HomeMy WebLinkAboutLPA05-00092 SEPA NOTICE OF
PENDING SEPA ENVIRONMENTAL REVIEW/THRESHOLD DETERMINATION
"CREEKSIDE" — SUBDIVISION
POPE RESOURCES. APPLICANT
LP05-92
NOTICE IS HEREBY GIVEN that Pope Resources has applied to Jefferson County
for approval of a long subdivision. The proposal includes the following:
(1) 61 single—family detached residential Lots;
(2) 22 acres of open space;
(3) Sanitary sewer;
(4) community water;
(5) storm water runoff detained on—site
The proposal is subject to the following reviews by Jefferson County:
(1) Environmental review and threshold determination under the
State Environmental Policy Act (SEPA); and
(2) Subdivision review under the Jefferson County Subdivision
Ordinance.
Information on the proposal is available from the Jefferson County Planning
and Building Department (PO Box 1220. Port Townsend. WA 98368) .
COMMENTS concerning SEPA environmental review for this proposal
must be submitted to the Planning Department by FRIDAY. FEBRUARY 5. 1993.
THRESHOLD DETERMINATION on this proposal WILL NOT BE MADE UNTIL
THE FINAL PROGRAMMATIC ENVIRONMENTAL IMPACT STATEMENT has been issued by
Jefferson County.
A HEARING regarding subdivision review under the Jefferson County
Subdivision Ordinance will be held at a Later date. Notice will be given
prior to the hearing.
LEGAL DESCRIPTION: The proposal site is located in the community of
Port Ludlow. approximately 1/2 mile south of Oak Bay Road on the west side
of Paradise Bay Road, within Section 17. Township 28 North, Range 1 East, W.M.
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SEPA BACKGROUND CHECKLIST
PROJECT: —�� '4��
❑ Metskers Map
❑ USGS Quadrangle
El Assessor's Map (Section)
❑ Topography (from mylars/green tubes)
❑ Soil Survey
❑ Planning Area Maps.:) Identify property features; include ESA's
(Slopes—T5% or greater, highly compressible soils, ponding, marsh or wetland
areas)
❑ Flood Map(s) (FIRM)
❑ Wetland Inventory
❑ Significant Natural Areas - Audubon
El Critical Wildlife Habitat
❑ Coastal Zone Atlas
Slope Stability
Critical Marine Habitat
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JEFFERSON COUNTY
ENVIRONMENTAL CHECKLIST
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"CREEKSIDE" PRELIMINARY PLAT /
June 22, 1992
PROPONENT: Pope Resources
ADDRESS: PO Box 1780, Poulsbo, Washington 98370
TELEPHONE: (business): 206-697-6626, ext 525
AUTHORIZED REPRESENTATIVE (contact): David Cunni ham, Vice President
ADDRESS: Same as above
TELEPHONE: (business):
PROPOSAL AND PROPERTY DESCRIPTION
PROPOSED PROJECT DESCRIPTION (describe the proposed development: include all
factors that will give an accurate understanding of it's scope and purpose):
The proposal is to develop a 52-lot sr1gle-family detached residential subdivision on
approximately 35 acres. Gross density/ is approximately 1.5 dwelling units per acre. Lot
sizes range from 6,910 square feet to 9,580 square feet, and average 7,880 square feet.
Approximately sixty-five percent ( %), or 23 acres, of the site is dedicated open space.
All lots will be served by sanit `sewer. Stormwater runoff will be detained on-site.
Ludlow Water Company and Ludlow w Sewer Company are the water and sewer purveyors,
respectively. A pedestrian trail system will link this subdivision with other parts of the Port
Ludlow Community.
