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3.2.9 Shellfish: Responses to DEIS Comments
omments
Responding to concerns raised in comments.from Taylor Shellfish
Dunnigan (103), Hood Canal Environmental Council (275 and 385) nI�S
Concems: The impacts of the Master Planned Resort on Hood Can
foot southern border adjacent to the Duckabush system and what sti, -v avanaple to assure
that water quality in Hood Canal is protected. Specific concerns include water quality and
impact to shellfish and fish populations from water discharge and seeps resulting from land
management and particularly fertilizers and pesticides used on the golf course, pet wastes, and
aquifer recharge systems.
Response: The EIS adopts a two-step or phased approach to the concerns about water quality
and the related issues of fish and shellfish in Hood Canal. The first step, at the programmatic
level, is to address the areas of concern and identify mitigation conditions that are responsive to
the concern. The plan iaeta.is for no degradation of water quality to Puget Soundiand ae-e r1+00 -6M
"nrs��r;�eieu impacfto fish, shellfish, or water quality. The base condition to a'6hieve this '1 f1r�ure.f
goal is through permit requirements that provide that no runoff from developed areas is dpk
discharged to Hood Canal. Stormwater is captured on site and maintained in large kettles,
where it is cycled through the treatment process until fit for use or infiltration as class "recycled 0,i
water' under WDQE standards and guidelines. This permit condition requirement is designed to
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'POml t'ft e t�re�i&56;d pure compliance with the program are the state's NPDES and
water discharge requirements under Chapter 90.48 RCW and the County's review and approval A -401o€ stormwater management programs.
Master Pian conditions addressing the water quality, fish, and shellfish concerns include the -fir
following:
• The waste water treatment system must be an upland system utilizing Class A recycled
water, rather than a point source discharge to the Canal.
The 2,000 -foot southern boundary and beach, which was promoted as an accessible
amenity for prior users, is closed in the Master Plan proposal and a 200 -foot natural area
buffer is to be retained (restored, where camping has intruded) to provide a natural edge
and riparian protection. RhM l4permanent conservation easement or
dedication to a land trust are u diap.rai to ac^ -^ + , ,� --- - - - in a
natural state in perpetuity. be i n Lb Ind I CV fired a x,* M e d+ ma 1 o A i V i ryl
The golf course is required to be designed to best management practices for
stormwater, pesticide, and fertilizer control under conditions existing on site. Techniques
include subsoil amendment and grass management programs (water, vegetation control,
fertilizer, and pesticides) tied to local conditions and agronomic rates that limit the use of
chemicals and other products to the minimum necessary and in manners and amounts
which significantly limit the risk of either surface or groundwater pollution. Permit
requirements to have the site engi eered, installed , and operated to meet best
management practices available t�lr water quality (not only for Hood Canal and
the aquifer, but also the wetlands, habitaft and streams onsite) provide a regulatory
mechanism for engineering review in the ontext of a project -s ecific proposal to aeaum VQ+' `��
that compliance conditions are met. r
57577-000U EGAL13724745.1ln�r 1 Page 1
{;,u'1)
The County references the King County standards for golf course designs on aquifer
sensitive areas, but that is an older document. The FEIS requires additional guidance
on best management practices to update the King County manual to current best
management practices. Reference sources include the Audubon certification guidelines
and the Golf Course Superintendents Association of America recommendations as part
of a site-specific best management practices manual tailored to best available science
and local conditions, which must be approved during the permitting process to guide
installation, operation, and maintenance of the golf facilities.
• The stormwater management system is to be designed to capture not only 100 -year
storm events, but upset events and extreme storms so that under all conditions the
stormwater from impervious, golf, and other managed surfaces is cycled through the
treatment system, treated to Class A standards, and reused in grey water and irrigation
programs. A specific condition of approval is that the stormwater system on the golf
course portion of the resort be designed to control runoff from major events and potential
upsets within. the developed area without discharge to Hood Canal, This means the
detention and capture basins must be capable of containing more than the 100 -year
storm. Project design will address how such overall retention is to be achieved onsite
and shall be approved as part of the County stormwater control permit process prior to
any construction on site,
• NPDES permits and state water discharge permits under Chapter 90.48 RCW proyide
construction, operation, and management parameters and monitoring programs to
t f eVifk6 14: water infiltrating into the aquifer meets state no impact guidelines. The
operable standard for the water treatment system, including infiltration and aquifer
protection will be Class A reuse and recycling standards,combined with the criteria that
no degradation in water quality discharging from the site to waters of Hood Canal, is the
objective standard by which project performance is to be measured. Wastewater system
designs and reviews must demonstrate compliance with this requirement.
• On the marina side all stormwater from impervious surfaces is to be captured and
treated through the Class A reuse and recycle system. Stormwaterfrom areas outside
of the Marina Village capture system will be treated prior to discharge to Puget Sound
water quality standards. Here again, the stormwater management program is to identify
a program of maintenance and monitoring to assure that required standards are met.
• The FES conditions the MPR on a monitoring and adaptive management program that
provides for ongoing testing of water quality, and should changes be detected, a
program of adaptive change ntil the operable guidelines are achieved.
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• Pet wastes can be a source of contamination and must be addressed through site
controls approved as a part of the permitting process. An additional condition of the
FEIS is to require pet management guidelines for the project be approved as part of the
conditions of approval.
• The Project is within the area of the Jefferson County planned Shellfish Protection
District and the recommendations/requirements of the district will be incorporated into
permit level reviews.
5 7577-000 1 /LEGAL 13 724745.1 Page 2
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3. .9 Resources: Use, Reuse, Management, Treatment, and Disposal (Water
Quantity, Water Quality, and Use): Responses to DEIS Comments
Responding to comments by the Hood Canal Environmental Council (275 and 385); WRIA (16
and 359); Ellie Sather and family U, Jefferson County Public Health (284)
Pleasant Tides Water System may be substantially upgraded, made more efficient, and provide
an alternate source of water for the project. The estimate of 12.5 acre feet is a preliminary
estimate. The Pleasant Tides program is strictly voluntary, however, and should they elect not
to have Statesman participate in a joint use agreement, the Black Point aquifer under the resort
site has a unique configuration that provides ample water to serve the needs of the resort,
without salt water intrusion, and without jeopardizing draws on local wells (and without reliance
on Pleasant Tides should a joint arrangement not be approved). (See Scott Bender
commentary, September 25, 2007, Brinnon Subcommittee meeting, referred to as the
September 25 report, see Disk in appen``diix.)..__//
Concern is raised that the technology isnew"�and thereforeCnprove .The project'�incorporates numerous low impact and water saving and treyreuse approaches that are
commonly in use in a number of resort venues, both in the United States and in Europe. Many 1;V
are incorporated in existing Statesman resort properties under development in British Columbia.
Historically, resorts have not been asked to be on the leading edge of low impact and water����
nservation approaches. to development. The Statesman proposal incorporates technology�y
(,T d accepted by state regulatory and resource agencies, including reuse, recycling, and 4y �yv
• �Ipw impact development techniques to achieve low -flow, non discharge approaches to water X1,6%
anagement,
A question was raised about the water quantity available from rainfall for the resort and whether L
the Quilcene gauge used in the initial reports was inaccurate when compared with the Brinnon
6tG gauge. Mr. Bender explained the rainfall results in the September 25 report. Subsequent` �Q
*A, investigation shows the Brinnon gauge and the Quilcene gauge reflecting nearly identical levels
of rainfall and well within the parameters of the project. (See supplemental appendix attached
�.� at 1, Bender supplemental report.)b�
` Mr. Bender described the water management system in detail during the September 25, 2007
ed report. (See September 25 report, disk in appendix.) The discussion explained the sources and
uses of water, reuse, and treatment and how the system was designed to have no net impact on f�ytJ
the aquifer and in some years a recharge of the aquifer system with treated recycled water in (- � Ir
��. excess of the current "natural' condition. He also noted that the storage pond has the capability
of holding a two-year supply of water in reserve for fire fighting purposes and for years in which y r
3 rainfall falls below expected variations. N
(�. The project is on a peninsula easterly of the mouths of the Duckabush and Dosewallips Rivers.
t* As such, no direct impacts to those watersheds are anticipated by the construction and
operation of the resort. Increased use and pressure on publicly -owned recreational facilities is +
to be anticipated. The resort is committed to education programs to make residents aware of
facilities and the rules and best practices associated with facility use, including fishing, beach.
and forest use. Local state and federal management agencies are responsible for the
development and enforcement of public land use regulations. The MOU process, built into the
project approval phase, is designed to address impacts and mitigation addressed to a wide
variety of public services and facilities. The EIS at the Comprehensive Plan level anticipates
and considers the issues. The project level approvals, when a specific phase is under review,
can deal with project -specific issues on a proper (nexus and proportionality) basis.
57577-0001 /LEGAL 13724745.1 Page 3
The phased review provides analysis of the site and current conditions to demonstrate the
feasibility of the project proceeding on the planned basis. At the project level, issues about the
specifics of sewer plant design, water rights serving each phase, and the technical issues of the
capture, treatment, and reuse of water and protection of water resources is achieved in the
context of fully engineered plans. The allocation of general feasibility and issue identification at
the comprehensive plan level and the resolution of those issues during project approval is an
appropriate approach to large planning projects.
The adoption of the Comprehensive Plan approval for a Master Planned Resort at Brinnon is
followed by the approval of specific zoning requirements to implement the requirements
imposed by the FEIS, and a development agreement that identifies phasing and approvals
required to assure that the entire resort and its impacts are addressed properly at each stage of
development and provides an adequate basis for addressing the final systems and approvals
necessary to assure the reliability and long-term operational success required for successful
resort operation.
Cd 7 A-10 00 4vt-z
Thepdoes project significant cut and fill {Figure 3---}, but an overlay of the RV
deveiapment on the site and the overall grading plan shows that the grading is substantially
confined to areas previously disturbed by the RV park, roads, and campsites and the fill is
primarily a very, large kettle in the middle of the site. The grading program is subject to detailed
requirements for wetland and critical area habitat protection and stormwater protection plans
prior to development, including post grading stabilization controls prior to vertical development.
The overall timing of the grading is controlled by the referenced permits and the development
agreement, which is to detail the phasing plan and all components.
