV and sewer hookups to the property that are comparable to other
future single-family homesites within this development. The Grantor hereby represents that
no hookup charges shall be assessed to the Grantee for connecting to the above-mentioned
utilities, except for normal connection fees charged by utility purveyors.
r' APN 502153021:
Those portions of the southwest quarter of the southeast quarter of Section 15, and
Government Lot 2 of Section 22, both in Township 25 North, Range 2 West,% tertm-,
County, Washington described as follows:
MAR - 12006
JEFFERSON COUNTY HO
■
,
The east 520.00 feet less the East 345.00 feet of said southwest quarter of the southeast
quarter, as measured along the north line thereof;
TOGETHER WITH that portion of Government Lot 2 lying east of the southerly
prolongation of the west line of said east 520,00 feet and west of the southerly prolongation
of the east line of said east 345.00 feet.
Containing 10 acres, more or less.
Situate in Jefferson County, State of Washington.
This land is also known as Parcel 2 of that certain Boundary Line Adjustment recorded
March 20, 1998 under Auditor's File No. 408943,records of Jefferson County, Washington.
TOGETHER WITH a perpetual non-exclusive easement for ingress and egress over, across
and within existing roads and future roads as they are created within the development;
SUBJECT TO an easement in favor of Black Point Properties, LLC, its heirs, successors and
assigns, for the purpose of construction, operation, and maintenance of a golf course over the
above described parcel;
EXCEPTING FROM said easement the south 300 feet of said Government Lot 2 as
measured perpendicular to the line of mean high tide.
APN 502153020:
Those portions of the Southwest Quarter of the Southeast Quarter of Section 15, and
Government lot 2 of Section 22,both in Township 25 North,Range 2 West, W.M., Jefferson
County, Washington, described as follows:
The East 345.00 feet of said Southwest Quarter of the Southeast Quarter, as measured along
the North line thereof.
TOGETHER WITH that portion of said Government Lot 2 lying East of the Southerly
prolongation of the West line of said East 345.00 feet.
Containing 20 acres, more or less.
Situate in Jefferson County, State of Washington.
SUBJECT TO an easement in favor of Black Point Properties,LLC, its heirs, successors, and
assigns, for the purpose of construction, operation, and maintenance of a golf course and
appurtenant facilities over the above described parcel.
EXCEPTING FROM said easement the South 300 feet of said Government Lot 2 as
measured perpendicular to the line of mean high tide. RECEIVED
MAR - 12006
,
JEFFERSON COUNTY HD
TOGETHER WITH an easement for ingress, egress and utilities through, across and over the
following described property:
Beginning at the Southeast corner of the Southwest 1/4 of the Northwest 1/4 of said Section
15;
thence run West, along the South line of said Southwest 1/4 of the Northwest 1/4
approximately 175 feet to the Southerly line of Black Point County Road;
thence Northeasterly, along said Southerly line to a point 30 feet North of said South line
when measured at right angles;
thence East, parallel to said South line, to the East line of said Southwest 1/4 of the
Northwest 1/4;thence South 30 feet to the point of beginning;
AND over and across the West 30 feet of the South 30 feet of Government Lot 4 in said
Section 15,
AND over and across an existing roadway through the East one-half of the Northwest 1/4 of
' the Southwest 1/4, over and across the Northeast 1/4 of the Southwest 1/4 of said Section 15
and over and across Government Lots 2, 3 and 7 of said Section 22.
AND TOGETHER WITH an easement over the South 60 feet of that portion of the
Northwest Quarter of the Southeast Quarter in Section 15, Township 25 North,Range 2
West, W.M.,lying Southerly of the Black Point Road as conveyed to Jefferson County by
' deed recorded under Auditor's File Nos 223427, records of said County.
EXCEPT that portion described as follows:
' That portion of the Northwest Quarter of the Southeast Quarter of Section 15, Township 25
North,Range 2 West, W.M., described as follows:
' Beginning at the point of intersection of the East line of the Northwest Quarter of the
Southeast Quarter and the Southerly margin of the Black Point Road;
thence South along the said East line a distance of 300 feet;
thence West 350 feet;
thence North to the Point of intersection with the Southerly margin of the Black Point Road;
' thence Easterly along said Southerly margin to the Point of Beginning.
Situate in the County of Jefferson, State of Washington.
1
1
1* ECEWWED
LIAR - 12006
JEFFERSON COUNTY BCD
1 Attachment-3
' Legal Description of the Land Owned by KMC
APN 502152005:
I That portion of the Southwest 1/4 of the Northwest 1/4 of Section 15, Township 25 North,
Range 2 West,W.M., as follows:
I \ A strip of land 250 feet wide lying Easterly of and parallel to the Southeasterly right-of-way of
State Highway 101;
' EXCEPT the right of way for Black Point Road as conveyed to Jefferson County by deed
recorded under Auditor's File No. 223427 and 410339, records of Jefferson County,
Washington.
' ALSO EXCEPTING THEREFROM the following described tract:
' Beginning at the Southwest corner of Government Lot 3;
thence North 88 23' 07" West 308.14 feet to the Southeasterly right-of-way of State Highway
No. 101, and the TRUE POINT OF BEGINNING;
' thence Southwesterly along said Highway, 117 feet,
thence South 88—23'07"East,to a point 175 feet West of the high tide line;
thence Northeasterly to a point on the North line of the Southwest 1/4 of the Northwest 1/4,
' 100 feet West of said high tide line;
thence North 88 °23'07"West to the TRUE POINT OF BEGINNING of this exception.
' Situate in the County of Jefferson, State of Washington.
APN 502152012:
' Lot 2,Pleasant Harbor Marina Short Plat, as per plat recorded in Volume 2 of Short Plats, pages
221 to 223 and amended in Volume 3 of Short Plats, pages 8 to 10, records of Jefferson
' County,Washington.
TOGETHER WITH Second Class tideland as conveyed by the State of Washington,in front of,
adjacent to and abutting the above described excepted uplands.
Situate in the County of Jefferson, State of Washington.
