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THe STnTESMAN Gnoup
9300 E. Raintree Drive
Suite 100
Scottsdale, Arizona 85260
sEP 2e 200s Telephone: (480) 248-3300September 13. 1009
\;ia Prir,ate Courier J
U.S. Citizenship anc Immigration Sen'ices
Calirbrnia Ser','ice Center
Attn: EB-5 Processing Unit
24000 Ar{la Road- Room- 2nd Floor
LagunaNiguel. CA92677
Application:
Applicant:
RECEIV
EtJfi fi,?s$sttE$$-",'"i:3:'-
Request for Designation as a Regionai Center
Statesman Group of Companies
Re: Pleasant Harbor Marina and Golf Resoft
Pursuant to Section 610 of the Appropriations Act of 1993. Statesman Group of
Companies hereby submits its proposal seeking approval and designation by the U.S.
Citizenship and lmmigration Services ("USCIS") of the Pleasant Harbor Marina and Golf
Resort Regional Center ("Pleasant Harbor').
This proposal contains an executive summary of Pleasant Harbor follorved by
supporting evidence and documentation required by the USCIS to assess Regional Center
qualifications. We look forward to participating it the Immigrant lnvestor Pilot Program
r+-hich rvill help the struggling unemployment, lack of investrnent oppornrnities and
revenue shortfall in Jefferson County. Washington.
Should you har.e any questions or require additional documentation please do not
hesitate to contact the undersigned.
Kind Regards.
STATESMAN GROUP OF COMPANIES
it4. Garth Mann
Presicient & CEO
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STATESTAN DESIGN
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PLEASAITT HARBOR
-MARINA AI\ID GOLF RE,SORT _
308913 US Highway 101
Brinnon, WA 98320 USA
Executive Summary
Welcome to Pleasant Harbor Marina and Golf Resort ("Pleasant Harbor") located in
picturesque Jefferson County, Washinglon. Framed by the natural beauty of Puget Sound
and Olympic National Park, Pleasant Harbor is an ideal location for eco-adventurers or
those simply seeking to enhance their spa and resort experience. Accessed by float plane,
ferry or by vehicle, and a short drive outside of Seattle or Tacoma, Washington; Pleasant
Harbor is located on the famous Coast Highway 101 and just a short distance from
Olympic National Park. Residents and guests enjoy some of the most spectacular
waterfall(s) scenery in the world. As well, it is a Mecca for hiking, bird watching, biking,
deep sea diving, cruising, boating and other adventurous outdoor activities.
Pleasant Harbor encompasses 256 protected acres with beautiful coastal views and a
tranquil haven in luxurious surroundings. The purpose of seeking Regional Center
classification will be to direct foreign investor capital towards the development and
operation of Pleasant Harbor, including the following new commercial
activities/industries :
1. Tourism, leisure, hospitality and resort related industries;
2. Convention facilities and med-spa/grotto activities;
3. Marina support activities including 36,000 square feet of retail
shops and restaurants;
4. Resort residential development for short and longer stays;
5. Tennis, golf and resort related activities;
6. LEEDS and Green building technology; construction, repair and
maintenance; and
7. Environmental standards to compliment this pristine location.
Pleasant Harbor is a Statesman Resorts product which has been carefully planned to
comply with Green building practices and technology. This destination will be one of the
world's first, where no fossil fuels are considered for heating or air-conditioning. This
state-of-the-art geo-thermal system will save thousands of tons of COz emissions from
being released as Green House Gas. Scientists from around the world will explore
Pleasant Harbor to learn how well the Resort is balanced with nature through reductions
in potable water use, LED, solar and co-generated electric energy, on-site electric
vehicles, and treatment for non-potable and surface waters.
We are pleased to report that the Jefferson County Board of Commissioners have
endorsed this project and the conservation efforts planned to develop Pleasant Harbor.
More information about Pleasant Harbor can be viewed at www.statesmanresorts.com.
PLEASANT HARBOR
. MARINA AIYD GOLF RESORT.
308913 US Highway 101
Brinnon, WA 98320 USA
Table of Contents
I. Geographic Region
a- Rural Area Designation
tr- The Master Planned Resort
trL New Commercial Enterprise and Capital Already Committed
ry. Activities/Industries and Economic Risk of Investment
V- Job Creation
VI. Positive Regional and National Impact
VII. How lnvestors will be Recruited
VItr. Marketing and Promotional Efforts
D( Regional Potitical Support
X. Summary
Page2
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Page 3
Pages 34
Page 4
Pages 4-5
Pages 5-7
PageT
Page 8
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L Geogrephic Resion
Pleasant Harbor is located in the southerly area of Jefferson County, Washington, on the
coastal shores of Hood Canal and Pleasant Harbor, a naturally occuring bay- The
location sits just South of Brinnon at US HWY l0l and Black Point Road. Parcel
Numbers associated with Pleasant Harbor include 502153002, 003, 023,022,021 &020;
APN 502154002; APN 502152005,012,013,014,015 & 016, in Sections 15 &22,
Township 25, Range 02 Wesg WM, located in Brinnon, Washington 98320- The area is
encompassd in the Brinnon Subarea Plan of the County C'BSAP").
Specffic colored maps delineating the geographic region can be viewed in the
attachments to this proposal and tabH for your reference. The geographic location is
shown as a red star on Figure l-1, location map. The prcject is located in the BSAP
(Area ll) of Jefferson County, shown in Figure l-2, as copied from Figure BR I of the
BSAP. Thse maps were included in the Final Pleasant Harbor Environmental Impact
Statement (*EIS") dated November 27, 2007 and submitted to Jefferson County
peeartment of Community Developmenl The EIS is attached in full and contains
detailed information and data regarding the srte, development activities, economic
considerations, and mitigation efforts to minimize environmental impact during the
constnrction and operation phases of Pleasant Harbor.
With the exception of small lot suMivisions, the BSAP is characterized by low densrty
residential development with a remote, rural character. Current population for the BSAP
is estimated al 1,320 people, based on the year 2000 population of approximately 1,2fi)
and2.03% annual growth rate for five years.
a)Rural Area Desienation Under Immierallt lnvestor Pilot Proeram
A Rural Area (*RA") is a geographical area that is outside a
metropolitan statistical area, or part of the outer boundary of any
city or town having a population of 20,000 or less as shown by
population indicators. According to Jefferson County and Brinnon
statisticd data (Exhibit "A'), Pleasant Harbor qualifies as a RA for
purposes of targeted immigrant investment if accepted as a USCIS
Regional Center.
The physical setting of Pleasant Harbor is outlined in Chapter 2 of the attached EIS
proposal- Applicant is also enclosing a copy of a marketing DVD showing the
geographic location of Pleasant Harbor along with the special and unique characteristics
of the Resort.
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tr. The Master Planned Resort
Pleasant Harbor is a Master Planned Resort on 256 acres involving two separate
components:
The Golf Course, Resort and Spa, located on the Black Point
portion of the property south of Black Point Road; and
2.The Marina and Maritime Village adjacent to the current Pleasant
Harbor Marina and north of Black Point Road.
The overall layout of the Master Planned Resort is shown
in Figues l-3,14,1-5, 15, l-7, l-8, l-9,1-12,1-13 and
l-15. These figures can be viewed in the attachments to
this proposal and tabbed for your reference.
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When complete, Pleasant Harbor will provide tourists and guests with a total destination
experience to include an l8-hole golf+ourse with clubhouse, a med-spa/grotto, central
rcsort facility and conference centers, staff housing additional commercial uses, and
residential additions to the existing Pleasant Harbor Marina with a total of 890 Resort
Villas, Terraces and Chalets for short and longer vacation stays.
IIL Nev Commercid Entcmrises and Amount of Capital Alreedv Committed
The Pleasant Harbor development is owned by the Pleasant Harbor Marina and Golf
Resort LLP ('PHLP") formed on March 21, 2OOB (Exhibit "B"). This Washington
limited liability parbrership holds title to all the land and the marina Pleasant Harbor
Marin4 LLC C'PHMLC') will mrrnage and operate the marina" as well as the new
commercial and residential district at Pleasant Harbor. PHMLC was formed on February
29,200,8 @xhibit *C'). Pleasant Harbor Golf & Spa LLC (*PHGS) will manage and
operate the golf-course, resort and spa and was formed on March 18,2008 (Exhibit *D").
These new cornmercial enterprises were all created and/or establishd after November 29,
1990 for the purpose of developing and managing Pleasant Harbor.
Currently, PFILP and its affiliates have invested approximately $17 million of its own
capital developing Pleasant Harbor, including the purchase of the land and marina and all
the necessar5r predevelopment planning and environmental work-up (Exhibit *E').
Much of the predevelopment work-up is summarized in the attached EIS proposal. Over
the next few months, additional and zubstantiat capital will be expendd for the release of
permits and consultants fees. As such, we estimate that the total committed capital to
Pleasant Harbor will be in the neighborhood of $20 million. The committed fimds came
from the following sources: (l) Investors and corporations who zubscribed to purchase
Class A units of the partnership, and (2) G & K Mann Family Trust and Pleasant Harbor
Mrnagement, LLC (*PHM") who purchased Class B units of the partnership. PHM is the
manager of PHLP-
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The amount of committed funds is adequate to sustain Pleasant Harbor prior to resort
development. None of these funds came from immigrant investors.
IV. Activities/Industries and Ec.onomic Risk of Investment
Applicant's purpose in seeking Regional Center classification under the lmmigrant
lnvestor Pilot Program is to direct immigrant investor capital into the following new
commercial activitieJindustries central to Plasant Harbor and Jefferson County:
Tourism, leisure, hospitality and resort related industries;
Convention facilities and med-spa/grotto activities;
Marina support activities, including 36,000 square feet of retail shops
and restaurants;
Resort vacation residential development for short and longer stays;
Tennis, golf and resort related activities;
LEEDS and Green building technology; construction, repair and
maintenance; and
Environmental standards to compliment this pristine location.
lf Pleasant Harbor is established as a Regional Center, the immigrant investor will
purchase and receive titled ownership of residential vacation suit{O from PHLP, which
will generate revenue to continue to develop the new commercial activitieVindustries
described above. Each immigrant invesbnent will be directly tied to the new commercial
industies/activities and not to sustaining Pleasant Harbor.
Purchasing resort residential vacation property at Pleasant Harbor could be considered a
risky inveshent with no guarantee of retum in today's volatile real estate market As
such, the immigrant investor will incur a reasonable risk for purposes of generating a
retum from initial capital investuent under the Immigrant lnvestor Pilot Program.
Obtaining titled ownership to rcsort residential or vacation property directly engages the
investor into the new corlmencial activitieJindusnies. The immigrant investor
will have policy-making authority concerning the maintenance and upkeep of the
property thrcugh automatic membership in the established Homeowner's Association
program which attaches to ownership. As zuch, the immigrant investor will maintain
porg rhan just a passive role in the business The immigrant investor will also participate
directly in decisions regarding the vacation property leasing program which will cater to
vacationers and/or others through Statesman's properfy management company. This
program is aimed at generating continuous revenue for the commercial
activities/industies and the immigrant investor.
V. Job Creation
lnvestnent of immigrant capital into Pleasant Harbor will directly create new and
verifiable jobs in Jefferson County- The most immediate impact will be the creation of
jobs in the construction and Green technology fields- Due to the economic crisis
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plaguing Americq development activities at Southern Jefferson County have slowed
considerably over the last few years (the lack of financing available to builders and
developers). Immigrant investnnent capital will allow applicant to commence the infra-
stnrcture, as well as the construction and formation of the enterprise activitieJindusfies
(described in Section tV above) so vital to the success of Jefferson County and Pleasant
Harbor. While we understand that the USCN does not accept *constnrction jobs" as part
of ajob creation formuta, the conshuction activities necessary to develop Pleasant Harbor
will employ many skilled workers over a period of five years given the number of
vacation rrnils, stnrctures and facilities contemplated in the master plan' Indirect jobs
will also be created due to the extensive Green constuction related activities zuch as
maintenance, repafu and on-site manufacturing and recycling of materials and other Green
practices as discussed morc fully in Section VI below.
Long term and permanent job creation will also be present at Pleasant Harbor.2 The
resort and hospitality side of the project will create full time jobs for American and
Washington residents. The master plan estimates constnrction of 108 staff quarters to
support full-time employees of the ResorL Specifically, full-time employment will be
rcquired to manage and run the golf sourse and clubhouse in addition to the resort,
chapel, spa/grotto, conference c€nter, marina and resort property. The comme,rcial center
and rcstaurants in the Maritime Village will also require permanent emplo5ment, l,astly,
grounds keepers, maintenance workers and tourism personnel will be employed to make
Pleasant Harbora World Class Environmentally Friendly Resort.
As part of the EIS, a total economic impact strdy on Jefferson Coun$ was performed-
The study focused on the economy, housing and employment in Jefferson Cotmty and
can be reviewed beginning on Section 3.5.5 of the attached EIS, tabbed for your
reference. The total economic impact study was used to predict generated revenues,
recirculation of revenues in Jefferson County, employment impact and average income
per job post constnrction. The results of this study and are attached to this proposal
(Exhibit *F-) and are consistent with our prediction that job creation, both direct and
indirecg will result from the development and completion of Pleasant Harbor.
\/L Positive Reeiond and Nationel Impact
Pleasant Harbor is dedicated to protecting the fragile and surrounding eco-systems
though Green building technologies, In an effort to work with and not against the
environment, Pleasant Harbor is in the process of eaming the highest level of Platinum
I During construction of Pleasant Harbor it ls estimated dnt 80 to 125 people will be employed onsite
periodically at ary one time through tlre five year construction period adding payroll coss perlyear of
approximately $6 million and $2 million per/year thereafter during the operations. Much ofthis money is
earmarked to be spent in Jefferson County. See ESI Construction Projections, Page 342-
2 It is estimated tlrat upon completion of Pleasant Harbor at least 40 permanent new jobs will be created
and during the peak season 50 seasonal jobs will be created- Therefore, during the peak season therc will
be an estimated 90 employees at Pleasant Harbor. Currently, 310 people are in the local workforce. The
jobs created by completion of Pleasant Harbor would representa3ff/o direct increase in local employment.
See ESI Employment Projections, Page3{/.
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LEED points for its proposed development as measured by the U.S. Green Building
Council ("USGBC"). LEED is an acronym for Leadership in Energy and Environmental
Design. LEED has developed a rating system to evaluate the environmental perforrnance
of a building and encourage market transformation towards sustainable design. The
system is credit-based, allowing projects to eam points for environmental friendly actions
taken during construction. Detailed information on the LEED program and project
certification process is available from USGBC at http://www.usebc.orq/.
Pleasant Harbor has massed enough points from its planning and design work-up under
the LEED rating system to qualiff for the Platinum designation post-development. Most
of the credits or points will come from the following innovative conservation and Green
building practices:
Use of steel beam and concrete construction rather than combustible
wood;
Use of non-combustible steel roofing, composite siding products, in a
Northwest Architecture, hardwood and tile flooring, utilizing local materials
where available;
Containment of surface water through collection and storage;
Utilizing stored and treated water for toilet flushing, irrigation and fire
smart spray inigation;
Collection of grey water treated to CLASS A standards vs. a septic
system;
Solar and bio-fuels for cogeneration of electric and thermal energy;
Omitting hydrocarbons by using geothermal for heating and cooling;
Eliminating the transportation of materials and soils on and off site for a
Net "0" impact;
Utilizing gravel crushing techniques on-site and a Batch Portable Concrete
plant to reduce COz emissions and highway pollution;
Earth Renew will provide organic manure to fertilize the golf course
without utilizing synthetic nitrogen and phosphates (support Hood Canal
Standards);
Pleasant Harbor will provide wetland and habitat protection through
wildlife corridors and bird sanctuary along the coastal areas;
Use of low water consumption toilets and faucets as well as low electric
consumption appliances; and
Utilizing Best Management Sciences fbr operations.
Exhibit "G" is a letter from applicant accepting a number of obligations regarding
commitment to smart growth and sustainability under the LEED rating system.
Scientists from around the world will explore Pleasant Harbor to learn how well the
Resort is balanced with nature, through Green House Gas reductions outlined above and
other environmentally friendly development procedures adopted and utilized during and
after construction.
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In addition to the Green building and conservation efforts discussed above, Pleasant
Harbor's operations will have an immediate positive regional impact in the form of
property and sales tax revenues. The Resort is expected to carry an assessed value in
excess of $300 million, which would generate annual property taxes of approximately $3
million perlyear to the community.3 In addition, the construction costs olthe project are
expected to generate nearly $20 million in sales tax revenue, of which a ponion will go to
Jefferson County. Additional regional benefits from Pleasant Harbor are discussed and
analyzed in the EIS.
Not only will the region directly benefit from the environmentally friendly Resort in
terms of combating the struggling unemployment, lack of investment opportunities and
revenue shortfalls in Jefferson County, but this Resort will serve as a national example of
Green building technology for future developments. Pleasant Harbor will bring visitors
from all over the world to Jefferson County, which will benefit the surrounding areas and
Olympic National Park. The redeveloped and revitalized Pleasant Harbor Marina will
serve as a destination for boaters creating a greater demand for business services and
maintenance and repair facilities in and around the marina district.
The economic report produced for Jefferson County supports our prediction of improved
regional productivity, job creation and increased domestic revenue through the
development and completion of Pleasant Harbor.
\rII.How Investors will be to Enhance World Exposure
Investors, through the Immigrant Investor Pilot Program, will be recruited to Pleasant
Harbor directly through Statesman Resorts and other direct or indirect marketing efforts.
Section VIII will discuss the current marketing and promotional materials currently
available for Pleasant Harbor.
In order to foster greater national and international exposure, Statesman Resorts is
launching a Dare to Dream Educational Assistance Program aimed at national and
intemational students and their families. The program offers American University
Tuition Assistance based upon a purchase of a residential property in one of the
Statesman Resorts. The details of the program can be viewed at
uryvw.daretodreameducation.com. The Dare to Dream program is being released in the
fall of 2009 and will be primarily targeted towards the markets of Canada, Europe, China,
India and the United States.
If established as a USCIS Regional Center, Pleasant Harbor will be recruiting immigrant
investors for the Immigrant Investor Pilot Program from the same international markets.
This exposure will stimulate International Tourist opportunities.
' The revenue from the property taxes would be used to support the County, local schools, State levy and
special districts. See EIS Properfy Tax Predictions, Page 3-62.
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VI[. Marketins and Promotional EIfarts
Pleasant Harbor is a featured destination of Statesman Resorts and can be viewed at
www.statesmanresofts.com. Promotional and marketing items have already been
generated and are attached to this proposal (Exhibit "H"). Future international marketing
efforts will be pursued when Pleasant Harbor receives USCIS Regional Center status.
IX. Reeional Political Support
Jefferson County Board of Commissioners pledged their support for this progressive
project. In addition, a Board Member requested that we send information to Congressman
No.- Dicks, representing Washington's 6th District, regarding Pleasant Harbor and
proposal for Regional Center designation. Exhibit "1" is an August 11,2009 letter from
the Board of Commissioners to Washington State Department of Ecology requesting
assistance on the pending water rights application for Pleasant Harbor. This letter also
spells out the importance of Pleasant Harbor to the economic success of Jefferson
County.
X. Summarv
Pleasant Harbor is a Master Planned Resort designed to compliment the protected eco-
system which it encompasses. The Jefferson County Board of Commissioners have
endorsed this development recognizing the economic benefits predicted for Jefferson
County. Immigrant investment capital, through the Immigrant Investor Pilot Program,
will be directed into the specific industries/activities of Pleasant Harbor, which will
create American jobs directly and indirectly. The dedication to Green building practices
will benefit the region and surrounding environment while commending the County for
promoting World-Class Green Development as a positive example for Washington State
and bringing much needed revenue and employment to the region.
Please consider Pleasant Harbor for USCIS Regional Center classification under the
Immigrant Investor Pilot Program.
Respectfully Submitted,
STATESMAN GROUP OF COMPANIES
lftlA
M. Garth Mann
President & CEO
Enclosures
Final Environmental Impact Statement for Pleasant Harbor and Location Maps
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Exhibit "A" - Jefferson County and Brinnon Statistical Data
Exhibit "B" - Pleasant Harbor Marina and Golf Resort, LLP Corporate Printout
from Washington Secretary of State
Exhibit "C" - Pleasant Harbor Marina, LLC Corporate Printout from Washington
Secretary of State
Exhibit "D" - Pleasant Harbor Golf & Spa, LLC Corporate Printout from
Washington Secretary of State
Exhibit "E" - Committed Capital Summary Sheet
Exhibit "F" - Total Economic Impact Study on Jcffcrson County Post-
Construction
Exhibit "G" - LEED Smart Growth Letter
Exhibit "H" - Marketing and Promotional Materials for Pleasant Harbor
Exhibit "I" - Jefferson Board of Commissioners Letter
Marketing DVD of Pleasant Harbor
9
Final Environmental Impact Statement
for the proposed
Brinnon Master Planned Resort
November 27,2007
JEFFERSON COUNTY
DEPARTMENT OF COMMUNITY DEVELOPMENT
621 Sheridan Street
Port Townsend, WA 98368
www. co.jefferson.wa. us
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INTRODUCTION_FEIS
The Final Envircnmental lmpact Statement bsued in conjunclion with the consileration by the County
of a Master Planned Resort proposal br the Brinnon Subarea known as tfte Pleasant Harbor Marina
and Golf Resod consists of the blbwing documents:
a The Final EIS issued November 27,2OO7;
FEIS lntroduction
DEIS sections with new responses to comrnents
Summary of conditbns and supplemental reports
The DEIS appendi<-s issued September 5, 2OO7; and
FEIS public comrnents (124.4131
Public Process
The Draft EIS vyas issued September 5,2OO7 with a 454ay comment perid through october 24,2OO7-
Public meetings rere heH by a Phnning Commlssion conrmifiee on September 1 1 , 18, and 25, 2@7 in
Brinnon at s'hicft rnembers of the pubtic rvere inboduced to the proiect and the DEIS (September 11);
reprcsentatives of tfte Jeftrson County EDC and WSU extension office discussed economic, firb, and
ommunity benefits and impacts (September 18); and September 25, 2W7 rrhen oonstrltants
responsibb forthe DEIS provided more detaaled overyieuus of the proposal.
' Public comment was accepted at all s{ages and recorded by tlre DCD LongrRange Planner. lGren
Banows- ln addition, vuritten comments were received betreen September 5 and October 24 trom-citizens, agencies, and Tribes. Comrnents are reorded in the FEIS appendices and responses to
commenb are provided in the FEIS under each of the sooped toplcs addressed-
P roj *t -C o ntext and Reg u I ato ry C o nfro t s
The Pleasant Harbor Marina and Golf Resort (.the ResorQ b located in the southerly area of Jefferson
Comty in an area desbnated in the Comprehensive Phn/tsrinnon Subarea Plan as appropriate br a
Master Planned Resort as provided in RCW 36.70A.360 and Jefierson County Code Chapter 18.15.
The first step in that process b a decision on tfie 2fi)7 Comprehensive Ptan arnendment for the Master
Planned Resort designation and land use map. That decision, togeffier with the Planning Commission
rccomrnendation, will be before the Jefierson County Board of County Commissbners Deember 3,
20ol tor a public hearing and is proposed to be acted upon by December 1O,2(J[J7.
lf appmved, the ordinance amending the Comprehensive Plan Map would irlentify the oonditions of
approval at this planning stage and direct the formulatkrn of specific zoning sectbns and a development
agreement, which would provftle the basb for proiect-spedfic revierv and the enforcernent of the
conditions of approval set brth by the Board of County Commissioners and this FEIS.
How to Read this FEIS
The DEIS was used as a basis for the FEIS, with additions as follows: The new FE|S inboduction
describes the overuiew- Responses to comments were added within Chapter 3 at the end of eacfr topb.
Pleasant Harbor Mnina ard Goff Resdt
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FIUAL EIS - (ft Specift turendrst ilLA (E{4 -t-Norer$er27,2fi)7
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A new Chapter 5 includes a summary of FEIS mitigation requirements, technicaloomments, and the log
of comments. The original text ftom the DEIS is incorporated except as modified by the materbb
described above.
Sumnaty of @ncerns andResponses
The EIS ras the product of a scoping process identifying nine topic areas of oonoem: shellfish; water
qmltty, quantty and use; transportation; public serv*:es; shorelines; fish and wiHlib; rural cframctec
archeology and culfu ral resouraqs; and critical areias-
The County has been examining all public responses to the program (FEIS Appendix 1), witt the DEIS
cornrnents as noted. All of the comments received have been soded by topic or topics of concem and
responses have been consolidated in Chapter 3 under each of the topics addrcssed in Sedbns 3.2-
3.11 by the addition of a final section addressing comments and response to comments. Comments
are published in the County publb comment log, s'hicfi b part of this FEIS.
As therc w.as a grcat deal of ovedap in the comments, the responss are by topic and concem, and
eacfi leter or comment onsilered is klentified in the sectbn. All comrnents made werc noted, even
those whk*t dkl not warnant or rnerit spedfic responses under SEPA This vuas usually because the
oonqem addressed proiect-specific design topics that are premature for speciFrc response at this stage
and are coveted by goiecf-related review conditions or cumulative oonoems addressed in the oollective
responses to eacfi topb.
guklelines requiiGrirents,
then proiect-specific rerrbw br edr phase of the development to be identified in the develcpnrent
agreernent. Chapter 5 abo indudes the comment log in whi*r comrnents are identified and the
location of ansvers are addressed.
Geneal Concems
1. Hor muctt detail is apprcpriate at the Comprehensive Plan-level, and when should detailed
The FEIS iS to address the non-prciect probable adnerse impacts of a proposal and provirte means for
avoiling, minimizing, and/or mitigathg klentified oonsequences- The EIS process has resufted in
modification of the proposal from the original 1880 units (MLA 06-S7 3-1-06 appllcation) to the present
890 residential units. The FEIS identifres a substantial number of permil checks to assure that the
proirct envisioned by the Board of County Commissioners through the Bdnnon Subarea Plan in an
approved Master Planned Resort are achbved in practbe-
The FEIS prooess does not require or e:eecl the community to speorlate. lt is appropdate fur the
County to set goals and objerlives at this legtsldive stage, and define the processes to ac*rieve those
goals and obpc{ives in regulatory tools, induding derehpment regulatbns and devebpment
agreernents addresing how the proiect is to be reviewed at the propct stage. The County can then
prooess proiect-spedfic appli:atbns with the detailed engineering proposals and reviw that will allow
the County and other revbw agencies to determine whether the goab and objec{ives for the project
have in fact been met.