The FEIS contemplates a water quality monitoring program for Pleasant Harbor in conjunction
with the Shoreline Substantial Permit for the marina phase of the development. The monitoring
program would be coordinated with state monitoring programs and provide the basis for an
adaptive management program. The specifics of the program are to be addressed as part of -
the shoreline permit review and be in place prior to any new development in the shoreline area.
Concerns about nitrogen loading and the potential impact on the aquifer are site and project
dependent. The FEIS identifies the risk to the aquifer and Hood Canal from nitrogen and golf
course management issues. The project -specific proposal is to address a specific nutrient
management program, directed specifically to site conditions, the design of the golf course, and
the reuse, recycling, and stormwater management program proposed for the site, All Wil e���a
subject to review by regulatory agencies, including WDOE and the County, toi u' 24
.no-polMiet� ed. Issues identified in the comments, including residual nitrogen and the vvbut� f!
ability of the proposed system to protect the aquifer will be reviewed at the project level and rav J
must be determined to be adequate prior to permit approval for the golf course phase of
development,
The reuse system does lend itself to a geothermal source for heating and cooling the facility,
further reducing energy consumption and the carbon foot print. Reducing the impervious
footprint and using low impact design also reduces the overall impact. No specific LEED rating
has been selected and will be addressed at the project level, and operational details about
I i ecycling and energy efficiency will be addressed at the project level in light of the overall
commitment to provide an energy efficient and resource efficient facility.
The wastewater ponds shown on the project plans can accommodate two years worth of water,
and are.-'esigned to accommodate both very dry and heavy rainfall years and potential upset
s 13)k OA 3, `'lam Page
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conditions. Engineering specifics are project -level details and must demonstrate adequate
levels of safety.
Mounding as a result of infiltration and recharge is a design constraint that must be addressed
at the project level when the wastewater system is designed and approved. Roof top
composition is a design -related issue, but the issue of direct discharge versus treatment and
reuse is a design -related issue under the WDOE "no degradation" standards for groundwater
and aquifer protection.
The specific location of wells and the alter fives available are a design -related issue to be
addressed at the engineering level to as impaction existing water resources and
potential alternatives in the event of upset or unintended consequences. Salt water intrusion is
not considered a reasonable probability under the system described; however, as preliminary
engineering figures identify the overall net impact as a "recharge" rather than consumption of
the aquifer. These issues will be addressed in detail at the design and permit approval stages.
3.4.5 Transportation: Responses to DEIS Comments
Responding to comments by Jefferson Transit (278); Jefferson County Public Health (284)
Transportation: Additional public transportation links will be required as noted by Jefferson
Transit. Transit -related issues are part of the project -level review for each phase and will be
addresses based on project -specific proposals.
Increased boat traffic: The commentator is correct that the resort provides a magnet for marina
use. Early on there was discussion of increasing the size of the slips. At the present time,
however, there is no plan to make any changes to the size or configuration of the slips in the
marina.. Existing facilities will be upgraded to repair obsolete or contaminated floats and
walkways (tunicate eradication program). It is impossible to predict the increase in boat traffic.
The Alderbrook docks, for example, farther down the Canal are frequently lightly used. The
Pleasant Harbor Marina does fill up during the summer, and the season where the marina is full
could be extended. Mitigation including enforcement of no discharge rules, the installation of
sewer rather than septic facilities, boater education, and the harbor monitoring and adaptive
management program all provide a basis for ongoing monitoring and adjustment to address
issues that may arise.
LO
The specifics of the shuttle service have not been addressed at the planning stage, but will be
part of the permit -approval process. The issues identified (JCHD #6) would certainly be part of
the consideration.
There are no present plans for flight, charter, or helicopter service. At the project level, if
facilities are proposed to facilitate such services, detailed environmental review of the specific
proposal would be required.
Road runoff is a concern to potential pollution. The new impervious surfaces at the resort are
governed by County and state water quality manuals that require capture and treatment. At
Pleasant Harbor, one benefit of the program is the capture and treatment of road runoff
presently traveling untreated to the bay.
Details as to truck traffic and construction traffic will be addressed in the phasing plans and the
specific operational plans as the details of a specific proposal are reviewed at the project level.
Specific mitigation can then be addressed to fit conditions at the time the traffic is anticipated.
57577-000U LEGAL 13724745.1 Page 5
Concerns about increased traffic due to the bridge closure, and the remote nature of the resort
relative to supply sources have been identified and will be issues in any phase traffic impact
assessment.
v
3.5.10 Public Services: Responses to DEIS Comments
Responding to concerns raised by Jefferson County Public Health (284)
The resort is located in a rural area and medical services are limited as indicated. The proposal
contemplates some form of onsite facilities, but the precise nature and how such facilities would
be incorporated into the local service network Is to be worked out at the project level and
phasing plans. The public service Memorandums of Understanding would address the issues
raised at the project -approval level.
3.6.8 Shorelines: Responses to DEIS Comments
Responding to comments by Jefferson County Public Health (284)
The southern beaches are to. be closed and possibly incorporated into a conservation easement
for permanent protection. The development on the marina side is within the footprint of the
existing development and is providing public access and priority shoreline uses in areas of
existing development. Hood Canal is under pressure from growing recreational and residential
use and with increasing concern for water quality. Project -specific mitigation is designed to
address and mitigate projected impacts. Jeffe son County land use plans, including rural
regulations surrounding the resort area, sept!
, road, and other building and development
regulations are in place to address planned d velopment intensity. The County is also providing
a shoreline update of its Master Program, but t this time, there is no plan to change the
Pleasant Harbor designation, which is already heavily developed with marinas and smaller lot
homes. The Jefferson County septic upgrade program is one response to the issue of older
septic systems, as is the requirement to readdress the adequacy of septic facilities at sale or
transfer. The resort is in response to the growing popularity of Hood Canal and the increased
demand for facilities in the area, as well as an economic center that could well create additional
pressure to locate (at rural levels) in the area. Enforcement of the County GMA, health, land
use, critical area and shoreline regulations all provide mechanisms to address the increasing
demands for use and activity in the South Jefferson County area.
The cut and fill activities contemplated for the resort are well back from the water's edge and
adjacent bluffs, and the fill is targeted to existing kettles. Project -specific grading plans will
assess the specific needs of the project, but preliminary review of the site by geotechnical
engineers indicate the site stable and suitable for the fill. (See comments of Vinnie Perrone,
September 25 report, disk attached.) The concerns for the stability of the bluff are an area of
concern for the entire project and will be the subject of specific consideration during project
review for all phases.
3.7.5 Fish and Wildlife: Responses to DEIS Comments
Responding to comments by Jefferson County Public Health (284)
?�,JeA yCr ^F'yi!
The proposal recognizes that Hood Canal is home to�D'� species f
salmon (Puget Sound Chinook, Hood Canal Summer Chum, and Puget Sound Steelhead;r---
Further, both the Duckabush and Dosewallips Rivers are considered important systems in the
maintenance and rehabilitation of affected runs. The resort i o bf the watershed of either].,
river, and to proteet the southerly bea lacent to important tidelandslW�
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_-i 1757M00I EG� � `I3724745.i i �� r Page 6
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and the mouth of the Duckabush River, which is important not only for shellfish, but for all
stages of salmon and fish life cycles.
The Dosewallips River is located northerly of the site and out of any direct runoff or physical
impact. The impacts there are secondary, with increased public use of facilities in Brinnon and
the public beaches.
The resort is located in an area of existing development, minimizing intrusion of such a facility
on the undeveloped and more significant habitat to the east, and away from the shoreline,
minimizing direct impact to the beaches.
3.8.1 Rural Character and Population: Responses to DEIS Comments
Responding to comments from Hood Canal Environmental Council (275 and 385), Jefferson
County Public Health (284)
Rural character concerns principally address the impact of a large facility on a rural community,
including changing the character of the area, impacts to a rural way of life, and the economic
consequences of increased valuation on existing populations.
Preference is expressed for a much smaller facility, which could fit under the "no action"
alternative. But such facility would not be the urban "Master Planned Resort" that the County
approved for the Brinnon Subarea in the Brinnon Subarea Plan. The Plan sets out a vision and
detailed description of why a Master Planned Resort is appropriate at Black Point.
Vision:
For over a century, Brinnon served as an outdoor recreation
based retirement and tourist community. This plan serves as a
road map... to make the changes necessary for Brinnon's future
success.
BSAP at p. 1.
Master Planned Resorts: See BSAP at pp. 45, 46, including:
Resort—could be comprised of the former NACO Campground
and RV Park property, an 18 -hole golf course, with clubhouse
facilities and hotel/inn with conference and health/athletic facilities;
with on-site advanced stormwater and wastewater treatment
systems integrated into the golf course.
BSAP at p. 45.
The Statesman proposal provides the golf course and athletic amenities in a hotel resort with
800 rooms. in cabin, villa, and townhouse settings, for tourist use and conference use.
Statesman did not add the 25 residential units along the south water's edge as suggested by
the conceptual master plan, preferring instead to have that area dedicated to open space and
riparian buffer. Likewise, the Statesman proposal limits the .commercial suggested for the 7
acres on the east of US HWY 101 and did not incorporate the properties west of US HWY 101
into the Master Planned Resort, respecting the potential for significant traffic issues at that
location of substantial additional traffic were added to the proposed resort use.
57577-0001/LEGAL 13724745.1 Page 7
The hotel resort facilities need to be of sufficient size to support the sewer water treatment and
stormwater capture and treatment requirements imposed to protect the environment of the area
and achieve the advanced onsite advanced stormwater and wastewater treatment systems
incorporated into the proposal in response to the policy guidelines. The Statesman proposal
was reduced from 1,000 units to 870 after discussions with the community on the issue of size.
At this level, the project can fund both the construction and the operation of the major facilities
required. Reduction in size would prevent the facility from achieving the economies necessary
to construct and operate such facilities.
The suggestion that the County should revert to the "no action" alternative is contrary to the goal
to "promote recreational and tourist development consistent with the character of Brinnon,"
BSAP Goal G1.0, p. 48, and the policy of achieving that goal:
P1.1 Encourage the proposal of a Master Planned Resort for
Black Point to foster economic development in Brinnon
consistent with the vision illustrated in this Subarea Plan.
BSAP at 48.
Statesman is committed to a "buy local" program to give local vendors the opportunity to
participate at both the construction and operation supply level. Details of such a program would
be worked out with the EDC and WSU extension program to facilitate local participation.