RECEIVED
MAR - 12006
JEFFERSON COUNTY DCO
1
1
APN 502152013:
' Lot 1,Pleasant Harbor Marina Short Plat, as per plat recorded in Volume 2 of Short Plats, pages
221 to 223 and amended in Volume 3 of Short Plats, pages 8 to 10, records of Jefferson
County, Washington,EXCEPT that portion of lot 1 described as follows:
That portion of Government Lot 3 abutting 2nd class tidelands in Section 15, Township 25
North, Range 2 West, W.M., Jefferson County, Washington,being more particularly described
as follows:
' Commencing at the North 1/4 corner of Section 15, Township 25 North, Range 2 West,
W.M., Jefferson County, Washington;
thence South 88— 13'42"East along the North line of said Section 15 for a distance of 364.50
' feet to the point of beginning;
thence continuing South 88 13'42"East 238.76 feet to the line of mean high tide;
thence South 61 12'00" West along the line of mean high tide 34.78 feet;
' thence North 40°41' 54" West along the line of mean high tide 3.31 feet;
thence South 62 36' 19" West along the line of mean high tide 26.83 feet;
thence South 87° 54' 36" West 166.65 feet;
' thence North 21°21' 05" West 43.00 feet to the point of beginning.
AND ALSO EXCEPTING Second Class tideland as conveyed by the State of Washington, in
front of, adjacent to and abutting the above described excepted uplands.
Situate in the County of Jefferson, State of Washington.
i
RECEWED
' MAR - 12006
JEFFERSON COUNTY Hi
Attachment-4
Legal Description of the Land Owned by Kaufman
APN 502152014:
' Lot 1 of Watertouch Short Plat, as recorded in Volume 2 of Short Plats, pages 205 and 206,
records of Jefferson County, Washington, being a portion of Section 15, Township 25 North,
Range 2 West,W.M., Jefferson County, Washington.
Situate in the County of Jefferson, State of Washington.
' APN 502152015:
Lot 2 of Watertouch Short Plat, as recorded in Volume 2 of Short Plats, pages 205 and 206,
' records of Jefferson County, Washington, being a portion of Section 15, Township 25 North,
Range 2 West,W.M., Jefferson County, Washington.
ISituate in the County of Jefferson, State of Washington.
APN 502152016:
' Lot 3 of Watertouch Short Plat, as recorded in Volume 2 of Short Plats, pages 205 and 206,
records of Jefferson County, Washington, being a portion of Section 15, Township 25 North,
Range 2 West,W.M., Jefferson County, Washington.
Situate in the County of Jefferson, State of Washington.
I
RECEIVE
MAR - 12006
' JEFFERSON COUNTY HO
I
I
IAttachment-5
ISite Map of the Land
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1
Attachment-e:
Property Owns)
1
Land Owned Owner Contact
Information
' 308913 Highway 101
Black Point William Kaufman,Manager; Brinnon, Washington
98320
(see legal description T.W. O'Boyle,Manager; Tel: 503-705-2251
Attachments 1 -2) Fax: 503-618-9101
Palmer Byrkit,Manager
1
1
1
KMC William Kaufman,Manager 308913 Highway 101
Brinnon, Washington
(see legal 98320
' description Attachment-3) Tel: 503-705-2251
Fax: 503-618-9101
1
t
308913 Highway 101
Kaufman Brinnon, Washington
98320
(see legal William Kaufman Tel: 503-705-2251
' Attachment-4) Fax: 503-618-9101
RECEIVF
MAR - 12006
1
JEFFERSON COUNPI OCR
Attachment 7
HARRANG LONG GARY RUDNICK Pc
DOUGLAS 5.CHIAPUnO F !o R A T L A. ^�
Admitted in Oregon and Washington
doug,obiapuzio@harreng.com
' 1001 R.W.FIFTH AVENUE
March 1,2006 SUITE 1650
t VIA EMAIL®ULAR MAIL PORTLAND,OREGON
97204
Susan Rants
' W.H.Pacific TELEPHONE:
724 Columbia Street NW,Ste 140 503.242.0000
Olympia,WA 98501
Re: Pleasant Harbor Marina and Golf Resort FACSIMILE:
503.241.1458
Dear Susan:
OFFICES IN EUGENE,
The signatures which were faxed to you earlier this morning from Black
Point Properties,LLC,KMC Investments LLC,Bill Kaufman and Chuck Menke PORTLAND&SALEM
were intended to apply both for the Application for Formal Site Specific OREGON
Comprehensive Plan Amendment and the Master Permit Application,both for
Jefferson County,Washington. This is in reference to the Pleasant Harbor Marina
and Golf Resort application which was submitted by Statesman Group of
Companies Ltd.
Sincerely,
IIARRANG LONG GARY RIJDNICK P.C.
(al Douglas S.Chiapuzio
' DSC
1
R CEIVED
MAR - 12006
JEFFERSON COUNTY DCD
.
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I MAR — 1 2006 EXHIBIT A-1
VICINITY MAP
PLEASANT HARBOR
IJEffERSON COUNii fltil MARINA&GOLF RESORT
i - ! - - - - - - - - - i - - - - - r
BIND HERE
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Key to Features
ii
Roads
Property Boundary
Land Use Designation
It
Rural Residential (RR 1:5') x'
Rural Residential (RR 1:10)
Rural Residential (RR 1:20)
R
0
Current Uses
a
' A Home Port Marina(Old Pleasant Harbor Manna)
B Settlers Real Estate
E C Brothers Welding h
d D Mt.Jupiter Auto Repair
..z E K&P Oyster
it F RV Park W F.
Sources:
`o G Wells&Water System
m H Drain Field Property boundaries delved from Jefferson County sebsrte map
S
I Pleasant Harbor Marina "Y"
J Boat Launch Miami roads derived from Jefferson County vebsite map server and 1 inch equals 600 feet
2 K Undeveloped mottled in part to better align NO actual positions as determined
tom LiDAR Digital Terrell Model. Addrdonal access roads to•c L Harbor House B&B property added from LhDAR Digtal Terrain Model
2 250 500 1,000 1500 2,000 2 500
m Feet
m"sow:'�w• m..nr.a w,. sa.,e at� '
mu174Vr n- 1 ,= o� ,1:�a Revision � �! I [ ring" STATESMAN
Nr+'D ��� r�muow ao.,uP m. >7EOENfi PiEER5�
,, m4 ,,, ;��„ ., ' PLEASANT HARBOR PROJECT EXHIBIT.44
Mn.ysar�".o.,.v. a- wM1di M �' oc�.w ...... �_ Land Uses and Designations A_2
.,e"' 2 row'e :rttiaromta. i i,,vw.+..inmraa..m.' V t \. �■■■
�®�°7��„„ur„2�k:�"�r.�.a��;,,,,;d.�„m„„�' _� Perron Consulting,Inc.