The proiect was processd with a 'phased revievy! of this proposal. "Phased revbwf means the
covenage of general matters in broader environmental documents, with subsequent narower
documents concentrating solely on the issues specific to the later analysis WAC 197-11-060(5).' WAC
Pbasilt HartorMariE ard Golf Resdt
Fll{ l- EIS - (Sib Specific ArnerdrEnt frlA (HD
: .;ri..-
-[-Notember2T,2007
to be at.the
197-11-776. The phased review at this step is the consideration of a Comprehensive Plan enabling the
development of a Master Planned Resort at this site and the mitigating conditbns necessaly to avoid,
minimize, or mitigate the potential impacb of sucfr prcilct. A subsequent and narower phase of SEPA
review oocurs at the proiect{evel phase when specific constucticn proiecb and specffic mitigations are
detailed to ac*rieve the o$ectives of the project and the conditbns imposed through SEPA and project
review.
The first step of phased review, the Comprehensive Plan amendment, undertaken at this stage, has
satbfied the question of what mitigations are neoessiary to avc*!, minimize, or miti;ate the potential
environmenta! impacts of the proposed Master Planned Resort. Mitigating corditions and specific
tof*:s to be addressed at the permitting phase have been identified to make sure the community goals
and objeclives are acfiieved. Detailed engineering responses as to how to achieve certain goals and
requirements are reserved for the proiecf phase when the specifrcs of each phase can be addrcssed
and analyzed in context. For this reason, specifrc response to many of the questbns or comments
addressing a need fur additonal detail as to how ertain objedive are to be achierred are deGned to
the prciect level, when detailed engineering reports and further proiecf-specific studies are complete
and available br evaluatbn of a specifrc proposal- Thb approach is partioftrly appropriate for a
project that has a number of phases and rmy be constucted over a projecied 5-10 year period.
All mitigation requirements, induding tre more detailed "how is an obpctive to be achieved'@mments
are noted in thb FEIS and will be canied over to the projed-level reviw through the FEIS and
subsequent environmental review to make sure tre oonoems are addressed at the proiect level. SEPA
d.eech development permit stage. At permit review, the County is able to assure
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.Plan,
2- \Mrat are the key regulatory permits and how are conditions to be enbrced?
' a- Waten'Rfuhts- Under Whshingrton hvy no proiect may be consbucted untess the
commirnity has adequate water.capability to servir- the project The applicant has applied to the
Washingfion State Deprtnent of Ecology br water dghts approral, and no new projed devebpment
can (rcctrr until WDOE cedifies the arnount of water availabb and the County determines that eactr
pnoiect fiase propced can be consfrnc{ed within allowabb limits. Conems about potentiral impact to
the aquibr, potential impacts to offrer water users and their wells, and oonoerns about salt water
intruskrn are all addressed spedfrcaly atftis stage-
b. Wastewater Treatment and Reuse. The Comprehensive Plan requirement for any
Master Planned Resort is br onsite reuse of rvasteumter generated by the development. The applicant
has proposed a reuse and recyding heatment system br use in toilet flushing and inigatftm that
requires approml of the l/\ftashington State Department of Ecology. Detailed engineedng phns are
submitted to WDOE, and bsues about the ability of the system to acfiieve the Class A recyded water
quality standad and rnaintain that s{andard during operatbn are addressed. ln this case the
engineering report would address in detail concems naised about inigation applbation and
considerations fur aquifer protection, including nitrogen and pathogen rcduction and dbinfeclbn to
prevent impacts on the aquifer through soil infilfration or transport to Hood Canal by reason of surface
or subsurface water flows.
Pleasant llarbor Unila ard GoffResqt
FINAL EIS - (Sjib Spe<ri<;AmenAment MLA lE{|
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A wide variety o{ permiE are required for any resort of the magnitude proposed to be cons{ructed, but
-bur Couoty peimits an-d two State permils witt provirte the basic regutatory mechanbm for controlling
-lll-Noverter27.2m7
idenffied in the Subarea
govemment regirlatitins are
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c. Stormrvater Management. Jefferson County has a storrnuater management program
encompassed in a stormwater permil At the proiect bvel, before any sile grading is done, the County
must review and apprwe detailed engineedng pbns whir*r address (1) preservation of critial area
habitat particularly rvethnd wder quality, quantity, and habitat protectftrn; (2) relocation and resbration
of disturbed wetlands (WIDOE abo has regulatory control over wettand mit[atbn proie6); (3)
construction period contols to assure that stormyater ftom the site b captured and beated and not
discharged to Hood Canal or Pleasant Harbon (4) that protected areas are adequately staked and
protected to assure protedion of natural areas to be retained on the site; (5) that ternporary over is
adequate to control erosion and prevent runoff until final conbol stuctures are in phe; and (6)
pursuant to the FEIS rcquirernents, that the stonrnrater system be able to handle maximum events, not
lust 100-year events, to achleve the no discharge objecfives identified in the ElS.
d- Plat ard Site Plan Review. All development on the site will requie a suMivisbn
application where new lots are to be created and site plan revbw fur the development of existing or
apprwed lots. During thb focess, bsues of baffic, utilitbs, public sabty, prblic aooess, and the many
other requirernents of the FEIS as well as the County devebpment regulation rcquirements are
impbmented. Spedfrc mitigating conditions are imposed at ftas sfiage and are enbrceabb throrgh a
preliminary approral Std kentifies the silandards to be achieved, and a finalapprovalthat b not given
until all conditions are met This FEIS requires that memorandums of understanding with eacfi of the
public seMce provilers be in plae and provlled during the approval process to assure that needs of
the agencies seMng the proiect are addressed and met concunenUy with developrnent lt b epected
that mitigatbn will entail some combination of tax receipts, onsite facilities, and mitigation payments to
Egencies to meet idenlifi-ed needs as a result of the development_ Theto identiff .$a!_.rqyhlic-'seivice aqd eqDlrg .facility_ issu_e1 5[a]co$emperanoot5ryIrnhany pro_ieqt phase approval. -- - . 7-f. rr:,.: :,!. -..;r - :r. -., - .-.-- '.a -.-.:..+_.-. - '-. ..;.'
list is not exclusive, but intended
be_g-d_dressed. an! - re_sotued
e. Shoreline Subsilantial Devebpment Permil. The Shoreline Subtantial Development
Permit is issued at the local brrel br all devebprnent within 2fi) feet of the watefs edge at Plecant
Harbor based on Shoreline Master Program requirements. Since the Maritirne Mllage b consilered a
single prolect, the entirety of the Madlirne Mllage is subject to the approval of the Subsilantiali . Deuebpment Permit fur all development within shoreline jurisdictbn. Compliance-with all requirements
of the Shoreline lvlaster Program and County development standards must be met, as well asStroreline
Management Act requifements (ufik r are reviqred by IM)-OE)- ln Addition, tre Subs{antial
' r ' program required by this FEIS br Pleasant Harbor as the resort is phased in and as operdbns
continue,
f. Gounty staff will rnonitor all conditions and mitigdbns. fuiy citizen complaints will be
processed through the DCD mmpliance dMsion.
Specfic Concems
1. Shettfish
The FEIS documents that the Hood Canal area is a sensitive area with endangercd salmon and
important fish, crab, and shellfish beds, particularly at the Duckabush and tloservallips River estuarbs.
Protection of water quality, eel grass, and the near shore and riparian habitats are important to
maintaining these aquatic resouroes- Statesman proposes to use a low impact apprmch to
development. Lov impact development methods include steps to capture and treat all onsite
stormtmter ftom developed surfaces (including imperuious surfaces as well as the golf course and
other open areas). Stornwater is to be capfured and retained onsite, even in extreme (over lfi)-year)
events. The water use and water treatment permits will specifically address the issue of the aquifer and
Pleasanl Ha6or filariu and Golf Resort
a FINAI- EIS - (Sib SpecificAmerdmenl MtA (Ha
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seeps as a potential direct or indirect pathway for potential contiaminants to assure that the treatment
system proposed is adequate to provitle the protectbn neoess:rry 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 spnificant fishing and public shellfish beaches will increase
pressure on the resouroe. But the resouroes are managed for public use and acoess, and the resort
does afford the public a safe manner to come and stay in the area- Regulatory control of public Erooess
to public beaches, public shellfish, and fish are all conbolled. The resort is required to provide public
education programs to incrcase public mreness of the liensing requirernents, limits, hunting and
hanrest seasons, and other information to facilitate the proper use and aooess to public resouroes-
2- Water Quality, Quantity, and Use
As described above, the acquisifrcn of water rights and the approval of an onsile wasterater tefrnent
and reuse system will be trvo of the key proied-related permits. Permil review will address at ttrc
engineedng lenel of detai! how to protect the aquifer, how much rvater b in fact avaihble, and how
public health and safety are protected in the approval and monitoring of construclion and operation of
such facililbs- No phts or site plans can be approved without sufficbnt rater to a$iure the phase
rneets all publb health and safety requirements. Water usage and recapture rates are aggressive, but
within proven limits of technology. The plan for the proiect is to phase in the development, assuming
silandard rates of use for the earty phases, rcducing the per unit utilizatbn only as early phases
habiltat ureflands, and the rvaters sunornding $e site are protected as required by this FEIS-
l/\Her cabuhtinns must include water necessary to maintain no net loss of wetland habitat func{ion and
vqludliWater br the resort must be in addition to water used to maintain habitat.
'3. Transportation
Transportation studies show that even though the prcfect is anticipated to substantially increase the
auto haffic in the area, frrture traffic bvels wtth tte proiect wouH operate within the adopted levels of
servbe requircd by the State and County. During preliminary p&at review, the County and WSDOT will
identry and approve designs for sab ingress and egrcss ftom the site- Bottr County and l/t/SDOT
approval is required for ingress and egress to US HWY 101, and any specifrc plan must meet both
County and State standards fur safe public passage-
Onsile, Black Point Road would need to be imprwed where it serves resort traffic to County standards,
and the intemal roads, whether public or private, must meet all requirements in size, composition, and
@nnedivity fur safe aooess and br fire and public sabty purposes.
The project wouH have bails open to public a@essi for ualking, bieacles, and other non motorized
transport In addition, the propct contemplates shutUe services, wir-x*r would reduce local baffic and
provile oommon transport to local areas of interest. The project has no pbns for helicopter or
seaplane service, and any proposa! to indude facilities for either wouH require suppbrnental
environmental reviety to determine both the appropriateness of sucft service and if approved adequate
conditions to assure sah operation and minimum oommunig impacts.
Pteasad lfarborMrina and Go[Re6rt
FIML EIS - (SilE SpecifictuEndnreflt MtA (b€7)
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the ability of the prolect to achieve the intended savings and efficiencbs. This phasing will
protection,
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Traffic mitigation at each phase may include both onsite and ofisite mitigation, or contibutions to state
or local proiects mitigating impacts ftom the proiect site. US HWY 101 is recognized as a highway that
does contain limitations as to speed, auto, and nonmotorized safety. Control of the flor of traffic on US
HV\IY 101 is through the WSDOT, and all proiecf development is rcquircd to conbrm with the
requirements and standards of that agency. Any offsite road improvements requircd as a result of
increased traffic (sucfi as Brinnon intersections) are conbolled outside of the WSDOT right of rvay by
the County, and suctr facilitbs must be improved and consilructed to County silandards and approvals
identified at the time of preliminary plan or prolect development.
Puhlic Services
South Jefferson County is an area with limited public services. Police, fire, transit, and public health
servies are all availabb, but without capability to meet significant increase in case loads that a major
resort may bring- ln addilion, localschools are in fimncialdowntums, wtlh the grade school in need of
significant upgrade and local students bussed to Quibene High Sctrool. To address pnblb servft- and
facilites needs, the County is requidng spedfrc analysis of the impact and meetings with eacfi, in
connectbn wtth plat and site plan reviw, and to negotiate a memorandum of undersilanding that will
beoome a condition of any permil or approval- The memorandum of undersbnding b a binding' ' agrsernent as to the needs of the particular service proviler br the seryices and facilitbs neessary to
meet the needs created by the rqsort and how those needs are to be met ln the event an agreement
cannot be reacfted, the County may deny the application for development. The appli:abb standard wil!
be-that all requirements br public sewice and safuty be met, and that in ombination with the provisbn
-: --...- . oflax revenues, agreed fuilities and mitfuation fees, the agency is able to meet its apprcpriate level of
- 1'-+-,' servihe relhbly and overtime-
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-., ;.-' fhe site b on Black Point'wib Conservancy and $gSr$an shorelines onsile and Natural shorelines
nearby. - No development b proposed along Ure SLSem strorJ"wtr'ere a 2OOGI riparbn bufi6r b
proposed and the beach is to be dosed for both public safety and enVironmental protec{bn.
' '- .Public access to publidy controlted beaches and water-oriented, waterdependent and water-enjoyment
uses are proposed within the footprint of the present physical development of the rmdna, service roads,
- _: . - -?od Pltrng area of Pleasant Harbor Marina-
1.r.. ' .. - Setbacks, open space, Duth anO density rcquironentspf theShoneline Master Program and ShorelineI '" Managernent Act must be met dudqg review fur therSh6reline Substantial Denebpment Permit process., The proposal indudes no change to the size and operatbns of the rnarina, but indudes replacernent of' exMng docks and walkways which are, in rnany pbces, dilal*Ialed or obsolete and many arc. -contaminated witfi an invasive species (tunicate) wtricfi the applient and WDFW are vrcrking to
eradbate in the Harbor.
Pleasant Harbor does have eelgrass, rr'hicfi is important to protect. The Coast Guard controls
ancfiorage in harbors such as Pleasant Harbor- The rnarina is requircd to have a marina management
plan that requires oompliane with safe boating regulatftcns, induding secyage pumpott rules, limits
repair and refueling activities that may pose a risk to rvater quali$, and a nrcnitoring and adaptive
management program designed to protect Pleasant Harbor foom unanticipated changes-
Fish and Wildlife
The upland site is not used by threatened or endangered species, though il abuts Hood Canal and
Pleasant Harbor, wtri*r have several listed fish species, and is between both the Dosewallips and
Duckabush River systems, which are important to existing fish prcduction and species restoration
Pleasat I'lartor Marila and Golf Resort
FIN L EIS - (Sib SpecaficArrcndnrcnl MtA (b{a -vt-Norerter2T,2fl)7
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programs. Protection of water quality, as noted aboye, is the most significant feature to protec{ fish,
shellfish, and other aquatic species.
The riparian habitat along the southem shoreline and the forested buffer along HWY US 101 are to be
retained, except for point of ingress and egress on US HWY101 - Some habitat use by larger mammals
(deer, elk, and bear) may be intemrpted, but the area was not idenffied as important or oommon
habitat br larger mammals. Elk herds in the area are found in the Dosewallips and Duckabush River
systems, but have not been observed within the project area- ln response to comments raised, WDFW
ras contacted, and specific data ftom the resource rnanager was obtained to substantiate this point.
HabiH br birds, small mammals, reptibs, amphibians, and padfularly those whir*r are wetland
dependent are protected by limiting the program lo 2O% imperuious surface at the golf oflrse resort,
and22Yo at the marina, as well as pervbus and nafural areas that have the potential to provide habitat
within areas to be used for public enjoyment. Some physbal habitat loss is unavoidabb. A habitat
nran4ernent plan is required to address habitat protection in the context of the resort
Commentators have noted that the resort will increase prcssure on fishing and access to public traib,
land, and other facilities in the area- Mas{er Planned Resorts are rcquired to be located in areas of
significant natural amenities, and the County has identified the public lands in the Olympic Mountrain
range and Hood Canal as such an amenity. The resort does promote public access and does increase
pressure to use the public facilitie, induding haib and watenmys. The resort is requircd to provftte
public-educatbn progftlms on the wise and appropriate use of public lands so the public may enjoy the
acea- Education will also include programi conceming regulations about public use designed to
pu|lic impact on managed fsh and wildEfe habitat and reso*urces-
- -ThellilestH Plinned R&brt has been a divbive lssue in the Brinnon oommunity fur a number of yeirs.
Many commentators want Brinnon to rermin the same and not be sulied to the impact of a Master
Planned Resort. Others vieuv the Master Planned Resort as essential to tre economb revitalization of
South Jefferson County. The community decision favoring a Master Planned Resort was e:qrcssed in
tfie Brinnon Subarea Plan in 2002, rr'hich envisioned the concept of a Masiler Planned Resort at Black
Point. This resort is taibred to the haveling public and short-term tourist, being different than the resort
community found at Port Ludlow- The Brinnon Subarea Plan specificatly called out a resort hotel or inn,
l8-hole golf course, potentially 25 hornes along the iater. and a mixed use commerciat facility astide
US HWY 101. The plan was conceptual, but was to have onsite trcatment facilities and avoirl
significant adverse environmental impacts.
The proposed resort and 18+ob golf course project b focused toward tourist use rather than
permanent resftlency. W'rth the exceptftm of staff housing and 10% of the remainder which may be
permanent housing, all other units are in the hotel renta! pool and will be offercd 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 wilh 85% average
oocupancy in the summer, 50% in mid season ard 30% in the winter months). The resort population
provirfus a demand for commercial and public servft:es likely to be met through combination of onsite
and ofisite services and faculties, and particularty in the rural village at Brinnon.
The resort can have an impact on land valuatbns in the vfrinity, but hnd values have been rising in the
area fur several years (independently of the resort)- Es{imates of property value increase in the Hood
Canal properties range upwards of 2*3O% per year for the past severa! years. This pressure has
Pleasant Flarbor Mnina and Gof Resdt
FlttAL EIS - (Sab SpecifictuEndment HtA (tr{7)
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reduced in 2OO7- Brinnon, wtthin 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 envisioned in the Black Point area when the County adopted its
Comprehensive Plan and Brinnon Subarea Plan. Conbol on incidental growth is achieved by the
mandate that the urban services in the Master Planned Resort not be used to sen e properties outside
the resort area. The County has hrd use plans in phce under its GMA comprehensive plans, and no
other changes in thoee phns or designations are proposed as a part of or as a resuft of the proposed
Master Planned Resort.
Whib it is possible that the athactiveness of the Brinnon Area will be hQhlighted by the resort and
some rura! properties will be devebped in South Jefierson County as a result of the resort (and part of
its'cumulative efiecf), some potential purchasers of resort or retirement property rnay be satisfied with
the access provftled by the resort. providing a fully-servk-d area ftom whbtr to enpy the area, rather
than having to buiH and maintain seasonal housing.
The resort will change the nature of Brinnon, simpily by increasing the level of activity in tie area.
Continued implementation of the Count/s rural rules and regulatircns about devekopment are the
principal control on the oonsequenoes of that cfiange.
I ' Archeology and Cultunl Resources-':
---,.. Preliminary site investiga-tions revealed no active or obvious areas of significance- A site-specific'-" review process during constructircn b assure that important finds are properly identified and protected
,-. r .-,-- -during the construction prooess shall be required. The preliminary plats and shoreline permit conditircns
:+t-Tl.]ltitqyrdg deQfl.ef,pgqgUgres bywhicfi sucfi objectives-shall be acfrieved. .
- ]-; - Criticat Artlas *'
Critical areas onsile indude rvetlands, fsh and wildlife habitat, criti:al aquifer recharge areas, and
ge4ogically hazardous areas- Offsite they include flood hazard areas of both the Duckabush and
Dosewallips Rivers. Critical area protection is built into the prcgram in a number of rrays. Wetlands
have been fiormally delineated- The U.S. Army Corps of Engineers (USCOE) has determined the
gnsile reflands are isolated and outsirle of their jurisdictbn. Horeve-1, both Jeftrson County and the
State hane no n6t bss policiei protecting the functions and vatuesof the vuetlands. Protectbn of water
qualrty and water quantity, and preparation of a mitigation plan fur any critical areas disturbed by project- devebpment are rcquirements before any site rcrk can @in- A mitigatbn plan to define rvetland
compensation will be prepard that addresses this need during the proiect portion of any phased review-
Aquibr protectbn is an issue with the golf course. The FEIS rcquires a management p*an to address
nutrient and pestickle manageflrent and golf course management to protect the aquifer (and
surrounding waters) fuom advese impacts by reaon of the gotf oounie construction, maintenance, and
operatbn-
Habitat managernent is addressed through a habitat rnanagement plan that addresses areas and
spedes to be saved and protected- Revegetation of dis{urbed areas, and use of native materials and
buv rmter use landscapng to retain the northvvesil cfiaracter are designed to provitle habitat prctection
and oortrol during constnrctbn and operation. Exisiling vegetated buffers along US HVI/Y 101 and
shoreline at the marina are to be preserved and stabil2ed where possible-
The steep slopes on the southerly border are protected by a riparian buffer and closure of the beach
trail to prevent public use and access- Stuctures are located several hundred feet back from the bluff
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FIML EIS - (Sile Speciftc Amendrrcnr rfi.A (F8A
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and stonnirater plans are requared to address how the stormwater rnanagetnent system will be
designed to avoid adverse impacts to the southerly bluffs.
At the rnarina, exisiling vertica! orts creating parking areas are failing and require shoring and support to
protect the bres{ed buffer and uttimately US HWY 101 . The proposal includes a support yvall along the
maritime village westerly side to stabilize the bank, and footings and foundation for the village within the
existing footsrint of the parking and building area of the present rnarina.
AII development in the resort will comply with shoreline and critical area regulations through propct
revbw at eacfi permit stage.
This Final EIS identifies tfie environmental risks of this proposal at a non-proiect level with proposed
supplemental requirements in addition to County standards that are designed to avoirl, minimize, or
mitigate probabb environmental impacts of the proposed Master Ptanned Resort contemplated in the
altematives of thb FEIS. The environmental analysb with mitigdbn spelled out in thb FEIS achieves
that result and is hereby apprcved to be issued.
Published by Jefferson County
This 27h day of November, 2007
Stacie Hoskins. Planning Manager
SEPA Responsibb Official* I'.,".
Pleasad lfaftor Mrtra arr, Go[ Resdt
Flt{AL EIS - (Sib Sp€cificAmendrnent MLA (tr.87)
-lx-Novernber 27. 2fl)7
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Pleasril Ha6or llariu and C'olf Resort
HNAL EIS - (Sile SpecificAmendrrcnr MtA (F,84
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INTRODUGTION_DEIS
This Environmental lmpact Statement addresses a proposed Comprehensive Plan amendment and
master plan approval proposed as a fufure project to be located in Jefierson County and to be known
as the Pleasant Harbor Marina and Gotf Resort. The EIS is prepared to albw Jefierson County and its
citizens to review the plan amendment and master plan, its purpose and need, tfte affected
environment, the range of aftematives, and an analysis of environmental impacts ard potential
mitigatbn. A Master Planned Resort (MPR) is a change from rural to urban uses wtricfi rmy be
approved in a rural area under the guidelines of the l/Vashington State Grovth Management Act, RCW
36.70A365; the Jefierson County Comprehensive Plan, Chapter 3, Long-nange Goal 24, and Polftjes
24-1-13: and the Brinnon Subarea Plan, which had prwbusty ilentified the Pleasant Harbor-Bhck
Point area as a potential locatircn for a Master Planned Resort (2OO2l-
The Brinnon Subarea Plan (BSAP) sper:incafy oonsidered potential uses for the 310.6 acres at the
Black Point Pbasant Harbor area south of Brinnon, encompassed wtthin a designated 'potential'
master planned resort area, induding a resort with an 18-hole gotf course. dubhouse facilitbs, and
hoteUinn with conErence center, heaffi, athletb facilities \rith on-site advanced stonnwater and
wastewater teatment systems and the 'infill- of associated visitor supported commercial, recreational
and resillential uses associated with the marina and a Master Planned Resort.
The Statesman Pleasant Harbor proposed resort area encompasses approximately 256 acres within
the MPR potentia! area identified in the Brinnon Subarea. The proposal specifically includes an
updated and erganded commercial center for the marina, golf course, and rcsort housing, including
resftlential, rcsilaurant, spa, hotel managed facilities, targeted to both long-term and short-term tourist
facililies. The proposed resort b sen ed by onsite advanced stonrnrater and wastewder heatment
systems specifrcafy contemphted in the Subarea Plan to protect community environmental wlues and
particularly water quality in Hood Canal.
The Master Planned Resort approval p(rcess and criteria are detailed in the Jefferson County Code,
JCC 18-15-115 - 18.15.135, with the requirements for appronal by the Planning Commission set forth
at Jefierson County Code, Section 18-15-132- These regulations will be the basis for the application,
review, and possible approval of this Plan amendment and master plan approval- Proiect-specific
permits are neoessary to build a specific propct, but any subsequent permits would have to be
consistent with the approvals given in the Plan under consideration- The proposal is also reviewed
under the State Environmental Policy Acf (SEPA), and the County has required an EIS to assure that
environmental issues are addressed at a logical time and in an appropriate context. As such, the
environmental review b a staged or'phased revburf whir$ is permifred under SEPA The rnaster pbn
prognammatic review presenUy before the Cornty for review and approval considers the overall
propnety and implicatbns of the resort in the proposed setting and addresses how impacts may be
avoided ard necessary mitfuation may be assured. Proiect-level review, which comes later in the
prooess, oocurs in connection wilh the application for a specific permit, so the specific engineering
requirements to assure both compliance with the master plan and protec{bn of the environrnent are
achieved- As sucft, the programmatb vi* of the projecf is conceptual; the propct review of the
proposalwill be site and time specific.
The master plan program in Jefferson County also requires a development agreement, authorized by
RCW 36-708.170, to ftlentify development standards, phasing, responsibility br impbmentation, and
period of vesting to County standards for the planned devebpment to assure that the conceptual
master phn will be canied out as proposed.
Pbasant tlarbor Mrina ard C;olf Resst
Flll,AI- EIS - (Sib Spe<ificAmendment MLA (E{4 -xl-Novernber 27. 2007
The EIS under review is a programmatic EIS issued to address non-project actions.l The Environ-
mental lmpact Statement is part of the project review and public process, which for this project will
include a review by a Planning Commission, committee with public involvement particularly from the
Brinnon Subarea, public hearing(s) before the Planning Commission, and ultimately a public hearing
before the Board of County Commissioners before any final action is taken.
Due to the size of the project, and the areas involved, the County has determined that the public
comment period for the EIS will last through the public hearings on the project by the Planning
Commission. The Final EIS will incorporate all comments received and recommendations by the
Planning Commission. The Final EIS is required to be issued at least seven days prior to action by the
Board of County Commissioners, anticipated in December 2007.