PROPERTY AND AREP7DESCRIPTION:
Address:
Legal:
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*Lot: Block: Su division:
*Tax Parcel: 821173001, 821173002, 82117' 001
Quarter Sections: East Half of SW Quarter
*Section: 17 Township: 28 North Range: 1 East, WM
Tax Number: Land Area (dimensions),: 34.8 acres
General: The project is located in the community of Port Ludlow, approximately
1/2 mile south of Oak Bay Road on the west side of Paradise Bay Road, across
from the Inner Harbor Village Condominiums.
SCHEDULE (identify beginning and ending dates of the proposal; include phasing):
Site development will begin in early 1993 and conclude within the year.
OVERALL PLAN (describe any plans for future additions, expansions, or related activities,
or plans by others that may affect the proposal): The proposed project is part of the
overall Port Ludlow Development Plan.
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REQUIRED APPROVALS (identify all local, state, and federal approvals required for the
completion of the proposal and if any approvals are pending that are related to the
proposal): Preliminary and final plat applications by Jefferson County; water system
designs by Washington Department of Health; sewer system designs by Washington
Department of Ecology; road access and storm drainage designs by Jefferson County
Public Works; Hydraulic Project Approval by Washington Departments of Wildlife and
Fisheries.
ENVIRONMENTAL DATA (list any existing or proposed environmental information such
as studies or documents related to the proposal): Environmental Impact Statement and
technical appendices for the "Port Ludlow Development Plan" (Programmatic EIS).
ENVIRONMENTAL COMMENTS
EVALUATION
EARTH
1. Check the item that describes the site:
[ ] flat [X] rolling [X] hilly
[X] steep slopes [ ] mountainous
[ ] other, identify:
2. What is the steepest slope on the site?
Identify the approximate percent of the
slope: 100%, located in open space area
Tract A.
3. What general types of soils are found on
the site (i.e., sand, gravel, peat, or
muck)? If you know the classification
of agricultural soils, specify them and
note any prime farmland:
Olete Alderwood Complex 0-30%
Everett gravelly sandy loam 15-30%
4. Are there surface indications or a
history of unstable soils in the
immediate vicinity? If so, describe
them: No
5. Describe the purpose, the type, and
approximate quantities of any filling
or grading proposed. Identify the
source of the fill: Construction of roads
and utilities and preparation of building
sites will require moving approximately
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5. (Continued)
15,000 cubic yards of material. Fill
material (15,000 cubic yards) will be
generated on-site or from immediately
adjoining sources owned by the proponent.
6. Could erosion occur as a result of
clearing, construction, or use? If
so, generally describe it: Soil erosion
could occur during grading for homesites
and during construction of roads and
utilities.
7. About what percent of the site would
be covered with impervious surfaces
after construction of the project
(i.e., asphalt or buildings)? 14.4%
8. Describe proposed measures to reduce
or control erosion or other impacts
to the earth, if any:
During design, only the flattest
portions of the site have been utilized
for homesites, roadways, and utilities.
During construction and site development
trees and brush will be selectively removed;
temporary settlement ponds, interceptor
diversion ditches; fabric filter fences and
hydroseeding will be utilized as necessary.
Once the subdivision is built and
occupied, stormwater runoff will be controlled
through systems which utilize vegetated
swales and detention facilities to dampen
surges and maintain water quality.
AIR
9. What types of emissions to the air, if
any, would result from the proposal
(i.e., dust, automobile odors, or
industrial wood smoke) during
construction and when the project is
completed? Generally describe and
give approximate quantities, if known:
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9. (Continued)
During site construction, emissions will consist
of dust and equipment exhaust. Once the project
is completed, low levels of emissions from
automobiles and fireplaces or woodstoves
will occur. Concentration of pollutants
from any or all of these sources will remain
well within state or federal standards.
10. Are there any off-site sources of
emissions or odors that may affect
your proposal? If so, generally
describe them: No
11. Describe proposed measures to reduce
or control emissions or other impacts
to the air, if any: Dust suppression by
watering will be used during construction
if necessary, and retention of substantial
amounts of vegetation on the project site.