JEFFEUSON COUNTY DCD
II
1
i
EXHIBIT B
DESCRIPTION OF THE PROPOSED AMENDMENT AND
DEVELOPMENT PROPOSAL
' Statesman Corporation proposes to amend the Jefferson County Comprehensive Plan 2004
Land Use and Rural Element by adding a new addition to the section on Master Planned
IResorts at pp 3-23(a) (a new page)--
"Pleasant Harbor Marina and Golf Resort"
"Pleasant Harbor is a 252.6-acre master planned resort located just south of Brinnon on Hood
Canal, focusing on the natural amenities of Hood Canal, spectacular views, and proximity to
the Olympic National Park and Olympic National Forest. The resort consists of an existing
marina with 290 slips, a planned maritime village with±180 units and a 10,000-square-foot
new commercial village replacing the current facilities, an 18-hole golf course with
conference, food service, and meeting capability, as well as±1,090 residential units,
designed to serve the visiting public (a "condotel"program with individual units privately
owned but managed as a resort).
The Pleasant Harbor Marina and Golf Resort is a self-contained destination resort facility
with a primary focus on short term, on site and nearby activities and lodging. The specifics of
the resort will be controlled by a Master Plan approved by the County,together with a
Shoreline Permit for shoreland related construction, and a development agreement that will
control long-term development related conditions."
Please refer to Exhibit B Pleasant Harbor Marina and Golf Resort for schematic site layout as
envisioned at the time of application. Additional reference materials prepared by the
developer are contained within subsequent sections of this note book. The application
prevails over information contained within these subsequent sections should there be any
discrepancies.
I
RECEWED
MAR - 11006
JEFFERSON COUNTY DCO
-B1-
WATER DEMAND AND SUPPLY
The purpose of this section is to describe the proposed water requirements for the project,the
means of supplying that water,water rights associated with the supply, and to describe
aquifer response associated with the supply. The resort water demand will be supplied from
groundwater and water harvested from precipitation; water will not be supplied from an off-
site municipal source.
Water Supply Requirements
The development will utilize both potable and non-potable water use. Potable water will be
required for domestic uses at the residential units and for commercial uses. Non-potable
water will be used for golf course and local irrigation, and for the Fire-Smart program. The
Fire-Smart program will be used to irrigate native vegetation to reduce fire hazards, and for
aquifer recharge.
A potable water demand of about 135 acre-feet per year is anticipated for the project.
Residential water use is estimated to be roughly 175 gallons per day per occupied unit. This
demand value has been calculated based on water efficient appliances and low volume
shower heads,toilets, etc. Based on occupancy estimates by Statesman, about 105 acre-feet
1 of water will be required per year for the 1090 units. Commercial water use has not been
fully estimated at this time,but is expected to be between 15 and 30 acre-feet per year.
A non-potable water demand of about 120 acre-feet per year is anticipated. This demand is
based on an irrigation demand of over 15 inches per year, or 70 acre-feet for the golf course.
The irrigation demand was calculated using Irrigation Requirements for Washington,
Washington State Cooperative Extension Publication EB 1513. The calculation assumed
equal irrigation for golf course tees, greens, fairway, and rough for the 53 acres of the course
that will be irrigated. Since all parts of the course will not be irrigated equally,this is likely
and over-estimate. Roughly 50 acre-feet per year is currently budgeted for the Fire-Smart
program. This calculation was based on irrigating roughly 60 percent of the non-developed
property (over 120 acres)to satisfy the evapotranspiration deficit that naturally occurs during
the summer months. The approach will be to maintain soil moisture storage in the summer
months to facilitate groundwater recharge in periods when it typically does not occur. Any
excess water captured during the year will be allowed to infiltrate using this method and
direct infiltration.
Based on these estimates, the project will require roughly 260 acre-feet of water per year.
Water Supply 1 Sources
Water supply for the purposes described above will be from three sources: 1) groundwater
rights; 2)water harvesting; and, 3)water reuse.
The project currently owns 34.5 acre-feet of groundwater rights. The ro project is c `?% it. n TE if
P j y p j 1 � ; ��� Jl
negotiations to purchase an additional 18.5 acre-feet of water rights from adjacent . er
MAR - 12006
' -B2- JEFFERSON COUNTY DCD
I
supply systems on Black Point. The total groundwater water rights anticipated for the project
is 53 acre-feet. Groundwater will be supplied using an existing well previously used for the
Icampground that formerly occupied much of the property. Assuming the well is functioning
properly, it will be used for the supply. A backup supply well is anticipated to be drilled in
Ithe same location.
Harvesting of precipitation that falls on the structures and roadways of the project will be
used as another source of supply. Based on existing weather data, about 170 acre-feet of
II water is anticipated to be harvested from these sources and the ponds created for the project;
this estimate includes the effects of evaporation. Precipitation will be collected from the 18
I acres of roof tops and 10 acres of roadway anticipated. The water will be collected and
routed to existing depressions, or kettles, on the site. These will be lined so the water can be
stored. The water will be routed through three of the four ponds based on supply and
I demand. The water will be treated according to the requirements of Chapter 246-290 WAC
at the time of distribution from the pond to the point of potable use. Excess water harvested
that is not used for potable purposes will be routed to the golf course or fire smart irrigation
I systems, or direct recharge. Jefferson County has an existing policy on rainwater collections
(Policy Statement Number 97-01). We are currently working with the County on
implementing the program for this site; once we receive the County's concurrence,the
Department of Ecology will be approached for water rights associated with water harvesting.
Non-potable water will be used for golf course irrigation and the Fire-Smart program. The
I source of the non-potable water will be treated wastewater effluent from the domestic and
commercial uses. The quantity of water is estimated to be about 135 acre-feet per year and
discussed in the Water Supply Requirements section above. Wastewater will be treated to
I Class A standards as presented in the Wastewater treatment Concepts(ASGC), and routed to
the largest of the four ponds. This pond will also be lined. Water rights for this use will not
be required as they will be acquired for the previous two sources, however the use will be
I regulated by the State Departments of Health(Division of Drinking Water) and Ecology
under the"State of Washington Reclamation and Reuse Standards" September, 1997
(Publication#97-23).
1 AQUIFER RECHARGE AND PROTECTION
I The project is located on a peninsula where groundwater is recharged by direct infiltration of
precipitation and from lateral flow from the mainland to the west. The peninsula is bounded
on three sides by salt water; upland Critical Aquifer Recharge Areas have been defined on
1 the peninsula. As such,protection of the aquifer resource is of vital importance to the
project, County, and State.