During the environmental review process, written materials may be directed to the Department of
Community Development at any time, and they will be made part of the record. ln addition, public
review before the Planning Commission committee and the Planning Commission will also address
environmental issues. Once the Planning Commission makes its final recommendations, the County
will complete its environmental review and issue the Final EIS before the Board of County
Commissioners takes any action on the approval.
The EIS is processed by the County through the Environmental Review Official, Stacie Hoskins, and
information about the EIS may be obtained at the Department of Community Development between the
weekday hours of 9 am and 4:30 pm, located a|621 Sheridan Street, Port Townsend, WA 98368;
telephone: 36013794450. Many materials are also posted on line at:
htto ://www.co. iefferson.wa. us/com mdevelopmenUBlack Point M PR. htm
Published by Jefferson County
This 5th day of September, 2007
Stacie Hoskins, Planning Manager
SEPA Responsible Official
r A non-project action is an agency decision on policies, plans, and programs (WAC 197-1 1-704) pursuant to the
State Environmental Policv Act. Chaoter 43.21C RCW and the implementinq requlations at Chapter 197-1 1 WAC.
Pleasant Harbor Marina and Golf Resort
FINAL EIS - (Site Specific Amendment MLA 06-87)
-xlt-November 27, 2007
FACT SHEET
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Project Title
Pleasant Harbor Marina and Golf Resort Environmental
lmpact Statement (ElS)
Descripti on of P roposa,
The proposed action is a non project action to amend
the Jefferson County Comprehensive Plan to add
approval for a Master Planned Resort in the Black Point
area of the Brinnon Subarea Plan, Application MLA06-
87. The proposed Master Planned Resort will be
developed on 256t acres and will include a golf course,
central resort facility, additional commercial uses, and
residential additions to the Pleasant Harbor Marina area
with a total of 890 residential units.
Location of Proposal
Pleasant Harbor, south of Brinnon at US Hhff 101 &
Black Point Rd. in Jefferson Coung, Washington.
Parcel Numbers 502153002, 003, 023, 022,02'l & 020;
APN 502154002; APN 502152005, 012,013,014,015 &
016, in Sections 15 &22, Township 25, Range 02 West,
WM, located in Brinnon, WA 98320.
Historic Reference
Proposal area has been subject to logging and was
formedy a 500-unit NACO/Thousand Trails seasonal
campground for trailers and campers. Presently a285-
boat slip marina with associated retail commercial outlet
and approval for 60-unit RV park are in place.
Proposed Action
Adoption of a Comprehensive Plan amendment
approving the Master Planned Resort and associated
approval of a development agreement confirming
mitigation phasing and development regulation vesting
rules required by the County.
Proponent
Statesman Group of Companies
U.S. Head Office
9300 E. Raintree Drive, Suite 100
Scottsdale, AZ, 85260 USA
Corporate Head Office:
7370 Sierra Morena Blvd SW
Calgary, Alberta, CANADA T3H 4H9
Date of lmplementation
Master Plan approval requested December 2007 as part
of the County's overall Comprehensive Plan review
process.
Lead Agency
Jefferson County
Department of Community Development
Pleasant Harbor Marina and Golf Resort
FINAL EIS - (Site Specific Amendment MLA 06-87)
-xllt-November 27, 2007
Responsible Official
Stacie L. Hoskins
Planning Manager
Dept. of Community Development
621 Sheridan Street
Port Townsend, WA 98368
Contact Person
Karen Barrows
Assistant Planner
Dept. of Community Development
621 Sheridan Street
Port Townsend, WA 98368
Jefferson County File
MLA06-87
Date of Draft EIS
lssuance: September 5, 2007
Planning Commission Public Hearing: October 3,2007
Comments: Through October 24,2007
FEIS Published
November 27,2007
Proposed Date of Final
Action
Public Hearing: December 3,2007
Final Action: December 10, 2007
Location of Final EIS for
Review
Copies of the Final EIS will be available at:
Jefferson County Department of Community Development
621 Sheridan Street
Port Townsend, WA 98368
Fire District #4 Headquarters
272 Schoolhouse Road
Brinnon, WA 98320
Cosf of Final EIS
lnitial 200 copies available at no charge; disks of the
DEIS and Appendices available from Dept. of
Community Development at $1.10 each; each additional
printed copy at cost (estimate $90 each).
Additional I nformation
For more information, visit the County website at
htto://www.co.iefferson.wa.us and follow link to 2007
Comprehensive Plan Amendment Cycle
FINAL EIS - (Site Specitic Amendment MLA 06-87)
-xlv-November 27, 2007Pleasanl Harbor Marina and Golf Resort
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REQUIRED APPROVALS
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Jefferson County -
non project approval
* Comprehensive Plan Amendment to enable
the Pleasant Harbor MPR site
* Land Use Map amendment to identify the
Pleasant Harbor Master Planned Resort site
* Development agreement approval
* Master Plan approval
* Unified Development Code amendment to add
a section on the Pleasant Harbor MPR
Jefferson County-
project approval
(phased review
applications filed after
Master Plan approval):
Golf Gourse Resort
. Golf Course. Hotel and related
facilities. Resort Housing. Employee Housing. Wastewater Facility. Water Supply Facility
Local or Gounty Permits:
* Preliminary/final plat for roads utilities and
other infrastructure
1'. Stormwater permit for:
.t preliminary site grading, cut and fill
* new roads and impervious surfaces
t'. construction and operation of the resort
properties
* criticalarea protection and modification.
.3. Class lV conversion Forest practice permit for
predevelopment logging
* Shoreline permit for any development within
200 feet of the shoreline (close beach access
to south and possible wetland mitigation and
buffer work)
* Shoreline exemption for dock replacement for
Tunicate eradication
* Building permits for construction
Jefferson County
project approval
(phased review
a p p I i cati o n s fi I ed after
Master Plan approval):
Maritime Village
. Residential. Commercial
Local or County Permits:
* Preliminary and final plat or binding site plan for
new roads, utilities infrastructure and any lot
modification
* Stormwater permit for:
* preliminary site grading, cut and fill
* new roads and impervious surfaces
* construction and operation of the resort
properties
* Criticalarea protection and modification
Pleasant Harbor Marina and Golf Resort
FINAL EIS - (Site Specific Amendment MLA 06-87)
-xv-November 27, 2007
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Local or County Permits (cont.):
{. Class lV conversion Forest practice permit for
predevelopment logging
* Shoreline Permit for all development within
200 feet of the shoreline of Pleasant Harbor.
(Simple dock replacement as part of the
Tunicate eradication program with WDFW is
considered repair or replacement and would
not require a shoreline permit.)
* Building permits for construction
* Fuel containment and fire plan (Fire Dist. #4)
Jefferson County
project approval
(phased rcview
app I i catio n s fi I ed afte r
Master Plan approval):
Golf Course Resort
. Golf Course. Hotel and related
facilities. Resort Housing. Employee Housing. Wastewater Facility. Water Supply Facility
Maritime Village
. Residential. Commercial
State Permits:
* Wastewater treatment and upland disposal
(Class A recycled water) facility permits from
WDOE
* Class A Water System approval by WDOH
i. US H\MY 101 right of way access permits for
access to US H\n/Y 101 from WDOT
.t Wellclosure approval by WDOE
* Hydraulic project approval by WDFW for all
work below OHWM in Pleasant Harbor
* Water rights certificate approval by \tVDOE
* Underground storage tank certification by
WDOE
* Construction period air quality permits from air
quality authority
{. NPDES general permits for clearing from
WDOE
* Water quality certification, wetlands, by WDOE
Jefferson County
p@ect apprcrval
(phased review
app I icati o n s fi I ed after
Master Plan approval):
Maritime Mllage
. Residentialo Commercial
Federal Permits:
{. Section 404 and 10 permits for all work in waters
of the U.S. and stream modification or crossing
(road crossing streams a & b).
Pleasant Ha6or Marina and Golf Resort
FINAL EIS - (Site Specific Amendment MLA 06-87)
-xvl-November 27, 2007
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EIS AUTHORS AND PRINCIPAL CONTRIBUTORS
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Statesman GEO
Statesman Group of Companies Ltd
7370 Sierra Morena Blvd. SW
Calgary, Alberta, CANADA T3H 4Hg
Contact: M. Garth Mann
Phone: 403-256-41 51 ; Fax: 403-256-6 1 00
Application Coordination
and Processing
A. W. "Sandy" Mackie
Perkins Coie LLP
111 Market Street NE, Suite 200
Olympia, WA 98501
Phone: 360-956-3300
Wetlands and Streams,
Wildlife, Shorelines and
Marina Assessment
GeoEngineers, lnc.
1550 Woodridge Drive SE
Shorelines and Marina Assessment
Port Orchard, WA 98020
Contact: Wayne Wright
Phone: 360-769-8400: Fax: 360-956-1208
Geology and Soils,
Aquifer and Hydrology
Studies
Subsurface Group LLC
630 6th Street South
Kirkland, WA 98033
Contact: Scott Bender
Phone: 425-828-7 545; Fax: 425-828-7 548
Perrone Consulting, lnc. P.S.
11220 Fieldstone Lane NE
Bainbridge lsland. WA 98110
Contact: Vincent J. Perrone
Phone: 206-778-8074
Givil Engineering and
Water Reclamation/
Systems
2020 ENGINEERING, lnc.
700 Dupont Street
Bellingham, WA 98225
Contact: Mark S. Buehrer
Phone: 360-67 1 -2020; Fax: 360-67 1 -0322
Pleasant Harbor Marina and Golf Resort
FINAL EIS - (Site Specific Amendment MLA 06-87)
-xvlt-November 27, 2007
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DISTRIBUTION LIST
Water Engineering
Systems
Historical and Cultural
Resources Assessment
Western Shore Heritage Services, lnc.
8001 Day Road West, Ste. B
Bainbridge lsland, WA 981'10
Contact: Glen Hartmann
Phone: 206-855-9020; Fax: 206-855-9081
Traffic lmpact Assessment
Transportation Engineering Northwest
PO Box 65254
Seattle, WA 98155
Contact: Michael Read
Phone: 206-361-7333 ext. 101; Fax: 206-361-7333
Copies malled or delivered to:
Jefferson County
o Planning Commission members
. Board of County Commissioners
e Prosecuting Attorney's Office
. Department of Public Works
. Department of Health & Human Services, Natural
Resources Division
. Jefferson County Fire Protection District #4
. Jefferson County Library at Port Hadlock
Stafe Agencies
a Department of Community, Trade and Economic
Development, Growth Management Services
Department of Ecology, SEPA Unita
Notification of availability emailed or mailed to:
Jefferson County
a All other County departments not listed above
Pleasant Harbor Marina and Golf Resort
FINAL EIS - (Site Specific Amendment MLA 06-87)
-xvill-November 27, 2007
NovaTec Consultants lnc.
NovaTec Envirocorp lnc.
Suite 101 -24'15 Columbia Street
Vancouver, British Columbia
Canada VsY 1N5
Contact: Troy D. Vassos
Phone: 604-873-9262; F ax:. 604-873-2353
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Local Agencies &
Organizations
. City of Port Townsend
. Jefferson County Public Utility District #1
. Port of Port Townsend
. Jefferson Coung Conservation District
. Brinnon School District
. Quilcene School District
. Jefferson Transit
. Mason County Department of Community
Development
. Kitsap County Department of Community
Development
. Clallam County Department of Community
Development
o WashingtonEnvironmentalCouncil
. Olympic Environmental Council
. \Mld Olympic Salmon
. North Olympic Salmon Coalition
. Point-No-Point Treaty Council
. Port Gamble S'Klallam Tribe
. Jamestown S'Klallam Tribe
. Skokomish Tribe
. Hoh Tribe
. Port Townsend & Jefferson County Leader
. Peninsula Daily News
r Forks Forum
Pleasant Harbor Marina and Golf Resort
FINAL EIS - (Site Specific Amendment MLA 06-87)
-xlx-November 27, 2007
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Sfafe Agencies
a Department of Community, Trade & Economic
Development (CTED)
Department of Natural Resources (Anne Sharrar &
SEPA Review)
Department of Transportation (Bill\Mebe & SEPA
Review)
Department of Health (John Aden)
Department of Social & Health Services (Elizabeth
McNagny)
Department of Corrections (Rebecca Barney)
Department of Fish & \Mldlife (Steve Penland, Tim
Rymer, Jeff Davis & SEPA Review)
Department of Ecology (GMA Review)
Puget Sound Partnership (John Cambalik)
Parks & Recreation Commission (BillKoss)
lnteragency Committee for Outdoor Recreation
(Lorinda Anderson)
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a Washington Association of Realtors
Bangor US NavalSubmarine Basea
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Pleasant Harbor Marina and Golf Resort
FINAL EIS - (Site Specific Amendment MLA 06-87)
-xx-November 27, 2007
TABLE OF CONTENTS
INTRODUCTION-FEIS
INTRODUCTION_DEIS
FACT SHEET
SUMMARY
CHAPTER 1_THE PROPOSAL
1.1 Location of the Proposal
1.2 The Proposed Master Plan
1.3 Summary of the Proposal and Permitting Limitations
CHAPTER 2_THE PHYSICAL SETTING
2.1 Location of the Proposal and Alternatives
2.2 Brinnon Subarea
2.3 Existing Site Conditions (Black PoinUPleasant Harbor)
2.4 Hood Canal
2.5 The Olympic Mountains
CHAPTER 3-PROBABLE SIGNIFICANT ADVERSE IMPACT REVIEW OF THE
PROPOSAL (including responses to comments)
3.1 ExistingConditions
3.2 Shellfish
3.3 Water Resources: Use, Reuse, Management, Treatment, and Disposal
3.4 Transportation
3.5 Public Services (including tax burden, rescue services, and health services)
3.6 Shorelines
3.7 Fish and Wildlife
3.8 Rural Character and Population (including housing density, mix retail and
rental affordability)
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1-1
1-1
't4
't-17
2-1
2-1
2-1
24
2-6
2-8
3-1
3-1
3-2
3-14
3-39
3-55
3-69
3-72
3-74
Pleasant Harbor Marina and Golf Resort
FINAL EIS - (Site Specific Amendment MLA 06-87)
-xxI-November 27, 2007
3.9 Archeologicaland Cultural Resources
3.10 CriticalAreas
3.11 Other lssues
CHAPTER 4-DESCRIPTION OF ALTERNATIVES REVIEWED AND IMPACTS
4.1 No Action Alternative
4.2 Brinnon Subarea Plan Alternative
4.3 Hybrid Plan
CHAPTER s-FEIS MITIGATING CONDITIONS FOR SUBSEQUENT PROJECT
REVIEW TECHNICAL COMMENTS, AND COMMENT LOG
5.1 Conditions for Permit Approval in Any Phase of the Approved Proposed MPR
5.2 TechnicalComments
5.3 County Comments Received Afier the lssuance of the DEIS
PUBLIC COMMENTS (in separate volume)
DEIS APPENDICES (in separate volume)
3-78
3-78
3-84
4-',\
4-',\
4-12
4-20
5-1
5-1
5-1 3
5-22
Water Supply and Groundwater lmpact Analysis,6126106, revised 8114107,
prepared by Subsurface Group
Appendix 6 Transportation lmpact Study,8l28l07, prepared by Transportation Engineering
Northwest
Appendix 1
Appendix 2
Appendix 3
Appendix 4
Appendix 5
Appendix 7
Appendix 8
Appendix 9
Appendix 10
Historic Reference site plan and topography maps of American Campground
Marina lmpact Analysis, 8/15/06, prepared by GeoEngineers
S h ore I i ne C h aracte riz ation Re po ft , 8/3/06, prepared by Geo En g ineers
So/s and Geology Evaluation, SllOlOT prepared by Subsurface Group
Fish and Wildlife Habitat Assessmenl 7120106, prepared by GeoEngineers
Cultural Resource Assessmenf for the Proposed Pleasant Harbor Marina and
Golf Resort, Jefferson County, WA,6130106, prepared by Western Shore
Heritage Services
Wetland Delineation, 7 120106, prepared by GeoEngineers
Example of a Notice of Mariners with map showing restricted or closed areas of
Dabab Bay (DBRC)
Pleasanl Harbor Marina and Golf Resort
FINAL EIS - (Site Specific Amendment MLA 06-87)
-xxll-November 27, 2007
SUMMARY
The EIS describes a proposal for an amendment to the Jefferson County Comprehensive Plan and
development regulations to add a new Master Planned Resort in the Brinnon Subarea of Jefferson
County. The Master Plan proposal sets forth a conceptual plan for a resort hotel and rental units,
combined with a significant expansion of the Marina Village facilities at Pleasant Harbor. The proposal
under review would establish a Master Plan allowing up to 890 units and corresponding resort
commercial development within the Master Plan area, subject to conditions imposed by the County
through the approval of the amendment, if granted. The approval at this stage is only "programmatic"
and additional environmental review is required at the project level when the specifics of any phase are
identified in more detailand reviewed for permit approval.
The County issued a scoping notice asking the applicant to respond to nine different specific issues
including: (1) shellfish; (2) water quality, quantity, and use; (3) transportation; (4) public services,
including tax burden, rescue services, and health services; (5) shorelines; (6) fish and wildlife; (7) rural
character; (8) archeological and cultural resources; and (9) critical areas, including wetlands, aquifer
recharge, frequently flooded areas, fish and wildlife conservation areas, and geologically hazardous
areas.
The project description is set forth in more detail in Chapter 1, and the setting and amenities in the
surrounding area are identified in Chapter 2. The potentially significant adverse environmental impacts
are identified in Chapter 3 and the comparative impact of the alternatives is identified in Chapter 4. The
alternatives include a no action alternative, a resort encompassing the entire area identified in the
Brinnon Subarea Plan as a potential Master Planned Resort, and a hybrid altemative that identifies a
combination of Master Plan approval for the proposed project and rural resort type development on
adjacent properties.
The potential impacts are identified under the topic headings noted, and each section has detailed
mitigation requirements to be imposed at the project level. Specific project caps and limits were set
forth in the project review to make sure County concerns at the programmatic levelwere addressed.
(1) Shellfish-The area is an important shellfish area and the waters around Pleasant Harbor and in
Hood Canal are important for all varieties of fish as well as shellfish, so water quality is a major element.
Key mitigation points:
a Class A reuse and recycling program required to avoid process water discharge to Hood
Canal.
Treatment of all waters at the marina area to assure 2005 Puget Sound water qualig
standards are met for all discharges.
Tunicate eradication program in concert with WDFW to help eradicate an invasive species.
Stormwater management plan for all clearing and grading to assure that the goal of no
discharge of contaminates to the waters of Hood Canal or Pleasant Harbor is achieved.
The detailed mitigation requirements are found at Section 3.2.7, and detailed discussions of water
quality and harbor and marina-related issues are found in Appendix 2 and Appendix 3.
(2) Water Resource Use, Reuse, Management, Treatment, and Disposal-The proposal is required to
use an onsite wastewater treatment reuse and recycling program with no discharge to Hood Canal for
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Pleasant Harbor Marina and Golf Resort
FINAL EIS - (Site Specific Amendment MLA 06-87)
-xxltI-November 27, 2007
storm and treated waters. The proposal also looks to a rainwater harvesting program to supplement
existing water rights and looks to both low impact development and low flow fixtures to provide a
reduced water service demand for the project.
The key conditions include:
A requirement to obtain necessary water rights in advance of proceeding to preliminary plat
approval or public hearing for the project, including investigation of alternate water resources
that may be available.
A requirement to have approved and installed a wastewater treatment system that is capable of
processing all site water demands to Class A recycled capability.
A requirement to have sufficient onsite water storage to provide year around irrigation and
sustainable firefighting capability on sile.
The detailed mitigation requirements are found at Section 3.3.8, and a detailed discussion of water-
related issues are discussed in the Water Supply and Groundwater lmpact Analysis, Appendix 5.
(3) Transportation-The project fronts US HWY 101 and is projecting a significant increase in traffic in
the local area once the resort is operational. Levels of Service (LOS) away from the resort are not
significantly impacted, but traffic control at the intersection is a major concern and will need to be
addressed in detail at the permitting stage (project level).
Key transportation issues and concems:
The entry and exit points for the marina and resort need to be sufficiently far from US HWY 101
to permit the intersection to operate safely. For this reason the entry to the golf resort is
proposed to be 0.7 miles east on Black Point Road, and the proposed access near US H\4ff
101 limited to emergency and limited purposes only.
The resort is providing bicycle and pedestrian pathways to encourage nonmotorized circulation
through the resort and to provide a "safe haven" for bicyclists who are on US H\AfY 101 and
seek to get off the highway for the length of the resort.
The resort is required to do a detailed traffic report at the commencement of each phase
submitted for permits to get approval of intersections from the State Highway Department for US
H\MY 101 and from the County for all other public and private roads to assure (1) all roads are
constructed to appropriate standards, (2) emergency access and escape is provided for all units,
and (3) all necessary inftastructure to serve traffic and circulation is completed with each phase.
The detailed traffic mitigation requirements are included at Section 3.4.4, and the Transportation lmpact
Study is at Appendix 6.
(4) Public Services-Additional communi$ concerns include: the ability of the community to provide
public facilities and public services to the community, and how to design the community to provide the
economic benefits intended by the Comprehensive Plan and still minimize impact on the overall
character of the community. The issues are addressed in detail in Section 3.5.
Public capability and services are identified and the additional new services are to be identified through
a memorandum of understanding with the public service providers, including County, health, schools,
Pleasant Harbor Marina and Golf Resort
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FINAL EIS - (Site Specific Amendment MLA 06-87)
-xxlv-November 27, 2007
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and emergency services. (See 3.5.1.5, Fire Protection and Emergency Service Mitigation and 3.5.2.2.,
3.5.3.1, 3.5.4.)
An additional concern was the combination of economic and rural character implications of locating a
major resort in the Brinnon area. The County Comprehensive Plan currently identifies the site as an
appropriate location for a Master Planned Resort.
At the Master Plan approval level, the EIS examines the economic and environmental issues and
recommended mitigation. (See Section 3.5.5, Economy, Housing and Employment.)
Brinnon is short of rental housing for a large construction crew that is expected to be onsite for about
five years as the project develops. The applicant identified using the existing 60-unit RV park on the
Black Point property for construction workers during the development to mitigate the impact of a large
influx of new workers.
The project is expected to provide new employment and spending in the community, create demand for
new facilities and services in the Brinnon Rural Village Center, and impacl the local property values to
some degree, which is already occurring as a result of the County's indication in the Comprehensive
Plan that the Brinnon Subarea is a target for some form of a Master Planned Resort. Land values are
also increasing independently of the resort proposal (which has been discussed for many years), simply
due to the increasing demand for recreation and retirement property which Hood Canal fits so well due
to its proximity to major metropolitan areas.
Mitigation designed to protect the overall rural character and yet assure the development of a
successful resort are to hold the overall densi$ to less than four units per acre (roughly the density gf
the waterfront development surrounding the project and along Hood Canal in the vicinity); provide
specific limits on the number of units and impervious surface; provide for the protection of the shoreline
bluffs and preservation of significant wetland and natural buffer areas; and build the taller buildings into
the hillside with below level parking to have most structures be at a residential height level (35 feet)
when viewed from off the property. The overall area's rural character is also preserved by the County
rural density and limited uses in the rural zones, which are in place surrounding the resort, together with
the limitation that the resort public facilities (sewer and water) cannot be used to serve uses outside of
the resort.
More detailed requirements are set forth at Section 3.5.9.
(5) Shorelines-The Pleasant Harbor Resort is located on Suburban (Pleasant Harbor) and Rural
(Hood Canal) Shorelines and as such are subject to the requirements of the Shoreline Master Program
for Jefferson Coun$. A detailed discussion of the shoreline requirements and Master Plan response is
set forth in Section 3.6 and addresses land use (particularly the prohibition for stormwater or other
discharge to Hood Canal to protect water quality), the preservation of a shoreline buffer on the south
shore to provide a natural riparian zone for water quality and habitat protection, limiting public access to
the Pleasant Harbor side where safe access and water quality issues can be addressed, and closing off
public access to the south shore where safe access cannot reasonably be provided due to the steep
cliffs and where water quality protection could be in jeopardy. Shoreline conditions are detailed at
Section 3.6.7.
(6) Fish and Wildlife-Fish and wildlife are addressed in Section 3.7, with specific details discussed in
the Fish and \Mldlife Habitat Assessment, Appendix 7. The site evaluation identified some habitat
benefits for the project site, but no primary association by threatened or endangered species. The site
is retaining over 39% natural open space in addition to the golf course and other open areas, and
providing both wetland and wetland buffers and the riparian buffer along the south canal shoreline for
Pleasant Harbor Marina and Golf Resort
FINAL EIS - (Site SpecifcAmendment MLA ffi-87)
-xxv-November 27, 2007
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habitat value. There is also a buffer strip of mature trees between US HWY 101 and the Maritime
Village, which provides existing habitat benefits and is to be retained. The development of more than
100 acres of the site into a golf course, Maritime Village, resort housing, and related facilities will
necessarily have an impact on the wildlife that does use the site presently. But these tend to be local
birds and small mammals in no danger of extirpation in the area. The native habitat that does remain is
to be retained in patches rather than small strips, which does improve habitat quality and usefulness
over a wider range of species. Habitat mitigation is found in Section 3.7.4 and Appendix 7, and the
requirement at the permit level to provide specific habitat mitigation plans in concert with each
development phase to control stormwater and assure that wetlands, buffers, and protected open space
habitat are identified and protected through all phases of operation and construction.
(7) Rural Character and Population-This section (Section 3.8) also addresses the issues of housing
and the potential changes in the Brinnon Subarea as a result of the resort. Mitigation is identified in
Sections 3.5.7 and 3.5.9 discussed above.
(8)Archeological and Cultural Resources-Any large-scale project needs an archeological assessment
to make sure that cultural and archeological resources are not disturbed or compromised. An
assessment was done finding no sites of significance in the areas to be developed. (See Cultural
Resources Assessment, Appendix 8.) Mitigation includes a requirement to notify proper authorities if
such resources are identified during any level of project development.