WATER
Surface Water
12. Is there any surface water body on or
in the immediate vicinity of the site,
including year-round or seasonal streams,
salt waters, lakes, ponds, and wetlands?
If yes, describe the type and provide
names. If appropriate, state what
stream or river it flows into:
An unnamed seasonal stream flows through
the eastern portion of the project and
is located in open space Tract A. Ludlow
Creek is located beyond the north edge of the
project. All watercourses in the immediate
vicinity flow into Port Ludlow Bay.
13. Will the project require any work over,
in, or adjacent to the described waters
(within 200 feet)? If yes, describe
the work and attach available plans:
A pedestrian trail system may come within
200 feet of Ludlow Creek. No plans are
currently available.
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14. Estimate the amount of fill and dredge
material that would be placed or removed
from the surface waters or wetlands and
indicate the area of the site that
would be affected. Identify the source
of the fill materials: None
15. Will the proposal require surface water
withdrawals or diversions? Give a
general description and identify the
purpose and approximate quantities, if
known: No
16. Does the proposal lie within a 100-year
flood plain? If so, note the location
on the site plan: No
17. Does the proposal involve any discharges
of waste materials to surface waters?
If so, describe the type of waste and
anticipated volume of discharge: No
Ground Water
18. Will ground water be withdrawn or will
water be discharged to ground water?
Give a general description and identify
the purpose and approximate quantities,
if known: Development of the project will
cause additional ground water to be withdrawn
from Ludlow Water Company wells. Approximately
41,600 gallons per day of domestic water
will be required upon full buildout.
19. Describe the waste material that would be
discharged into the ground from septic
tanks or other sources, if any (i.e..
domestic sewage; industrial waste,
identifying the chemicals contained; and
agricultural waste). Describe the general
size of the system; the number of such
systems; the number of houses to be
served, if applicable; or the number of
animals or humans the system(s) is
expected to serve: NA
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Water Run-off
(including storm water)
20. Describe the source of run-off, including
storm water. Describe the method of
collection and disposal, if any, including
any known quantities. Where will this
water flow? Will this water flow into
other waters? If so, describe it:
Stormwater runoff will be generated from
impervious surfaces such as rooftops, patios,
driveways, parking areas, and roads.
Impervious cover will be approximately 14%.
A stormwater management system will
route runoff from impervious surfaces into
detention facilities and eventually into Port
Ludlow Bay.
Runoff from landscaped areas will occur as
sheet-flow and pass through large areas of
naturally vegetated open space prior to
entering watercourses.
21. Could waste materials enter ground or
surface waters? If so, generally
describe how: Soil sediments, oil and grease,
and nutrients and fertilizers are the waste
materials that could enter surface water if
left uncontrolled and unmanaged. The degree
to which this might occur depends on rainfall
conditions, soils and geology, vegetation,
slopes, design and maintenance of stormwater
systems, and landscape design and maintenance
techniques.
22. Describe proposed measures to reduce or
control surface, ground, and run-off
water impacts, if any: See Items No. 8 and
20.
PLANTS
23. Check the types of vegetation found on
the site:
[X] Deciduous trees: [X] alder [X] maple
[ ] aspen [ ] other, identify:
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23. (Continued)
[X] Evergreen trees: [X] fir [X] cedar
[ ] pine [ ] other, identify:
[X] Shrubs
[ ] Grass
[ ] Pasture
[ ] Crop or grain
[ ] Wet soil plants: [ ] cattail
[ ] buttercup [ ] bulrush
[ ] skunk cabbage [ ] other, identify:
[ ] Water plants: [ ] water lily
[ ] eel grass [ ] milfoil [ ] other,
identify:
[ ] Other, identify:
24. What kind and amount of vegetation would
be removed or altered? The subject property
was selectively logged in 1991 under a Class 4
General Forest Practices Application. Most brush
and some remaining trees will be removed.