I The project has been designed to preserve the aquifer such that aquifer recharge is
maintained for local supply purposes, and for protection from salt-water intrusion. Water use
will essentially be a pass-though system, where water will be pumped and collected, used and
I treated, and then irrigated or directly recharged to the aquifer. Impervious surfaces will
account f o r only about 13 percent of the project area;the water f r o m these surfaces i i il:VEIVED
I MAR - 12006
-B3- JEFFEfSON COUNTY OCR
1
collected and eventually reintroduced to the aquifer. The only losses to the system will be
through evaporative and evapotranspiration processes,primarily from the ponds. These
losses have been estimated to be less than 5 percent of the annual pre-development water
budget. Groundwater recharge during the wetter portions of the year will be slightly less
while water is collected, but will be greater during the summer months when recharge
jtypically does not occur. As such,recharge will be maintained over the year; where the
recharge rate over time will be more gradual with fewer peaks and valleys.
The site has designated Critical Aquifer Recharge Areas. The areas were delineated
primarily based on mapping performed by Grimstad and Carson(1981) for preparation of
Water Supply Bulletin No. 54 for the Department of Ecology. Preliminary geologic field
mapping has been performed by consultants to Statesman that offer different interpretations
of the peninsula,possibly due to an evolution in the understanding of the geologic processes
that formed the peninsula. The project is in the process of using Best Available Science in
characterizing the geologic and groundwater regime through field mapping and borings on
site. These efforts will be used to develop susceptibility ratings for the site based on actual
site data. An Aquifer Recharge Area Report will be prepared to quantify aquifer recharge
and susceptibility. Based on the results of these studies,Adaptive Management procedures
will be developed for maintaining groundwater quality and quantity.
The same work will be utilized to evaluate the potential for seawater intrusion so that the site
conforms to County policy. Jefferson County has an existing Seawater Intrusion Protection
Zones policy (UDC Section 3.6.5). The site is a coastal Seawater Intrusion Protection Zone
(SIPZ). Based on the County's web site, no At Risk or High Risk SIPZ areas have been
identified on the peninsula. As stated above,the projected impact to the aquifer will be
minimal based on a pass-though water use system; the project may actually provide some net
benefits. Monitoring programs will be implemented using a network of monitoring wells that
can be used to measure groundwater quality and recharge effects.
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MAR - 12006
JEffEOSON COUNTY DO
-B4-
IR
WASTEWATER TREATMENT CONCEPTS
1
The purpose of this summary is to review the most likely options to be used for treatment and
Ireuse of wastewater flows at the Pleasant Harbor community development.
Since the status of the project is still in the preliminary stages,volume and characteristics of
' the wastewater flow is difficult to assess. The use of low flow technology and utilization of
on-site stormwater for irrigation will tend to lower the in-home water use from traditional
estimates. For the purpose of this analysis, we have assumed residential use to be
approximately 75 gallons per unit per day and have added another 25,000 gallon per day
usage estimate for the 25 acres of commercial development. Assuming that approximately
95% of those water usages will flow to the wastewater treatment facility,the estimated
capacity need of the treatment plant will be about 100,000 gallons per day.
It is the intent to utilize reclaimed wastewater for irrigation purposes. The use of reclaimed
water is acceptable in the State of Washington and is jointly regulated by the State
Departments of Health(Division of Drinking Water) and Ecology. For the purpose of this
report,the"State of Washington Reclamation and Reuse Standards" September 1997
(Publication#97-23)is followed with respect to effluent water quality and compliance.
Applicable permitted reclaimed water uses include:
• Irrigation of landscaping (parks, golf courses,highway medians, etc.)
• Irrigation of crops at appropriate application rates
• Stream flow augmentation
• Discharge to wetlands
• Groundwater recharge by surface percolation
• Direct aquifer recharge
• Use for toilet and urinal flushing
The State Reclamation Standards define four levels of treatment required depending on final
use. Class A reclaimed water is the highest quality and can be utilized for any of the above
purposes. Class A water requires treatment beyond secondary standards,which includes
coagulation, filtration, and disinfection to less than 2.2 total coliform per 100 ml. In addition,
the reclaimed system must include emergency storage or alternative discharge locations for
upset conditions and have automatic alarms,treatment unit redundancy, and qualified
operations staffing. For the purpose of this report, it is assumed Class A reclaimed water will
be the goal.
In considering treatment options, it is assumed the influent wastewater characteristics are
normal for residential flows and that there will be both an ammonia and phosphorus
contribution that will require enhanced treatment. The plant is small (100,000 GPD) and it is
I the intent to utilize a package system that meets treatment goals,minimizes land use, and can
be constructed in a complimentary and non-intrusive manner. Two packaged typ; 1 I I'VE
MAR - 12006
-B5- JEFFERSON Mr r' o
i
are successfully meeting the requirements of Class A water and would occupy a minimal
Y g q
footprint and allow architectural treatments suitable for the development. The two processes
considered are a Sequencing Batch Reactor(SBR) with additional filtration and disinfection,
and Membrane Bioreactor(MBR)with disinfection. Either system could produce Class A
water and each has operational and economic advantages when compared. The following
provides a brief description of each system and comparisons.
Sequencing Batch Reactors (SBR)—In the SBR process, all of the activated sludge
functions are accomplished by operating a single basin in a timed sequenced batch mode.
That is,the first staged cycle acts as an aeration basin,with air provided to the basin. After
an established period of time,the aerators are shut off and the basin acts as a clarifier. After
a settling period,the settled effluent is decanted off of the surface using a decanter. To
provide denitrification,the first phase of the next cycle includes a mixed fill cycle (mixed
without aeration),which creates the anoxic environment necessary for denitrification. In
practice, at least two trains of SBR reactors are normally operated in parallel. That is,when
one train is filling and reacting,the second is settling and decanting. Addition of filtration
and disinfection to the system allow Class A water to be reliably produced. There are
multiple manufacturers of the SBR system in the United States and competitive pricing for
the systems is assured. The system would require headworks (screened solids),necessary
pumping,the package SBR,tertiary filtration,and UV disinfection.
The primary advantages of the SBR process are the elimination of the separate clarifiers and
return activated sludge pumping. When the SBR basins are in "settle" mode,there are no
flows into or out of the basin, so the settling conditions are perfectly quiescent. The SBR
process is not subject to hydraulic washout caused by high storm flow rates.