(9) Critical areas-The EIS discusses the key critical areas affected by the project, including the
wetlands (Section 3.10.1), aquifer recharge areas (Section 3.10.2), fish and wildlife conservation areas
(Section 3.10.3), and geologically hazardous areas (Section 3.10.5). The site has no flood hazard
areas. The objective of the proposal was to avoid impacts where possible, so the steep bluffs of the
south shore are protected by a significant setback, and the steep slope rules provide for setbacks in the
Marina Village area where slopes occur. Wetlands and buffers are also avoided, with the exception of
Wetland B in the golf course area, which is in the kettle necessary for the irrigation and water reuse
reservoir. \Mere this wetland is being disturbed, however, mitigation plans require a significant
replacement wetland and buffer to be identified and installed prior to any actions to remove the existing
wetland. Requirements are also in place to protect the water quality of the wetlands during both
construction and operations, and to make sure the golf course is operated consistent with County
regulations for golf courses in aquifer sensitive areas. (The County has adopted King County
standards for such uses.) Criticalarea mitigation measures are identified at Section 3.10.6.
Altematives were evaluated, including the no action alternative, a proposal to designate the entire
BSAP MPR area as a resort, and a hybrid looking at the Pleasant Harbor proposal east of US H\Mf
101 and a rural development directed to recreational use consistent with rural regulations, but
recognizing the proximity with the resort would generate demand for more intense rural uses with the
resort than without. All of the alternative uses and potential impacts are addressed in Chapter 4.
With the exception of the No Action Alternative, the alternatives all have similar impacts since the bulk
of the property is put to resort uses, which mean they share similar impacts in terms of clearing, grading,
and development and share common mitigation requirements with the proposal to avoid, minimize, or
protect and mitigate the environmental values discussed.
The principal differences are discussed
The No Action Alternative presumes the existing proposals for west of US H\AfY 101 would be in place
and the marina would continue in its current status, but that the property east of US H\ nf 101 would be
developed into a small local golf course and 24 home sites, plus six on the existing marina lots, for a
total of 30 new residences. The major differences are that the No Action Alternative would be solely
Pleasant Harbor Marina and Golf Resort
FINAL EIS - (Site Specific Amendment MLA 06-87)
-xxvl-November 27, 2007
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Rural (through a Planned Rural Residential Development) and would have to rely on existing water
rights and individual wells on the separate properties. Mitigation to avoid water quality impacts would
be required, but the site would be less developed and significantly less traffic would be attracted to the
site for use. The major differences are lack of public water and sewer facilities, less of the overall site
developed and more retained in natural settings, and significantly less traffic. The No Action Alternative
also does not provide the economic and community benefits contemplated in the Comprehensive Plan
of a Master Planned Resort.
The Brinnon Subarea Plan Alternative assumes a different format for the development, with 24 units in
houses on 15 lots along the southern shore and marina properties, and a 200-unit hotel resort
conference center on the properg south of Black Point. The major difference with the Pleasant Harbor
Resort proposal is that the entire 310 acres would be brought into the resort and the resort would
develop a resort village with commercial services on the properties west of US H\
^f
101 . The intense
development of the MPR property would require similar facilities and conditions as the Master Plan
proposal under review.
Water, sewer, and other public facilities can accommodate the proposal and the same mitigation
requirements would be in place for the BSAP Alternative as the Master Planned Resort under review.
The majordifference is in traffic. The US HWY'101 alignment, speed, grade, and site distances are
such that crossing movements would be a safety factor and likely unable to retain the "C" level of
service required on US H\Mf 101. A signalized intersection would not be permitted under current
standards for highway design, and as such grade separation for both traffic and pedestrians would be
required.
The Hybrid Alternative assumes the Master Plan for the east side of US HV1lf 101, so the programs
and mitigation identified in Chapter 3 would be required. On the west side the additional development
is permitted under County rural rules, but would be limited by the need to serve the project with septic
tanks and individual wells. Here again, water quali$ and quantity conditions are required to protect
water quality. The issue of traffic separation and ingress and egress onto US HWY 101 is an issue to
be addressed at the permit level and will pose challenges due to the volumes of traffic and the need to
avoid any unsafe turning movements. Coordinated traffic planning will be important and will be the
principal issue. The other impacts and mitigations are similar to the Master Plan and the BSAP
Alternative and similar conditions would be expected.
Additional information on permit-related conditions may be found in the Appendices.
57 57 7 400 1 I LEG AL1 37 24 1 33.2
Pleasanl Harbor Marina and Golf Resort
FINAL EIS - (Site Specific Amendment MLA 06-87)
-xxvil-November 27, 2007
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Pleasant Harbor Marina and Golf Resort
FINAL EIS - (Site Specilic Amendment MLA 06-87)
THE PROPOSAL CHAPTER 1
CHAPTER 1-THE PROPOSAL
The proposal is a Comprehensive Plan amendment and Master Plan approval for a Master Planned
Resort (MPR) proposed forthe Black Point area of the Brinnon Subarea in Jefferson County consisting
of a golf course resort, marina, and Maritime Village.
1.1 Location of the Proposal
The geographic location is shown as a red star on the Figure 1-1 Location Map below
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The project is located in the Brinnon Subarea (Area 11) of Jefferson County, shown in Figure 1-2, as
copied from Figure BR 1 of the Brinnon Subarea Plan (BSAP).
Flgure 1-2 Brinnon Planning Area
11
Pleasant Harbor Marina and Golf Resort
FINAL EIS - (Site Specific Amendment MLA 06-87)
Page 1-1 November 27, 2007
U
THE PROPOSAL CHAPTER 1
The BSAP identified the Black Point area as the location of a potential Master Planned Resort (See
Figure 1-3)
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Figure l3 Brlnnon Subarea - Gonceptual Master Plan Arca
The Pleasant Harbor proposal includes a substantial portion of the Black Point property proposed for
Master Planned Development in the BSAP.
Pleasanl Harbor Marina and Golf Resort
FINAL EIS - (Site Specific Amendment MLA 06-87)
Page'l-2 November 27, 2007
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THE PROPOSAL CHAPTER 1
The property within the BSAP potential MPR area is 310.6 acres under multiple ownerships, as shown
in Figure 1-4.
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Flgure 1-4 Brlnnon Subarea - Conceptual Master Plan
Arca Ournerchip
tt0.6 (38 hcft*rg Dfn LcE)
The proposed Master Planned Resort is located on the "Statesman" property (approximately 256 acres)
upland and 15.2 acres of DNR marina lease area.
Pleasant Harbor Marina and Golf Resort
FINAL EIS - (Site Specific Amendment MLA 06-87)
Page 1-3 November 27, 2007
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THE PROPOSAL CHAPTER 1o
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1.2 The Proposed Master Plan
The Pleasant Harbor Marina and Golf Resort Master Plan proposal involves two components:
. The Golf Course and resort located on the Black Point portion of the property south of Black
Point Road.
o The marina and Maritime Village adjacent to the current Pleasant Harbor Marina and north of
Black Point Road.
o The overall layout is shown in Figure 1-5.
Area: 256t acres
lmpervioust 17o/o
Pervious:48%
Natural: 35%
Note: Pervious includes lawns and
other pervious developed areas. The
natural area consists of pervious areas
that are planned to be undeveloped.
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Figure 1-5 Site Plan - Overall
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November 27, 2007o
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Pleasant Harbor Marina and Golf Resort
FINAL EIS - (Site Specific Amendment MLA 06-87)
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THE PROPOSAL CHAPTER 1
1.2.1 The Golf Course and Resort-220t Acres
The golf course portion of the resort is located on the Black Point portion of the property east of US
HWY 101 and south of Black Point Road.
\2"6
Area: 220+ acres
lmpervious= 17o/o
Pervious:55%
Natural:28%
Note: Pervious includes lawns and
other pervious developed areas. The
natural area consists of pervious areas
that are planned to be undeveloped.
Figure 1-6 Site Plan - Black Point Lands
Pleasant Harbor Marina and Golf Resort
FINAL EIS - (Site Specific Amendment MLA 06-87)
Page 1-5 November 27, 2007
THE PROPOSAL CHAPTER 1
Legend for Figures 1-5 and 1-6 - Golf Gource Resort
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The MPR for the Black Point Lands (see Figures 1-7, 1-8, 1-9) includes:
o A championship 18-hole golf course of 6,200t yards "Links Design"
o 60,000 square foot resort center:
o Restaurant and lounge with outdoor lanai
. Conference center and reception
. The spa
. The pro shop and offices
o 128-unit terrace lofts for resort occupancy
. 462 - two-story garden townhomes
. 97 - one-levelvillas
. 52-unit staff housing
o Class A reuse recycle sewage / effluent / water treatment plant and ponds
. A 200-seat community center
o A 3,000 square foot restaurant for golfing refreshments and community dining
r 739 total residential units
Pleasant Harbor Marina and Golf Resort
FINAL EIS - (Site Specific Amendment MLA 06-87)
Page 1-6 November 27 ,2007
THE PROPOSAL CHAPTER 1
Il
Flgure 1-7 Terrace Condo-Tel Center
Pleasant Harbor Marina and Golf Resort
FINAL EIS - (Site Specific Amendment MLA 06-87)
Page 1-7 November 27 ,2007
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THE PROPOSAL CHAPTER 1
Figure 1{ Golf Cource Alpine
Townhome Housing - Typical
Pleasant Harbor Marina and Golf Resort
FINAL EIS - (Site Specific Amendment MLA 06-87)
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Page 1-8 November 27, 2007
THE PROPOSAL CHAPTER 1
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Area, and Emergency Entry
Typical Golf resort sections are shown in Figures 1-10 and 1-1 1
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Figure 1-10 Section - ResidentlalType 1 Development- Black Point Lands
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Pleasant Harbor Marina and Golf Resort
FINAL EIS - (Site Specific Amendment MLA 06-87)
Page 1-9 November 27, 2007
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THE PROPOSAL CHAPTER 1
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Figure 1-11 Section - ResidentialType 2 Development- Black Point Lands
Fire safety note-As a general matter, all buildings are required to provide a 1.5 x height collapse zone,
and an area suitable for ladder access to any side of the building not served by paved surfaces of 10-
15 feetwide. The specifics of such a program are detailed in conjunction with building plans, and are
not necessarily shown on these sketches (applies to the marina area as well as the Golf area).
I lloi!Y
vi A5
Pleasant Harbor Marina and Golf Resort
FINAL EIS - (Site Specific Amendment MLA 06-87)
Page 1-10 November 27, 2007
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THE PROPOSAL CHAPTER 1
1.2.2The Marina and Maritime Village
The Maritime Village is the northerly component of the Master Planned Resort, located between US
HWY 101 and the Pleasant Harbor Bay, and consists of the marina, the maritime resort, and water side
resort. See Figure 1-12.
Commercial
Water-side units
Townhouses
Villas
16,000t square feet
63 units
40 units
48 units
151 residential unitsTotal
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Flgure 1-12 Site PIan - Marina
Pleasant Harbor Marina and Golf Resort
FINAL EIS - (Site Specific Amendment MLA 06-87)
Page 1-11
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November 27,2007
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Area: 371 acres
Impervious: 22o/o
Pervious: 5olo
Natural:737o
Note: Pervious includes lawns and
other pervious developed areas. The
natural area consists of pervious areas
that are planned to be undeveloped.
THE PROPOSAL CHAPTER 1
Legend for Figure 1-12 Site Plan - Maritime Village and Waterside Lots
BUILDIN G TYPES
MARINA VILI.AGE
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Pleasant Harbor Marina and Golf Resort
FINAL EIS - (Site Specific Amendment MLA 06-87)
Page 1-12 November 27, 2007
ffi
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THE PROPOSAL CHAPTER 1
1.2.2.1 Maritime Village Subarea
The Maritime Village subarea is located at the northerly end of the marina and is a redevelopment of
the existing marina and commercialfacilities serving the marina.
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Figure 1-13 Site Plan - Marine Village Subarea
Redevelopment of the existing marina complex into a mixed use "Maritime Village." Four mixed use
buildings would include 16,000t square feet of commercial space, with recreational residences located
above, accessed via an adjoining service road. A waterfront pedestrian promenade will be developed
along the shoreline between the new structures and the existing marina.
. The 16,0001 square feet of commercial space is proposed to contain a mix of uses.. Retention of the existing 285-slip Pleasant Harbor Marina. No expansion is planned for the
existing docks other than cleanup of wood docks, creosote piers, and replacing the fueltanks and
delivery system.o Development of a new access road from Black Point Road north on the upland side of the
properties as a one-way access to the Maritime Village area.
. Closure of five existing access/egress points from US HWY 101 .
The new Maritime Village will replace the existing convenience store and boater's room (circa 1950s),
as well as other smaller existing structures. The septic tank(s) and pump house will be replaced with a
Sewage Treatment Plant and Water Treatment System. The Fuel Containment Tanks and Pump will be
replaced with the new fuel system.
The Maritime Village Promenade may include a variety of small service and commercial facilities in a
16,0001sq. ft. facility. A typical mix could include:
. A convenience storeo An entertainment centero A marine store. A small restaurant and pizza delivery
Pleasant Harbor Marina and Golf Resort
FINAL EIS - (Site Specific Amendment MLA 06-87)
Page 1-13 November 27, 2007
/- --:,' ,/
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THE PROPOSAL CHAPTER 1
. A gift and arts and crafts store. A registration/reception area for guests that is combined with Pleasant Harbor Yacht Club
(includes showers, steam rooms, change rooms, and laundry facility)
A Maritime Village could also include both active and passive water features.
No vehicles (other than emergency vehicles) are allowed access to the pedestrian promenade adjacent
to Pleasant Harbor.
The promenade is pedestrian only and connects with an extensive pedestrian pathway network linked
throughout the resort.
The Maritime Village resort front or rear balconies or solariums are always orientated towards the view
lines of the one- and two-story resort villas and townhomes.
. The secondary one-way road exits US HWY 101 (see Figure 1-15).
. The buffers to the five natural streams on the property are to be restored and natural buffers
retained within 50 feet of the stream's edge.. Commercial parking and guest parking will be available at below grade parking areas as wellas
surface parking off Black Point Road. All subsurface parking will have to provide fire safety
systems, including air handling, water, emergency access, and egress.
e A shuttle provides public transportation to offsite locations, and pedestrian pathways provide
public walking areas within the resort.. The Maritime Village development is designed to be set back 30 feet from the top of natural
slopes, except those improvements directly serving the marina. Typical sketches are illustrated
in Figures 1-14,1-16,1-17, and 1-18.
The figures are illustrative of the general location, bulk, and density of the residential units proposed.
Site-specific considerations include compliance with County shoreline setbacks and setbacks from the
top and toe of protected slopes, and orientation to fit the specific site requirements.
<a- l(E tl Erltr*
Rrldrdrl Typr A D.v.hpmra - Hrrlru t tl
Ccfir.rdrln rl&lrtLl O.v.loFrilt- Xrhr L.ndt
Flgure 1-14 Sectlon - Residentlal Type A Development- Maritime Vlllage
Pleasant Harbor Marina and Golf Resort
!ilEEIESI-trIEIE:E
FINAL EIS - (Site Specific Amendment MLA 06-87)
Page 1-14 No\€mber 27, 2007
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THE PROPOSAL CHAPTER 1
The rehabilitated area includes pathways and fire access consistent with local code requirements.
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Figure 1-16 Section - Commercial/Residentia! Development - Marina Lands
Pleasant Harbor Marina and Golf Resort
FINAL EIS - (Site Specific Amendment MLA 06-87)
Page 1-15 November 27, 2007
\
THE PROPOSAL CHAPTER 1
1.2.2.2 The Waterside Residential Area
The eastern portion of the Maritime Village portion of the resort consists of townhomes and terraced
condominiums that have private access from the reconstruction of the existing 12-fool roads to one-way
accesses for the residential condominiums and another 12-fool one-way road providing public access
to the Maritime Village.
. The Water Side Lots:the Bed and Breakfast: and the Kaufman Blue House.
This land area is planned for stacked Alpine Style Garden Town Homes, Terrace Condominiums and
residents' surface parking.
A new Habitat Townhome design follows the grades and creates view lines as shown in Figure 1-17.
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Page 1-16 November 27, 2007Pleasant Harbor Marina and Golf Resort
FINAL EIS - (Site Specific Amendment MLA 06-87)
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THE PROPOSAL CHAPTER 1
The figures are illustrative of the general location, bulk, and density of the units and commercial
development proposed. Site-specific considerations include compliance with County shoreline
setbacks and setbacks from the top and toe of protected slopes. Such considerations may require
minor changes in location and orientation to fit the specific site requirements. The illustrations are
typical and not site specific.
1.3 Summary of the Proposal and Permitting Limitations
The golf course resort development will involve the development of the preliminary and final plat,
creating the lots on which the project is constructed (including all road, sewer, water, stormwater, and
other infrastructure). All infrastructure serving the phasing plan of the plat must be installed before site
development may begin.
The key elements of the residential portion of the project are the terraced lofts, the Alpine townhomes
and Villas.
The drawings shown are conceptual, but any development must substantially reflect the orientation,
layout, and composition of the proposal. Mandatory elements of any application shall include:
o Total acres
. Golf side-220t acres
. Marina side-37t acres upland and 15.2t acres tidelands
o Total units 890 project limits
. Golf side-739 units
. 52 staff apartments
. Not more than 68 units (10% of resort properties) as permanent residences, plus any
units transfened from the marina side
. Not more than 40o/o of resort units for long-term tourist use (seasonal stays not to
exceed six months)
o At least 50% of resort units in short-term tourist pool
e Marine side-no more than 151 units
. Not more than 16 (10%) permanent residences (may be shifted to golf course side, but
total permanent residences shall not exceed 84 units)
. Not more than 30% seasonal tourist, not to exceed six months
. At least 600/o in short-term tourist pool
. lmpervious surface
. Golf side-20%
o Marina side-40%
57 57 7 -000 1 I LEG AL1 37 241 7 4. 1
Pleasant Harbor Marina and Golf Resort
FINAL EIS - (Site Specific Amendment MLA 06-87)
Page 1-17 November 27, 2007
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CHAPTER 1THE PROPOSAL
Pleasant Harbor Marina and Golf Resort
FINAL EIS - (Site Specific Amendment MLA 06-87)
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November 27, 2007Page 1-18
THE PHYSICAL SETNNG CTIAFTER 2
CHAPTER 2 - THE PHYSICAL SETTING
This section dessibes the physical setling in whir*r the proposed action and aftematives will occur.
2.7 Location of ilte Prcpsal and Altematives
The site is located in soutrcrty Jeftrson County on the shores of Hmd Canaland Pleasant Harbor, a
nafurally occuning bay- The area b encornpassed in the Brinnon Subarea Planning Area of the
County.
2.2 Brinnon SuDarea
Brinnon b an unincorporated communig situated at the mouth of the Dosermllips River on both skles
of US HWY 101, betreen the Olympic Mountains and Hood Cana!. The Brinnon planning area is
deftrcd by the Forest Servbe's Rainbor Campground at Mount Walker on the north and the Jefferson
County line to $e souh, and includes all the land in betryeen Hood Cana! west to the Olympic National
Park. tl\fithin the Brinnon planning area the mairity of the lands are brest bnds owned by the federal
and state govemment and private limber companies. There are also small concenhations of retail and
commercial servioes in Bdnnon and at Black PoinUPbasant Harbor.
tMrth the exception of small lot suMivisions, the BSAP is cfiaracterized by low density residentia!
development with a remote, rural character. Higher density resftlentiial hnds tend to occur along or
near tre Hood Canal shoreline and portirns of the Dud<abush and Doseuallips Rirers. Cunent
resirlential zoning b in the brm of fwe, bn-, and trenty-acre bts. At the tirne of adoptbn of the BSAP
there was an anticipabd 2Gyear demand br 280 residential hts to accommodate the projeded
populatbn increase- There are approximately grc vacant lots on reord. Recent interest in canal and
nacatbn housing, houwer, may accelerate the pntiected nate of absorption-
Cunent populafion br the BSAP is estimated at 1,320 peopb, based on tfie year 20fi) population of
approximately 1200 and2.O3% annual gror& rate br fwe years. Local population may grow to 5,000
when summer and seasonal residents are counted in the peak summer season. Recent population
bends in the area suggest the mairrity of thb increase is fiom people retiring to the area who are 50
years of age and oHer- Ownership and ocorpancy bends also suggest that nearly half of developed
bts are in seasom! or recreatbnal use, and the percentage of seasonal wnership wil! likely increase,
due to the overall grout0r of the Puget Sound regbn and the athactive natural amenities of west Hood
Canal. Thb demand br recreational propedie contributed to the doubling of ay€rage housing prices
betren 1990 and 2fi)0. The demand for both permanent retirement and recredional homes
continues to drive up local housing pnoes.
Plmant Harbor UrlE a.d Gof, Resdt
Flt{AL EIS -(SiE SpedficAmendment MtA (D{4 Page2-1 No!rerte(27, ZP7
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THE PHYSICAL SETTING CHAPTER 2
Figure 2-1 Brinnon Gomprehensive Plan Land Use Designations
Pleasant Harbor Marina and Golf Resort
FINAL EIS - (Site Specific Amendment MLA 06-87)
Page 2-2 November 27, 2007
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THE PHYSICAL SETTING CHAPTER 2
The Brinnon core is designated a RuralVillage Center (a LAMIRD under GMA) in the Jefferson County
Comprehensive Plan. This is an area of approximately 66 acres, with about 19 acres currently vacant.
Developed land is a mix of residential and commercial uses such as a restaurant, motel, insurance
office, grocery/gas station, nursery, and post office. The intent of the Rural Village Center (RVC)
designation is to allow for commercial infill development to take advantage of what is expected to be an
increase in local tourism from the overall growth of the Puget Sound region, and to allow for the
possibility of higher density, lower income housing. Also in the RVC are the Brinnon School and the
headquarters for the Brinnon Fire District #4.
Flgure 2-2 Aerlal Photo, Black Point to Brinnon (Brinnon town slte located Just north of the river,
not south as shown on the map)
Brinnon has a large number of platted lots, but development in some areas is limited by a high ground
water table, a lack of sewer facilities, and a flood plain/flood way (see Figure 2-3).
Pleasant Harbor Marina and Golf Resort
FINAL EIS - (Site Specific Amendment MLA 06-87)
Page 2-3 November 27, 2007
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2.3 Existing Sife Conditions (Black PoinAPbasant Harbor)
The area known as Black Point is an approximately 710-acre peninsula that is surrounded on the north,
south, and east by the waters of Hood Canal. Pleasant Harbor is formed by the west shore of Black
Point and the mainland and is connected to Hood Canal by a narrow channel at the harbor's north end.
US HWY 101 defines the remaining western edge of Black Point.
2.3.1 Black Point (Figure 2-,0)
Land use on Black Point itself is comprised of full{ime and seasonal residences; vacant residential
parcels; a previous, nonconforming 500-unit RV campground that is currently used in the summer
season and is permitted for 60 RV sites; a real estate office; and approximately 30 acres of forest
owned by the Washington State Department of Fish and Wildlife (WDFW, which has a boat ramp and
picnic facilities at the south end of Pleasant Harbor. There are 246 platted parcels on Black Point. Of
the remaining parcels, 158 are developed with some kind of residence, 72 are vacant,4 are set aside
for community use, and 4 are owned by the WDFW.
Pleasant Harbor Marina and Golf Resort
FINAL EIS - (Site Specific Amendment MLA 06-87)
Page24 November 27, 2007
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THE PHYSICAL SETTING CHAPTER 2
According to the 2000 Census there are
107 permanent residents on Black
Point, which represent approximately 57
full-time dwelling units. This suggests
the other 101 developed residential lots
are for seasonal or recreational use.
The majority of the existing lots (225)
are zoned for one dwelling per five
acres, so the existing lot configuration is
not expected to increase. The Black
Point subdivisions are served by a
public water system and onsite sewage
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Figure 2-5 Pleasant Harbor
2.3.2 Pleasant Harbor Marina
Pleasant Harbor (see Figure 2-5) is an all-weather,
deep-water harbor that contains two marinas and is
accessed through a narrow channel from Hood Canal.
A State Park overnight moorage dock and ten private
docks share the shoreline of Pleasant Harbor with the
two marinas. A public boat launch is also located at
the southernmost extent of Pleasant Harbor on
Washington Department of Fish & Wildlife lands. A
new boat ramp has been constructed in the southwest
corner of the harbor by the WDFW to promote access
to the Hood Canal fishery (see Figures 2-6 and 2-7).
The Pleasant Harbor Marina is a commercial marina
located on the harbor's north side. The marina
contains 285 boat slips. The marina is equipped with a
fuel dock for marine fueling for both boats and float
planes. Pump-out facilities are located on the gas
dock, providing sewage disposal for boats in the
harbor.
Figure 2-{ Black Point Properties
disposal systems (septic tanks and drainfields) on individual
lots. There are two subdivisions of significantly smaller lots in
this zoning district: a larger concentration along Rhododendron
Lane at the northeast tip of Black Point and a smaller
concentration off of Roberts Road at the southeast corner
adjacent to US H! nf 101. The majority of these smaller lots
are developed with residences and serviced by Pleasant Tides
water system and individual septic systems.
Undeveloped areas of Black Point are dominated by stands of
mature second and third groMh forest composed of
indigenous coniferous and deciduous trees, along with a
healthy community of understory plants and shrubs.
Figure 2-6 New WDFW Boat Launch
Pleasant Harbor Marina and Golf Resort
FINAL EIS - (Site Specific Amendment MLA 06-87)
Page 2-5 November 27, 2007
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THE PHYSICAL SETTING CHAPTER 2
A second, smaller marina, the Home Port Marina,
is located northeast of the Pleasant Harbor
Marina near the entrance to the harbor. Another
marina is located more than four miles away on
the east shore of Hood Canal in Seabeck.
Marinas are limited on Hood Canal, so Pleasant
Harbor acts as an important fueling, mooring, and
sewage disposal site for boaters on the Canal.
2.4 HOOd Canal Figure 2-7 WDFW Boat Launch
Hood Canal is a dominant environmental feature of the proposal area. Unlike a true canal, it is a sixty-
mile long narrow, deep, body of water much like a ford. The freshwater sources of the Canal include
snow and glacier melt from the Olympic Mountains, and numerous spring fed lakes and wetlands of the
Kitsap Peninsula, all of which are carried to the Canal by a number of rivers and many small streams.
There are also points along the Canal that directly receive groundwater. Figure 2-8 shows the extent of
the Hood Canal drainage basin.
Hood Canal supports multiple natural
environments, along with recreational and
commercial interests. The Canal has long
been known for its diversity and abundance
of wildlife. lt contains several types of
fisheries, including salmon and shellfish,
which are an important part of the local
economy and of particular commercial
interest to local Tribes. Tourism is a
significant part of the Hood Canal Region's
economy, attracting people for recreation
such as sailing, fishing, orca and bird
watching, and for camping and hiking in the
nearby state and national parks and forests.