The Subarea Plan envisioned the resort as an economic boost to the Brinnon Subarea and
identified Brinnon as a Rural Village, providing services and facilities to the area. Brinnon does
have challenges with respect to the flood hazard areas and lack of services (particularly sewer).
The County regulations need to assure that new development is in areas safe and able to
accommodate new growth, and the increased activity may warrant reconsideration of additional
utilities such as small-scale sewers. Such results are speculative at this time and would be the
subject of additional review when specific proposals are made for review.
The community is balancing the twin goals of providing additional public access,
accommodating the growing demand for rural and recreational housing. South Jefferson
County has had a large number of new or remodeled homes in the $500,000-$1,000,000+
range in the past few years, reflecting the increasing pressure on the area. Assessed values on
the Canal have increased dramatically over the past several years (more than 30% per year in
some areas), reflecting a significant increase in demand and property values independent of the
resort.
Increasing boat pressure, increasing population pressures, and increasing tourist pressures are
all projected for the area, and cumulative impacts will occur. The purpose of the detailed project
level planning and permitting process is to identify how specifically, the resort may facilitate the
pressure and mitigate impacts properly attributable to the resort's development location. The
potential for cumulative impacts is acknowledged, but is also a product of the increasing
demand for facilities and services, independent of the resort, and the competing goals of
improving economic development and increasing public access to public lands on the one hand
and the need to make sure environmental protection is assured on the other. The project
permitting phase is identified as the best way to achieve these goals in context of specific
proposals and mitigations.
57577-0001/LEGAL 13724745.1 page 8
The rural character the Brinnon Subarea is determined by the C� my Comprehensive Pian kC1
and implementing r gulations. The Plan did acknowledge the pa ntial far a Master Planned
Reran in the are and has the tools to continue to regulate dev opment in an environmentally
appropriate man er within its current regulatory framework. a present land use designations
are "presumed slid," anticipating growth in the area at 1-5, -10, and 1-20 units per acre. That �tSD
development i anticipated to occur with or without the res rt, but may occur more rapidly as a
result of the r sort. The other alternative, however, is thp� rpressure on the larger tracts may be
reduced, as ose who desire to use the area would haafe resort and short-term rental dousing
available, re using the need to purchase and develo property to enjoy the area on a regular NA,o
basis. Va CL 5 d
3.9�Arc eological and Cultural Resourc : Responses to DEIS Comments
�f
3.1OXCritical Areas: Responses to DEIS Comments
Responding to COMMENTS of the Hood Canal Environmental Council (275 and 385); WDOE
O ; ` (389); Jefferson County Public Health (289), WDOE (289 and 375)�
i m4�iC� �f � - rriDL t�C �,O; i'f k
WetlandI& a affected by constructi of the large retention kettle. ' � � rM; �nl
wetland sswFe no net loss of function
d value. The F1=15 r quires a wetland WA34at plan to be in place and approved prior to USIt
construction on the sit . It is premature at a Comprehensive Plan level to require detailed �>nd V),;O
wetland mitigation sp i#ics. Such details re required and will be addressed at the project -level
review, vwi � j_p OA i &VA u
We+l0Yvt5 G czr of DcZ r,e_ , iQt i M ac pct
The DEIS failed to mention the WDOE responsibilities in wetland Modification. WDOE also has j Fi �
a permitting role in supervising and approving changes to waters of the state, including 1rn Fpsecp
wetlands, and through their permitting process will also be involved in the evaluation and ?YVice,,
approval of the wetland modification and conditions. J
The Public Health Department pointed out that US HWY 101 does cross flood hazard areas,
steep slopes, and other critical areas. Project -specific development review includes critical
areas and direct and indirect impacts attributable to the project and proper mitigation where
necessary and appropriate.
An old heron rookery site was identified on State lands south and east of Pleasant Harbor.
Project -specific plans will include identification of the site and mitigation if necessary consistent
with the habitat management guidelines from Washington State Department of Fish and
Wildlife.
Golf Course
Economics
Responding to concerns raised by Hood Canal Environmental Council (275 and 385)
One frequently addressed concern is that the resort provides only "low paying jobs" and as such
would not be any economic benefit to the community. The economic benefits are detailed in the
EIS, but include:
5 7577-000 nEGAL 13 724745.1
Page 9
U
■ Property Tax receipts from more than $300,000,000 in physical improvements to the
Black Point property.
•w Sales tax receipts and hotel/motel tax receipts from the occupants of the resort.
• Mitigation and impact fees paid by the applicant to address pubic service and public
facility needs.
• The creation of more than 100 jobs during construction and 200 jobs during operation.
Construction typically provides "family wage" jobs, and the resort has senior
management and responsible positions in conference center, food service, facilities,
marina management, and golf management that also fit the "family wage" jobs
designation, as well as the seasonal and part-time jobs that provide employment
opportunities for youth and for those who prefer the flexibility allowed. The assertion that
"only low paying jobs" are present is simply not true.
57577-0001 /LEGAL13724745.1
Page 10
Statesman/MPR
Pleasant Harbor Marina and Golf Resort
Conditions for Permit Approval in any Phase of the Approved Proposed MPR
as Identified in 9/5/07 DEIS for the Proposal
Water Quality Mitigation, for Shellfish, as specified in DEIS at Section 3.2.7
During construction (all permits).
o Construction period NPDES general permits will need to be obtained and conditions
followed to control stormwater during construction to assure no offsite discharge.
o All construction shall be covered by a stormwater management plan to show how
stormwater shall be collected and infiltrated to prevent any turbidity, sediment, or other
contaminants from reaching the harbor or waters of Hood Canal.
o All stormwater crossing newly constructed surfaces shall be captured and treated onsite
before discharge, including the golf course side, where irrigation and stormwater shall be
captured treated, retained, and infiltrated onsite with no offsite discharge.
o A stormwater site plan that includes a construction stormwater pollution prevention plan
shall be developed by the proponent and reviewed and approved by Jefferson County
prior to conducting land disturbing activity on the site.
During operation (Maritime Village permits)
o All stormwater from impervious surfaces shall be captured and treated to Puget Sound
Water Quality standards (2005 edition) before discharge.
o There shall be no discharge of sewage or contaminated bilge waters at the marina. Pump
out facilities shall be provided and operational at all times.
o Cleaning of fish or sea life shall be prohibited within the controlled access areas of the
marina.
o The Project permits shall incorporate shellfish protection district guidelines.
o The marina shall have: the right to inspect any vessel at any time.
o The marina shall develop and manage an active boater education program appropriate to
the marina setting to supplement the County program developed as part of the shellfish
protection district.
o All fueling operations shall be brought up to current codes and protection against leaks,
and unauthorized discharges shall be provided as part of any permit issued for work on
The marina side of the resort. This is a first priority for the project. Fueling pen -nits for
facilities shall also require a refueling plan approved by the local Fire Code official as
part of the first permit and in place prior to the issuance of any certificate of occupancy
for work at the marina or Maritime Village.
o Fuel storage or transfer shall be prohibited on marina floats, docks. viers. and storaLye
Conditions for Permit Approval in any Phase of the Approved Proposed MPR
lockers.
o No storage shall be permitted on docks, including storage of oily rags, open paints, or
other flammable or environmentally hazardous materials except emergency equipment as
approved in the Emergency Service MOU.
o Painting, scraping, and refinishing of boats shall be limited to minor repairs when in the
water, which do not result in any discharge to the waters of the harbor.
o Any minor repairs must employ a containment barrier that prevents debris from entering
the marine waters.
o Notification and information (before harvesting shellfish) will be available at the
proposed development at specific locations, such as the marina, Maritime Village, and
Conference Center.
o The marina operations shall incorporate mitigation requirements appropriate under the
County Shellfish Protection Plan, and shall integrate a boater education program into a
marina public education plan, which shall be implemented and maintained for so long as
the resort is in operation, as part of a resort habitat management plan.
o The marina operations shall collect water quality data (from State sources so long as
available or from approved testing plan should the state sources move or not accurately
reflect Pleasant Harbor conditions), and shall be required to participate with the County
in an adaptive management program to eliminate, minimize, and -fully mitigate any
changes arising from the resort and related Pleasant Harbor or Maritime Village.
• During operation (Black Point Golf Course Lands)
o Construction and grading permits shall require stormwater management plans to
demonstrate no discharge to waters of Pleasant Harbor or Hood Canal of any
contaminants, turbid waters, or sediments as a result of operations.
o The stormwater management system for all phases shall capture, treat, and infiltrate or
store for reuse all stormwater from impervious surfaces of the improved golf course
areas_
o The golf course shall be operated in accordance with the best practice standards of the
King County golf course management guidelines, or substantial equivalent, including, but
not limited to, American Golf Association standards.
o The golf course/resort facilities will be required to participate in any adaptive
management programs required by the County as a result of the water quality monitoring
program described above and any changes caused by the resort operations.
Additional Shellfish—related Conditions or Considerations Identified in DEIS:
• The proposed resort will not add marina slips, and there are no plans for marina.
expansion §3.2.1
• Existing Marina permit conditions and mitigations are retained. §3.2.1.1
• Have spill prevention plans and spill containment facilities in place. §3.2.1.1
■ Replace existin septic sstern for marina with a sewa a treatments stem that will
57577-0001 LEGAI.1359 217.1
Conditions for Permit Approval in any Phase of the Approved Proposed MPR
provide irrigation water to golf course. §3.2.1.1
• Developer will work with State to facilitate a Tunicate eradication program. §3.2.2
• Limit construction grading on the Marina side to new road alignment, development pads,
and parking areas. §3.2.6
Additional Shellfish -related conditions Identified in Appendix 2 — Marina Impact Analysis:
• Cleaning of fish or sea life shall be prohibited within the controlled access areas of the
marina.
• There shall be no discharge of sewage in U.S. waters. Boat owners should use holding
tank pump out and potty -dump stations located at the marina. The marina should have
restroom and shower facilities on shore for marina residences.
• Do not dispose of contaminated bilge water back into the marine waters.
• All fueling operations must take place at the fueling pier.
• Fuel storage or transfer shall be prohibited on marina floats, docks, piers and storage
lockers.
• No storage shall be permitted on docks including storage of oily rags, open paints or
other flammable or environmentally hazardous materials.
• Painting, scraping and refinishing of boats shall be limited to minor repairs when in the
water. Any minor repairs must employ a containment barrier that prevents debris from
entering the marine waters.