25. List threatened or endangered species
known to be on or near the site: None
26. Describe proposed landscaping, use of
nature plants, or other measures to
preserve or enhance vegetation on the
site, if any: Homesites, roadways, and
entrances will be landscaped consistent with
an overall plan to be prepared by a professional
landscape architect. Sixty-five percent (65%)
of the site will remain in common open space with
special restrictions regarding treatment of
vegetation. In addition, removal of vegetation
from homesites will be restricted and overseen
by an Architectural Review Committee.
ANIMALS
27. Check any birds and animals that have been
observed on or near the site or are known
to be on or near the site:
[X] Birds: [ ] hawk [ ] heron [ ] eagle
[X] songbirds [ ] other, identify:
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27. (Continued):
[X] Mammals: [X] deer [ ] elk [ ] beaver
[X] other, identify: squirrels
[ ] Fish: [ ] bass [ ] salmon [ ] trout
[ ] herring [ ] shellfish [ ] other,
identify:
28. List any threatened or endangered species
known to be on or near the site: None
29. Is the site part of a migration route? If
so, explain how: No
30. Describe proposed measures to preserve or
enhance wildlife, if any: Sixty-five percent
(65%) of the site will remain in natural open
space. Removal of vegetation from homesites
will be restricted.
ENERGY AND NATURAL RESOURCES
31. What kinds of energy (i.e., electric, natural
gas. oil, wood stove, solar) would be used
to meet the completed project's energy
needs? Describe whether it would be used
for heating, manufacturing, etc.:
Electricity will be used to meet nearly all
energy needs of the project. Individual home
heating will likely be supplemented with propane,
woodstoves, fireplaces, or passive solar designs.
32. Would the project affect the potential use
of solar energy by adjacent properties. If
so. generally describe the affect: No
33. What kinds of energy conservation features
are included in the plans of this proposal?
List other proposed measures to reduce or
control energy impacts, if any: Clustered
site plan to reduce road and utility
installations.
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ENVIRONMENTAL HEALTH
34. Are there any environmental health hazards,
including exposure to toxic chemicals,
risk of fire and explosion. spill, or
hazardous waste, that could occur as a
result of this proposal? If so, describe
the hazards: Storage of propane gas for
domestic use.
35. Describe special emergency services that
might be required: Fire, law enforcement, and
emergency medical.
36. Describe proposed measures to reduce or
control environmental health hazards,
if any: Domestic propane tanks will be required
to be buried or otherwise located in compliance
with the Uniform Building and Uniform Fire Codes.
NOISE
37. What types of noise exist in the area that
may affect your project (i.e., traffic.
equipment, and operations)? Traffic along
Paradise Bay Road and Oak Bay Road.
38. What types and levels of noise would be
created by or associated with the
project on a short-term or long-term
basis (i.e., construction, traffic, and
operations)? Indicate what hours noise
would come from the site: Temporary noise
will be generated by building and construction
equipment (trucks, graders, electric saws, and
pneumatic nailing tools). Noise levels of
75 to 85 dba can be expected at construction
sites during daylight hours. Once occupied,
the project will generate noise types and levels
common to the surrounding low density residential
community.
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39. Describe controlled measures to reduce or
control noise impacts. if any: Retention of
natural areas of open space; construction
activity will be limited to daylight hours
only; design of clustered units to emphasize
privacy and noise mitigation through vegetative
buffers.
LAND AND SHORELINE USE
40. What is the current use of the site and
adjacent properties: The site is partially wooded
and undeveloped. To the north and west are
vacant lands belonging to the proponent; to
the east are residential areas and the South Bay
Recreation Center; to the south and southeast is
the Port Ludlow Golf Course.
41. Has the site been used for agriculture?
If so, describe use: No
42. Describe any structures on the site: None
43. Will any structures be demolished? If so,
what structures? No
44. What is the current comprehensive plan or
community development plan designation of
the site? Identify the plan: "Suburban"
according to the Jefferson County Comprehensive
Plan.
