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HomeMy WebLinkAboutMLA08-00509 REVISED PROJECT NARATIVE Olympic opert) Group A Pope Resources Company TRANSMITTAL TO: Michelle Farfan MAR SUBJECT: Revised Tala Point Project Narrative 2 5 Date: March 19, 2009 COMMENTS Michelle, Here is the revised Tala Point Project Narrative. Let me know if you need anything else. Thanks, C4A-))Ac 6-1-1 Brandon Bird From the desk of... Brandon Bird Project Manager Olympic Property Group LLC 19245 Tenth Avenue NE Poulsbo,WA 9837o bbird@orminc.com Direct(360)394-0573 Office(36o) 697-6626 Fax: (360)697-1156 R.W. THORPE & ASSOCIATES, INC. Seattle • Anchorage • Denver • Winthrop a Planning • Landscape • Environmental • Economics 0 PRINCIPALS: V1FASSOCIATES: Robert W.Thorpe,AICP,President t AA Barbara Baker,AICP Stephen Speidel,ASLA,Of Counsel Lindsay Diallo Jennifer Lee,RLA 2Ot Lee A.Michaelis,AICP M11, (,t March 19, 2009 ARO tall Ott Michelle Farfan Jefferson County Dept. of Community Development 621 Sheridan Street Port Townsend, WA 98368 RE: TALA POINT PRRD, REVISED PROJECT NARRATIVE The proposed Planned Rural Residential Development for the +/-250-acre Pope Resources (OPG Properties LLC) property, located on East Ludlow Ridge Road, north of Paradise Bay Road is planned to include 54, 1-1.5 acre single-family lots with 165 acres or 65% of open space to remain in "reserve tracts." These reserve tracts will be used for open space recreation and will included community septic drainfields, and stormwater detention facilities. Currently, the properties use is forested land. The Washington State Department of Natural Resources (DNR) owns an approximately 80-acre parcel centrally located within the inverted u-shaped subject parcel. Please refer to the attached site plan. The following special studies have been completed for the project: Geotechnical Report, Habitat Management Plan, Wetland Analysis Report, Traffic Study, and Critical Aquifer Recharge Area Report As a condition of the approved rezone, the west half of the west half of the southwest quarter of Section 15, Township 28, Range 1E shall be retained as an open space buffer. In accordance with Article VI-M of the Jefferson County Code, the proposed development follows a creative site layout and design. Isolated clusters and minimal visibility of the new lots by the existing residents enhance the rural character of the neighborhood. New roads and lots follow the existing topography and preserve the natural character of the property. The new roads will be private and located within 60-foot easements. CLUSTERS The proposal may be described as having three (3) distinct clusters. The southwest cluster includes two (2) lots on the waterfront that are connected to the rest of the cluster only by a pedestrian trail. These lots will be accessed from Ludlow Bay Road across an existing access easement. The rest of the cluster is accessed from a new road that intersects E Ludlow Ridge Road near the northeast corner of the DNR property. Along this road there are 30, 1-acre lots. ri 705 Second Avenue Suite 710 • Seattle WA 98104 • Telephone:(206)624-6239 • Fax:(206)625-0930 • E-Mail:admin©rwta.com n The majority of the lots are along the ridge, with fourteen (14) on the east side of the proposed road. Although this cluster is larger than the 22-acres allowed in Article VI-M (18.15.485(3)), the overall density does not exceed that allowed through the 20% density bonus. The applicants request a variance to this section of the code. In the original design of this area, a 22- lot cluster was located in the same area, but was slightly further west, with some of the lot areas beyond the top of slope. The extra 10 lots were located along E Ludlow Ridge Road (on both sides), with some of the lot areas within the wetlands on the east side of the road. This design was presented to the Tala Point HOA members at a Neighborhood Meeting, and they were concerned that the lots along their road would impact the natural, rural character of the neighborhood. In an attempt to address the neighbors' concerns and to protect the environmentally sensitive areas,we propose to absorb the 10 lots into the 22-lot "northwest" cluster making a total of 32 lots. We are requesting that the County grant the variance to allow this larger cluster as good stewards of the land and to minimize the impacts to the existing neighborhood. This site plan has been presented to those same neighbors who have agreed that they would support such a plan. The southeast cluster is a linear cluster along E Ludlow Ridge Road near the entrance to the project, and includes 14 lots. This cluster will require E Ludlow Ridge Road to be widened. The 1-acre lots