Additional Shellfish -related Conditions or Considerations Identified in Appendix 3 —
Shoreline Characterization Report:
[No additional mitigation is identified in the Appendix; conditions are included in the above.]
Water Rlesrirlrces Jisc, ltr slsi; •i�1.12i.3 G ii.L'11:t,.'] t'catirle.ilt
[? 15i:Ctiiirl•3..1 :;-�
Water Summary and Conditions, as specified in DEIS at Section 3.3.8
• Sewer service (onsite system)
o Any project approval for the golf course area will require construction and operation
permits for a wastewater treatment system for the project by WDOE and an operational
plan in place as a condition of final plat approval and construction of any structures for
occupancy or residency.
o Any project approval for the Maritime Village remodel and upgrade shall include a
demonstration that existing facilities can adequately serve the remodel areas. No
additional residential units would be approved until the sewer system is installed and
operating.
• Water supply, groundwater, and rainwater harvesting
o Any project approval for the resort shall contain a condition that the applicant
57?77-0001 L[GAI_13593-137 I
Conditions for Permit Approval in any Phase of the Approved Proposed MPR
demonstrates entitlement to sufficient water rights to serve the approved phase from
WDOE (water rights transfer and/or rainwater harvesting rights and use conditions) prior
to preliminary plat approval and construction of any facilities on the property.
• Water quality
o Stormwater management plans for clearing and grading -and for construction and
operation phases must be approved and systems in place to assure control of the
stormwater as provided above.
o The golf course project approval shall require the adoption of best management practices
for the management of stormwater onsite and the reuse of water as irrigation water, with
a condition that the system demonstrate no direct discharge to Hood Canal of any
stormwater from impervious or -golf course surfaces, and that the grass management
program include specific BMPs to assure proper management of all elements of the golf
course management system consistent with the King County manual for golf course
management in aquifer sensitive areas or its substantial equivalent.
o Approval of any permits for the marina redevelopment area shall be conditioned upon the
approval of a stormwater management plan that intercepts and treats all stormwater from
existing or new impervious surfaces to Puget Sound water quality management standards
prior to discharge, and that the Maritime Village has a plan and facilities in place to deal
with any upland upset that may threaten pollutant discharge to Pleasant Harbor.
o The Project Engineer shall be responsible for ensuring that State and County stonnwater
management standards are met. Clearing, grading, implementation of the Construction
Stormwater Pollution Prevention Plan; and construction of roads and stormwater
management facilities shall be conducted under the supervision of the Project Engineer.
The Project Engineer shall submit weekly reports to Jefferson County while construction
is in progress.
• Groundwater protection and saltwater intrusion
o Preliminary plat approval for the golf course resort that requires water use in excess of
current approved water rights. Preliminary plat approval shall require a hydrogeological
report demonstrating that the additional water use does not pose a threat of saltwater
intrusion to existing wells or sources of water supply. A hydrogeological report is
required for each construction or development phase to demonstrate compliance with this
condition.
o Surface water and particularly irrigation water and potential migration to the harbor or
Hood Canal were addressed in the section on water quality above.
• Fire fighting flow
o Adequate and sustainable fire flow will be provided by the Class A water system. The
Class A water system will provide this level of service at all times.
Additional Water Resources—related Conditions or Considerations Identified in DEIS:
Construction site stonnwater runoff for the project is to be regulated at the state level by
WDOE through the 2005 Stormwater Management Manual for Western Washington and
67577-0001 LEGAL11�93,233.1
Conditions for Permit Approval in any Phase of the Approved Proposed MPR
at the local level by the Jefferson County Stormwater Management Plan. §3.3.7
• A Construction General Stormwater Permit is required for all development activities
where more than one acre will be disturbed and stormwater will be discharged to surface
water or to storm drains that discharge to surface water. (The project is planned to be
designed to retain and/or infiltrate all stormwater, thus a General Stormwater Permit
would not be required.) §3.3.7
• The project will require a construction Stormwater Pollution Prevention Plan (SWPPP).
§3.3.7
• Low Impact Development —all water on the site will be collected and either used
appropriately onsite, routed to the storage ponds, or infiltrated to the groundwater aquifer
— a zero discharge criterion, except at the Maritime Village where zero discharge cannot
be achieved because of topography. §3.3.7
Additional Water -Resources -related Conditions or Considerations Identified in
5 — Water Supply and Groun dwater Impact Anolvsrs: .AMM
• The proposal has a slight impact on its aquifer because it has incorporated mitigation
measures to reduce aquifer impact. Further mitigation may be performed by routing less
water to the Fire Smart program.
■ The project will develop susceptibility ratings for the site and develop adaptive
management procedures to maintain groundwater quality and quantity.
• Groundwater and water quality monitoring will be performed at monitoring wells
installed along the bluff and interior of the project site_
Mitigation Measures 'Transportation Summary, as specified in DEIS at Section 3.4.4
• The following traffic mitigation measures will be required as part of a preliminary plat
approval for each project phase.
o Fully fund and construct associated improvements for Black Point Road to meet County
standards from US HWY 101 to the project entrance.
o Provide adequate sight distance to the east of the proposed main site driveways onto
Black Point Road and the egress from Maritime Village in US HWY 101 to improve and
maximize entering and exit sight distance.
o At the US HWY 101 and Black Point Road intersection, provide a southbound left -turn
lane as part of project development in all scenarios except the no action alternative. With
the Statesman proposal, the expansion of the existing T -intersection would also provide
for a median refuge area for left turns from Black Point Road onto US HWY 101.
o Provide a northbound right -tum pocket or taper at US HWY 101 at the Black Point Road
intersection under the Statesman proposal.
57577-0001.LEGAL-135932 37 I
Conditions for Permit Approval in any Phase of the Approved Proposed MPR
o Residents of the Maritime Village shall be given access to the golf course resort without
traveling US HWY 101. A detailed traffic design to accommodate traffic on US HWY
101 returning to the resort must be developed, with further traffic analysis and design
approval by WDOT and Jefferson County.
o Reconstruct the Black Point Road approach to US HWY 101 with adjacent left turning
lanes, a widened approach onto US HWY 101, and an "entry treatment" on Black Point
Road at US HWY 101. The proposed site access concept would also include a
consolidated intersection onto Black Point Road with a realignment of the WDFW boat
launch at Pleasant Harbor.
o Provide all access roads and internal roads available for public use to County road
standards. Private drives may be to a lesser standard approved by the Pubic Works
Department and emergency service providers during the preliminary plat phase if desired
by the applicant.
o Provide an internal pathway and circulation system within the site that would not impact
County or State highways, would provide for pedestrian and bicycle circulation between
the two main development districts, and would allow US HWY 101 bicycle traffic bypass
through the resort (i.e. Black Point properties and Maritime Village).
• In addition, the preliminary plat approval for the golf course portion of the resort should
evaluate trip management plans as an alternative to simple roadway expansion. Such plans
may include:
o Provide a van or small shuttle bus for guests and tenants to utilize on an as -needed basis
for use in group trip making, coordinated events, airport shuttle, and other miscellaneous
traffic. All such services shall be coordinated with Jefferson Transit to schedule
expanded service as necessary to the resort as well as consider joint opportunities to
provide layover or transit service and facilities within the site.
Additional Transportation Conditions or Considerations Identified in Appendix 6 —
Transportation Impact Study
• [All mitigation measures listed in Traffic Impact Study are encompassed. in the above -
listed conditions]
Pi11)1ic ScI.Vices 011Cludes. Fire, PoIice,.Medical E..ap # olly.-Schggls;;l:conomy;1.19using;. :
t a1>liluy33xfs>t).^f:)l'1' tie�fi�m3 5, pp. ;3-49-_i�-02 0.:.;
Fire Protection and Emergency Service Mitigation, as specified in DEIS at Section 3.5.1.5
Any preliminary plat for the development of a portion of the resort shall require the following:
• Ensure the onsite water system will provide for adequate sustainable fire flow.
• All resort buildings to include internal sprinkler systems with FDC connections.
• Incorporate Firewise site design standards in the layout of the proposed resort, as appropriate
and approved by the local fire authority.
• All subsurface parking will have to provide fire systems, including air handling, water. and
57577-0001 LLGAL13593217.1
Conditions for Permit Approval in any Phase of the Approved Proposed MPR
emergency access and egress.
• Install hydrants, two portable fire pumps with hoses and related fire suppression equipment at
the marina and maintenance area as approved by the local fire authority.
► Develop an "emergency action plan" with the Fire District in conjunction with
predevelopment, development, and operation to assure clear lines of responsibility and
response in the event of any incident requiring emergency response.
■ Any development of the existing marina complex as part of an MPR shall include improving
emergency vehicle access to this portion of the resort.
• Through a memorandum of agreement with District #4, provide the equipment necessary to
mount rescue and fire fighting operations on any structure over 18 feet from ground level,
including but not limited to the Condo-tel/Conference Center Building.
• Enter into an "action plan" with the local fire authority at District 44 to assure coordinated
control of additional services necessary to achieve an adequate level of service to the resort.
• Provide a back-up electrical power supply to the resort to ensure continued operation .of
emergency systems and water supply during any outage.
■ Comply with the provisions of a memorandum of agreement with local service providers to
address service equipment and personnel needs created by the resort, taking into
consideration increased tax revenues from the resort activity.
• Enter into a memorandum of understanding with the local fire authority to address the
following issues:
o "Firewise" design standards
o "Emergency action plan" for predevelopment and operational service for each phase of
development
o Provide necessary facilities to mount rescue and fire fighting operations in all phases of
the resort
o "Action plan" for coordinated control and additional services
Seetirit Services Mitigation, as specified in DEIS at Section 3.5.2.2
■ Project Level: Permit approval for both the marina and the golf resort shall address security -
related issues, and shall include specific mitigation which may include:
o Controlled access at the entry and exit points of the resort and docks.
o Onsite security and surveillance systems for the protection of resort guests, residents, and
property coordinated with local service providers to assure appropriate communication
and control systems are in place.
Community level: Explore the use of a development agreement or other assurance to provide
a mechanism for the County to provide some public safety funding to the Brinnon area from
the revenues received from the resort to assure that the funds will not be diverted to the more
populous north county.
57577-0001 LEGAL135932371
Conditions for Permit Approval in any Phase of the Approved Proposed MPR
Health Services Mitigation, as specified in DEIS at Section 3.5.3.1
• Project -specific mitigation shall be addressed in the public services memorandum of
understanding (MOU), which shall address reasonable site needs and the means of providing
and paying for services. The MOU shall be in place prior to issuance of building permits for
development of resort facilities.