It is a strategic waterway and home to the
Bangor Naval Submarine Base. lts shores
and near uplands have also become home
for an increasing number of people as the
Puget Sound region has continued to grow.
The geology and undenrvater topography of
the Canal play a key role in overall water
quality and the dynamics of how its waters
circulate. Compared to the rest of the
Canal, the entrance is relatively shallow at
approximately 150 feet in depth.
lmmediately south of the entrance the
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Figure 2-8 Hood Canal- River Basin
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.,. River Basrn
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Pleasant Harbor Marina and Golf Resort
FINAL EIS - (Site Specific Amendment MLA 06-87)
Page 2-6 November 27, 2007
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THE PHYSICAL SETTING CHAPTER 2
Canal becomes very deep, averaging between 500 and 600 feet. The geology creates a bottle-neck in
the Canal that restricts water flow and the ability to exchange or'flush' with the changing tides and
seasons. Estimates of the length of time for complete water exchange range as high as thirty years. ln
addition, the waters of Hood Canal are often highly stratified. Fresh water from the surrounding
drainage basin tends to remain near the surface and creates an upper layer of water that has a different
temperature and salinity than the deeper layer. This stratified water mixes poorly, making orygen and
nutrient exchange difficult. The end result is that Hood Canal is highly susceptible to impacts of
surrounding development and "high impact" human activities that introduce sediments, chemicals, and
organic material into the Canal's waters. For this reason, any resultant development must focus on low
impact, zero discharge designs where possible.
2.4.1 Recreation on Hood Cana!
The state recreational areas near the proposed master plan are both significant and popular, with more
than one half million visitors to the area annually, principally in the summer season.
Washington State Parks has developed a Management Plan for the state-managed parks in the
Dosewallips Area, near Brinnon:
(1) Dosewallips State Park,424.5-acres/5,500 feet of shoreline - has picnicking, hiking, boating,
fishing, public recreational shellfishing for oysters, clams, crabs, shrimp (387,221 visitors in 2004);
(2) Triton Cove State Park, 28.5 acres/593 feet of shoreline - has picnicking, shore fishing, public
recreational shellfishing, and boating @2,212 visitors in 2004);
(3) Pleasant Harbor State Park, 1 auel100 feet of shoreline - has sheltered moorage (2,439 visitors in
2004);
(4) Toandos Peninsula, with 10,000 feet of shoreline, has public recreational shellfishing with boat
access;
(5) Point Whitney Shellfish Laboratory on the tip of Pt. Whitney has a boat launch available for public
use.
(6) Right Smart Cove, 1 acrel200 feet of shoreline - has kayaking and limited access.
An on-line version of the approved June 2006 Dosewallips State Park Area Management Plan may be
obtained at: htto://www.parks.wa.qov/olans/dose/Dosewallips%20Final%2OPlan.pdf. See also the
Dosewallips State Park web site at http://www.parks.wa.qov/oarkpaqe.asp?selectedpark=Dosewallios.
Additionally, the state-owned Duckabush Tidelands, located off US H\A^f 101 about 3.9 miles south of
Brinnon, are open year-round for public recreational shellfish harvesting.
Pleasant Harbor Marina and Golf Resort
FINAL EIS - (Site Specific Amendment MLA 06-87)
Page 2-7 November 27, 2007
THE PHYSICAL SETTING CHAPTER 2
2.5 The Olympic Mountains
The other outstanding natural and recreational features of the area are the Olympic Mountains, and its
combination of National Forest, National Park, and recreation areas.
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Figure 2-9 Olympic National Park Figure 2-10 Olympic National Forest
The Brinnon Subarea includes access to the Olympics through three trailhead systems: the Duckabush
and the Dosewallips to the north, and the Hamma Hamma to the south. The Seal Rock Park
campground, located just north of Brinnon, provides public access to the shoreline.
The Olympic National Forest is managed by the U.S. Forest Service, and the Olympic National Park by
the National Park Service.
Significant information about both systems is available on line:
Olympic National Forest website: http://www.fs.fed. us/r6/olympic/
Olympic National Park website: http://www.nps.gov/olym
Published reports identify more than four million tourists per year visit the National Forest and National
Park annually, and here again, the use is heavily skewed to the tourist season from May to October.
See: http://www.olympicpeninsula.orq/research.html. Access to the Olympic National Forest and
Olympic National Park will be one of the attractions of the resort.
Pleasant Harbor Marina and Golf Resort
FINAL EIS - (Site Specific Amendment MLA 06-87)
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OLYMPIC
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THE PHYSICAL SETTING CHAPTER 2
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Systems Near Brinnon
57577-OO01|LEGALI 37241 99. 1
Pleasant Harbor Marina and Golf Resort
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Page 2-9 November 27,2007
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Pleasant Harbor Marina and Golf Resort
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Page 2-10 November 27, 2007
PROBABLE SIGNIFICAI{T ADVERSE IMPACT REVIEVI' OF THE PROPGSAL C}IAPTER 3
CHAPTER 3 - PROBABLE SIGNIFICANT ADVERSE
IMPACT REVIEW OF THE PROPOSAL
The purpose of SEPA b to examine the potential environmental consequences of a project that trave a
reasonabb probability of rnore than a moderate impact on the environmenf resulting ftorn the proposal.
SEPA is abo used fo identlff reians of avofuling the impact or mitigalfurg the impac-turhere avoidance is
not Eaibb, and to Uentify altemdives that may provile a benefrcial result
The County issued a determination June 13, 2006 conoeming tte probable significant adverse impact
furtfie propced Master Phnned Resort, based on tfiree altematives:
. No actbn
. Thepropoaal
. The conceptual p&an desaibed in the Brinnon Subarea Plan.
During subsequent discnssbns, the County requested analysis of a'hybrftl modef sftk*t looked at the
proposal in conbxt wiEt the sunwnding Master Phnned Resort (MPR) lands outskle the MPR to view
the overall impd of the proi*t in context with other anticipated devekrpment This altemative is
refened to as the'hybrirf model-
Al! four ahematives are addressed in the ElS.
As a result of the scoping prooess, the County conduded that the potential fur adverse impact afiected
nine areas of the environrnent and rehted sub issues: (:l) sheffish, (2) water, (3) transportation, (4)
publac serybes, (5) shorelines, (6) frsh and wiHlife, (4 rural cfiarder, (8) archeobgil:al and cultural
nesouroes, and (9) crithalarqas. (See Scoping Notice dated June 13,2m6.)
Thb sedbn will address the base conditbns br eacfi, the poposal and the preliminary
recommendatbns fur aw*lance or miti;atbn. The altematiyes share many of the impacts and the
difference Inay be in timing or scale. The analysis of the aftematives and the resulting impacts will be
discussed in Chapter4.
At the programmatic level, the approval of the Comprehensive Plan amendment and Master Plan and
associd devebpment agreement do not vest the right to @nsfruct any specific proiect. lf approved,
the iilaster Phn b the guileline for ftrture permitting to assure the pennits issued for the devebpment
of poje6 within the approved Master Phn area are consistent wtth the guidelines and rnandatory
ebments set forth in the ElS.
The brmat here will be to address the specifrc irquiry by soping ndice topic and address how the
issue is afiected by and to be addrcssed by any spedfic Mas{er Plan approval.
Supplernental environrnental revbw and the opportuni$ fur the public to address propct-specific
environmental issue will be povitled at eacfi permit reviw process-
3.1 Ettisting Conditions
The golf ooume resod b located south of Black Point Road and occtrpies approximately 22O *res.
The site was previonsly devoted to a Sfi)-unit campground brmerly owned by Thousand Traib and
l.lACO, and tms well developed with a dubhouse, roads water sysftem, and camp sites- (See map at
Appendix 1.) The site b characterized by several relativety flat terraces, intersperced wtth steep slopes
and a series of kettles or depressions; the bottoms of three kettles are charac{erized by wetland
vegetation- Mos{ natural runoff on the site is presently contained in the kettles or filtered through
naturalvegetation. The southem portion of the sile is a steep bluff(1(X)+ feet high) and a nanow beach
Pleasan[ tlzborUniB and Go[Resst
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PROBAAI.E SIGNIFICAIiTT ADVERSE IMPACT REVIEW OF THE PROPGSAL CI.IAPTER 3
fronting the shellfish berches on the Duckabush River delta. A srnall path presenty leads from the top
of the blufito the beach, but no developrnent b located in proximity to the blufis orthe beaches-
Pleasant Harbor b an allryeather deeprater harbor along the rvestem edge of the Hood Canal, 18
nautft:al miles sonth of the Hood Canalfloating bridge, near Brinnon, Washingrton.
The existing rmrina contains 285 boat slips, including 21 that can a@ommodate vessels up to 150 feet
in bngth and dates ftom the late 194Os and ms most recenty permitted br e:eansion in 1997.1
The current Pbasant Harbor Marina is equipped with a ftrel dock for marine fueling with a sewage
pump-out located on the dock
The marina was er@nded to its current configuratbn under permils granted in 1997 and the
occupancy and planned operations of the marina .xi a functbnal part of the resort are wtthin the range
of uses and densitbs contemplated when the marina ogansbn rvas approved. Further seansinn of
the rnarina or its operalbns, beyond that approved under previrrus permits, is not antidpated as part of
the proposed Fojecf by Statesman Corporalbn.
Most recenfly. permits ruere approved for tte expansbn of the WDFW boat launch (constucted and put
into operatbn in 2fi)7) tocated at the southerly end of the marina.
l/\lttib the presenoe of the resort may increase the overall use of both the marina and boat launch as a
destinatbn or launch site br boating acliviths, both fie marina and the boat huncft are planned for
public actiyity and both facilities are anticipated to operate within prevfrrusly approved limits even with
the derebpment of the resort fuiy expansbn of either marina or boat launcfi facilities would require
nw permb and revbw. None is planned in conjunction with fte resorl
The Pbasant Harbor/Bhck Point area is dnged wtth rcsklentialdevelopment on small bts with septb
disposa!. Many of the waterfront lots in the harbor have docks or float facilities that are used for
boating, tmking the harbor an actiue marfime area, partirrhrly in tre summer. Pleasant Harbor has
some lire aboards, and, to a greater extent so does the marina to the noilh.
The WDOH has a rmter quality rnonitoring statbn, #293, in the Hood Canal near the moutlr of Pleasant
Harbor to measure bacileria buels used to determine shellftsh dosure zones (WDOH 2005). Water
qualtty in Pleasant Harbor'meets silandards but there are sdne concems;'howe,ver, the WDOH has
prohibited shellfish harvesting in Pleasant Harbor based on standard oonoems with any shellfish grown
in an area adjacent to a marina (WDOH 2m6a). This decisbn b not likely to change due to the risk of
shellfish containing harmful bkrtoxins and pollutants to hurmns. Commercialand recreatbnalshellfish
harvesling is not allowed in prohibibd areas.
3.2 Shdlfish
Jeftrson County receired scoping ommenb onceming potenlhladrerse imp*:
. V\lheffter the resort rrculd resuft in increased vessel operation in Pleasant Harbor that may
creab a risk of increased cbsure to shellfistr harvesling in the immediate sunounding area-
o How to address an invasive spedes, Club Tuni:iles (S$eIa daval,z that has been bund in the
marina and redue the potential that Pleasant Harbor will be the catalyst for a rapkl bbom of
Tunicates onsite having specilic, localized impacts on the shellfish in Bhck Point and Pbasant
Harbor-
t The sholetrne permit fu the marina e:eansim as SDF(l&Omg, issred July 14,1997- The Firnl Endirg Site
Plan fior Marina F::pamion d Plesant Harbor Marina w6 approved Au$rst 18, 1998. Sheets 1-5. The permils
ard associaH trerms and condilims are amilable at the Jefierson County Oepartnert of Corununity
Darctopment office and Headquarters Ftre Distid # 4.
' Gtb Tunicates are not shelfistr, but are addressed here fur corwenience
FNAL EIS - (SiE Spe<rfrAmeodmerr MLA (b-E4
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purposes.
No€mber27,2007Pbasilt Harbo. Marha ard Go[Resort
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. How to assure the potential for the project to afiect water quality in Hood Canal, as il may afiec{
fish or shellfish b addressed, and means are klentified to eliminate or mitigate potential
signihnt adverse impacts.
lf water quality degradafnn (rccus as a result of the resort acti@, other marine{ependent organiwns,
induding fish, invedebrates, whabs. and porpcnse rmy be afiected. Where such impa6 are ilentified,
measures to eliminate the source of contamination must be klentified and addressed in any permit
revbw. The purpose of the mitfuation measures suggested and/or required by this EIS is to assure that
the project is deigned to avoirl rater quality impacts.
3.2.{ Shellfish--Pleasant }larbor
No additonal shellfish closures are antbipated as a result of the approua! of the Pleasant Harbor
Marina and Golf Resort. Water qualrty data for Pleasant Harbor and the exisiling marina, induding data
relating to the exMng marina operdion, was collecGd as amilable and summartzed in the report bund
in Marina lmpact Report. (See Argust 15, 2U16, Report at Appendix 2.)
Shellfish dosure zones establMed by the Washington State Elepartment of Health (W[)OH), marine
water quality data records fiom Jeftrson County Departsnent of Health, Washington State Department
of Ecology (WDOE), Wbshingilon Departnent of Fbh and Wildlife (WDFW, and local Tribes were
sought and collected as avaihble.
The water circulation pattems of Pbasant Harbor were collected ftom currert and tilal records- The
boating movement around the plers and docks was also recorded and e:omined to determine the route
of bavel in the harbor-
A field assessment of Pleasant Harbor and the marina environrnent rms conducted to assess the
exisling conditons to obtain inbrmalbn on the areas of ooncem and to obtain site photographs. The
marine survey rvas conducled ftom a boatand induded water quality measurements as well as wildlife
observations. The fieH sur\rey abo documented general characteristics in the harbor.
Additional infurmation is abo Fovided based on meetings and discnssbns regarding lhe Styela dava
and poposed dock replacement program with the WDFW since September 2006. A site visit to the
marina with the WDFW occnned on September 15, 2006-
Shellfistr resdloes, ittcluding mussels, dams, and oysters rrere observed within Pleasant Harbor and
in the vicini$ of the Pbasant Harbor Marina-
The number of slips at the Pleasant Harbor Marina will not increase as a result of the proposed resort.
nor will the operation capacity of the rnadna increase ftom prevbusly approved e:ganskrn as a result of
the resort. Boating traffic and movement in the harbor may be oqected to increase from the genera!
public over time as a result of increased interest in the resorl However, increased bvel of acfivity is
occuning in marinas regionally due to the limited number of marinas available, and no mteriial increase
is pledicted over tfiat contemplated in permits for the existing marina.
A new boat launcft has been oonstucted by the IM)FW on the westem side of the harbor. See Figures
3-1 and +2. Thas boat launcfi will require a fiee to launch a boat. This new boat launch will attrac{ more
boaters to Pbasant Harbor to enjoy the reqeatbnal activitbs in the area. All of Pbasant Harbor is
designated as a no-ryake zone. Pleasant Harbor Marina typically receives about l,fiD guest moorages
per year (Pleasant Harbor Marina 2@6). There has been no dredging of Pleasant Harbor in the past
20 years and there ane no plans for any nrarina expansion located in Pleasant Harbor.
Pbasant Ha6orMaim and GoffResdt
FhIAL ES -(Sb Specilk&nerdrnen[ MLA (F84 Page 13 Norember27,2fi)7
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PROBABLE SIGNIFICANT ADVERSE IMPACT REVIEW OF THE PROPOSAL CHAPTER 3
Figure 3-l New WDFW boat launch Figure 3-2 New WDFW boat launch
The shoreline permit conditions for the marina expansion approved in 1997 (at a time when a Master
Planned Resort was already under discussion for the area) do remain in effect, and as discussed
below, certain additional mitigation requirements will be imposed to assure water quality is maintained,
but no significant change or deterioration is expected.
3.2.1.1 Shellfish Mitigation Measures-PIeasant Harbor
Mitigation for impacts resulting from the current operations, including stormwater runoff and the
dependence of the area on wells and septic tanks, is found in requirements to upgrade the public
facilities at the Maritime Village, upgrading the fueling and pump out docks, and the onshore facilities to
minimize the risk of spill. The marina is required to have spill prevention plans and spill containment
facilities in place, and all such plans shall be reviewed at the time of the shoreline permit review to
assure that the plans are up to date and consistent with best management practices.
The permit and mitigating conditions required for the marina will remain in place, and additional
mitigation will be required to provide additional assurance that the marina operations will not adversely
affect the use or health of shellfish operations.
All of the marina and golf course shoreline areas are subject to regulation under the County's existing
and planned shellfish protection district. The resort shall be required to comply with shellfish protection
district conditions.
There is always a potential for water quality or conditions to shift over time, and the shift may or may
not be due to marina or resort operations. Taking advantage of the existing state water quality
monitoring program at the mouth of Pleasant Harbor, however, the resort will be required to annually
collect all water quality monitoring data from the state monitoring stations in the area and to summarize
any changes to the County. The owner is also required to conduct water quality monitoring under the
terms of the marina permits, which shall be continued. Should any changes in water quality be
identified, the County and agencies with jurisdiction may require changes in operation to end, minimize,
and/or mitigate any recent activities causing adverse change. The resort will be required to participate
in an adaptive management program to rectify the problem, including eliminating the source, mitigating
and treating to avoid the problem, or taking other steps necessary and appropriate to preserve water
quality for any source tied to the resort or resort marina operations.
The marina also provides the opportunity for an expansive boater education program similar to those
under review by the County in conjunction with its shellfish protection district and shoreline permits will
assure that a boater education program appropriate to the size and setting of Pleasant Harbor is
incorporated into any shoreline permit operational requirement for the marina and/or Maritime Village.
Pleasant Harbor Marina and Golf Resort
FINAL EIS - (Site Specific Amendment Ml-A 06-87)
Page 3-4 November 27, 2007
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PROBABLE SIGNIFICANTADVERSE IMPACT REVIEWOF THE PROPOSAL CHAPTER 3
The most significant mitigation resulting from the Master Plan proposal is found in the replacement of
the existing septic system for the marina (a common source of contamination, particularly in harbors
and bays) with a sewer system to eliminate the risk of effluent or treated wastewater entering the bay
(all wastewater is treated to Class A standards in the new wastewater treatment system and used for
irrigation in the golf course area away from the harbor). The elimination of septic tanks, particularly
those serving commercial uses, is a priority goal of groups seeing to clean up Puget Sound and should
provide significant long-term benefit where usage of the overall facilities increases.
3.2.2 Shellfish-Outside Pleasant Harbor
The overall health of the shellfish resources in the adjacent portions of the Hood Canal is good, with
only a few harvest advisories and one shellfish closure in the area. The shellfish closure nearest to the
closed waters of Pleasant Harbor is located more than 1 mile north in the Hood Canal along the
shoreline of Brinnon, Washington (WDOH 2006). Significant shellfish beaches are found to the south
fronting the Duckabush river system and north of Brinnon (see generally Chapter 2, section 2.4.1).
A review of available literature identifies no presence of Priority Shellfish, Sea Urchin
(Strongylocentrotus spp.), Dungeness Crab (Cancer magister), or Pandalid Shrimp (Pandalus spp.)
located in Pleasant Harbor (WDFW 2006). However, presence of these species is documented in the
water of the Hood Canal surrounding Black Point. Priority marine species may be present in Pleasant
Harbor during certain times of the year. A detailed discussion of marine species in the vicinity of the
site is found in the Shoreline Characterization Report, August 3, 2006, at Appendix 3. Pacific oysters
were observed in the inter-tidalzone along the shoreline in Pleasant Harbor.
It is possible that there will be an increased demand for public shellfish harvesting by visitors to the
proposed development. 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. ldentification of public shellfish harvest areas and limitations and mapping of private beds for
which public shellfish harvesting is not permitted will be part of the public service kiosk information at
the Maritime Village.
Shellfish harvesting is a popular activity in the area, with open beaches for public use managed by the
State. The resort is located in an area central to the local shellfish interest and provides an alternative
for visitors to the area, taking some pressure off the Dosewallips State Park, which presently sees
almost 400,000 visitors per year. The park allows visitors to take advantage of local fish, shellfish and
other recreational opportunities.
3.2.3 Aquatic lnvasive Species Tunicates
Since 2004, at least a dozen invasive Tunicate colonies
(Figure 3-3) have spread throughout the sound, turning
up in Hood Canal, Birch Bay, Totten lnlet, Des Moines,
and Neah Bay. Their proliferation concerns state
biologists, who worry the non-native invader will continue
to expand along the coast causing ecological damage
and threatening native species. (Fact Sheet,
Washington Department of Fish and Wildlife, March
2006). See Figures 3-3 and 3-5.
Certain non-native Tunicates are considered an "aquatic
invasive species"-non-native plants and animals
ranging from spartina to zebra mussels, which threaten
the biological diversity of Washington State's coastal
waters. Tunicates, also known as Sea Squirts, are
siphon-feeding marine animals that have a heart,
stomach, and intestines. They have no known predators
Figure 3-3 lnvasive Species
Pleasant Harbor Marina and Golf Resort
FINAL EIS - (Site Specific Amendment MLA 06-87)
Page 3-5 November 27, 2007
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PROBABLE SIGNIFICANT ADVERSE IMPACT REVIEW OF THE PROPOSAL CHAPTER 3
and can quickly blanket the hull of boats, pilings, and other hard surfaces, out competing or suffocating
other sea life, including clams, mussels, and oysters.
WDFW representatives believe that as Tunicates continue to multiply in Washington waters, they pose
a serious threat to the State's multi-million dollar shellfish aquaculture industry, just as the creatures
have done in other parts of North America.
The Washington Legislature took action in 2004 to halt the advance of Tunicates and other invasive
species. Lawmakers directed the WDFW to develop a response plan to address discoveries of aquatic
invasive species. The response plan is currently being developed.
The State also has developed standards for discharging ballast water, which is considered the likely
source for the introduction of most invasive plants and animals. Ballast water is drawn into ships for
stability and often contains many foreign species. Each year, approximately 3,500 large vessels enter
Washington, and approximately 40 percent of those ships discharge
ballast in state waters.
Vessels themselves also pose a threat. Tunicates and other aquatic
invasive species can attach to hulls and anchors. Recreational boats
can also spread invasive species if the vessel is moved from one
body of water to another.
Beginning in 2006, as part of the mitigation efforts, WDFW will
provide boaters at boat ramps and harbors throughout the coastal
region information on invasive species and how to properly clean
boats and trailers. WDFW enforcement also will be involved in the
effort, educating other law enforcement agencies on the invasive
species problem, monitoring aquatic plant and animal dealers, and
checking vessels at boat launches and harbors.
As part of the response plan initiative
the Department of Fish and Wildlife
contacted the current owners of
Pleasant Harbor Marina and the
applicant to discuss the opportunity for
partnership in addressing the issue.
Through experiments the WDFW has determined that power-washing
vessels and concrete docks are a more effective removal process than
hand-picking Styela clava (Sea Squirts). ln Pleasant Harbor
approximately 40o/o of the docks are wooden or have Styrofoam billets,
which are not conducive to the preferred method of power washing. ln
order to facilitate the management and/or ultimate eradication of Styela
clava in Pleasant Harbor, the WDFW is seeking to have all the wooden
docks and those with Styrofoam billets to be replaced over time with
concrete docks and concrete floats.Figure 3-5 Club Tunicate
3.2.4 Tunicate Mitigation (stvela claval
The proposed wooden dock replacement program for Pleasant Harbor Marina, which includes all of D,
E and F docks, is the mitigation measure requested by the WDFW. ln addition, l-dock will be replaced
as it utilizes the Styrofoam billets and not the concrete floats as the rest of the marina docks. The
concrete docks and floats will enable and facilitate the WDFWs initiative to minimize the impact and/or
eradicate Styela clava from Pleasant Harbor.
The ideal time for the dock replacement is during the off season, since this will have the least impact on
peak season demand and occupancy. Logistically there is less activity during off season, and off-
season timing will minimize the impact on existing operations and customers. Peak season is from
Pleasant Harbor Marina and Golf Resort
FINAL EIS - (Site Specific Amendment Ml.A 06-87)
Figure 3.f Pleasant
Harbor Meeting
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May through September and off season is from October through April. lt is also important to note that
Styela clava are less active when the water temperatures are below 15 degrees Celsius, making this
the ideal time for the dock replacement.
There are two options for dock replacement, Figure 3-6, depending upon the source of funding and
timing, which is yet to be determined. The preferred option is to replace the docks in stages in order to
minimize the financial burden and impact on overall operations of the marina. For example, D-dock
year 1, E-dock year 2, F-dock year 3, and l-dock year 4. See phasing plan at Section 3.3.3. The
alternative is to replace all the docks in one season; however this would be more disruptive to existing
operations and customers. This alternative is dependent upon the source of funding to make this
option viable over a short time frame.
The WDFW is working to
make Styela clava a
prohibitive species in the
State of Washington.
When Styela clava is
named a prohibitive
species, it will provide the
WDFW additional powers
and authority needed to
eradicate this evasive
species. Within Pleasant
Harbor, it is anticipated
that this new legislation
will enable the WDFW to
expedite the woodendock replacement
program, which would
ultimately impact our
proposed timeline and
phasing plan. This would
result in the upgrades to
the marina and Maritime
Village to occur in an
earlier phase.
Figure 3-G Pleasant Harbor Aerial
As part of the dock replacement program, consideration should be given to the opportunity for dock
reconfiguration. The number of slips that can accommodate boats longer than 50 feet is limited and
most marinas in Hood Canal have long waiting lists for these longer slips.
3.2.5 Shellfish-Water Quality-Protection
Protection of the water quality in Pleasant Harbor and Hood Canal is a principle concern of the region
during the construction and operation of the resort. The program will focus on means to avoid,
minimize, or mitigate any anticipated impact.
lmpacts occur from existing operations (septic fields and untreated or partially treated stormwater), and
could occur from construction (sediment and debris) and operations, particularly wastewater,
stormwater and nutrient loading from operations.
Pleasant Harbor is vulnerable to water quality issues, as is the adjoining Hood Canal. A shallow sill,
approximately 150 feet deep, exists at the entrance of the Hood Canal that restricts the exchange of
water between Hood Canal and the Puget Sound. lt is estimated that water exchange within Hood
Canal takes a magnitude of two years to completely flush (UW-HCDOP 2006). Studies conducted by
the University of Washington have identified that the restricted circulation of the water within Hood
Pleasant Harbor Marina and Golf Resort
FINAL EIS - (Site Specific Amendment MLA 06-87)
Page 3-7 November 27, 2007
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PROBABLE SIGNIFICANT ADVERSE IMPACT REVIEW OF THE PROPOSAL CHAPTER 3
Canal, coupled with a high input of nutrients from numerous natural and non-natural sources, have led
to serious water quality issues in the marine waters of the canal (UW-HCDOP 2006). A detailed
discussion of water quality outside of Pleasant Harbor in the vicinity of the site is found in the report
titled Shoreline Characterization Report Pleasant Harbor Marina and Golf Resort August 3, 2006
(Appendix 3).