45. If applicable, what is the current shoreline
master program designation of the site? NA
46. Has any part of the site been classified as
an "environmentally sensitive" area? If
so, specify the part: Those parts of the project
where slopes exceed 15% . Said areas are
allocated as common open space.
47. Approximately how many people would reside
or work in the completed project? Assuming
2 people per dwelling unit, approximately
110 people would reside in the completed
development.
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48. Approximately how many people would the
completed project displace? None
49. Describe proposal measures to avoid or
reduce displacement impacts, if any: NA
50. Describe proposed measures to ensure the
proposal is compatible with existing and
projected land uses and plans, if any:
The proposal is an integral component of
the Port Ludlow Development Plan which itself
is consistent with the goals and policies of the
County Comprehensive Plan. The Port Ludlow
Development Plan is the only publicly recognized
"subarea" plan in the vicinity of Port Ludlow.
The proposal is consistent with the Emergency
Zoning Ordinance; applicable policies of the
County Comprehensive Plan related to residential
development, utilities, and transportation; and the
standards of the Jefferson County Subdivision Ordinance.
HOUSING
51. Approximately, how many units would be
provided, if any? Indicate whether the
housing is high, middle, or low income:
The proposal is to create 52 lots for single-family
detached units. The proponent will not be the
home builder. Housing will likely be middle to
upper-middle income ranges.
52. Approximately how many units, if any,
would be eliminated? Indicate whether
the housing is high, middle, or low
income: None
53. Describe proposed measures to reduce or
control housing impacts, if any: None
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AESTHETICS
54. What is the tallest height of any proposed
structure(s), not including antennas?
What is the principal exterior building
material(s) proposed? The project does not
propose to construct any buildings. However,
the subdivision will be limited to single-family
detached residences which will be subjected to
a thirty-five (35) feet maximum building height.
55. What views in the immediate vicinity
would be altered or obstructed? None
56. Describe proposed measures to reduce or
control aesthetic impacts, if any:
Dwellings will be clustered to maximize
open space. All utilities will be underground.
Restrictive covenants will be impressed upon
the subdivision which will control such items
as signage; exterior finishes of structures; and
removal of vegetation.
LIGHT AND GLARE
57. What type of light or glare would the
proposal produce? What time of the day
would it mainly occur? Exterior light sources
common to low-density residential neighborhoods
will be generated. This includes sources
such as dwelling units, pathways, and streets.
58. Could light or glare from the project
be a safety hazard or interfere with
views? No
59. What existing off-site sources of light
or glare may affect your proposal? None
60. Describe proposed measures to reduce or
control light and glare impacts. if any:
Restrictive covenants will attempt to insure
that residential lighting does not extend its
effects beyond lot boundaries.
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RECREATION
61. What designated and informal recreational
opportunities are in the immediate vicinity?
Port Ludlow is currently a 24-year old residential
and recreational community. Features include the
Port Ludlow Golf Course to the south of this
proposal, open to public play; the adjacent South
Bay Recreation Center; the Port Ludlow Marina,
available for public moorage; and nearby tennis
courts. In addition, many outdoor activities are
immediately available including hiking, fishing,
hunting, shellfish picking, etc. The project will
also be linked to a community-wide trail system.
The Jefferson County Parks Comprehensive Plan
designates Paradise Bay Road as a bike trail.
62. Would the proposed project displace any
existing recreational uses? If so,
describe the displacement: No
63. Describe proposed measures to reduce or
control impacts on recreation, including
recreational opportunities to be provided
by the project or proponent, if any:
The proponent has constructed the nearby
Port Ludlow Recreation Center, the sole purpose
of which is to provide recreational and social
activities for new Port Ludlow residents
associated with implementation of the Port Ludlow
Development Plan including this project. The
Center contains an auditorium for meetings,
dinners, musical and theatrical productions;
classrooms; arts, crafts, and hobby shops; a
swimming pool, jacuzzi, an exercise room, and
lockers. A full-time recreational director and staff
coordinate social, cultural, educational, and
sports events.