School Mitigation, as specified in DEIS at Section 3.5.4
• Estimates for planning purposes are that the project will increase the Brinnon School District
by 5-10 students and the adjacent district for high school by 1-2 students in any given year.
Specific mitigation agreements with the School will be addressed as part of the preliminary
plat process for the golf course.
Economy/Employment, DEIS Section 3.5.5.1
[No mitigation in addition to taxation is identified. As explained in this section, the project's
economic impacts are that it will contribute significant tax dollars. It is presumed that the project
will generate far more money in taxes than it will use in public services. In addition, the project
will directly and indirectly contribute to the economy, by providing jobs to employees who in
turn will also pay taxes and contribute to the economy, as well as enable substantial tourist
dollars to come directly into the local economy.] z
Housing, DEIS Section 3.5.6
• Because there is a limited rental housing market, it is proposed that the out-of-town
construction crews may use the existing onsite 60 -unit RV facility. This facility would be
temporary and must be in place prior to commencement of construction of the infrastructure
for the project_ (Additional temporary housing could also include the B&B and Kaufman
Home, see §3.5.9.)
• The creation of new permanent and seasonal jobs for resort staff will impose an added
demand for affordable local housing, and to offset that demand, 52 units of new multi -family
apartments are proposed to be built onsite.
VV.DE 15 Section 3.67 3-63 3-65
.
__ _— _ --.Yi: -_-__.__--�-.--._. --.-- _--_.__---. ._.�_._.. --.-- .-._.._-_•. fid_--. -... � � � ... -.r h�
Shoreline Mitigation, as specified at Section 3.6.7. 1
• Public access and facilities shall be provided at the marina and Pleasant Harbor. 1
• Public access to the southern shoreline should be curtailed and direct access eliminated.
• All stormwater generated in the upland hnarina area shall be captured and treated to
County standards before discharge to the aquifer.
• All surface water on constructed surfaces in the golf course area shall be captured and
treated for recycling or treated in accordance with adopted County stormwater manuals,
and infiltrated on site. Zero discharge to Hood Canal from the developed golf
course/resort area is required.
57577-WO1 LEGAL I 593--7 1
Conditions for Permit Approval in any Phase of the Approved Proposed MPR
Additional Shoreline Conditions or Considerations Identified in DEIS (see also the
conditions related to Shorelines in Sections 3.2.1 and 3.2.2 for shellfish mitigation, Sections
3.3.7 and 3.3.8 for water resources mitigation, and Section 3.10 for critical areas:
• In the golf course area, no structures or golf facilities are to be constructed in the
shoreline area. §3.6.2
• Any site-specific issues for water features as part of a wetland mitigation plan shall be
approved prior to construction. §3.6.2
• The dock replacement program is subject to project -specific review. §3.6.2
• The residential noise regulations at Chapter 173-60 WAC provide an accepted level of
noise versus protection, which is adequate to regulate commercial activities adjacent to
residential areas and should be incorporated into any shoreline permit. §3.6.6
Rural Character/Aestheties Mitigation, as specified in DEIS Section 3.5.9:
• The key to the provision quoted`'] that the Master Planned
Resort not lead to suburban or urban level development in the surrounding area and that
result is achieved through several techniques:
o The retention of rural area zoning on the lands outside of the Master Planned Resort.
o The additional public services shall serve the urban levels of intensity within the Master
Plan area, the RVC level services in the RVC area, and the rural development in the
surrounding area, and allow extension of urban level sewer utilities only in the event of a
health hazard_ The purpose of the regulatory restriction is to prevent a fundamental
change in the overall development patterns planned for the area. Increasing the quality or
quantity of services in such area as a result of the development is one of the economic
benefits.
o A water facility may serve both urban and rural uses as a water system is preferable to
individual exempt wells. The water system shall not be used to serve uses in the rural
area in excess of that allowed by County codes for rural area development.
o The number of proposed residential units shall be no greater than 890 units, including
both the resort residences and staff/affordable housing.
o The proposal shall maintain natural open spaces along the shoreline bluffs along site
perimeters as is practical with golf course layout, between fairways; and the upper
portion of the development.
o The proposal shall ensure retention of selected stands of significant trees along the bluff
of the golf course to reduce the visibility of the site from the south.
o The proposal shall provide landscaping between US HWY 101 and the new access road
57577-0001 LEGA[ 1359337 1
Conditions for Permit Approval in any Phase of the Approved Proposed MPR
proposed on the upland side of the Maritime Village.
o With the exception of the Condo-tel/conference center, with terrace lofts and the
Maritime Village, all structures shall be kept to a maximum of two stories in height from
higher grade elevations.
o The overall project approval shall address light and glare to reduce the projection of
evening lights off the golf course and marina properties. (Reduction does not mean lights
cannot be seen, but that through shielding and proper placement and orientation, the
offsite impacts are minimized.)
o The proposal shall provide construction period housing and housing specifically
dedicated to staff and local service personnel to reduce the impact on local housing.
Rural Character/Population Mitigation, as specified in DEIS Section 3.8:
■ The resort is proposed to have limited onsite retail capability, but is expected to bring
additional small commercial and service businesses to Brinnon, subject to project -specific,
site-specific environmental reviews and mitigation.
Archeological/Cultural. Resource Mitigation, as specified in DEIS Section 3.9
• The southern shoreline abutting Hood Canal is a significant environmental and cultural
area, and is proposed to be closed to resort use. References the Cultural Resource
Assessment.
Results and Recommendations from Cultural Resource Assessment at Appendix 8
• There are two known ethnographic village located north and south of the project area.
• The Tribal Historic Preservation Officer of the Skokomish Indian Tribe relayed that there
are numerous culturally significant locations, both within and in the vicinity of the project
area. Be specifically identified Pleasant Harbor itself as the location of a major village
site and associated burial ground, and stated that there may be additional significant sites
within the project area.
The northeast margin of the proposed marina development is located within or near the
area inhabited by the Webb Logging Camp. Additionally, the first schoolhouse, the
Dawson home, post office, and telegraph station were located at the head of Pleasant
Harbor in the area slated for town home development. The Thompson/Robinson
homestead is indicated on local historic maps as existing within the boundaries of the
Golf Resort development. It is highly likely that remains of these historic structures are
present. To identify whether such remains are considered significant, assessment criteria
developed by the National Register of Historic Places (NRNP) is used.
YOU MAY WANT -To DELETE THE ABOVE 3 BULLETS AND JUST NAVE THE
RECOMMENDATION?
■ Recommends that a complete archaeological and cultural survey be completed following
final project design and prior to any construction.
57577-OOo1•LEGA LIIS931-37.1 10
Conditions for Permit Approval in any Phase of the Approved Proposed MPR
Critical areas are regulated by Jefferson County as overlay districts, see JCC Chapter 18.15 at
Article VI., and are additionally regulated under the state's Growth Management Act, RCW
3630A.060. Wt kk WA pmt
Wetland Mitigations, as spec' ed in DEIS Section 3.10-6, pp- 3-71 -- 3-72t � d yohi �h Ind i I I Fje
Wetlands shall be pr ected from development (except T a used for reuse
} Se r� and recycling) and a etland buffer �d mitigation plan shall be developed which
\�� demonstrates, under best available science principles, that the wetland functions and
1[�1' s v,ral-1
t� , �{ 'values of the r so,�t area have been maintained through. a combination of i�e�,
�4D ,, ��- enhanced, andel° d etlands and buffers. The plan shall demonstrate no net loss
,e -f' E to overall well a a ion and value. {
S • An approved wetland mitigation plan must demonstrate loss of
Vwetland habitat isr"1%�1-otec -o measures for water quality and quantity maintenanc
(/fie and buffer protection. Suchlpro� A16' �inust be in place prior to co mencement of any
ading onsite- The wetland mitigation report for the central kettle y Eli
�� d) hall be approved and demonstrate how the overall system wit operate, both during
¢' > cons ction and operation to assure overall no net loss of function and value for the
�4 resort area wetland system.
n�j • The stormwater management plan for construction shall require all wetland areas
Co(existing and new) meet the no net loss test and are in place prior to +he *nsetwl CLrX�1
?u] -of the central kettle wetland. A a; Per
C i1it.lt irrit Ft�;tt�, �Y�# . >Jy1 ;.13, identified as the ]settle (s'6a's6k4y;k�boded
. } ar�rl; awl L11 96, :tlie.Qthers is iNCYI' tlie. tine in I r-- the
r fit` ' it!'.tti d is , (:' , Y lltl�i ' tliirla }it. youi to f� "ct ntz ,il 1cct tle" li t3:licen
rticrl in 11te 1:11;1 ; bt:t eiv (l ' jC'kept getting put ba01:.iii:thO, oe)
Additional Wetland Conditions or Considerations, identified in DEIS at § 3.10.1, pp. 3-67 —
3-70.
• Wetland protection and mitigation criteria are specifically set forth in the County Code
[see JCC 18.15.325 — 18.15.500].
• Because the Proposal would include altering one of the wetland kettles (Wetland "B" as
identified as a Category II in the Wetland Delineation) for use in the water treatment/
recycling program, other wetlands would need to be created, restored, and/or enhanced,
per the requirements of JCC 18.15.350(2), Table 3-5:
o It is possible that additional onsite wetlands could be created, using ecological
considerations, as water features and incorporated into the golf course design_ (To
protect the aquifer, golf courses are required to use Best Management Practices under
the King County Model [see JCC 18.15.255(4)].) Per JCC 18. 5.350(2), Category 11
wetlands to be created or restored require a replacement
2:1 if scrub -shrub ore er ent. An jlb
ctj r fe &W �1 r1CDJ QQ t'AAed lr"
�.O�Ris(o�ICA
�5+�' �'����4a���"
o The sit as t o previously- slur a areasa tacent to wet ands, of local
57577-0001 L.EGAI_13593737.1
. rola ce5
61cmvr-6
� im�lr
Conditions for Permit Approval in any Phase of the Approved Proposed MPR
v (' ff5.4DrA M
rS ej!a t
near the RV camp, wherein the wetlandgAould be enhanced. er JCC 18.I 5.350(2),
Category II enhancement ratios: are 6:1" if forested and 4:1 ' scrub -shrub or
emergent.
o Another approach could be offsite wetland creation, recto ation, or enhancement.