The primary disadvantage of the SBR process is the added complexity of having
computer-controlled,motor operated valves opening and closing several times each day. In
addition,the SBR process is still subject to biological upsets,which limit the mixed liquor
solids concentrations in the basins to about 3,000 mg/L, and require some form of
downstream filtration, in order to prevent solids washout to reliably meet Class A
1 reclamation standards. Because we are dealing with a predictable residential wastewater,the
concern over biological upsets should be minimized.
Membrane Bioreactors (MBR)—The MBR process is a form of the activated sludge
process, in which the clarifier is replaced with a fine pore membrane,to achieve the
liquid/solids separation. This process would be an appropriate choice to produce Class A
water. The elimination of a separate clarification and filtration step will result in significant
operations savings,by eliminating the careful control required by the other processes,to
avoid biological upsets and solids carryover to the filtration and disinfection processes.
The membranes are provided by several manufacturers and may be in the form of hollow
fibers or flat plate modules that are submerged in the aeration basin, or they may be in
stand-alone module skids to which the mixed liquor is pumped. The membrane pore opening
size is typically 0.1 to 0.5 microns, so bacteria,micro-organisms, and other insol TM-IOWA ICI\TE n
MAR - 12006
' -B6- Jf ff EBSON COUNTY OED
cannot pass through. This eliminates the need for downstream clarification and filtration in
order to meet the reclamation standards. The pore size is not a complete barrier to viruses;
however, downstream disinfection is still required. Downstream disinfection will be
considerably easier, however,because there is no possibility of solids interference. A second
major advantage of the MBR process is the higher mixed liquor suspended solids
concentrations that can be maintained in the aeration basins. Because the process does not
rely on gravity solids separation,the solids concentrations can be as high as 8,000 to 12,000
mg/1, or 3 to 4 times the concentrations normal in SBRs or extended aeration activated
sludge. Because the size of the basins is based on the total mass of solids under aeration,
increasing the concentration will proportionately reduce the required volume of the basins.
This, in turn,will reduce the cost of the structure.
A third major advantage of the MBR process is that the membrane modules can be added as
needed,provided the initial tankage is large enough. For wastewater systems that are
expecting significant growth over time, this allows the plant expansion to match the actual
growth, and saves initial capital costs.
The primary disadvantage of the MBR process is the high cost of the membranes, and the
potential for membrane fouling. Various membrane manufacturers use various techniques to
prevent surface fouling, including coarse air scrubbing,reverse filtration air scrubbing,
chemical (chlorine) feed, and isolated clean-in-place(acid) systems. The recommended
cleaning techniques should be carefully examined before selecting a MBR manufacturer.
The expected life of the membranes is approximately 7 to 8 years,but the accuracy of this is
not well established, due to the limited use of this process and the short operational history.
The cost of replacement membranes needs to be factored into any life-cycle cost analyses.
The second major disadvantage of the MBR process is the inability to pass peak flows in
excess of twice the average daily flow. To keep the number of membrane modules required
within economic limits, some form of upstream flow equalization may be required to
eliminate having to treat the peak hourly flow rates.
1 Filtration
Downstream filtration will be required if the extended aeration activated sludge or SBR
biological process is chosen. Separate filters are not required if the membrane bioreactor
process is used because the membranes act as filters. Filters commonly used include
traveling bridge or continuous backwash sand filters, and rotating disc, cloth media filters.
Disinfection
To meet the Class reclamation standards, disinfection will be required regardless of the
biological treatment process chosen. Disinfection is normally provided by chlorination or by
ultraviolet(UV)light disinfection. In recent years,the trend has been away from the use of
chlorine because it is toxic to fish and usually requires dechlorination. It is dan e)I Itc' + �r
store and handle in the gaseous form, and it reacts with trace organic materials I. ll •1A
MAR - 12006
-B7- JEff EIlSMJ COUNTY 1IC�
I
byproducts that are known to be carcinogenic. Therefore,the recommended disinfectant is
UV light. UV disinfection systems are available in a variety of forms, including low and
medium intensity,high and low pressure lamps, and horizontal and vertical lamp
configurations in open channels, or as medium-pressure,high-intensity units in a closed pipe
configuration.
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RECEIVED
- 12006
MAR
JEFFERSON COUNTY BCD
-B8-
III
Solids Handling
ISolids are a by product of the wastewater treatment process and must be addressed. Sludge
treatment must comply with Federal Regulations 40CFR,Part 503, or similar State
Requirements. The 503 Regulations specify three criteria that allow the sludge to be
Iconsidered biosolids. They are:
1. The sludge must meet certain pollutant standards,particularly with respect to toxics
I such as heavy metals and pesticides. Generally,this criteria is met by source control
at industrial contributors. Because there are no heavy industries contributing,
meeting these criteria should not be a concern.
I2. The sludge must also meet certain vector attraction reduction standards. That is,the
sludge must be stable enough so that there are not significant odors to attract vectors
1 (capable of transmitting diseases to humans) such as flies and rats. This is generally
accomplished by digestion, alkaline addition, or composting where the volatile
materials are stabilized to less offensive materials.
I3. The third criteria is the concentration of pathogens (disease causing microorganisms).
Two sludge coliform classes are specified. In general, Class B biosolids achieve
I pathogen reduction by conventional aerobic or anaerobic digestion processes, or by
lime stabilization. Class A biosolids achieve better pathogen destruction by utilizing
processes that further reduce pathogen concentrations, generally by utilizing elevated
Itemperatures. Since the composting process produces heat, composting is a Class A
pathogen reduction process.
I The primary differences between the allowed uses of Class A and Class B biosolids
are tracking and public access restrictions. Class B biosolids may be land applied on
a permitted site,with limited public access. Class A biosolids may be freely
distributed to the public without further monitoring re q uirements. Thus, Class A
1 I com p ost may be given away,>or sold,to the public without restrictions.
' Biosolids Processing Options
Practical options for plants of this size include:
I1. Stabilize sludge with an aerobic digester and haul liquid sludge for landspreading on
nearby agricultural property.
I2. Dewater sludge to about 16 percent solids and stabilize with lime treatment. At 16
percent solids,the sludge is a semi-solid that can be hauled in a dump truck. Haul
Istabilized, dewatered sludge to a commercial landspread site.
3. Dewater sludge to about 16 percent solids content and compost the dewatered sludge ED
Ito stabilize it and convert it to a useful product that can be sold or used • + i
soil amendment. g
I MAR 12006
I -B9- JEFFERSON MR 10
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GE4ENGINEERS�
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JEFFERSON COUNTY DCD
PERRONE CONSULTING, INC., P.S.