Water circulation in Pleasant Harbor is limited by a narrow (100 feet) and shallow (10 feet at low tide)
inlet located at the east end of the harbor. The harbor area itself ranges from 30 to 40 feet in depth
(Pleasant Harbor Marina 2006). The harbor water levels fluctuate with the tides and currents of the
Hood Canal. The water quality samples are detailed in the Marina lmpact Analysis, Appendix 2. The
level of pH varied by less than 0.28 inside and outside of the harbor. Dissolved oxygen levels were
within 2.36 mg/L in the upper sampling layer and within 2.24 mglL in the lower sampling layer
throughout all monitoring locations. Water temperatures inside of the marina were 3 to 4'C higher than
the water quality samples taken outside of the harbor; however, this is expected to occur in shallow
harbors such as Pleasant Harbor (Curley 2002 and University of Washington 2005). The salinity levels
in Pleasant Harbor were also lower than those observed outside of the harbor. This lower salinity value
can be attributed to circulation in combination with precipitation, groundwater, and seasonal and
perennial freshwater input on the shoreline of the harbor (Curley 2002 and University of Washington
2005). Even though Pleasant Harbor has a narrow inlet and there are two marinas located in the
harbor, water quality data suggests that the harbor is flushed by the tides on a regular basis to obtain
the same water quality levels of the Hood Canal.
With the elimination of the septic system serving the existing marina and the capture and treatment of
stormwater from the marina development prior to entering the harbor, the overall effect of the Master
Plan proposal is a reduction in pollutant pathways to the harbor and should result in greater protection
of the overall harbor water quality than exists presently.
On the Black Point land of the development, all rainwater percolates through the soils on site.
Rainwater contributes to the wetland systems on the center and east side of the property, and there is
no or limited runoff to the Canal from the majority of the site. See Figure 3-19. The construction of the
golf course, residences, and commercial facilities are all designed to capture rainwater and stormwater
onsite. This water will be utilized onsite, treated, and then be infiltrated back into the aquifer to
eliminate site runoff and to maintain the aquifer system. This innovative approach eliminates offsite
impacts and the potential for degradation of water quality and shellfish populations outside of Pleasant
Harbor. The avoidance of offsite stormwater discharge either during construction or operation of the
golf course facility achieves the objective of no net impact to the water quality of Hood Canal by reason
of the construction and operation of the golf course resort.
3.2.6 Shellfish Mitigation-Construction Period
On the marina side, construction grading is limited to the new road alignment, development pads, and
parking areas, taking advantage of the natural conditions. On the golf course side, significant grading
will occur, so special care must be taken to assure stormwater management measures will be
implemented concurrently with clearing and grading for all phases, to protect water quality, both off site
and in existing wetlands, during construction.
The area to be cleared was previously cleared for the RV park. The cleared area is located in the
internal portions of the site and a 200-foot buffer is planned along the southern shore that provides
protection from wind. Narrow strips of trees are likewise avoided to reduce the risk of wind damage.
Potential impacts during the clearing phase include the risk of runoff to the harbor or Hood Canal, a
change in the hydrology of the site due to the removal of trees, and changing of the topography and
potential impact to wetlands from silts, sediments, or hydrologic flow, both surface and subsurface.
Habitat management plans and stormwater protection are required at the permit phase to address site-
specific issues and mitigation.
Pleasant Harbor Marina and Golf Resort
FINAL EIS - (Site Specific Amendment MLA 06-87)
Page 3-8 November 27, 2007
PROBABLE SIGNIFICANT ADVERSE IMPACT REVIEW OF THE PROPOSAL CHAPTER 3
The proposal does include a program to dedicate Wetland B to onsite retention and stormwater
management, and the depth of the kettle is such that it can easily accommodate preconstruction
stormwater from much of the site and prevent any accidental release. (See soils report at Appendix 4
and site plan conditions.)
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To achieve adequate controls during grading and infrastructure construction, the County requires a
detailed cut and fill plan with a stormwater management plan approved by the Public Works
Department. Details shall be sufficient to demonstrate protection of Pleasant Harbor, Hood Canal, and
onsite wetlands and streams prior to approval of each permit, or plan requiring review. See discussions
at Section 3.3.7, Stormwater Management. See also detailed discussions at Section 3.10.1 discussing
the need to preserve wetland hydrology during all phases of construction, development, and operation
of the resort.
3.2.7 Shellfish, Tunicate, Water Quality Mitigation
The Master Plan sets the guidelines for future development and any permit approval for the Master
Plan, or any phase thereof must contain conditions which provide assurance that the objectives of the
Master Plan will be achieved. To assure that result, the following conditions will be required of all plats,
shoreline substantial development permits, and site plan approvals for portions of the Master Planned
Resort project.
Pleasant Harbor Marina and Golf Resort
FINAL EIS - (Site Specific Amendment MLA 06-87)
Page 3-9 November 27, 2007
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a During construction (all permits).
r Construction period NPDES general permits will need to be obtained and conditions
followed to control stormwater during construction to assure no offsite discharge.
. 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.
. 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 activi$ on the site.
During operation (Maritime Village permits)
. All stormwater from impervious surfaces shall be captured and treated to Puget Sound
Water Quality standards (2005 edition) before discharge.
. 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.
. 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.
. The marina shall have the right to inspect any vessel at any time.
. The marina shall develop and manage an active boater education program appropriate to
the marina setting to supplement the Coun$ program developed as part of the shellfish
protection district.
. 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 permits 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.
. 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 oiU 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.
. Any minor repairs must employ a containment barrier that prevents debris from entering the
marine waters.
. 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
Pleasant Harbor Marina and Golf Resort
FINAL EIS - (Site Specific Amendment MLA 06-87)
Page 3-10 Novemb€r 27, 2007
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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.
. 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)
. 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.
r 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.
By improving the current water treatment system at the marina area and the elimination of septic
systems, and by the assurance that the golf operations will be managed to generally accepted best
management practices for Pacific Northwest golf courses and the Master Planned Resort can avoid,
minimize, and fully mitigate potential impacts to the shellfish and water quality of Pleasant Harbor and
Hood Canal.
3.2.8 Shellfish Summary
Shellfish are not harvested in the harbor and additional boat traffic is not expected to materially
increase over that planned when the marina expansion was approved. Nevertheless, additional marina
operation mitigation is required to control marina operations (see Section 3.2.1 infra).
Puget Sound Water Quality Manual standards and County standards for stormwater management, for
demolition, construction and operation phases shall be identified and approved as a part of any permit
issuance for the marina side of the project.
The golf course portion of the resort shall capture and control all stormwater onsite (except rain falling
on the natural buffer areas and not crossing any portion of the built environment) to avoid risk of
contamination to waters of Hood Canal south of the project site. Requirements for onsite waste
treatment and Class A reuse and recycle systems also facilitate this requirement, and protect shellfish
outside of Pleasant Harbor.
ln concert, the combined mitigation is protective of shellfish both inside and outside of Pleasant Harbor.
The developer is working with the State to facilitate a Tunicate eradication program tied to dock
replacement and using materials less likely to attract and harbor Tunicates.
Water quality as an element of shellfish protection is protected by controlling runoff in the Maritime
Village area to assure it is properly treated prior to discharge, and on the golf course side by requiring
onsite treatment and use or infiltration rather than offsite discharge.
3.2.9 Shellfish: Responses to DEIS Comments
Responding to concerns raised in comments from Taylor She//frsh Farms (357), John Adams (126),
Dunagan (103), Hood Canal Environmental Council (275 and 385), Depaftment of Fish and Wildlife
Pleasant Harbor Marina and Golf Resort
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(306), Hal Beattie (125), Rebekah Ross (132), Ventura (312); Tyler (319), Lopez (272), Russell (282),
Bowers (328), Beattie (310), Siefed (338).
Concerns were raised about the impacts of the Master Planned Resort on Hood Canal as a result of
construction near the 2,000-foot southern border adjacent to the Duckabush system and what steps are
available 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.
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 identiff mitigation measures that are responsive to the concern. The proposed
development has been conceptualized and preliminarily designed to prevent degradation of water
quality in Puget Sound/Hood Canal, and mitigation measures and BMPs will be implemented to
minimize the potential for impacts to fish, shellfish, or water quality. The base condition to achieve this
goal is through appropriate design and permit requirements which provide no runoff from developed
areas is discharged to Hood Canal. Stormwater is captured onsite and stored in large kettles. Any
excess stormwater not required for irrigation will be allowed to infiltrate to recharge the aquifer under
WDOE standards and guidelines. This permit condition requirement is designed to protect water
quality, as well as fish and shellfish habitats to the extent possible.
Reuse water will be treated to a Class A standard, stored separately from collected stormwater, and
used to supplement irrigation requirements (i.e. applied at a rate less than the agronomic demand).
Nitrogen will be removed from the reuse water during treatment, and any remaining nitrogen and
phosphorus is expected to be used by the irrigated plants, reducing the need for fertilizer application.
Permits used to review and assure 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 of
stormwater management plans.
Master Plan conditions addressing the water quality, fish, and shellfish concerns include the following:
o The upland wastewater treatment system will produce a Class A recycled water quality for reuse
applications onsite, rather than a point source discharge/outfall to Hood Canal.
The 2,000-foot southern boundary and beach, which was promoted as an accessible amenity
for prior users, is closed in the Master Planned Resort proposal and a 200-foot natural area
buffer is to be retained (restored where camping and roads have intruded) to provide a natural
edge and riparian protection. A permanent conservation easement or dedication to a land trust
are being considered as a means of maintaining the 200-foot natural area in a natural state in
perpetuity. A walking trail may be incorporated into this buffer area consistent with a habitat
management plan.
The golf course is required to be designed to best management practices for stormwater,
pesticide, and fertilizer control. 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 reguirements to have the site engineered, constructed, and operated to meet
best management practices available for water quality (not only for Hood Canal and the aquifer,
but also the wetlands, habitats and streams onsite) and to provide a regulatory mechanism for
engineering review in the context of a project-specific proposal to verify if compliance conditions
are met. ln addition, the golf course will also have a chemical and pest management plan
prepared and implemented to control use, application, and storage of potential environmental
pollutants.
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PROBABLE SIGNIFICANT ADVERSE IMPACT REVIEW OF THE PROPOSAL CHAPTER 3
a The Coun$ Code 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 assure best available technology is used at the project tevel prior to
development approval. 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 U.S. Golf Association (USGA) recommended
environmental management system provides additional guidance.
The stormwater management system is to be designed to capture not only 1O0-year storm
events, but upset events and extreme storms, so that under all conditions the stormwater from
impervious, golf, and other managed surfaces is used either for supplemental irrigation
purposes, or allowed to infiltrate to recharge the aquifer. 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 onsite.
NPDES permits and state water discharge permits under Chapter 90.48 RCW provide
construction, operation, and management parameters and monitoring programs to veriff that
water infiltrating into the aquifer meets state no impact guidelines. To protect the aquifer, the
water recycling and reuse system will produce a CIass A reuse and recycling water quality
standard. Managing and retaining all stormwater onsite for use in supplemental irrigation and
aquifer recharge, combined with water recycling and reuse practices, will ensure there will be no
degradation in water quality within Hood Canal due to this development. The water reuse
treatment system design and reviews must demonstrate compliance with this requirement.
a On the marina side all stormwater from upland impervious surfaces will be captured and
retained onsite for supplemental irrigation use and aquifer recharge. Stormwater from areas
outside of the Maritime Village capture system will be treated prior to discharge to Puget Sound
water quality standards. Here again, the stormwater management program is to identiff a
program of maintenance and monitoring to assure that required standards are met.
The FEIS conditions the MPR on a monitoring and adaptive management program that provides
for ongoing testing of water quality, and should changes be detected, a management program
provides for project changes to be implemented until the operable guidelines are achieved.
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
an approved pet management guidance plan for the project as paft of the conditions of
approval.
The Project is within the area of the Jefferson County Shellfish Protection District and the
recommendations/requirements of the district will be incorporated into permit-level reviews.
Comment noted that the WDFW tidelands are regularly used for waterfowl hunting from October
through January, and that the Point \Mitney Shellfish Lab is owned and managed by WDFW, not the
State Parks Department, and is not part of the State Parks managed system. Point Whitney provides
access to clam and oyster recreational harvest, as do the WDFW lands in Triton Cove, and the lands
abutting section 1 (1900 feet). Comments noted.
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The increased demand for shellfish harvest on public land is acknowledged. The point about
decreasing pressure at Dosewallips State Park was directed to camping at the Park. The Park remains
full during a substantial portion of the summer season and cannot meet the public demand for places to
stay in the area. The harvest of clams and oysters on public lands is controlled by agency regulations,
and the resort is required to provide a prominent location for educational material to alert visitors to the
rules, the need to protect private and tribal lands, and to follow all license requirements.
The shellfish closure in Pleasant Harbor mentioned in the DEIS is limited to oysters, clams, mussels,
and scallops. The agency clarification on this point is noted. Crab harvest and occasional opal squid
harvest have been documented in the harbor, though not on a large scale. Both Duckabush and
Dosewallips waters are grounds for crab harvest and provide additional support for the water quality
efforts of the project to assure that offsite waters are not affected by project development. The project
is bound to a water quality monitoring and adaptive management program for the harbor to address any
changes in the basin that may occur.
The proposal specifically prohibits an access trailto the southern shoreline. Statesman is considering
conservation easement for the southern shoreline and other devices to prohibit access from the resort.
Trail and pathway access will be designed to limit and discourage indirect efforts of access, which are
both unsafe and give rise to potentially harmfulconsequences in the Duckabush tide flats area.
The marina is subject to regulation and control, including rules about use and limits on potentially
polluting activities, and a water quality monitoring and adaptive management program to address
conditions as they may change in the future. The specifics of an adaptive management and testing
program are to be designed and approved during the permitting process to assure that the program is
effective.
Comments about algae blooms and depleted orygen are acknowledged. The FEIS requirement for
zero stormwater discharge from the golf course resort and marina impervious surfaces provides a
means of addressing the solution to contaminated runoff that contributes to the algae and depleted
orygen problems. The monitoring program is to be designed to identiff and permit ongoing changes to
mitigate and resort-oriented impacts that may be identified in the future.
3.3Water Resources: Use, Reusq Management, Treatment, and Disposal
The management of water has been a primary focus of the development planning;the goalhas been to
utilize onsite water resources with an eventual no impact or positive impact to the groundwater, surface
water, and wetland systems. The proposal will utilize an innovative concept of use, treatment, and
reinfiltration. The specific issues required to be addressed in the scoping notice included:
. Sewer service (on site system)o Rainwater harvestingo Water quality
. Groundwater and saltwater intrusion. Surface water and particularly irrigation water and potential migration to the harbor or the Canal.
3.3.1 Sewer Service Onsite System
The Brinnon Subarea Plan specifically referenced the use of an onsite waste treatment and disposal
system in identifying the potential BSAP MPR site, to avoid wastewater discharge to Hood Canal or the
harbor. The Statesman MPR proposes lo use such a system. No specific system has yet been
selected or approved (this would be a condition of final plat approval), but several alternatives are all
capable of creating water that may be recycled and reused on the project area and meet the objectives
and criteria set forth in this Master Plan.
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3.3.1.1 Treatment Technologies
There are wide ranges of proven biological treatment technologies capable of producing the necessary
effluent quality to meet the resort goal of a wastewater reuse/recycling system. The three principle
technologies being considered for this project are the Sequencing Batch Reactor (SBR), Membrane
Bioreactor (MBR), and the Recirculating Biofilter (RBF). All three processes are capable of being
designed and operated to achieve either advanced secondary or tertiary (phosphorus and/or nitrogen
{nutrient} removal) treatment. A detailed discussion of the programs are found in case studies in
reclaimed water use, \M)OE Publication 05-10-013, June 2005.
Sequencing Batch Reactor (SBR)
The SBR process is essentially an activated sludge process in which biological treatment and
clarification are accomplished in a single basin by changing the operating conditions in that basin on a
timed sequential basis. The first stage involves filling the bioreactor under anaerobic conditions
(without oxygen). Aeration is then applied providing mixing conditions to keep bacteria in suspension
and providing bacteria with a supply of orygen for aerobic digestion.
After a specified period of time the aeration is stopped and the bacteria are allowed to settle. Clarified
liquid is decanted off of the surface and the cycle is repeated.
The elimination of the need for a separate secondary clarifier tank or activated sludge pumping is the
primary advantage of SBR systems. The primary disadvantage is the potential for upset conditions that
can adversely affect the effectiveness of clarification. WDOE has approved operation of such systems
under NPDES permit terms designed to minimize or eliminate upset conditions. Because the
Statesman program is a closed system, any upset condition is contained onsite in the
retention/irrigation pond, which prevents potential contamination to Hood Canal or the harbor, even in
the event of an upset. This condition is applicable to all systems under review for the project.
iiembrane Bioreactor (MBR)
The MBR process is essentially a conventionalextended aeration activated sludge process in which the
secondary clarifier has been replaced by an ultra-filtration membrane with a nominal pore size small
enough to filter out bacteria, resulting in a high quality effluent. The membrane pores are typically 0.1
to 0.5 microns in size, so bacteria, micro-orgasms, and other insoluble solids cannot pass through.
This eliminates the need for downstream clarification and filtration. However, the pore size is not a
complete barrier to viruses, so disinfection is still required.
One of the key advantages of the MBR process over the SBR process, is that bacteria populations can
be maintained at a much higher concentration in MBR systems or other clarifier-based treatment
technologies. Because the bioreactor contains a much greater number of bacteria, the volume of the
MBR bioreactor is much smaller than that required for SBR processes, and the land area and tank
sizes are smaller than for SBR processes.
The primary disadvantages of MBR processes include the high cost of membranes and the potential for
membrane fouling. Membrane manufacturers use several techniques to prevent fouling including
coarse air scrubbing and chemical treatment (chlorine and/or acid treatment either internally or
externally). The expected life of a membrane is in the order of 7 to 8 years, but may be considerably
shorter depending on the propensity of the wastewater to produce fouling conditions.
Two commercially available MBR processes are under consideration, both of which involve placing the
membranes within the bioreactor: Zenon Zeeweed, and Sanitherm Sanibrane process.
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PROBABLE SIGNIFICANT ADVERSE IMPACT REVIEW OF THE PROPOSAL CHAPTER 3
Recirculating Biofi lter (RBF)
The RBF process is also based on a conventional treatment process, but in this case one in which
bacteria are attached to media with a high surface area, and bathed in wastewater rather than being
kept in suspension. The wastewater effluent must pass through the media, providing an inherent level
of filtration, and no clarification is required. The treated effluent is then collected and recirculated back
over the filter media.
The key advantages of this technology over the SBR and MBR processes include simpler operation,
lower energy requirements, and inherent modularization enabling treatment to be carried out efficiently
on a decentralized cluster basis, rather than a central treatment facility. The key disadvantage is the
need for a larger land area than either the SBR or MBR technologies. Despite the inherent filtration,
like the SBR process, the effluent from the RBF process must be tertiary filtered (e.9. chemical
coagulation and sand filtration) to meet a Class A reuse standard.
The RBF process being considered for this project is the AdvanTex textile-based system manufactured
by Orenco Systems lnc. of Sutherlin, Oregon.
3.3.1 .2 Wastewater Treatment Approval
Wastewater treatment in a reuse/recycling program to create useable Class A water is a process
permitted through WDOE. The specific plan approval requires an engineering feasibility report
identifying the flows and range and volume of treatment required, a demonstration that the proposed
system can achieve the required treatment to meet Class A recycled water standards, and ultimately
licensing and approval by the WDOE for operation. Facility permits are continuing in nature, requiring
inspection and reporting of periodic limits to assure proper operation and maintenance, including daily,
weekly, monthly, and periodic reports, as well as specific inspections and reports.
Under the program proposed, the applicant would be required to seek the approval of the wastewater
treatment system after preliminary plat approval, but before permits for construction and development
are issued. ln this way, the agencies will know precisely the treatment loads to be addressed and the
proper facilities to accommodate such loads.
A detailed environmental review of the project-specific wastewater treatment elements is included in the
WDOE approval process and will be required as part of the project-specific review of the first
development phase of the resort.
3.3.{.3 Class A Standard
All residential and commercialwastewater collected within the development will be treated to a Class A
reuse standard.
The use of reclaimed water is permitted in Washington State and is jointly regulated by \A/DOH and
WDOE. The guidelines for water reuse contained in the "State of Washington Reclamation and Reuse
Standards," September 1997, Publication #97-23, define four levels of treatment of which Class A is the
highest quality. Washington's 1992 Reclaimed Water Act provided a new program for treatment and
management of wastewater as a new water supply to replace drinking water for non{rinking
(nonpotable) purposes. Reclaimed water use is a fundamental element of our state's strategy to
provide sustainable water supplies that will meet our future needs.
Class A water requires advanced secondary treatment plus chemical coagulation and filtration, and
disinfection to reduce total coliform bacteria to less than detection levels (i.e. less lhan 2.2 MPN per
100m1). ln addition, a reclamation system must include emergency storage for upset conditions and
must have automatic alarms, treatment unit redundancy, and qualified operations staff.
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3.3.1.4 Permitted Uses
Once water has been treated to a Class A standard, it will be reused on the resort for nonpotable
purposes, including:
r lrrigation of landscaping, including golf courses.. Discharge to wetlands.. Groundwater recharge by percolation.
. Use for toilet flushing.
The primary reuse applications under consideration for this project include toilet flushing and storage
for use in seasonal irrigation application to the development's golf course and ultimately infiltration back
into the aquifer for reuse and recharge. Wastewater treated to Class A standards will be discharged to
the central large kettle. This kettle will be lined and will serve as a reservoir for the resort's irrigation
needs. The reservoir will hold enough water to maintain irrigation even in drought years, and will have
sufficient storage to retain water in the event of a failure of the wastewater system. As the reservoir
area is a lined pond that will prevent infiltration, remediation of any upset may then occur under onsite
controlled conditions without disrupting Hood Canal fish or shellfish or area-wide water quality.
3.3.1.5 Biosolids
Wastewater treatment involves the collection of organic and inorganic solids and the removal of
biodegradable materials from solution by bacteria. Bacteria digest the biodegradable organic material
in the wastewater and increase in population. They periodically need to be removed along with
undigested solids (a byproduct referred to as biosolids). These biosolids require a further stage of
treatment before they can be beneficially used. This treatment must comply with Federal Regulations
40CFR, Part 503 and similar State standards which specifo three criteria for the sludge to be
beneficially applied to land.
r The biosolids must meet pollution standards, particularly toxics such as heavy metals and
pesticides. Since there are no significant sources of these types of pollutants from the uses
planned for the resort, meeting these criteria should not be a problem.
o The biosolids must not generate significant odors that would attract vectors such as rats and
other animals and nuisance insects. This may be accomplished by enabling the bacteria to
continue to consume the residual organic materials contained within the biosolids through
mechanical digestion processes or by composting, or stabilization through the application of lime
and/or high temperatures to the waste biosolids.
. The biosolids must be treated to reduce the level of pathogens (disease causing micro-
organisms) to one of two specific biosolids application Classes: Class A and Class B. Both Class
A and B involve stabilizing the biosolids to reduce the volatile organic content, and level of
pathogens through digestion or chemical means. Class A biosolids are further treated, usually by
subjecting the biosolids to elevated temperatures for prolonged periods, to achieve further
pathogen destruction. Composting is considered to be an effective means of achieving a Class A
biosolids product due to the heat produced during the process. Class B biosolids can be land
applied on sites that have limited public access, whereas Class A biosolids may be freely
distributed or sold to the public for various soil amendment uses and to take advantage of its
nutrient content.
The proposal will dispose of the biosolids produced from wastewater in one or all of the following
methods:
. Stabilize through aerobic digestion, and haul the biosolids away in a dilute slurry for spreading on
agricultural lands.
o Dewater to about 16% solids and stabilize with lime treatment; producing a biosolids product that
is a semi-solid and can be hauled in a dump truck to a commercial land-spread site.
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PROBABLE SIGNIFICANT ADVERSE IMPACT REVIEW OF THE PROPOSAL CHAPTER 3
. Dewater to about 16% and compost to stabilize the biosolids, converting it to a useful byproduct
that can be sold or used onsite as a soil amendment material.
3.3.1 .6 Wastewater Mitigation Summary
r The wastewater system, which is to be reviewed and approved for use by WDOE, shatl be
approved and installed and in operation prior to final plat approval and prior to the construction
of the first residential or commercial structures with kitchen or bathroom facilities.
. The facility shall be installed with capacity to serve the phase being constructed (including any
required reserve capacity by WDOE), but phasing of the system may be allowed if approved for
system operation by WDOE.
. Construction period waste may be handled in septic tank systems approved for RV pump out.
3.3.2 tlVater Supply, Groundwater, Rainwater Harvesting, and RecyclinglReuse
The water supply approach for the development is an integrated use of groundwater (wells), rainwater
harvesting, and treatment and reuse of wastewater (reclaimed water). The water management
approach is designed to have no impact or a net positive impact on the groundwater resources of the
peninsula.
3.3.2.1 Daily Water Supply
The overall water demand for the resort results from two factors: first, the potable water demand from
the resort itself, and, second, the irrigation and nonpotable uses of water used in the operation and
maintenance of the golf course and marina.
The estimated potable water use is based on a daily residential demand used to establish the
Equivalent Residential Unit (ERU) for the development. Current resource estimates are provided in
Water Supply and Groundwater lmpact Analysis, Appendix 5.
The maximum annualwater utilization anticipated is 137 acre feet and if the Master Plan is approved,
Statesman will proceed with approval for a water right in that amount. The intent of the resort is to
utilize rainwater harvesting in concert with groundwater as the source of potable water. Even though
groundwater will be used as a supply source, the water management system designed by the resort will
result in the aquifer receiving about the same recharge from resort operations than prior to construction
of the resort.
The first objective when evaluating the impact of a water use is the evaluation of water supply sources,
and how those sources may be efficiently be addressed. Jefferson County encourages projects to
pursue water-efficient strategies, and such strategies shall be incorporated into the Master Planned
Resort to reduce water consumption. Not all strategies can be used in all circumstances, but efforts in
the following provide realistic opportunities to achieve maximum benefit in controlling or limiting overall
water use.