Such an offsit al ernavould re uire th Iden fcati n of a significant wetland in
the area to be , creation of�it,
t. 1t'Na-
• A wetland mitigation plan will be developed in conjunction with the detailed design
phase of the project and will be required at the outset of the grading plan in advance of
final plat approval and project development when details.of the construction will be
available. It is common that mitigation plans be implemented prior to the planned filling
activity, such as that of Wetland `B".
Additional Wetland -related conditions Identified in Appendix 9 —Wetland Delination:
[This Appendix is a wetland delineation and wetland functional assessment, and -did not .relay
recommendations for mitigation.]
A uifer Reehar a Area Conditions or Considerations Identified in DEIS Section 3.10.2, pp.
3-70-3-71
• Aquifer protection and mitigation criteria are set forth in the County Code [see JCC
18.15.240 —18.15.255].
• The Black Point property within the Proposal has been mapped as an aquifer protection
district. Additionally, the water source for the Black Point residential area is ground
water. To protect the aquifer, the Proposal will abide by the County regulations, which
include:
o Prohibition of certain uses involving hazardous materials as specified in JCC
18.15.250; (The fueling facility at the Marina is in an area that is not dependent upon
a well for its water Iy and no impact to potable water aquifer is anticipated.)
,TBR S -GROUND'ONLY
-u
F 'I ARi r k i A` 'TICAL AQ ,ir.EY, — where
o Complying with the protection standards identified in JCC 18.15.255, including the
use of King County standards for Best Management Practices for Golf Course
Development and Operations, per JCC 18. 15.255(4).
Additional Aquifer -related conditions Identified in Appendix 5 — Water Supply and
Groundwater Impact Analysis (at pp. l l and 15):
• The critical aquifer recharge areas would best be located on the eastern part of the point,
and possibly areas north of the site. This is demonstrated by groundwater heads in the
center of the site being lower than those on the margins.
The chart in the DEIS has a typographical error: the forested wetland enhancement ratio is 6:1. not 4:1- for
Welland Categories II and 111. Additionallv. (he Chart is entitled as "Table 3-1 F and this is also incorrect — it
should be "Table 3-5"; however the citation below the chart at the bottom of p. 3-69 does correctly cite to Table 3-5.
57577-0001, LEGAL 13593237 I l 7
Conditions for Permit Approval in any Phase of the Approved Proposed MPR
• Additional work will be performed to develop susceptibility ratings for the site. 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.
• Reduction of the amount of water used by water saving fixtures and through use of
harvested water for residential purposes will ultimately result in recharging more water to
the aquifer than is presently occurring. This benefit is due primarily to the decrease in
evapotranspiration at the site, that there will be relatively few impervious surfaces on the
site compared to the overall property; that the majority of recharge occurs during the fall,
water, and spring, and about one-half of the site receives irrigation, and that the
underlying aquifer is not a major source of water supply.
Fish/Wildlife Conservation Areas Mitigation, as specified in DEIS Section 3.10.6, p. 3-72
The three northerly streams shall be set aside in a natural area, and development shall be
limited to Uwt necessary to provide adequate access and road right-of-way. All culverts
carryings reams shall be fish passable where the stream has the potential to be fish- il 5 r cvz55�r
bearing. � Y� �2
�5 The two southerly streams shall be protected during construction, and road crossings
1fW shall comply with adopted standards.
ix `Tye
`P y, l The resort shall be required to annually collect water quality monitoring data from the
U7� state water quality sampling station at Pleasant Harbor and submit a summary water
�ith quality report to the County. In the event that water quality shows any sign of
deterioration, the County shall consult with the resort, the local residents, and. the State
t n� (both WDOH and WDFW) concerning the source of the change. The resort permits shall
require the resort to implement any mitigation measures determined necessary by the
d"r County to alleviate any water quality issues emanating from the resort properties.
Additional Fish/Wildlife Conservation Areas Conditions or Considerations Identified in DEIS
§ 3.10.3, p. 3-71
• Fish and Wildlife Habitat protection and mitigation criteria are set forth in the County
Code [see JCC 18.15.285 — 18.15.320].
• The site contains several intermittent or seasonal stream channels (Type 5 under the
County classification system). Some of these are steep in gradient and blocked from fish
passage due to structural barriers. Per JCC 18.15.315, Type 5 streams require a 50 -foot
buffer of native vegetation. The Proposal will comply with this requirement_
Additionally, the creation of a complete and modern treatment system for stormwater on
the developed portion of the marina site should result in an improvement in water quality
disch� e_
Additional ,,'life llabitat-relate conditions l entified in Appendix Fill; and
Wildlife Habitat Assessment: ro,G.I't
[This Appendix is a assessment of the site's fish, wildlife, and the existinghabitat for fish and
J
wildlife, and did not relay recommendations for mitigation.]
6yac s -fo
Conditions for Permit Approval in any Phase of the Approved Proposed MPR
Frequently Flooded Areas, DEIS Section 3.10.4, p. 3-71. There are no floodplains or
frequently flooded areas.
Geolo-Rically Hazardous Areas Mitigation, as specified in DEIS Section 3.10.5, p. 3-72.
+
The resort shall be required to annually collect water quality monitoring data from the
state water quality sampling station at Pleasant Harbor and submit a summary water
quality report to the County. In the event that water quality shows any sign of
deterioration, the County shall consult with the resort, the local residents, and the State
(both WDOH and WDFW) concerning the source of the change. The resort permits shall
require the resort to implement any mitigation measures determined necessary by the
County to alleviate any water quality issues emanating from the resort properties.
Additional Geologically Hazardous Areas Conditions or Considerations Identified in DEIS §
3.10.5, p. 3-71.
• Geologically Hazardous Areas protection and mitigation criteria are set forth in the
County Code - see JCC 18.15.260 —18.15.280. Per JCC 18.15.275(5)(e), the standard
buffer from the top, toe, and all edges of a landslide hazard area is 30 feet.
• The principal geologic hazard feature on the site is the steep bluffs along the southern
shore. The Proposal will provide an extra margin of safety by maintaining a 200 -foot
vegetated edge along this steep slope. Further, the stormwater management plan shall
require that all water from developed areas be captured in areas sufficient removed from
the bluff edge and are sized sufficient to avoid discharge to or destabilization of the bluff
in the event of wet seasons or upset.
Additional Geologically -hazardous Area -related conditions Identified in Appendix 4 —
Soils and Geology (pp_ 14-15):
• Limit the extent and duration of site clearing, grading and disturbance of existing ground
surface and natural vegetation. This will be accomplished by staging the construction
work to accomplish full build out in separate construction phases over a number of years.
• Establish development setbacks from the crest of steep slopes, especially the coastal bluff
area.
Flatten the existing kettle slopes to reduce long term erosion and landslide hazard.
• Avoid introducing any additional uncontrolled surface water into documented landslide
areas and other steep slopes in the project area. Stormwater and groundwater infiltration
systems would be designed to reduce groundwater flows toward the shoreline bluffs to
reduce landslide hazards.
• Limit development on long, steep slopes especially slopes underlain by soils prone to
erosion.
• Erect silt fences around disturbed areas to minimize migration of displaced soils into
undisturbed vegetation and structures.
■ Avoid wet weather grubbing, stripping, and grading where possible_
• Hydro -seed cut slopes and fill berms as soon as practical; on steeper slopes use mulch,
si577-0001 LEGnu 359323,IJ 14
Conditions for Permit Approval in any Phase of the Approved Proposed MPR
jute matting or synthetic fabric to aid re-establishment of vegetation.
• Cover any stockpiled soils with visqueen especially during wet weather.
• Employ water trucks and/or sprinkler systems to minimize dust and wind erosion during
dry weather.
• Construct haul roads with quarry spalls, asphalt, ore recycled concrete and/or suitable
road bedding.
• Control surface water runoff with ditches, detention ponds and check dams
• Line drainage ditches grass and/or quarry spalls to limit water erosion
■ Protect permanent cut slopes with rockery walls, ecology blocks, and engineered
retaining wall structures -
57577 -000) LEGAL13593237 1 15
FINAL EIS INTRODUCTION
The Final Environmental Impact Statement issued in conjunction with the consideration by the County
of a Master Planned Resort proposal for the Brinnon Subarea known as the Pleasant Harbor Marina
and Golf Resort consists of the following documents:
• The Final EIS issued November 26, 2007;
• The DEIS appendices issued September 5, 2007; and
• The FEIS appendices issued November 26, 2007.
• County document log
• Public comments
• Supplemental reports
• Disk showing video of September 11, 18, and 25, 2007 meetings at Brinnon
Public Process
The Draft EIS was issued September 5, 2007 with a 45 -day comment period through October 24, 2007.
Public meetings were held by a Planning Commission subcommittee on September 11, 18, and 25,
2007 in Brinnon in which members of the public were introduced to the project and the DEIS
(September 11); representatives of the Jefferson County EDC and WSU extension office discussed
economic, job, and community benefits and impacts (September 18); and September 25, 2007 when
consultants responsible for the DEIS provided more detailed overviews of the proposal.
Public comment was accepted at all stages and recorded by the Long -Range Planner, Karen Barrows.
In addition, written comments were received between September 5 and October 24 from citizens,
agencies, and Tribes. Comments are recorded in the FEIS appendices and responses to comments
are provided in the FEIS under each of the scoped topics addressed.
Project Context and Regulatory Controls
The Pleasant Harbor Marina and Golf Resort ("the Resort") is located in the Brinnon Subarea of
Jefferson County in an area designated in the Brinnon Subarea Plan as appropriate for a Master
Planned Resort as provided in RCW 36.70A.360 and Jefferson County Code Chapter 18.15.
The first step in that process is the approval of the Master Planned Resort designation in the Jefferson
County Comprehensive Plan and land use map. That decision, together with the Planning Commission
recommendation, will be before the Jefferson County Board of County Commissioners December 3,
2007 and is proposed to be acted upon by December 10, 2007.
If approved, the resolution amending the Comprehensive Plan Map would identify the conditions of
approval at this planning stage and direct the formulation of specific zoning sections and a development
agreement, which would provide the basis for project -specific review and the enforcement of the
conditions of approval set forth the Board of County Commissioners and this FEIS.