Geotechnical&Underground Engineering 11220 Fieldstone Lane NE
Bainbridge Island,Washington 98110
vjperrone @perroneconsulting.com
Tel:206-778-8074 Fax:206-780-5669
Website:www.perroneconsulting.com
I
Recent Landslide (QIs)
Recent landslide deposits consist of disturbed soils originating from Vashon Advance Outwash (Qva)
and Pre-Fraser non-glacial fluvial deposits along the coastal bluff of Hood Canal.
' Vashon Recessional Outwash (Qvr)
Recessional outwash soils were deposited by meltwater in deltas forming foreset bedding striking
east-west and dipping 65 degrees to the south. Recessional outwash soils consisted of meltwater
deposited, stratified and sorted sand, gravelly sand, sandy gravel, and gravel with trace to little silt.
' These soils are moderately to highly permeable and can vary from loose to dense consistency.
Ice Contact(Qvi)
Vashon age ice contact soils were deposited directly beneath and along the margins of the glacier.
' This unit exhibits discontinuous stratification highly variable deposits of glacial till, glacial outwash and
glacial lacustrine deposits . These deposits are highly variable in sorting, stratification and grain size.
Ice contact deposits consisted of predominantly sand, silty sand, and silty sandy gravels with
occasional layers of silt and clayey silt. Soil permeability varies from low to high and soil consistency
typically varies from medium dense to very dense.
Vashon Glacial Till (Qvt)
' Glacial till was deposited beneath the advancing glacier as lodgment and/or ablation till and is locally
known as"hardpan"due to its very dense consistency. Glacial till typically consists of a
heterogeneous mixture of day,silt,sand, gravel and cobbles with occasional boulders. Glacial till has
' low permeability and retards downward movement of water.
Vashon Advance Outwash (Qva)
Vashon advance outwash soils were deposited by meltwater in front of the advancing glacier and
' subsequently overridden by the advancing glacier. Advance outwash consists of silty sand, sand and
sand-gravel mixtures. The coarser material was deposited close to the glacial whereas the sand was
deposited further away from the glacier. These soils are typically dense to very dense. Advance
' outwash deposits have moderate to high permeability and when located below the zone of saturation
and recharge they are a significant groundwater aquifer.
Pre-Fraser Non-glacial Fluvial (Qpfnf)
' Non glacial deltaic deposits of pre-Fraser glaciation age (Pleistocene) consisting of moderately to well
sorted deposit(lithic) of gravel, sand, and silt. Deposits exhibit foreset beds striking north-south and
dipping 20 degrees east. After deposition, these soils were over-ridden by continental glaciers and
are therefore,typically dense to very dense. Fluvial deposits are moderately to highly permeable.
' Pre-Fraser Non-glacial Lacustrine (Qpfnl)
Non-glacial sedimentary deposits of pre-Fraser glaciation age (Pleistocene). These soils consist of
predominantly silt and clay which were deposited in lakes or closed depressions and part of the non-
glacial deltaic deposits (Qpfnf). Deposits exhibit foreset beds striking 185 degrees and dipping 15
degrees to the northwest. After deposition,these soils were over-ridden by continental glaciers and
' are therefore,typically hard to very hard. Lacustrine deposits have low permeability and retards
downward movement of water.
RECEIVED
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MAR - 12006
EXHIBIT C-3a
JEFFERSON COUNTY DO
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EXHIBIT D
r Comprehensive Plan Change
g
Proposed amendatory language—pp 3-23(a) (new language)
"Pleasant Harbor Marina and Golf Resort"
"Pleasant Harbor is a 252.6-acre master planned resort located just south of Brinnon
on Hood Canal,focusing on the natural amenities of Hood Canal, spectacular views,
and proximity to the Olympic National Park and Olympic National Forest. The
resort consists of an existing marina with 290 slips, a planned maritime village with
±180 units and a 10,000-square-foot new commercial village replacing the current
' facilities, an 18-hole golf course with conference, food service, and meeting
capability, as well as±1,090 residential units, designed to serve the visiting public (a
"condotel" program with individual units privately owned but managed as a resort).
The Pleasant Harbor Marina and Golf Resort is a self-contained destination resort
facility with a primary focus on short term, on site and nearby activities and lodging.
' The specifics of the resort will be controlled by a Master Plan approved by the
County,together with a Shoreline Permit for shoreland related construction, and a
development agreement that will control long-term development related conditions."
Unified Development Code (UDC) change—Add a new Subsection:
"Master Planned Resorts—Pleasant Harbor Marina and Golf Resort."
1. Purpose
The purpose of this section is to provide for the long-term development and
enforcement of County standards in the Development of Master Planned
Resorts and specifically the Pleasant Harbor Marina and Golf Resort.
2. Land Uses,Development Standards, and Phasing
' a. Land Uses. Land uses within the Pleasant Harbor Marina and Golf Resort
will be controlled by an approved master plan Dated jdate approved by
' county]_as amended , and corresponding "Development
Agreement of even Date which shall be recorded as a covenant governing
• the property. Such Master Plan and Development Agreement shall
control the layout, density, lot configuration,road configuration,utility
service and facilities to be constructed and operated within the resort.
Contemporaneous or subsequent permits, including plats, binding site
plans, shoreline substantial development permits, grading and fill permits,
and any other permits required for the facility shall comp j etErvE it
MAR - HMIs
-D1- JEFFERSON COUNTY OCR
I \
I
Master Plan and Development Agreement Where the master plan or
I development agreement does not make specific provision,the County
development standards and engineering standards shall set the standard for
development within the master plan.
Ib. Phasing,Vesting, and Long-term Standards. Phasing,Vesting and
Long term standards for use with the Master Plan are detailed in the
I Development Agreement dated [date approved by county], and approved
as part of the Master Plan approval process. Where the Development
Agreement provides for specific controls,the Development Agreement.,
I read together with the Master Plan, shall control development within the
master plan area.
I3. Amendment
Amendment of the Master Plan shall include three levels of detail:
Ia. Administrative review—by the County Planner and Engineer.
I The County Planner and Engineer may approve minor changes in the
layout and development of the plan that do not change the nature or
number of units or facilities to be provided,but may make changes in
I location to accommodate terrain or physical size to address local
conditions. Changes that cumulatively are within 10% of the overall
impervious surface for the project and do not increase the number of units
I provided shall be considered "minor changes within administrative
authority".