Existing Water Rights
Statesman has available 28 acre feet plus the potential for an additional 12.5 acre feet, per the
discussions with Pleasant Tides Water Co-op (an acre foot is approximately 325,830 gallons) from
existing water rights. \M)OE is currently evaluating the rights, but use of existing water rights will be a
first objective of the project.
Shared llVater Rights
Pleasant Tides Water Co-op, which serves the Black Point area, presently has significant water rights.
These rights are consumed in serving the existing customers. Statesman has determined, however,
that the project could, with the consent of the Pleasant Tides Water Co-op, install new equipment and
facilities to modernize the Pleasant Tides water system, and in doing so achieve a net savings from the
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current system, which could then be used in the resort. WDOE would have to approve the system
upgrades and increase in place of use, and the owners of the Pleasant Tides system would need to
consent to any change. The Master Plan program will require the applicant to investigate the feasibility
of improvements to existing systems as a potential source of water, to achieve some degree of new
water through water saving efficiencies built into the Pleasant Tides system.
Rainwater Harvesting
Rainwater harvesting is a technique where water that falls onto the site is captured and contained in a
manner where it is available for reuse. Roof top drains, road way swales, and stormwater management
systems all provide means for capturing, treating, and reusing rainwater, reducing the ultimate draw on
the aquifer. Rainwater harvesting does not reduce recharge to the aquifer system. The water will be
treated and partially used for potable supply purposes and then treated for irrigation uses. The only net
loss of water in this approach is from evaporation of water as it is stored in the ponds, and
evapotranspiration of the portion of the water used for irrigation. The advantage of this system is that
only a bit over 20 percent of the captured water is used for irrigation; the remaining water will be
infiltrated back into the aquifer. The infiltration is a more direct means of aquifer recharge, where a
larger portion of that water is now lost to evapotranspiration or discharge through seeps at the bluffs.
The net effect will be an increase in aquifer recharge compared to predevelopment conditions.
Reuse Recycling
State policy promotes reuse and recycling of wastewater, and the Master Planned Resort is designed
with an onsite treatment and Class A recycled water program for use and reuse on the site. (See
discussion supra.)
The water supply approach for the development is an integrated use of groundwater (wells), rainwater
harvesting, and treatment and reuse of wastewater (reclaimed water). Groundwater wells will be the
potable water supply source for the resort. Water for other uses, such as for toilet flush and irrigation,
will come from stored reclaimed water, and from stormwater runoff and rainwater collected from the
site.
Because the source of the irrigation water is partly provided by the collected rainwater (in addition to
the reclaimed water), the irrigation supply is dependant upon the local climatic conditions. lrrigation
requirements are highest during the drier periods of the year; thus water will be collected during rain
events and stored in ponds for water demands during the remainder of the year. The storage ponds
will be located in the existing topographic depressions found on the site (glacially formed kettles). The
ponds will be constructed for the storage of water by grading and lining the bottoms of the kettles. The
ponds will be designed to hold up to 1 10 million gallons of water. Some of the water that is stored in
the ponds will be directly infiltrated to recharge the underlying aquifer to maintain and enhance the
aquifer system beneath Black Point and the seeps dependent on the existing aquifer regime. The
direct infiltration of excess water also meets the requirement of zero direct discharge of onsite waters to
Hood Canal, and serves to recharge the aquifers to maintain seeps and other food and nutrient
sources, particularly along the south beach.
The project management plan must be designed to retain a natural hydrologic flow to the protected
wetlands and the replacement wetlands for the irrigation kettle to provide assurance that wetland
functions and values will be maintained at all times.
Rainwater from building roof tops and roadway surfaces of the resort will be collected and routed to the
storage ponds. The rainwater that is collected from roof runoff is considered "clean" water and
therefore does not need additionaltreatment before entering the storage ponds. The stormwater runoff
from roadway and parking surfaces is considered "polluted" and must be treated before entering the
ponds. Natural treatment facilities (i.e., rain gardens) are proposed to meet runoff water quality
requirements per the DOE stormwater management treatment criteria. (See Section 3.3.7 on
stormwater management for details about proposed LID design methods.)
Pleasant Harbor Marina and Golf Resort
FINAL EIS - (Site Specific Amendment MLA 06-87)
Page 3-19 November 27, 2007
j
PROBABLE SIGNIFICANT ADVERSE IMPACT REVIEW OF THE PROPOSAL CHAPTER 3
Wastewater from residential and commercial uses will be conveyed to one or more treatment facilities
that will treat the wastewater to a Class A reuse standard (reclaimed water). The reclaimed water will
either be stored in a reclaimed water reservoir for toilet flush uses or it will be conveyed to the storage
ponds for irrigation and sustainable fire flow. (Sustainable fire flow is 1,000 gallons per minute for 60
minutes.)
The aquifer will be recharged through both natural infiltration and direct infiltration. Natural infiltration
will occur in the golf course and other landscape and natural areas. Direct infiltration will be
accomplished through the use of designed infiltration facilities in which some of the stored water in the
ponds will be directed into a designed infiltration area to provide additional aquifer recharge.
Some minor amounts of water losses from the system are expected throughout the year due to
evaporative and evapotranspiration processes. These losses have been estimated to be less than 3
percent of the annual pre-development water budget. This provides for an aquifer recharge program
that can be maintained over the year by designing controlled water releases using the direct infiltration
system. Together with the water stored in the ponds, this will allow the flexibility to provide a desired
seasonal recharge rate that can be adjusted to meet monthly water balance quantities.
ln concert, the existing rights, improved efficiency of the Pleasant Tides system, if available, and the
reuse recycling program could account for the entire water budget for the program without any new
draw on the aquifer. Even if rainfall were deficient, or the Pleasant Tides water was not available, or
available only in limited quantities, the maximum water draw on the aquifer is estimated to be 137 acre
feet per year. The efficient use of water by reason of reuse and recycling, wetland recharge, and
ultimately stormwater infiltration will minimize overall water consumption and assure no net material
impact, which is the Master Plan goal. Detailed environmental studies will be required at the project-
specific level for approval of wells, upgrades, and the construct of the use/reuse system to assure this
goal is met. Onee water rights are acquired and the full rainwater/reuse system is in place, it is
possible that in many years the resort could operate without a net groundwater draw.
A material condition of the Master Plan is that the applicant demonstrate the availability of water
resources at the time of preliminary plat or binding site plan approval, and that no approval shall be
given without a written finding, based oh agency and expert approvals in the record, that water
resources are adequate to serve planned demand is in fact available and ready for use. Washington
law requires such a demonstration at the building permit level, but for purposes of the Master Plan and
assuring adequate resource protection, such showing must be made before any preliminary plat may
be approved.
3.3.2.2 Daily Water Demand
The second way to manage and conserve water resources is to reduce demand and more efficiently
use water that is available. The Master Planned Resort is proposing a number of factors to reduce
overall water demand, which in concert will significantly reduce overall demand on the aquifer. These
techniques include low flow and other low-impact development techniques within the resort to reduce
water demand, the use and reuse of recycled wastewater to allow water to be used multiple times on
site and eventually recharge the aquifer, and identification and use of existing and alternate sources of
water that may serve a significant portion of the water demand from existing water rights rather than
new water rights.
The estimated daily water demand provides the quantity of water that will be used for the design of the
potable water system and the wastewater (reclaimed water) treatment system. These daily demands
are based on full occupancy of the resort. The estimaled maximum residential potable water demand
is approximately 62,300 average daily demand (ADD) at 70 gpd/ERU. See Table 3-2. Statesman
Corporation estimates 25,000 gallons per day for commercial uses at the resort, including the Club
House, restaurants, and Maritime Village. See Table 3-2 Daily Water Demand (Commercial and
Residential) for a summary of the total estimated daily water demands. Measured in acre feet, the
overall annual water demand is approximately 121 acre feet, potentially less if full efficiency can in fact
Pleasant Harbor Marina and Golf Resort
FINAL EIS - (Site SpecificAmendment MLA 06-87)
Page 3-20 November 27, 2007
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Shower and Tub
Kitchen Sink
Bathroom Sink
Clothing Washer
Dishwasher
Leaks
1.s0
0.50
0.50
25.00
6.00
min/day
min/day
miniday
loads/day
loads/day
gpm
gpm
gpm
gal/load
gal/load
8.2
8.1
8.1
0.37
0.1
12.30
4.05
4.05
9.25
0.60
1.70
gal/day
gal/day
gallday
gal/day
gal/day
gal/day
38%
13o/o
13o/o
29Yo
2o/o
5o/o
Total Gonsumption Per Percon:32 gaUday 10Oo/"
Usage Flow
Rate
Flow
Units Usage Usage Units Total Use Per Person Yo
PROBABLE SIGNIFICANT ADVERSE IMPACT REVIEW OF THE PROPOSAL CHAPTER 3
be achieved. See Water Supply and Groundwater lmpact Analysis, Appendix 5, Section 3.3.7.2 and
Table 2.
The use of low impact development techniques indicates that an overall onsite water use per unit may
be reduced from '175 gpd to as low as 70 gpd. The goal of achieving reduction from the 175 gpd to a
lower amount over time shall be one objective of project design. For safety and planning purposes, the
standard 175 gpd has been used.
Table 3-1 Residential Potable Water Demand
TOTAL ESTIMATED POTABLE WATER USE WTH HIGH.EFFICIENGY CONSERVATION FIXTURES
ERU - Total Consumption Per Residence 12.2 people per uni$:l TO gal/day
Note:
Usage figures obtained from: American Water Works Association (AWWA) Research Foundation,
ResidentialEnd Uses of Water study, Mayer and DeOreo, et al., 1999
DAILY INDOOR POTABLE WATER DEMAND ESTIMATE
Kitchen Sink 13%
Bathroom Sink
13o/o
Clothing Washer
29o/o
t Shower and Tub
t Kitchen Sink
OBathroom Sink
OClothing Washer
! Dishwasher
t Leaks
Shower and Tub
38o/o
Leaks 5%Dishwasher 2%
Pleasant Harbor Marina and Golf Resort
FINAL EIS - (Site Specific Amendment MLA 06-87)
Page 3-21
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PROBABLE SIGNIFICANT ADVERSE IMPACT REVIEW OF THE PROPOSAL CHAPTER 3
Table 3-2 Daily Water Demand (Gommercial and Residential)
DAILY WATER DEMAND SUMMARY
(Not lncluding Reclaimed Water for lrrigation)
Note:
Demands based on full occupancy.
Demand formulas from: WSDOH Water System Design Manual, August 2001
R..ld.nt.l epdrERU ERU Spd Note!
ADO
MDD
70
140
890
890
62,300
124,600
Avg. Daily Demand, based on Est. Daily Residential Potable Water Demand spreadsheet
Max. Oaily Demand = 2"ADD
Commca€lrl gpdrERU ERU Cpd Notes
ADD
MDD
357
357
70
'140
25,000
50,000
Avg. Daily Demand, based on 25,000 gpd given by Statesman. Equivalent ERUS = 25,000fi0
Max. Daily Demand = 2?DD
R..ld.nd.l +
Comm.r€l.l cadgpd/ERU ERU Noto8
PHD
ADD
MDD
234
70
140
1247
1247
87,300
17t1,600
Avg. Daily Demand, based on residential + commercial ERUs
Max. Daily Demand = 2'ADD
gpm, Peak Hourly Demand based on Eq.5-3, WSDOH WSOM
POTABLE WATER
Ro!ldontl.l spdrERu ERU cpd l**
AOD
MDD
11
22
890
890
9,790
19,580
l**
Daily Oemand, based on Est Daily Residential Potable Water Demand spreadsheel, with toilet flush
Daily Demand = 2'ADD
RECLAIIIIED WATER
R..ldcnu.l +
Commardrl l*"-gpdrERU ERU Cpd
ADW
MOW
97,090
194,'t 80
lt*
Daily Waste, based on potable water demand + reclaimed water demand
Daily Waste = 2'ADW
WASTE WATER
Pleasant Harbor Marina and Golf Resort
FINAL EIS - (Site Specific Amendment MLA 06-87)
Page3-22 November 27, 2007
PROBABLE SIGNIFICANT ADVERSE IMPACT REVIEW OF THE PROPOSAL CHAPTER 3
3.3.2.3 Potable Water Storage
The storage requirements are as follows for an Average Daily Demand (ADD) of 70 gpd/ERU. The
total storage is comprised of operating & dead storage (OS/DS), equalizing storage (ES), and the larger
of standby storage (SB) or fire supply storage (FSS).
The OS/DS is dependent upon the actual tank and appurtenances selected, and will be in the ball park
of 15,000 gallons. The ES provides a buffer in the event the wells are not able to produce the peak
hourly demand (PHD), which is 234 gpm for an ADD of 70 gpd/ERU. Since the two wells are expected
to be able to produce 280 gpm which is more than the PHD, ES will not need to be provided. The SB
provides enough water for the ADD per ERU for 2 days, which is approximately 174,600 gallons. The
FSS is 120,000 gallons, based on a fire flow of 1000 gallons for 120 minutes, and is counted as nested
in the SB storage since it is the larger of the two. This nested FSS will provide potable water to the fire
sprinklers and fire hydrants.
Thus the total conventional storage required is approximately 189,530 gallons for an ADD of 70
gpd/ERU. Should final design parameters require a higher ADD per unit, storage would be increased
commensurately.
3.3.2.4 Occupancy and Seasona! Occupancy
The Master Plan projects 10% of the total resort units as full{ime residential, up to 30% of the units for
seasonal or long-term (one month or more) guests, and at least 50% of the units for short-term
tenancies (less than one month). The total estimated annual water demand is related to both the type
of water use (i.e., potable, reclaimed, and irrigation requirements) and the seasonal uses of the resort.
The resort will have seasonal occupancy that would vary by season for both owner and non-owner
guests. Occupancy estimates in Table 3-3 reflect the combination of seasonal residents and high
vacation/convention use during peak seasons. The annual average residential unit occupancy is
estimated at2.2 people per unit for the Condo{el and vacation residences.
Table 3-3 Seasonal Occupancy
Peak Season June, July, August,
September 4 757 85%
Mid Season April, May, October 3 445 50%
5 267Low Season
(Full Time Residences)
November, December,
January, February, March 300/
12 474 53.3%Average Annual January to December
Occupancy Category Months lncluded Number of Units Percent
Months Occupied Occupied
Pleasant Harbor Marina and Golf Resort
FINAL EIS - (Site Specific Amendment MLA 06-87)
Page 3-23 November 27, 2007
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85o/o
30% 3Ao/o 30o/o 30% 3oa/o
Table 34 Seasonal Occupancy Summary
1O0o/o
90o/o
8Oo/o
70%
60%
50o/o
4Oo/o
3Oo/o
2Oo/o
1Oo/o
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< Average
53.3%
"{"c *"taN .\91 a"""t. -"o]...c ."""'*".d"".."d'
Month
The averages reflect fuller occupancy on weekends and holidays and lower occupancy earlier in the
week, a common pattern for resorts. While the units may in fact be sold out for several weeks during
the summer, such loading is not the norm, and the 85% reflects a truer picture of resort demand for
facilities of this size over a full season.
Winter season 30% occupancy is based on full{ime residents and much more limited use during the
winter, with limited winter tourist attraction and some conference use (typically two and three day
conferences). The percentages were taken from resorts throughout the Jefferson County/Hood Canal
area.
The estimated daily water demand provides the quantity of water that will be used for the design of the
potable water system and the wastewater (reclaimed water) treatment system. (See Table 3-2 Daily
Water Demand (Commercial and Residential).) For determination of annual water budgets, such as
water quantities that are the basis for water rights, the annual water demands are based on the
seasonal occupancy rates as described in section 3.3.5 Seasonal Occupancy.
3.3.3 Phased Water Demand
A project of this size will be developed in phases over a series of years. Water demand changes as the
phases are completed. A summary of the estimated daily potable water demand is summarized in
Table 3-5 Phased Potable Water Demand based on a likely completion scenario. These estimated
daily demands assume a full occupancy rate, which could occur at times during the peak season of the
year. During the seasonally lower occupancy times of the year the daily flows would be proportionally
lower. (See Table 3-3 Seasonal Occupancy.)
Golf Course Resort Area (measured from Preliminary Plat approval)
Year 1. Clearing and grading--rough in the golf course, install main roads and utilities, water for dust
control and cover planting the graded areas for stormwater management and runoff control.
Year 2. Construct the golf coLrrse, pave main roads, complete sewer system, complete stormwater
management system for main roads and first phase, clubhouse, hotel and restaurant, staff housing,
final plat approval.
Year 3. 1/3 Residential units
Pleasant Harbor Marina and Golf Resort
FINAL EIS - (Site Specific Amendment MLA 06-87)
Page 3-24 November 27, 2007
PROBABLE SIGNIFICANT ADVERSE IMPACT REVIEW OF THE PROPOSAL CHAPTER 3
Year 4. 1/3 Residential units
Year 5. 1/3 Residentialunits
Marina Resort Area (measured from Shoreline Substantial Development permit approval)
Year 1 lnstall road, parking and utilities (water and sewer) (begin marina dock replacement)
Year 2. Maritime Village upgrade (commercial development and 88 units)
Year 3. Water side development, 63 units.
Table 3-5 Phased Potable Water Demand
The water phase in plan shows that the 28 acre feet existing water rights could supply the first two
years of project development, with rainwater harvesting and recycling/reuse alone providing the
balance. The water supply and groundwater impact analysis is detailed in Pleasant Harbor Marina and
Golf Resort-Water Supply and Groundwater lmpact Analysis. See Appendix 5.
Statesman has available two ground water rights issued for community domestic supply totaling 115
gallons per minute (gpm) and 28 acre feet per year (aff), Water Rights No G2-20465 and No. G2-
24359. Statesman also has a claim to a right for an additional 12 afy under water rights held by the
Pleasant Tides Water Co-op for community domestic use. Water Rights No. G2-21134, No. G2-23623,
and No. G2-27946P. See Shared Water Rights below.
As discussed in other sections of this DEIS, the Master Planned Resort is designed in five phases. The
phasing is important in satisfying the water requirements of the Master Planned resort and in
determining the necessary water rights. The WDOH has recommended that the water system be
developed for a maximum daily demand (MDD) of 350 gallons per day (gpd) per equivalent residential
unit (ERU), or on average 175 gpd/ERU (ADD). ln a letter dated April 19,2007, WDOH recognized that
if the Master Planned Resort was developed in phases, WDOH would consider approving the
Statesman Sustainable Water Resources Management Plan for 70 gpd/ERU (ADD) and 140 gpd/ERU
(MDD) if the water usage records from the early phases confirms these estimates. WDOH's policy is to
review monitoring records from two non-drought years of water use.
The storage requirements are as follows for an ADD of 175 gpd/ERU. The total storage is comprised of
operating & dead storage (OS/DS), equalizing storage (ES), and the larger of standby storage (SB) or
sustainable fire supply storage (FSS). The OS/DS is dependent upon the actual tank and
appurtenances selected, and is approximately 15,000 gallons. The ES provides a buffer in the event
the wells are not able to produce the peak hourly demand (PHD), which will be approximately 41,700
gallons. The SB provides enough water for the ADD per ERU for 2 days, which is approximately
436,450 gallons. The FSS is 120,000 gallons, based on a fire flow of 1000 gallons for 120 minutes,
and is counted as nested in the SB storage since it is the larger of the two. Thus the total conventional
storage required is approximately 493,150 gallons for an ADD of 175 gpd/ERU. Similarly, for an ADD
of 70 gpd/ERU the total storage is calculated as 189,580 gallons.
Pleasant Harbor Marina and Golf Resort
FINAL EIS - (Site Specific Amendment MLA 06-87)
Page 3-25 November 27, 2007
Phase I 198 22 25,000 5,500 30,500 24
Phase 2 428 48 54,500 12,000 66,500 52
Phase 3 6ls 69 78,300 17,200 95,500 74
Phase 4 703 79 89,600 19,800 109,400 85
Phase 5 890 100 I 13,500 25,000 138500 108
Total
Residential
ERUs
Total Daily
Water
Percent Demand
Average Daily
Water Cumulative
Water Use
Acre Feet
UtilizedPhaseDemand (
PROBABLE SIGNIFICANT ADVERSE IMPACT REVIEW OF THE PROPOSAL CHAPTER 3
Based on the higher 175 gpd/ERU ADD, the current water rights will provide a potable water supply for
204 ERUs, sufficient to cover the units for Phase 1 and a portion of Phase 2. \Men WDOH approves
the ADD of 70 gpd/ERU, the number of ERUs authorized under the existing rights will then allow for
510 ERUs which will satisfy potable water requirements for Phases 1 and2 and a portion of Phase 3.
Statesman will not, however, rely on the 40 aff of existing water rights or need to wait for 2 years of
monitoring data prior to proceeding with full development. As discussed herein, the final intent is to
fully supply the Master Planned Resort with rainwater and reuse, which permits the phases to be
constructed as set out above.
Statesman is filing applications for both a groundwater right and a surface water right. The surface
water right will request authorization to use rainwater and runoff, which will be treated and available for
potable water supply. The groundwater right will be providing a supplemental or back up supply to the
surface water use, the existing water rights, and a reclaimed water permit for irrigation of the golf
course and the fire smart program. The groundwater right will request 280 gpm and 239 afy, which is
the maximum total quantity that will be necessary for all water use at the Master Planned Resort
assuming the maximum of '175 gpd/ERU ADD. The full balanced operation at 70 gpd/ERU (ADD)
shows a total balance of 259 acre feet available and 259 acre feet in use, for a net balanced draw of
zero. See Figure 3-8, Water Balance Summaries.
Pleasant Harbor Marina and Golf Resort
FINAL EIS - (Sate Specific Amendment MLA 06-87)
Page 3-26 November 27, 2007
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A schematic of the planned systems and alternative, likely used in concert in the final plan, reflects the
variety of techniques available for water supply and utilization on the site.
Figure 3-8 Water Cycle Concept Flow Diagram; Well Water Potable Supply
Pleasant Harbor Marina and Golf Resort
FINAL EIS - (Site Specific Amendment MLA 06-87)
Page 3-27 November 27, 2007
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Page 3-28Pleasant Harbor Marina and Golf Resort
FINAL EIS - (Site Specific Amendment MLA 06-87)
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PROBABLE SIGNIFICANT ADVERSE IMPACT REVIEW OF THE PROPOSAL
3.3.4 Water Use and Potential lmpact--€eologic Conditions
The Master Plan site is typically composed of Vashon Age glacial soils that are dense to very dense
sand and gravel, with varying amounts of silt and some cobbles. Older Pre-Vashon non-glacial
deposits consisting of dense to very dense sands and hard silts and clays were observed in one test
boring and exposed in the bluffs along Hood Canal. The ground surface throughout the area is
hummocky and typical of a site modified by glacial processes; the site includes a number of kettles,
which are large glacial depressions. Ground surface elevations range from about 60 feet in the bottom
of the deepest kettle, to elevation 320 feet on a hill in the southeast portion of the site. Though ground
surface elevation varies considerably across the site, the average site elevation is about 180 to 200
feet. The slopes along Hood Canal consist of near vertical 100 ft high bluffs. Human activity has
altered the landscape for construction of roads and other improvements.
The peninsula is surrounded on three sides by sea water. Due to density differences, fresh water
essentially floats on sea water. The fresh water head (above sea level) beneath the peninsula ranges
between 11 and 34 feet. As such, there is a significant fresh water lens beneath the peninsula.
Though there is a very significant fresh water aquifer beneath the peninsula, it is important to maintain
a positive fresh water head above sea level in the aquifer. The water supply and reuse strategy of the
resort has been designed to prevent adverse impacts on the groundwater resources of Black Point and
to avoid risk of sattwater intrusion.
The development area averages about 55 inches of precipitation annually. Most of the precipitation
events in the site area are generated from southerly storms that move north up the canal. The climate
is marine; winter months are typically moderate and wet, while summer months are typically mild and
dry.
Complete discussion of site geology and local climatic conditions are provided in the Appendix
documents. See Soils and Geology Evaluation at Appendix 4 and Water Supply and Groundwater
lmpact Analysis at Appendix 5.
3.3.5 Water Quality-Water System Management by Public Agencies
Maintenance of drinking water quality for all potable water and reuse/recycling standards fall under the
auspices of the permit treatment and effluent standards for both the water system and the wastewater
treatment system. The potable water system will be a conventional water system design, including a
well combination with collected surface water treatmenUdisinfection system, storage reservoir, and
conveyance piping to points of use. The size of the project will require a Class A water system
approval. V/hile the system could be operated privately, the proposal is construction of the system by
the developer and operation by the Jefferson County Public Utility District, which has indicated a
willingness to operate such a system.
The wastewater treatment system is also proposed to be managed by the Jefferson County PUD, but
could be managed by a local utility or privately.
The advantage of a PUD operation is that the overall water quality system is under long-term public
control to assure proper maintenance, reporting to the key regulatory agencies (WDOE and WDOH),
and providing long-term assurance and safe operation. Public operation of the facilities will require the
development of both a comprehensive plan and an engineering plan for water service and sewer
service, which will explore in much greater detail the specifics of a given design and operation. At the
Master Plan level the requirement is to assure that both systems are designed, approved, and
operational in advance of the completion of the first phase of the golf course portion of the resort
intended for additional public use.
Should public operation not prove feasible, the alternative is private operation with water system control
and wastewater treatment operations under the supervision of properly licensed technicians, reporting
as required under water system operational permits and the Chapter 90.48 RCW wastewater discharge
permit.
Pleasant Harbor Marina and Golf Resort
FINAL EIS - (Site Specific Amendment MLA 06-87)
Page 3-29 November 27, 2007
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3.3.6 Su rface Water Management-l rrigation Water
The water stored in the irrigation water pond, which includes a combination of reclaimed water, treated
stormwater, and rainwater, will be pumped in a pressurized piping system for the irrigation of the golf
course and for water supply to the sustainable fire flow and other needs. Other landscape areas will be
maintained or designed as native planting areas to minimize or eliminate the need for irrigation.
At this preliminary phase, the overall water budget for irrigation is projected at 108 acre feet for the golf
course, fire suppression, and other uses during the irrigation season, which is April to October. The
pond has been designed to retain sufficient water to provide full irrigation supply to the golf course, and
supply is dependent upon securing necessary water rights permits. See Water Supply and
Groundwater lmpact Analysis, Appendix 5.