Summary of Concerns and Responses
The EIS was the product of a scoping process identifying nine topics areas of concern: shellfish; water
quality, quantity and use; transportation; public services; shorelines; fish and wildlife; rural character;
archeology and cultural resources; and critical areas.
Pleasant Harbor Marina and Golf Resort 1- November 13, 2007 Review Draft
FINAL EIS - (Site Specific Amendment MLA 06-87
The County has been logging all public responses to the program (FEIS Appendix 1), with the DEIS
comments beginning at log number 124. All of the comments received have been sorted by topic or
topics of concern and responses have been consolidated in Chapter 3 under each of the topics
addressed in Sections 3.2-3.11 by the addition of a final section under each addressing comments and
response to comments.
As there was a great deal of overlap in the comments, the responses are by topic and concern, but
each letter or comment considered is identified in the section. All comments made were noted, even
those which did not warrant or merit specific responses. This was usually because the concern
addressed project -specific design topics that are premature at this stage or cumulative concerns
addressed in the larger answers given.
A final chapter is added in this FEIS which is a summary of the conditions imposed on the project, to be
implemented at the project -review level through, first the development of specific zoning and
development agreement guidelines incorporating the specific requirements, and then project -specific
review for each phase of the development to be spelled out in the development agreement.
General Concerns
1. How much detail is appropriate at the Comprehensive Plan level and when should detailed
conditions be imposed?
The FEIS is to address the probable impacts of a proposal and provide means for avoiding, minimizing,
and/or mitigating identified consequences. The EIS process has resulted in modification of the
proposal (including a 20% reduction in size from the original proposal) and the creation of a substantial
number of permit checks to assure that the project envisioned by the Board of County Commissioners
in an approved Master Planned Resort are achieved in practice.
The FEIS process does not require or expect the community to speculate, however, and it is
appropriate for the County to set goals and objectives at this legislative stage, define the processes to
achieve those goals and objectives in development regulations and development agreements
addressing how the project is to be reviewed at the project stage, and then process project -specific
applications with the detailed engineering proposals and review that will allow the County and other
review agencies to determine whether the goals and objectives for the project have in fact been met.
The process described is called "phased review" and is particularly appropriate and has been adopted
by the County for this Master Planned Resort review. The "programmatic review" undertaken at this
stage has satisfied the question of what conditions are necessary to avoid, minimize, or mitigate the
potential impacts of the Master Planned Resort. Mitigating conditions and specific topics to be
addressed at the permitting phase have been identified to make sure the community goals and
objectives are achieved. Detailed engineering responses as to how to achieve certain of the goals and
objectives are reserved for the project phase when the specifics of each phase can be addressed and
analyzed in context. For this reason, specific response to many of the questions or comments
addressing a need for additional detail as to how certain objectives are to be achieved are deferred to
the project level, when detailed engineering reports and further project -specific studies are complete
and available for evaluation of a specific proposal. This approach is particularly appropriate for a
project that has a number of phases and may be constructed over a 5-10 year period.
All comments, including the more detailed "how is an objective to be achieved" comments are noted in
this FEIS and will be carried over to the project -level review to make sure the concerns are addressed
at the project level. Supplemental SEPA review is required at each development permit stage. At
permit review, the County is able to assure compliance with development regulations, County
standards, and the requirements of this FEIS. In this way achieving the public interest identified in the
Comprehensive Plan, Brinnon Subarea Plan, Shoreline Master Program and other government
regulations are achieved.
Pleasant Harbor Marina and Golf Resort 11- November 13, 2007 Review Draft
FINAL EIS - (Site Specific Amendment MLA 06-87
2. What are the key regulatory permits and how are conditions to be enforced?
A wide variety of permits are required for any resort of the magnitude proposed to be constructed, but
four County permits and two State permits will provide the basic regulatory mechanism for controlling
the project.
a. Water Rights. Under Washington law no project may be constructed unless the
community has adequate water capability to service the project. The applicant has applied to the
Washington State Department of Ecology for water rights approval and no new project development
can occur until WDOE certifies the amount of water available and the County determines that the
project phase proposed can be constructed within allowable limits. Concerns about potential impact to
the aquifer, potential impacts to other water users and their wells, and concerns about salt water
intrusion are all addressed specifically at this stage.
b. Water Treatment and Disposal. The Comprehensive Plan requirement for any Master
Planned Resort is for onsite disposal of waste and treated water. The applicant has proposed a reuse
and recycling treatment system that requires approval of the Washington State Department of Ecology.
Here again, detailed engineering plans are submitted to WDOE and issues about the ability of the
system to achieve the Class A recycled water levels and maintain that level during operation, and
satisfactorily address concerns raised about discharge to the aquifer and nitrogen and pathogen
transport to Puget Sound by reason of surface or seeps from -the system are all addressed in detail.
C. Stormwater Management. Jefferson County has a stormwater management program
encompassed in a stormwater permit. At the project level, before any site grading is done, the County
must review detailed engineering plans which address (1) preservation of critical area habitat, and
particularly wetland water quality, quantity, and habitat protection; (2) relocation and restoration of
disturbed wetlands (WDOE also has regulatory control over wetland mitigation projects); (3)
construction period controls to assure that stormwater from the site is captured and treated and not
discharged to Puget Sound or Pleasant Harbor; (4) that protected areas are adequately staked and
protected to assure protection of natural areas to be retained on the site; (5) that temporary cover is
adequate to control erosion and prevent runoff until final control structures are in place; and (6)
pursuant to the FEIS requirements, that the stormwater system be able to handle maximum events, not
just 100 -year events, to achieve the no discharge objectives identified in the EIS.
d. Plat and Site Plan Review. All development on the site will require a subdivision where
new lots are to be constructed and site plan review for the development of existing or approved lots.
During this process, issues of traffic, utilities, public safety, public access, and the many other
requirements of the FEIS as well as the County development regulations are addressed. Specific
mitigating conditions are imposed at this stage and are enforceable through a preliminary approval that
identifies the standards to be achieved, and a final approval that is not given until all conditions are met.
This FEIS requires that memorandums of understanding with each of the public service providers be in
place and provided during the approval process to assure that needs of the agencies serving the
project are addressed and met concurrently with development. It is expected that mitigation will entail
some combination of tax receipts, onsite facilities, and mitigation payments to agencies to meet
identified needs as a result of the development. The list is not exclusive, but intended to identify that
public service and public facility issues must be addressed and resolved contemporaneously with any
project phase approval.
i S i55�-u d 6L+ UU
e. ( Shoreline Substantial Development Permit. The Shoreline Substantial Development
Permit i s for all development within 200 feet of the water's edge at
leasant Harb , Since the Marina Village is considered a single project, the entirety of the Marina
5Y1 VI a ject to the approval of the Substantial Development Permit for all development within
Shoreline jurisdiction. Compliance with all requir of the Shoreline Master Program and County
)h0f'(A W development standards must be met. In addition, the Substantial Development Permit will specifically
VYIR sw
Pleasant Harbor Marine and Golf Resort 111- November 13, 2007 Review Draft
�(D FINAL E35 - (Site Specific Amendment MLA 06-87
�e tv- 1
A Vii ,U s .i )_v 1i U A.lI I �-,P +MYA ��/• � T,L�$l.�zr4�11
define and address the monitoring and adaptive management program required by this FEIS for
Pleasant Harbor as the resort is phased in and as operations continue.
Specific Concerns
1. Shellfish
The FEIS documents that the Hood Canal Area is a sensitive area with endangered salmon and
important fish, crab, and shellfish beds, particularly at the Duckabush and Dosewallips River sheds and
estuaries. Protection of water quality, eel grass, and the near shore and riparian habitats are important
to maintaining these aquatic resources. The County is requiring the resort to use a low impact
approach to development, capture and treat all onsite water from developed surfaces (including both
impervious and golf course and open areas), to be captured and retained onsite even in extreme (over
100 -year) events. The water use and water treatment permits will specifically address the issue of the
aquifer and seeps as a potential direct or indirect pathway for potential contaminants to assure that the
treatment system proposed is adequate to provide the protection necessary to assure no impact to the
fish or shellfish beds adjacent to or near the proposed facility.
The location of a resort in an area that has significant fishing and public shellfish beaches will increase
pressure on the resource. But the resources are managed for public use and access, and the resort
does afford the public a safe manner to come and stay in the area and reduce pressure on
campgrounds and other locations that may not have equal treatment or protective mechanisms
available. Regulatory control of public access to public beaches, public shellfish, and fish are all
controlled by regulations. The resort is committed to continuing public education programs to increase
public awareness of regulations, seasons, and condition, and to provide licensing ang other information
to facilitate the proper use and access to public resources.
2. Water Quality, Quantity, and Use
As described above, the acquisition of /ed
and the approval an onsite treatment and
disposal system will be two of the key projrel permits and will address at the engineering levelOI
of detailhow to protect the aquifer, how is in fact available, and how public health andsafety are protected in the approval and mconstruction and operation of such facilities. No�plats or site plans can be approved withouater to assure the phase meets all public health
and safety requirements. Water usage an rates are aggressive, but within proven limits of
technology. The plan for the project is to phase in the development, assuming standard rates of use for
the early phases, reducing the per unit utilization only as early phases demonstrate the ability of the
project to achieve the intended savings and efficiencies. This phasing will assure that at all times the pQ�
project operates within allowable limits, including years with both heavy storm events and years when
rainfall may be negligible. No building permits can be issued until adequate water access, treatment,
and use facilities are in place to serve the phase. L�
In addition, the stormwater protection plan is required to address water quality protection and habitat
protection, particularly for wetlands. This condition assures that even at the earliest site grading, that
habitat, wetlands, and the waters surrounding the site are protected as required by this FEIS.
3. Transportation
P n �l
w
Transportation studies show that even thought the project is anticipated to significantly increase the
auto traffic in the area, traffic operates within the levels of service required by the State and County.
During preliminary plat review, the County and WSDOT will identify and approve designs for safe'
ingress and egress from the site. Both County and WSDOT approval is required for ingress and egress
to US HWY 101, and any specific plan must meet both County and State standards for safe public
passage.
Pleasant Harbor Marina and Golf Resort -iv- November 13, 2007 Review Draft
FINAL EIS - (Site Specific Amendment MLA 06-67
Onsite, Black Point Road will need to be upgraded where it serves resort traffic to County standards,
and the internal roads, whether public or private, must meet all requirements in size, composition, and
connectivity for safe access and for fire and public safety purposes.