are setback 100-feet from the roadway. This setback will be maintained as a vegetated buffer, and supplemental plantings will be used to enhance the visual screen between the road and front lot lines. The lots will be served by shared driveways (one driveway per two lots). The southwest cluster is isolated from the rest of the development, except for an access easement across the DNR property that will serve as "emergency only" connection to the road that serves the northwest cluster. These lots will be served by individual septic systems. RESERVE TRACTS Also included in the design, as required by PRRD standards, are the "reserve tracts". There are four (4) Reserve Tracts (A-D) that will be owned and regulated by a homeowners association. Reserve Tract A shall be preserved as wildlife habitat for the existing bald eagle's nest in that area. Activities in this Tract will be limited to a pedestrian only trail along the top of the slope. Reserve Tract B will be used for both a community drainfield and an area for recreational and community activities. These activities may include, but are not limited to: a neighborhood park (with picnic area, benches, childrens' play equipment, an open grass field for informal sports activities), a community garden or "pea patch", an arboretum-type trail system, or other such activities. Reserve Tract C will be preserved as an informal/passive recreation tract. A linked trail system will connect through each of these three reserve tracts. Finally, Reserve Tract D is preserved as an undisturbed wetland and wetland buffer. Areas within this tract that are not designated as wetlands or wetland buffers will be maintained as natural areas. INNOVATIVE DESIGN FEATURES n 705 Second Avenue Suite 710 • Seattle WA 98104 • Telephone:(206)624-6239 • Fax:(206)625-0930 • E-Mail:admin©rwta.com m A number of innovative design features have been applied to this plan. Careful placement of the lots has been made to preserve the natural features and wildlife habitat on the site. The proposal includes fairly uniform lot sizes, the lots are designed to maintain a maximum setback from existing and proposed roads and minimum rear yard setbacks. This design feature serves to enhance the rural feeling of the development as well as enhance the views and scenic quality from proposed building sites. The community drainfield within Tract B, as discussed later in this letter, will be a drip irrigation system, which requires 30-40% less area than the traditional trench system and can be installed around trees, significantly reducing the need for both land area and vegetation clearing. The remainder of Tract B will be designated as a community recreation area. As discussed above, this area includes opportunities for active and passive recreation. A trail system is also incorporated through Tracts A, B and C. This trail system will be available for use by the new residents and neighbors in surrounding existing developments. Additionally, Conditions, Covenants and Restriction will be recorded with the final plat to further advance the innovative features of the project. It is the intent of the applicants to incorporate "Built Green" standards into the project. UTILITIES Septic (DR Strong) The proposed PRRD will be served both by individual and community on-site septic systems. Washington State Department of Health will review the community drainfield or Large Onsite Septic System (LOSS). The LOSS will serve the upper 30 lots of the north cluster and the 14 lots of the southeast cluster. Preliminary design parameters are for 4 bedroom houses for each of the 44 lots which equates to 176 bedrooms. The LOSS system will be a Septic Tank Effluent Pump (STEP) system which consists of a septic tank and pump chamber on each lot, a common collection and transport line, and the drainfield. The pump chamber on each lot will pump the effluent to a tank at the drainfield where it will be delivered to the drainfield in controlled doses. The drainfield will be a drip irrigation field. The community drainfield will have a public entity overseeing operations and maintenance such as the Olympic Water and Sewer, Inc. or Jefferson County PUD #1. It has not yet been determined if a pretreatment element will be required for the LOSS. Washington State Department of Health has not yet reviewed the preliminary engineering report and it should be noted that their review may include comments that affect the number of bedrooms that can be served by the LOSS. Jefferson County Public Health will review all of the individual lot onsite septic systems. The two lots on the shore line and the eight lots of the southwest cluster will have individual septic systems. Each