Recently, an additional 9 holes have been
added to the Port Ludlow Golf Course.
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HISTORIC AND CULTURAL PRESERVATION
64. Are there any places or objects listed on or
proposed for national, state, or local
preservation registers known to be on or
next to the site? If so, generally describe
them: No
65. Generally describe any landmarks or evidence
of historic, cultural, archaeological, or
scientific importance known to be on or next
to the site: None
66. Describe proposed measures to reduce or
control impacts, if any: A professional archaeologist,
in conjunction with local Native American tribes,
is currently preparing a protocol in the event
archaeological items are discovered on the
project site.
TRANSPORTATION
67. Identify public streets and highways
serving the site and describe the proposed
access to the existing street system. Show
on the site plan: The site will be accessed
from a new collector road to be constructed
from Paradise Bay Road, a local arterial.
68. Is the site currently serviced with public
transit? If no, what is the approximate
distance to the nearest transit stop?
Jefferson Transit's "Kitsap Connection" buses
stop at the intersection of Paradise Bay Road
and Oak Bay Road.
69. How many parking spaces would the completed
protect have? How many would the project
eliminate? Homesites will each provide space
on-site for at least two (2) cars.
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70. Will the proposal require any new roads or
streets, or improvements to existing roads
or streets, not including driveways? If
so, generally describe them, indicating
whether they are public or private:
Approximately one-half mile of new public
road and 140 lineal feet of private drive will be
constructed. The roads will be constructed
in accordance with the standards of the Jefferson
County Public Works Department.
71. Will the project use water, rail, or air
transportation, or occur in the immediate
vicinity of these facilities? If so,
generally describe the use: No
72. How many vehicular trips per day would be
generated by the completed project? If
known, indicate when peak volumes would
occur: Residential trip generation rates are
six (6) trips per day per residence based on the
ITE Trip Generation Manual, 5th Edition, for
single-family detached housing (adjusted for an
average household size of 2.0). Total project
ADTs are therefore 320 trips per day.
These rates are consistent with local data
collected by both Jefferson County and the
proponent.
73. Describe proposed measures to reduce or
control transportation impacts, if any:
The clustering of units and construction of
pedestrian trails will encourage walking to
activity centers and neighbors.
74. Would the project result in an increased
need for public services (i.e., fire
protection, police protection, health
care, schools)? If so, generally
describe the results: See EIS for Port Ludlow
Development Plan.
75. Describe proposed measures to reduce or
control direct impacts on public services,
if any: See EIS for Port Ludlow Development Plan.
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UTILITIES
76. Check which utilities are currently
available at the site:
[X] water [X] electricity
[ ] natural gas [ ] refuse service
[X] telephone [ ] septic system
[ ] sanitary sewer [ ] other, identify:
77. Describe the utilities that are proposed
for the project, the utility providing the
service, and the general construction
activities on the site or in the immediate
vicinity that might be needed:
All utilities will be underground. Water
and sanitary sewer will be provided by Ludlow
Water Company and Ludlow Sewer Company
respectively; telephone by US West; power by
Puget Power Company; refuse by Olympic
Disposal Company; telecable by PT Cable
Company.
Construction activities associated with utility
installation will be primarily ditching and burying
an assortment of P i P es cables, and vaults.
ACKNOWLEDGEMENT
I acknowledge that all information provided in this checklist and all attached material is
true and correct to the best of my knowledge. I understand the lead agency is relying
on this information to make it's decision.
In addition, I understand that review under SEPA does not constitute approval of a
proposal; compliance with local, state, and federal regulations applicable to the proposal
shall constitute approval. (Check with appropriate agencies to determine what approvals
are required.)
SEPA approval is based on the information I provide. If found inaccurate, approval could
be withdrawn.
David Cunningham Date
Vice President, Land Use
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