The project will have trails and ways open to public access for walking, bicycles, and other non
motorized transport. In addition, the project contemplates shuttle services, which will reduce local
traffic and provide common transport to local areas of interest. The project has no plans for helicopter
or seaplane service, and any proposal to include facilities for either would require supplemental
environmental review to determine both the appropriateness of such service and if approved adequate
conditions to assure safe operation and minimum community impacts.
Traffic mitigation at each phase may include both onsite and offsite mitigation, or contributions to state
or local projects mitigating impacts from the project site. US HWY 101 is recognized as a highway that
does contain limitations as to speed, auto, and nonmotorized safety. Control of the flow of traffic is
through the WSDOT, and all project development is required to conform with the requirements and
standards of that agency. Any offsite road improvements required as a result of increased traffic (such
as Brinnon intersections) are controlled outside of the WSDOT right of way by the County and such
facilities must be improved and constructed to County standards and approvals identified at the time of
preliminary plan or project development.
Public Services
South Jefferson County is an area with limited public services. Police, fire, transit, and public health
services are all available, but without capability to meet significant increase in case loads that a major
resort may bring. In addition, local schools are in financial extremis, with the grade school in need of
significant upgrade and local students bussed to Chimicum High School. To address public service
and facilities needs, the County is requiring the applicant to meet with each, in connection with plat and
site plan review, and to negotiate a memorandum of understanding that will become a condition of any
permit or approval. The memorandum of understanding is a binding agreement as to the needs of the
particular service provider as to the services and facilities necessary to meet the needs created by the
resort and how those needs are to be met. In the event an agreement cannot be reached, the County
approval authority may address the issue, but the standard will be that all requirements for public
service and safety be met, and that in combination with the provision of tax revenues, agreed facilities
and mitigation fees, the agency is able to meet its appropriate level of service reliably and over time.
Shorelines
The site is on Black Point with Conservancy, Natural, and Suburban shorelines. No development is
proposed along the southern shore where a 200 -foot riparian buffer is proposed and the beach is to be
closed for both public safety and environmental protection needs.
Public access to publicly controlled beaches and water -oriented, water -dependent and water -enjoyment
uses are proposed within the foot print of the present physical development of the marina,WOV
roads, and parking area of Pleasant Harbor Marina.
Setbacks, open space, bulk, and density requirements of the Shoreline Master Program u
during review for the Shoreline Substantial Development Permit process. The proposal includes no
change to the size and operations of the marina, but includes replacement of existing docks and
walkways which are, in many places, dilapidated or obsolete and many are contaminated with an
invasive species (tunicate) which the applicant and WDFW are working to eradicate in the Harbor.
Pleasant Harbor does have eel grass, which is important to protect. The Coast Guard controls
anchorage in harbors such as Pleasant Harbor but the marina rules do require compliance with safe
boating regulations, rincluding pump -out rules, limits repair an refueling that may pose a risk to water
quality, and is committed to a monitoring and adaptive management program that is designed to aegff '
tk&Iengrtem protectkw ef-Pleasant Harbor.
Pleasant Harbor Marina and Golf Resort _V_
FINAL EIS - (Site Specific Amendment MLA 06-87
November 13, 2007 Review Draft
Fish and Wildlife -Kd -to be bq
The site is threatened or endangered species, though it abuts Hood
Canal, which has several listed fish species, and is between both the Dosewallips and Duckabush
River systems, which are important to existing fish production and planned species restoration
programs. Protection of water quality, as noted above, is the most significant feature to protect fish,
shellfish, and water quality.
The riparian habitat along the southern shoreline and the buffer along HWY US 101 are designed
to be protected, except for point of ingress and egress on US HWY101. Some habitat use by larger
mammals (deer and bear) may be interrupted, but the area was not identified as important or common
habitat for either, and the elk herds in the area are found in the Dosewallips and Duckabush River
systems, but int HA,M +kpr-P),POI-"a
`--- h�, ve "+ D (95e r L -e J W t
Habitat for birds, small mammals, reptiles, amphibians, and particularly those which are wetland
dependent are protected by limiting the program to 20% impervious, surface at the golf course resort,
and 22% at the marina, as well as &wboWnftl pervious and natural areas thaprovide habitat
public enjoyment. fi f.tQ�
Q E1E.. `
Commentators have noted that the resort will increase pressure on the fishing and public lands in the
area. Master Planned Resorts are required to be located in areas of significant natural amenities and
the County has identified the public lands in the Olympics and Hood Canal as such an amenity. The
resort does promote public access and pressure to use the public facilities, including trails and
waterways. The resort is committed to public education programs on the wise and appropriate use of
public lands so the public may enjoy the area. Education will also include programs concerning
regulations about public use designed to minimize public impact on managed fish and wildlife habitat
and resources.
Rural Character and Population
The Master Planned Resort has been a divisive issue in the Brinnon community for a number of years.
Many commentators want Brinnon to remain the same and not be subject to the impact of a big resort.
Others view the Master Planned Resort as essential to the economic revitalization of South Jefferson
County. The community decision favoring a Master Planned Resort is expressed in the Brinnon
Subarea Plan, which specifically approved the concept of a Master Planned Resort, though one more
tailored to the traveling public and short-term tourist than the retirement housing community found at
Port Ludlow. The Brinnon Subarea Plan specifically called out a resort hotel or inn, 18 -hole golf course,
potentially 25 homes along the water, and a mixed use commercial facility astride US HWY 101. The
plan was conceptual, but was to have onsite treatment facilities and avoid significant adverse
environmental impacts.
The project proposed has the resort and 18 -hole golf course and is predominately dedicated to tourist
use rather than permanent -residency. With the exception of staff housing and 10% of the remainder
which may be permanent housing, all other units are in the hotels rental pool and offered to seasonal
and short-term tourists interested the area.
The resort will bring a substantial number of people to stay in the area (890 units with 85% average
occupancy in the summer, 50% in mid season and 30% in the winter months). The population provides
a need for commercial and public services likely to be met through combination of onsite and offsite
services and faculties, and particularly in the rural village at Brinnon.
The resort can have an impact on land valuations in the vicinity as people view the resort as an
attraction, but land values have been raising in the area with homes in the areas such as the Canal
Tracts and Point typical of significant improvements and increasing property values in the
area independent of the resort. Estimates of property value increase in the Hood Canal properties
range upwards of 25-20% per year for the past several years, responding to the sustained economic
Pleasant Harbor Marina and Golf Resort -Vi- November 13, 2007 Review Draft
FINAL EIS - (Site Specific Amendment MLA 06-87
growth in the area, and the fact that the "baby boomer" cohort has reached peak earning years and
retirement or vacation properties are becoming increasingly popular. Brinnon, within a 2-3 hour drive of
most of the Puget Sound population is within areas of increasing pressure for resort and vacation
properties.
A Master Planned Resort was contemplated in the area when the County adopted its Comprehensive
Plan and Brinnon Subarea Plan. Control on incidental growth is achieved by the mandate that the
urban services in the Master Planned Resort not be used to serve properties outside the resort area to
promote sprawl. The County has land use plans in place under its GMA comprehensive plans, and no
change in those plans or designations is proposed as a part of or as a result of the proposed Master
Planned Resort.
While it is possible that the attractiveness of the Brinnon Area will be highlighted by the resort and
some rural properties will be developed in South Jefferson County as a result of the resort (and "part of
its cumulative effect), some potential purchasers of resort or retirement property may be satisfied with
the access provided by the resort, providing a fully -serviced area from which to enjoy the area, rather
than having to build and maintain seasonal housing.
The resort will change the nature of Brinnon, simply by increasing the level of activity in the area.
Continued enforcement of the County's rules and regulations about development are the principal
control on the consequences of that change.
Archeology and Cultural Resources
Preliminary site investigations revealed no active or obvious areas of significance. The applicant is
committed, however, to a site-specific review during construction to assure that important finds are
properly identified and protected during the construction process. The preliminary plats and Shoreline
Master Program will provide a detailed process by which such objectives shall be achieved.
Critical Areas �rt L,
NMI, area a include wetlands, fish and wildlife habita , critical ares aquifer/districts, and
p�pfosti "r �stetiey include flood hazard areas of both the Duckabush and Dosewallips Rivers.
Critical area protectionis built into the program in a n mber of w ys. Wetlands have been wily
delineated and f ' will be required with deve pment proposal.where-wets-mayL
be-faund. The USCOE has identified the wetlands as isolated t both Jefferson County and the State
have no net loss policies protecti �functipxs nd valu s of the wetlands. Protection of water
quality,Aater quantity, and *K 'ci ical ar as disturbed by project development are
requirements before any sit work
�repa►s ki o,n a F ti e r� Fore, d v,n o -t-
Aquifer protection is an issu with the golf course and the plan requires specific designs to addressof�-�X
nutrient and pesticide management to control golf course management and protect the aquifer (and
surrounding waters) from any adverse impacts by reason of the golf course construction, maintenance,
and operation.
. The slopes on the southerly border are protected by a riparian buffer and closure of the
beach trail to limit public use and access. Structures are located several hundred feet back from the
edge and stormwater plans are required to address how stormwater management system will be
designed to avoid adverse impacts to the southerly bluffs.
4e,", ��
At the marina, Is ing vertical cuts creating parking areas are failing and require shoring and support to
protect the buffer and ultimately US HWY 101. The proposal includes a support wall along the
maritime village westerly side to stabilize the bank, and to provide footings and foundation for the
village within the existing footprint of the parking and building area of the present marina.
Pleasant Harbor Marina and Golf Resort -Vii- November 13, 2007 Review Draft
FINAL EIS - JSite Specific Amendment MLA 06-87
61-444' 0
pavv-
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All development in the resort will have to comply with shoreline and critical area regulations through
project review at each permit stage.
The Final EIS identifies the environmental risks and proposed supplemental requirements in addition to
County standards that are designed to avoid, minimize, or mitigate probable environmental impacts
where feasible and achieve the benefits of the Master Planned Resort contemplated in the County
planning documents. The mitigation spelled out in the FEIS achieves that result and is approved.
Published by Jefferson County
This 26th day of November, 2007
Stacie Hoskins, Planning Manager
SEPA Responsible Official
57577-0001/LEGAL 13728624.1
Pleasant Harbor Marina and Golf Resort -Viii- November 13, 2007 Review Draft
FINAL EIS - (Site Specific Amendment MLA 06-67