lot will have a septic tank and pump chamber. The pump chamber will deliver controlled doses of effluent to the drainfield. It has not yet been determined what type of system will be used on each of the individual lots. The homeowner will be responsible for operations and maintenance of their individual septic system. The type and placement systems will be based on soil type, soil depth, and site restrictions. us 705 Second Avenue Suite 710 • Seattle WA 98104 • Telephone:(206)624-6239 • Fax:(206)625-0930 • E-Mail:admin©rwta.com a Water (DR Strong) The development is currently proposed to be served with domestic water through obtaining a water right under application number G2-30363 and developing a water system. The property underwent a Comprehensive Plan Amendment (Ordinance No. 10-1212-05, Jefferson County 2005) with the following conditions of approval: • No Individual Wells. Any development on the subject property shall not use individual wells, but shall be served off a new or existing well that shall be located away from the shoreline. The well shall be located south of Paradise Bay Road, no closer than 2,000 feet from the shoreline of Ludlow Bay or Hood Canal. • Water Rights. The applicant shall either utilize an existing well with sufficient water rights (in a location as described immediately above) to serve subject proposal or shall drill a new well and apply for new water rights. Olympic Property Group applied for a water right on 8/24/06 to serve the project and the surrounding developments of Tala Shores and Ludlow Bay Road. It was part of the conditions of approval on the rezone to offer the surrounding developments the opportunity to hook up to the proposed system pending a water right certificate. The water system will consist of a new well to be located south of Paradise Bay Road near the ridge that extends south of the project site. A new storage tank will be constructed farther south along the ridge near the Watson Road alignment at an elevation of around 400 feet. Roughly 11,500 feet of new water main will provide domestic water and fire flow capacity to the proposed platted lots within the development area. An anticipated pressure zone HGL of 425 feet will provide maximum pressures between 45 psi and 95 psi for all lots except the two shoreline lots. The minimum pressure will be well above the required 30 psi for all lots during peak domestic demand flows. The two shoreline lots will be served by service laterals containing pressure reducing valves on the service lines extending down the steep slope area from the platted road above. Since all of the lots within the proposed development are greater than 1 acre,fire flow capacity and fire hydrants are not required to serve the development. The current proposal is configured with the capability of providing a minimum fire flow of 750 gpm with a minimum distribution system pressure of 20 psi. This fire flow capacity will be provided through a combination of 10-inch and 8-inch diameter water mains as required to meet minimum water system design standards at the required minimum pressure. Fire hydrants will be provided with a spacing of 900 feet along all roads within the development that have lot frontage along the road. Fire flow will not be provided to the two (2) shoreline lots that are not directly fronted by a water main. uz 705 Second Avenue Suite 710 • Seattle WA 98104 • Telephone:(206)624-6239 • Fax:(206)625-0930 • E-Mail:admin@rwta.com n • The preferred second option for domestic water service as shown on Sheet Cl or 9 is through an extension of the Olympic Water and Sewer,Inc. (OWSI) water system located roughly three-quarters of a mile south of the site. The property is currently outside the designated service area of the OWSI. A revision to the OWSI service area, including an update to their Water System Plan will be required prior to final water service being provided to the development. The water service extension will require the installation of a new water main from the existing 267,000-gallon Teal Lake Reservoir having a HGL of 542 feet. This tank is located roughly 4,500 feet south to the Paradise Bay Road. A pressure reducing station will be provided south of the road to bring the pressure down to a new pressure zone HGL of 425 feet, serving the entire plat within a single zone. Roughly 15,000 feet of new water main extension will provide domestic water to the development area. Pressures are anticipated to range between 45 psi and 95 psi for all lots except the two shoreline lots. The two shoreline lots will be served by service laterals containing pressure reducing valves on the service lines extending down the steep slope area from the platted