I b. Major chan ges within the plan—Changes not falling within the parameters
of"a" above,but which are within the existing boundaries of the Master
Plan and propose an increase in impervious surface between 10%and
I 25%, or an increase in the number of units or size of major facilities by
more than 10% shall be reviewed and approved by the hearings examiner.
I c. Changes in excess of those provided in"a"or"b"above, including any
change proposing to add or delete lands form the Master Plan shall be
heard by the Planning Commission and Board of County Commissioners
Iunder the process for the original approval.
d. Standard of review—In"a" and "b" above,the standard of review shall be
I to maintain the overall integrity of the Plan as a destination resort,provide
reasonable and accessible facilities to serve the resort population, and to
assure that the environmental impacts are identified and mitigated to avoid
off site impact. Such change may increase or reorient units and facilities
within the current plan, and may provide supplemental ._ ��
serve the destination resort where demand for such addi,I f VED
I MAR - 12006
I
-D2- JEFFERSON COUNTY on
may be shown. In "c" above,the County shall examine the larger question
Y tY g q
of growth in size or intensity of the resort under the criteria in the County
Comprehensive Plan and the GMA RCW 36.70A.360/362 and the Policies
of LNG 23.
e. Nature of review—Any proposal reviewed under "a" or "b" above shall be
considered a"project level review under the purview of the LUPA appeals
system." Any proposal reviewed under "c" above is a Comprehensive
Plan amendment and shall be reviewed under the GMA standards set forth
the Chapter.
I
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I
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RECEIVE D
MAR - 12006
1
JEff1RSON COUNTY HO
-D3-
i
1
Exhibit E
Redesignation /Rezone Questions and Writeups.
a. Have the circumstances related to the proposed amendment and/or the area in
which it is located substantially changed since the adoption of the Jefferson
County Comprehensive Plan?
The Original Comprehensive Plan for Jefferson County only recognized the Port
Ludlow Area as a master planned resort. The 2004 Comprehensive plan
recognized that areas in south Jefferson County could be an attractive area for a
master planned resort. The Pleasant Harbor Marina area was one site discussed
during the planning process leading to that change. The proposal is in response to
the County's invitation to provide a master planned resort in south Jefferson
County.
' b. Are the assumptions that form the basis for the Jefferson County Comprehensive
Plan no longer valid, or has new information become available that was not
considered during the process of adoption of the Jefferson County Comprehensive
Plan or any subsequent amendment?
The assumptions in the County Plan are valid. The Master Plan Resort for
Pleasant Harbor is in response to the County's invitation for a master plan in the
area. The new information is the demonstration of feasibility and availability of
sewer and water resources and facilities to handle the intensity of development
planned for the resort.
c. How does the proposed amendment reflect currently widely held values of the
residents of Jefferson County?
At the County level,the plan provides the Master Planned Resort at a south
county location contemplated and encouraged by the adopted 2004
Comprehensive Plan. At the local level, during community briefings, a
substantial majority(65%) of those responding were favorably disposed to the
location of a more contemporary resort at Pleasant Harbor, and an additional 7%
required more information.
' d Does the Proposal meet concurrency requirements for transportation?
Concurrency will be a condition of approval of the Master Plan and any
corresponding plat. A full traffic study will be prepared for the EIS and resulting
conditions and development agreements will identify the nature and timing of
required traffic improvements, both on site and off site, necessary to maintain
County concurrency levels at acceptable levels of service and s.I[;) I
.;�` E I\rE
lle
MAR - 12006
-El JEFFERSON COUNTY OCO
1
Developer Agreement will be pursued with the State Department of
Transportation.
e. Does the proposal adversely affect adopted level of service standards for public
facilities and services other than transportation (e.g., sheriff, and emergency
medical services,parks,fire flow, and general governmental services)?
The creation of a large, well-populated resort during the summer months will
bring population and service demands to south county that do not presently exist.
The resort anticipates 80%occupancy in June, July,August, and September; 50%
' occupancy in the shoulder season in April, May, and October; and 25%
occupancy in the off season between November and March. The fire and
emergency service capabilities of the Fire District will require upgrades to meet
' the additional demand and needed capabilities. The fire system will be designed
in accordance with County standards and the uniform fire code. Standards will be
met through a combination of facilities. These include: 1)road improvements to
meet fire and emergency vehicle access geometry requirements, 2)minimum fire
water, flow,pressure, and reserve water storage standards, and 3)building
sprinkler systems where necessary to meet fire code standards used in
combination with 1) and 2). During the EIS process,the applicants will explore
the additional facilities and other mitigation needed to assure concurrency is
maintained for the referenced facilities.
f Is the proposal consistent with the goals,policies and implementation strategies
of the various elements of the Jefferson County Comprehensive Plan?
The Pleasant Harbor Marina and Golf Resort is precisely the type of facility
contemplated in the amendments leading to the current language on master
iplanned resorts in the Jefferson County Comprehensive Plan.
g. Will the proposal result in probable significant adverse impacts to the County's
transportation network, capital facilities, utilities,parks, and environmental
features that cannot be mitigated?
1 No. The application has, and will go through the EIS process, carefully looking
at all of the issues addressed to assure that the potential impacts are adequately
mitigated. The project will require transportation improvements(both new and
' improvement of existing infrastructure)to handle increased traffic,the creation of
new sewer and water facilities to be dedicated to and operated by the County
PUD, and a careful planning and management of the structures and golf facilities
to protect particularly the water quality of Hood Canal. This site has had
intensive use in the past, and the proposed uses are designed to be much more
sensitive to water runoff and quality and to other impacts to the environment. The
project will create permanent impervious surfaces and change the water regime
with the golf course, when compared to the existing conditi i,t,UFA j alin
water management plan will provide full treatment prior to an runoff or li p uI ' '� )
r MAR — 12006
' -E2- JEFFERSON COUNTY HO
I
The area will also have a much higher human population than presently, affecting
overall habitat values on the upland area, but no threatened or endangered species
are anticipated to be affected or displaced. The EIS will explore these issues in
detail.
An initial critical areas inventory has been conducted utilizing readily available
data from the '
County s website, along with minor field explorations. Wetlands,
habitats, and archeological influences will be thoroughly studied as part of the
' EIS. The proposed site plan will be adjusted to minimize environmental impacts
if necessary, and will identify mitigation requirements.
As part of the EIS process,the complete site will be evaluated for the existence of
resource wetlands (waters of the U.S). All discovered wetlands will be delineated
by professional wetland biologists and concurred with by appropriate state and
federal areas. For impacts proposed to these resource areas (if any), an alternative
analysis will be performed and ultimately mitigation projects will be proposed to
offset the resource impacts in accordance with mitigation ratios, quality, and
monitoring requirements.
A complete site hydrologic analysis will be performed to understand pre-
developed site hydrology. A post development hydrologic analysis will be
performed to quantify any increase in runoff intensity and volume conditions. All
hydrologic analysis will be performed in accordance with the current Stormwater
Management Manual for Western Washington issued by DOE. Changes to
stormwater runoff intensities and volumes that will be discharged to natural
t riparian or other sensitive ecologies will be mitigated through stormwater
infiltration techniques, collection and diversion to on-site, manmade lakes or
collection, and disposal using conventional detention systems.
Changes to stormwater quality associated with new impervious surfaces, exposure
to fertilizers and other landscaping impurities will be mitigated in accordance
' with Jefferson County standards. Systems that may be used include,but are not
limited to,bio filtration, stormwater cartridge treatment, extended dry detention
and/or treatment through an on-site package water treatment plant. Particular
attention will be paid to incorporating sustainable and low impact development
concepts into the project design.
' h. Will the proposal place uncompensated burdens upon existing or planned service
capabilities?
No. The applicant will be upgrading road, fire, and public service capabilities as
part of the project development, and will be providing new sewer and water plants
to provide the utility services necessary. In addition, at build out, constructed
' facilities should provide more than$500,000,000 in asset value to the Jefferson
County Assessed value, providing $5-7 million dollars [the tax Jahni .
12-15/000 depending on school levies in the Counties] in addi +`'Fl .- ( - lt,•1 ED
MAR 12006
-E3- JEFFERSON COUNTY HO
1
the County, roads, and schools in the county.ty,county o ty. The schools are particular
beneficiaries as the permanent population of the resort is very small related to
assessed value and as such a windfall revenue stream for the school facilities.
i. How is the subject parcel(s)physically suitable for the requested land use
designation and the anticipated land use development including, but not limited to
the following:
(i) Access—The site is conveniently accessed from the metropolitan areas by the
Hood Canal Bridge and State Highway 101. Frontage and turning improvements
will be required at the site but little, if any, off site improvements are anticipated
to be necessary. The EIS,Traffic Study, and WSDOT Developer Agreement will
address this issue in detail and make provision for all required improvements.
(ii) Provision of Utilities—The applicant is providing new sewer and water
systems, including the acquisition of water rights and water systems approvals
from WDOE and WSDOH for systems to be operated by the County PUD as a
public utility. The site has access to sufficient power. Stormwater controls are
built into the site design to meet all requirements of the DOE Stormwater Manual
and any additional needs identified by reason of the proximity to Hood Canal.
Here again the EIS will conduct a more detailed study of the systems and facilities
necessary.
' (iii) Compatibility with existing and planned surrounding land uses.
The marina is already an existing resort facility. The proposed improvements
consist of upgrading existing facilities and the addition of residential units in areas
of already high activity. The golf course resort and associated residential units
will occupy an area that is currently used for an RV resort. The level of proposed
construction is much more permanent and the activity level will increase. The
resort does provide the intensity of units and activity necessary to achieve a
successful destination resort and the surrounding residential community will
likely perceive significantly increased activity on site particularly during the
summer months. Such increase is the result of providing the resort type facilities
as contemplated in the Jefferson County Comprehensive Plan. The area used is
not a"natural area",but an area already used for a resort type activity,all be it one
with less use than that planned for this "destination resort".
j. Will the proposal, if adopted, create pressure to change the land use designation
of other properties? If the answer is yes, how would such change of land use
designation on other properties be in the long-term best interests of the county as
a whole?
The development of a master planned resort may increase the ressure to provide
rural tourist service and small scale commercial services dir osE-Ji j
101 for the resort. The County does permit limited rural face ities and maintaining
1 MAR - 12006
-E4- JLF fiSO COUNT OCD
I
I
the rural scale of these facilities will provide needed additional service capability
to the traveling public without defeating the rural nature of the overall area.
These new off-site facilities may not be served by the sewer and water systems in
the planned resort. Additional activity may well be anticipated in Brinnon,which
is a LAMIRD. Such growth of activity within a LAMIRD is anticipated and
approved under GMA as a way to provide needed services to the rural areas. No
"change" in Brinnon's status would be expected as a result of the approval of the
resort.
The County's Comprehensive Plan speaks of the economic and recreational
benefits of a South County Master Planned Resort. The Pleasant Harbor Marina
and Golf Resort is designed to bring precisely that benefit to the community and,
as such, serves the long-range interests of the county as a whole.
k. Does the proposed site-specific amendment materially affect the land use and
population growth projections that are the bases of the County Comprehensive
plan?
No. The County Comprehensive Plan contemplated a south county destination
resort, and the permanent population of the resort is very small (measured in the
hundreds),which is not material in the County's overall population planning. It is
anticipated that many of the permanent jobs may well be available to existing
families who would otherwise have to leave the area because of declining
economic opportunities in resource industries.
Il. If the proposed redesignation/rezone is located within an unincorporated urban
growth area (UGA), would the proposal materially affect the adequacy or
availability of urban facilities and services to the immediate areas and the overall
UGA?
Not applicable.
m. Is the proposed amendment consistent with the Growth Management Act(Chapter
36.70A RCW) the Countywide Planning Policy for Jefferson County, and other
applicable inter jurisdictional policies or agreements, and any other local, state
and federal laws?
1 Yes. GMA contemplates Master Planned resorts aimed at the short term or
transient visitor. This is precisely the focus of the Pleasant Harbor Marina and
Golf Resort. The resort also provides a south county economic anchor to improve
the county tax base and employment base,both of which are overall goals of the
County. The plan is designed to comply with all local, state, and federal laws.
The EIS process will track more specifically the applicable laws and how they are
being achieved, including without limitation, clean water act,NP qy ` /-.�
requirements, water supply and treatment laws, waste water trea 'asic [
MAR — 12006
FFERSON 2111
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disposal laws,the Shoreline Management Act and Jefferson County Master
p � g tY
Program, and current and ongoing initiatives to protect Hood Canal water quality.
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RECEJIVED
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MAR - 12006
JEFFERSON COUNTY OCR
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