road above. Since all of the lots within the proposed development are greater than 1 acre, fire flow capacity and fire hydrants are not required to serve the development. The OWSI standards typically require all water main extensions to meet a requirement of providing a minimum fire flow of 750 gpm. This fire flow capacity will be provided through the minimum 8-inch diameter water mains required by the OWSI standards. Fire hydrants will be provided with a spacing of 900 feet along all roads within the development that have lot frontage along the road. Fire flow will not be provided to the two (2) shoreline lots that are not directly fronted by a water main. Stormwater (DR Strong) Each lot cluster will be comprised of roughly 1 acre minimum lots with an anticipated 8,000 SF of impervious area per lot(houses and driveways). The road system will have varying pavement and shoulder widths from 30 feet in width (East Ludlow Ridge Road), to 22 feet for the southwest and northwest clusters, down to 20 feet for the joint-use drive to the two (2) shoreline lots. The threshold discharge areas for the southwestern cluster will have its road system fully dispersed to the east towards the DNR parcel. Per the BMP's listed in the DOE Manual for roadside dispersion, a minimum of 100 feet of vegetated flow path is required. A 125-foot flow path has been provided between the proposed road easement and the Site's property line. The driveways and houses for lots 2-5 will have their runoff conveyed to the east side of the road system and dispersed through a 100-foot vegetative path. The driveways and houses for lots 1, and 6-8 will have their runoff dispersed to the west and northeast through a 100-foot minimum vegetative flow path. its 705 Second Avenue Suite 710 • Seattle WA 98104 • Telephone:(206)624-6239 • Fax:(206)625-0930 • E-Mail:admin©rwta.com n The threshold discharge areas of the southeastern cluster will have its road system fully dispersed to the east towards the single-family lots through an open space located between the road easement and the property lines. The minimum 100-foot flow path is measured from the edge of the road's shoulder to the single-family property line. The lots in this cluster will utilize shared driveways that will be dispersed through a 100-foot minimum vegetative path located between each lot sharing a driveway. The individual lots will also have their roof run- off dispersed through a 100-foot minimum vegetative path to the east within the adjacent open space tract. The threshold discharge areas for the northwestern cluster will utilize a combination of methods for handling the runoff generated from this area. The road system for the upper lots from lot 29 will sheet flow to the north and east before reaching East Ludlow Ridge Road. The roadside runoff from lot 6 south will be coveyed to a stormwater treatment tract and treated through a bio-filtration swale before entering a tight-line pipe that directly discharges into Puget Sound. The single-family lots 3-18 will have their roof and driveway runoff dispersed through a 100-foot minimum vegetative path prior to meeting the existing steep slope areas. The runoff for lots 29-32 as well the portions of the road north of lot 29 will be sheet flow dispersed to the east. Lots 19-28 will be dispersed with a minimum flow path of 50 feet to the west, therefore requiring a minimum of a 50-foot setback from any conveyance system for the road system. NEIGHBORHOOD INVOLVEMENT The applicant has attended a number of neighborhood meetings with the property owners of the Tala Point Homeowners' Association regarding this application, and will continue to keep them informed through completion of the project. If you have any questions, please call Brandon Bird at 360-394-0573 OR Lindsay Diallo at 206- 624-6239. Thank you. Very truly yours, R. W. Thorpe &Associates, Inc. Robert W. Thorpe, AICP Lindsay Diallo President Landscape Designer/Project Manager Cc: Jon Rose, President, Olympic Property Group Brandon Bird, Project Manager, Olympic Property Group Rick Olson, P.E./Principal, DR Strong Travis Price, L.A./Senior Design Engineer, DR Strong David Jensen, P.E., Jensen Engineering, Inc. Jim Brisbine, P.E./L.G., Zipper Zeman Associates/Terracon u 705 Second Avenue Suite 710 • Seattle WA 98104 • Telephone:(206)624-6239 • Fax:(206)625-0930 • E-Mail:admin@rwta.com n • Vaugh Everitt, Wetland Specialist, Wiltermood Associates, Inc. David Rice, P.E., Anchor Environmental Lee Boad, Senior Ecologist, The Wetland Corps Scott Bender, L.P.G./C.G.W.P., Bender Consulting, LLC m 705 Second Avenue Suite 710 • Seattle WA 98104 • Telephone:(206)624-6239 • Fax:(206)625-0930 • E-Mail:admin@rwta.com ur