The precise calculations will depend on the specific design of the golf course and will be part of the golf
course permit review. At the Master Plan level the feasibility and operability of such a system is
demonstrated as both achievable and appropriate for the setting.
A key element of any irigation plan for the golf course will be the adoption of best management
practices to minimize the use of potentially harmful chemicals and a best management program to
address golf course operation to assure that any opportunity for direct runoff to Hood Canal or the
harbor is eliminated, and the potential for ground water impact is minimized. To achieve this result, the
plat review for the golf course shall prohibit discharge of irrigation water to Hood Canal or the harbor,
and include the adoption of a series of best management practices. Jefferson County uses the King
County aquifer protection guide for golf course management BMPs, and the same conditions or
substantially similar programs are required for this project at the permit level.
3.3.7 Stormwater Management
The site will be designed to meet the recommendations of the current edition of WDOE's Stormwater
Management Manual for Western Washington, February 2005 together with WDOE's adopted Low
lmpact Development Technical Guidance Manual for Puget Sound, January 2005.
The stormwater management plan will be designed to meet the project's requirement for zero-
discharge of water to the Hood Canal from the golf course resort area, and the full treatment of all site
water from the marina area before discharge to the harbor (a significant upgrade from current direct
discharge conditions). Stormwater management plans are approved by the Jefferson County Public
Works Department. As a condition of any permit approval, including shoreline or preliminary plat
approval, the approved stormwater management plan be included as part of the submittal presented for
finalapproval.
The project has a significant cut and fill program planned for the golf course area which could cause
significant adverse impact if not properly controlled. A separate stormwater management plan is
required for the clearing and grading and subsequently for the development and operation of the
facility. Prevention of pollution and maintenance of hydrology for protected wetland areas are the twin
goals of the stormwater pollution prevention plans for the project
Gonstruction Stormwater Pollution Prevention Plan (SWPPP)
Construction site stormwater runoff for this project is regulated at the state level by WDOE through the
2005 Stormwater Manaoement Manual for Western Washinoton (SWMM) and at the local level by
Jefferson County through the Jefferson County Stormwater Management Plan (Plan). WDOE requires
a Construction General Stormwater Permit for alldevelopment 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. lf all stormwater is retained on site, a General Stormwater Permit is not required.
Although this development is well over an acre, the project will be designed, both during construction
and post-development, to retain and/or infiltrate all stormwater on site as part of the overall sustainable
water management plan. Therefore there will be no stormwater from the developed areas of the site
that will be discharged off the site and into the Hood Canal.
Pleasant Harbor Marina and Golf Resort
FINAL EIS - (Site Specific Amendment MLA 06-87)
Page 3-30 November 27, 2007
PROBABLE SIGNIFICANT AOVERSE IMPACT REVIEW OF THE PROPOSAL CHAPTER 3
The project will require a construction Stormwater Pollution Prevention Plan (SWPPPP) addressing
how the stormwater will be treated and retained on site. There are 12 elements of the SWPPP that
must be addressed:
. Mark clearing limitso Establish construction accesso Control flow rateso lnstall sediment controlsr Stabilize soilso Protect slopeso Protect drain inlets. Stabilize channels and outlets. Controlpollutantso Controlde-wateringo Maintain Best Management Practices (BMPs). Manage the Project
lf one element is considered unnecessary, the SWPPP must provide a justification. Each of these
elements is discussed in detail in the SWMM. Each element lists several BMPs that can be utilized in
reducing or eliminating the pollution of surface waters from construction activities.
Stormwater runoff during construction will be handled through the use of Best Management Practices
(BMPs) as defined in WDOE's Volume ll of the S\ /MM. BMPs are methods that reduce or prevent the
release of pollutants to surface waters. For this project, several BMPs will be used to treat and retain
stormwater on the project site. Some of the common methods that will most likely be used include:
. BMP C101: Preserving natural vegetation. BMP C102: Buffer zones. BMP C105: Stabilized construction entrance(s). BMP C107: Construction road/parking area stabilizationo BMP Cl20: Temporary and/or permanent seedingo BMP C121: Mulching. BMP C122: Netsand blankets. BMP C't23: Plastic covering. BMP C130: Surface roughening. BMP C162: Schedulingr BMP C200: lnterceptor dike and swaler BMP C201: Grass-lined channels. BMP C202: Channel lining. BMP C207: Checkdams. BMP C230: Straw bale barrier. BMP C233: Silt fencer BMP C234: Vegetated stripo BMP C235: Straw waddles. BMP C240: Sediment trap. BMP C241: Temporary sediment pond
The golf course construction will require land clearing and grading activity. The construction of the
course will be carried out so that soil exposure is kept to a minimum by completing earthwork activity in
phases, including stability and seeding of all disturbed areas. Stormwater runoff will be directed via
lined channels with sediment barriers to several "keftles," or natural closed depressions, sediment
traps, and/or sediment ponds located around the project site. The stormwater will either infiltrate in the
kettles, traps, and ponds or be pumped to dispersion trenches. A 200-ft undisturbed naturalvegetation
Pleasant Harbor Marina and Golf Resort
FINAL EIS - (Sile Specific Amendment MLA 06-87)
Page 3-31 November 27, 2007
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buffer will be kept between the shoreline and golf course resort development. Silt fencing and other
BMPs as needed will be used along the site perimeter to prevent sediment from entering the natural
undisturbed and shoreline areas.
ln order to ensure that the Construction Stormwater Pollution Prevention Plan is implemented
appropriately and that approved stormwater management facilities are constructed as per the approved
plans, the proponent shall designate a civil engineer licensed in the State of Washington as the Project
Engineer. The Project Engineer shall be responsible for ensuring that State and County stormwater
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 regular
reports to Jefferson County while construction is in progress.
Low lmpact Development (LlD) Site Design
As part of the development's requirement to protect Hood Canal, all water on the site will be collected
and either used appropriately onsite, will be routed to the storage ponds, or infiltrated to the
groundwater aquifer. The development's sustainable water resource management plan also includes
site design requirements to meet a zero-discharge of water from any of the built areas of the property.
ln summary, this zerodischarge criterion will be met by collecting and conveying water to storage
ponds that will be built within the existing onsite kettles. The ponds will store water during high
precipitation periods and, as needed, the stored water will be used to meet water demands. Any
surplus water will be directed into the ground to provide aquifer recharge and to ensure that all water
sources on the site are not discharged into Hood Canal.
The project will incorporate LID design methods in the construction of the civil infrastructure systems.
The site will be designed to meet the recommendations of the SWMM, together with WDOE's adopted
Low lmpact Development Technical Guidance Manual (LlD Manual) for Puget Sound, January 2005.
Some of these recommended LID techniques are proposed for the project's roadways and stormwater
management systems including narrow streets, raingardens (to provide water quality), and rainwater
harvesting (to provide flow control).
Narrow streets serve several purposes in a LID design. First, they reduce the amount of pollution-
generating impervious surface. Second, narrow streets also reduce traffic speeds which create a safer
community.
Raingardens are typically shallow man-made depressions with compost-amended soils and plantings
that are used to treat and infiltrate stormwater runoff. The amended soils in the raingardens will
capture pollutants as water percolates through them. The water would be collected by perforated
underdrain pipes below the amended soil layer and be conveyed to a stormwater pond for reuse.
Raingardens also provide a nice landscaping feature, and they can also act as a natural buffer between
the street and residential units. Native plants and shrubs tolerant of water inundation, soil saturation,
and dry periods would be utilized. Raingardens used for treating street runoff are typically located
parallel to streets adjacent to the street shoulder or in medians.
Rainwater harvesting utilizes above or below-ground cisterns, usually located by downspouts, to collect
rainwater for later use such as irrigation. Overflow from the cisterns would be directed into the
Raingardens for infiltration and conveyance to an on-site pond for later reuse.
The stormwater management plan will be designed to meet the project's requirement lor zero-
discharge of water to the Hood Canal. This will be accomplished by stormwater treatment and storage,
appropriate water uses, and infiltration of water for aquifer recharge.
Pleasanl Harbor Marina and Golf Resort
FINAL EIS - (Site Specific Arnendment MLA 06-87)
Page 3-32 November 27, 2007
PROBABLE SIGNIFICANT ADVERSE IMPACT REVIEW OF THE PROPOSAL CHAPTER 3
9',
TRAVEL LANE
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Q ROAOTITAY
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TYPICAL ROADWAY SECTION
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Figure 3-10 Typical LID Roadway Section (including narrow travel lanes and raingardens)
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TYPICAL RAINGARDEN STRIP
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Figure 3-11 Typical Raingarden Section
Pleasant Harbor Marina and Golf Resort
FINAL EIS - (Site Specific Amendment MLA 06-87)
Page 3-33 November 27, 2007
PROBABLE SIGNIFICANT ADVERSE IMPACT REVIEWOF THE PROPOSAL CHAPTER 3
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Figure 3-12 Conceptual Stormwater Layout
Final layout approval for the golf course approval will require specific approval of the system to assure
that no offsite discharge goal is in fact achieved.
On the Maritime Village portion of the project, a zeto discharge system cannot be achieved due to
topography. However, the existing retention, treatment, and discharge system can be significantly
upgraded to assure that all stormwater from upland impervious surfaces are captured and treated prior
to release to the aquifer. Permit approvals will consider the feasibility of capturing and pumping some
portion of the Maritime Village stormwater for collection into the reuse system. All stormwater not so
captured will be treated as provided above. Here again, consistency with the Master Plan will require
approval of a stormwater management system for the Maritime Village area that demonstrates
compliance with the stormwater treatment manual, including provision for addressing potential upsets
or spills upland and mechanisms to assure such events can be handled onsite and do not pose a risk to
the harbor.
Pleasant Harbor Marina and Golf Resort
FINAL EIS - (Site Specific Amendment MLA 06-87)
Page 3-34
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PROBABLE SIGNIFICANT ADVERSE IMPACT REVIEW OF THE PROPOSAL CHAPTER 3
3.3.8 Water Summary and Conditions
. Sewer sewice (onsite system). 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.
. 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
. Any project approval for the resort shall contain a condition that the applicant demonstrate
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.. 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.. The Project Engineer shall be responsible for ensuring that State and County stormwater
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.. Surface water and particularly irrigation waler and potential migration to the harbor or Hood
Canalwere addressed in the section on water quality above.
. Fire fighting flow
. 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.
Pleasant Harbor Marina and Golf Resort
FINAL EIS - (Site Specific Amendment MLA 06-87)
Page 3-35 No\rember 27, 2007
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3.3.9 Resounoes: Use, Reuse, tanagement, Treatnent, and Dispoeal (Water Quanti$,
WaterQuality, and Use): Responses to DEIS Gomments
Responding to amments hy the Hod Canal Envircnmental Council (275 and 385); WRIA (16 and
359); Hlie Sather (287), Jetrerson County Publb Heatth (2U), WDOE (281, 375, 376, and 381),
Depaftment of the Navy (285, 366, aN 377); Pleasnt Tkbs (tun Henin letter) (220), Hal Beaftie (125
and 133); &rgrizo (130), Germaine (129); Rebel<ah Ross (132), Murtudr (139), Dimino (193), Mitchell
(212), Mane-Lewis (3OS), Ventun (312), McMillan (314); St erd (313 and 317), Lopz (272), Rus*ll
(282), Beattb (310), $ther (289), Mltdetl (297).
Applicant has proposed that the Pleasant Tides rvater system be substantially upgraded and made
more efficbnt to provile an altemde souroe of water for the proiect- The Pleasant Tkles program is
stir{y voluntary, however, and strouH they elect not to have Statesman participate in a irint use
agreement, Ste Bhck Point aquibr under the resort site has a un(ue configuratbn that proviles ample
rater to serue the needs of the rsort, wi0put salt rvater intsusion, and withont jeopardizitrg drarrs on
localwelb-
Concem b raised that the tecfinology is neuv and therebre unprcven. The project inorporates
numerous low impact, and urater saving and treatment reuse appr@ches that are commonly in use in a
number of resort yenues, boft in the United States and in Europe- Many are incorporated in exisiling
Statesrmn resort properties under dwebpment in British Columbia. Historically, resorts have not been
asked to be on the hading edge of low impact and water aonseruatbn approacfies to development-
The Statesman proposal incorporates technology prcven to establish Class A treated rater and
amepted by state regulatory and resource agencies, including reuse. recyding, and low impact
devebpment techniques to acfiieve bw-flow, non discharge approacfies to water management. A
specific prort# requirement b to assure hydraulic protection br steams and wetlands in a silonrnmter
habitat management plan approved and put into place prftrto any site disturbance.
A question tras raised about the wder quantity avaihbfte from rainfall fur the resort and whether the
Quilcene gauge used in the inilial reports was inaccurate when compared wt0r the Brinnon gauge.
Subsequent investigation shows the Brinnon gauge and tfte Quilcene gauge reflecting nearly identir:al
leveb of rainfall and wellwihin the parameters of the project.
The rvastwater rmtedab elelain lhe sources and uses of water, reuse, and beatnent and hoy the
system was designed to have no net impact on the aquifer and in sqne years an above normal
rccfiarge of the aquiEr system with treated recycled mter in exoess of the cunent 'nafuraf condition.
He abo noted lhat the storage pond has the capability of holding a minimum two-year supply of water
in reserve for fire fighting puposes and for years in whk$ rainfall falb bebr eryected variatbns- The
mter repod must addrcss the ability of the site and aquibrto handle both $e draw and infilhation and
to assure that all systems are sufficbrtly rernoved ftom the south bank b prdect bank stability.
The project is on a peninsuh easterly of the mouths of the Duckabush and Dosmllips Rivers. As
such, no dircct impa6 to those mtersheds are anticipated by the oonslructbn and operation of the
resort lncreased use and pres{iure on publidy+vned recreational facilitbs b anticipated. The resort
is required to provide education programs to make residents aurare of facililies and the rules and best
practies associated wiE fadlity use, including fishing, beacft, and forest use- Local state and fuderal
management agencbs dlE-iesponsible for the development and enbrcement of public land use
regulatftrns. The MOU process, built into the project appronal phase, is deigned to address impacis
and mltlatbn addressed to a wirle \rarbty of public servir-s and facilities. The EIS at the
Comprehensine Plan level anticipates and considers the issues. The propct-levelappronals, when a
specific phase is under reviery, will address the'proiect-specific issues on a proper (nexus and
proportionality) basis.
The phased review provirles analysis of the sile and cunent conditions to demonstate the feasibility of
the proiec{ proceeding on the planned basis- At the project level, issues about the specifics of sewer
plant design, water riqhts servinq each phase, and the technical issues of the capfure, treatnent, and
Pbasaf Hator llarin and Golf Resat
FlN l- EIS - (Sib SpecificAmendrsr MLA (EE4
Page 136 Nosnber2T, ZP7
PROBAALE SIGNIFICANT ADVERSE IUPACT REVIEW OF THE PROFqSAL GIAPTER3
reuse of vyater and protectbn of water resouroes is achieved in the oontext of fully engineered plans
and approvals by state agencies. The allocatbn of general basibility and bsue identification at the
comprehensive plan level and the resolutbn of those issues during proiect approval is an appropriate
approacfi to large proiects.
The adoptbn of the Comprehensive Plan approvalbr a Master Planned Resort at Brinnon is follored
by the approval of specific zoning requirernents to implement the requirements imposed by the FEIS,
and a devekopment agreement thd identifies p,hasing and approvals requircd to assure that the entire
resort and its impacts are addressed properly at each stage of development lt provkles an adequate
basis br addressing the final systems and approvals neessary to assure the relhbility and long-term
operational suooe:is required br successful resort operation-
The proposal does proiect sQnificant cut and fill on the site, but an overtay of the RV devekrpment on
the sile and tfte overallgrading plan stnrvs thattte grading is substantially confined to arcas prevbusly
disfrrrbed by the RV park, roads. and campsites, and the fll b primadly a very brge kettle in the middb
of the sile. The grading ptan b subjed to detailed requirements for wetland and criti:al area habitat
protec{ion and storrnmter protectbn plans pdor b development, induding post grading stat ilization
oontols pdor to vertical devekopment. The ovsall timing of the grading is conbolled by the rebrenced
permits and the development agreement, s'hich is to detailthe phasing phn and all components.
The FEIS contemphtes a water quality monitoring program br Pleasant Harbor in coniunctbn wtth the
Shoreline Substantial Permil fur the marina phase of the devebpment. The monitoring program ruould
be coodanated with state monitodng programs and provfrle the basis for an adaptive management
program. The specifics of the program arc to be addressed as part of the shoreline permit review and
be in place prior to any new development in the shoreline area.
Concems about nitrogen bading and the potenlial impact on the aquihr are site and proiect dependent.
The FEIS i<tentifies the dsk to the aquifer and Hood Canal ftom nitrogen and golf conrse mnagement
issues. The prort:d-specific proposal is to address a specifrc nutrient rnanagement program, directed
spe<rfically to sile condilions, the design of the golf oounie, design of ttrc ryasteryater treatrent system
to remove nibogen, and tfte design and application of the urder reuse and storrnuater management
programs proposed for the site. All will be suliect to revbw by regulatory agencies, including WDOE
and the County, to minimize the potential for exoess nutrbnt rcaching the aquibr- lssues identified in
the comments, irrcltding resirlual nibogen and the ability of the proposed system to protect the aquibr
will be revbn ed at the proiect bvel and must be determined to be adequate prior to permit approval fur
the golf oourse phase of devebpment. (Please see comment and response under shellfish above br
more infurmatbn.)
The reuse system does lend itself to a geothermal source for heating and cooling the facility, further
rcducing energy onsumptbn and the carbon footprint Reducittg the impervious boprint and using
low impact design methds abo reduces the overall impact No specific LEED rating hre been
sebcted and will be addressed at the proiec{ level, and operational detaib about recyding and energy
efficiency will be addressed at the project level in light of the overall commitnent to prwftle an energy
efficient and resource efficient facility.
The rvastwater ponds shown on the project plans can accommodate trrc years worth of water, and are
designed to accommodate both very dry and heavy rainfall years and potential upset conditions-
Engineering speCncs are projed-level detaib that must demonsffie adequate bveb of sabty beyond
the shndard lfi).year event Thb is done to assure e:pected maximum bvels are ontained- The
stonrnvaterconbolponds are separde from wedand mitigation areas-
The reuse water will be used to meet the agronomic demands br inigation, supplemented by stored
s{ormmter as needed. Consequently, mounding as a result of reuse rvater infilbaton is not epec{ed
to be an issue. Mounding as a result of infilbatbn and recharge using stored storrrmter is a design
consbaint lhat will be addressed at the proiect level when the silonrnyater system is des$ned and
approved- Roof top compositbn is a design-related issue, but the issue of direct discharge versus
Pbasant tlarbor Mnina ald GoffResdt
FlttAL EIS - (Sib Specifictusrdrnert MLA (F8A Page 3-37 l,lowmber27, ZD7
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treatnent and reuse b a design+elated issue under the WDOE 'no degradation" standards for
groundvrater and aquifer proteclbn.
The specific location of wells and the altematives available are a des(;n-related issue to be addressed
at the engineering level to minimize the potential fur impacts on existing mter resources and pdential
altematives in the event of upset or unintended oonsequences. Salt mter intusion is not oonsidered a
reasombkg probability under the sysilem described. Preliminary erpineering fqures identiff the overall
net impact as a 'posilive rccharge' rather than 'consumptive' use of the aquibr. These issues will be
addressed in detail at the design and permit approval stages.
The FEIS idenlifies water quality and discfiarge as a malor issue to be addressed onsite and the
NPDES permits br both construction and operation are acknodedged, as are discharge permits under
Chapter 90.48 if water discharge is not part of the fnal plans- I rDOE revbw of engineering plans and
treatnent and disposal br the wastewater heatment program are all part of the required project
approval prrcess-
t/\hter (;hts appli:ations have been submitted and are pending WDOE revbw. The additi6nal rrater
Iights will be sulied to processing through WDOE approval requirements- l/\hter avaihbility and water
rights are trrc limiEng factors ktentilied as potential constraints on tfte project and as sucfr
dernonstatkrn of a@uate vyater to serve edr phase b required as part of the phnned permitting
program- Should the neessary water not be reliably avaikable br a proposed phase, the phase cannot
be approved.
The DEIS did fail to address the State's Section 401 and wetland regulatory adhority, wtrlch is
achotvledged. WDOE approval of rcquired permits and cefifications will be part of any project
approval altering or pobntially afiecling wetlands. Stile water quality standards are acknovledged-
The marina use and any potential increase will be addressed at each pftase of development. As noted
abore, some increase couH occur hrt the amount timing, and nahrre of sucfr haffic cannot be known
at this time. No cfiange in the configuralbn or capacity of the marina b antbipated, merely the
rehabilitation or repair of existing degraded conditbns- As phases ale oonsfructd, marina batrc will be
monibred, as will water quatity in the Harbor to measure and address any unanticipated impacts.
Addiliona! baffic infurmatim will be available through proiecf reviw fur eacfr phase of the devekopment
and the Navy will be advised of all sucft applications. The waters of Hood Cana! are conholled by
nav(ption controls and notices to mariners, which can address specific ooncems and reguHircns
designed to aid Naval operatbns- The marina is committed to maintain informatbn kbsks in aid of
public education about nawl operations and ac{iviths- The Canal b an open rwter, horever, in which
boating tratrc ils invited and encouraged to use (suc*r as the upgrade of the WDFW boat launc*r at
Pleasant Harbor)- The Master Planned Reort will work wtth local agencies to assure educatbn is
acfibved and b committed to a monitoring and adaptive management program to assure water quality-
ll\lder dosures or aooustic limits wouH hare to be impced by the Navy or Coast Guard to regu&ab the
general boating public.
The consultants have reviewed the well head protection programs br the Pleasant Tkles ard Ptemant
Harbor Beach tret welb, whir*t are located near the intersection of Black Point Road and US HWY
101. The l/thshington State Department of Health has guid,elines br oonstuc{bn in the vicinity of
public ruater supplies, wtti$ the proleci is rcquired to meet. From a preliminary design point of view, no
adverse oonsequenoes to the wells are anticipated- During final design and before projert appronal the
wells, pmtected aneas, and location of roads will be specifically addressed to assure that quantity and
quality of wder is not disfurbed and the wells are adequately protected.
Any pint progmm with Pleasant Tides Water Coop would require mutual consent and if they elect not
to oplore pint opportunities, the MPR will be rcquired to meet its water needs elservtrere. The fact that
no present agreement b in phce b accurate, and the comment and expression of concem is noted-
lmpervious surfaes and developed areas are capped as defined in the FEIS. The fina! report as to
actual use regarding preservation of the aquifer will be in the engineering reports at the proiert level,
Pleasaf, l,larba tlaiu and Golf Resat
FINAL EIS - (Stu SpecifrcArncrdmena MtA (E{7)
Page 338 Nosnber2T,2(x)7
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PROBABLE SIGNIFICAAIT ADVERSE hilPACT REVIEWOF THE PROFGSAL C}TAPTER 3
induding a proiect-specffic aquibr recfiarge report- The specffic manner of infilhatbn and recharge wil!
be determined by WDOE in its review and approvalof the Class A reuse/recycling program, addressing
water quality, rmter quantity, and capatlility; protection from pathogens; and other bsues to assure no
impact on either other water users in the area or the aquifer runoff and seeps.
The possibility of incorporating water use/reuse ftom other systems, if they are developed in time, conH
provftle an opporfunity to reduce dependence on aquifers and provide a mufual benefit shouH such
altemative systems be availabb and wouH certainly be examined duriqg the projed phases.
The rvater treaUnent system looks at the totality of the treated bads to assure that fte water dischaqed
meets Class A water standards-
The prollct is requircd to have a stonnrmter and habitat management plan in place prbr to the start of
any construc{ion to potect habitat and crilical area and to avoid stonnwater or constnrctbn runoff fiom
entering the Canal.
The aquifer has been identified as underlying the resort property, and use as proposd is not seected
to aftct other ruater users. Specifrc parameters of use and limits to avoil impact are to be addrcssed
during the water dghts permitting program under WDOE guklelines. The overall avaihbility of water
and limitations or onstuaints as a result of the bcation will be adentified at the water dghts permi[ing
phase, whicfi must be concluded bebre specific profect elements are permitted for consfruc{bn.
S.l Tnnsporbfion
The County ftlentified fwe specific issues to be addressed as part of the fansportation review- (1) US
FIWY 101, (2) intemal circulation, (3) marina circulation, (4) pedestian circulation, and (5) bicyde
circulation.
Thb sec{ion summarizes baffic ard transportation exis{ing conditions, project impacts, and mitigation
measurcs of the Altematives. A more detailerl dlsorssion and relevant tecfrnical supporting infonnatfrcn
and attachments are contained in Appendix 6: Tlansportatbn lmpact Study-
3.4.1 Sib Yrcinity and Access Assumplions
The Pleasant Harbor development b located on US HVI/Y 101 in the vicinity of Blad< Point Road in
Jeftrson County, l/thshington. A proiect sile viinity rmp b shorvn in Figure 3-13. The suliect
properties uuould indude truo main devebprnent dlstricts under the Statesman proposat Bbck Point
Property and Marfirre Mlhge (see Figure 1-5)-
There are exMng facilities in the subjed aea, indudhg a boat launch, beacfi, parking area,
approximately 30 acres of brcst, @frage business, a bed & breakfast real estate office, vefiirie/boat
rmintenance and repair shop, rueHing seririce, and vehirJe and boat storage facilrty. Plemart Harbor
Marina annenfly provftles rnoorage and ftrc| servioes with limited shopping and fuod servbe-
For bansportation enaluatbn puposes, full buiH-out and ocanpancy of the proiect is wiUrin six !o seven
years hom oomrnenoement Vehirular site access ruouH be onsolidated fur the Maritime Mtlage and
Black Point Property d US HWY 101 and Black Poirt Road. A egress-only drivmy ftom the Maritime
Mllage onto US HWY 101 would also be provftled. All other five existing aooess connections onto US
I-IWY 101 rvould be closed and rernoved.
There are three new site aooess rcAways proposed onto Btack Point Road br the Black Point
Property and Maritime Village, including:
Mllage. Existing traffic associated wth the WDFW Boat Launcfi at Pleasant Harbor could
intersect this new fiontage road in a consolidated a@ess onto Black Point Road.
counie resort on Black Point Road- This access roadway wouH serue as an emergency
secondary aooesdeg ress-
PleGant Ha6or Mrira erd Gotr Resdt
FINAL EIS - (Sib Spe<ificAmendrcnt MLA m{4
Page 3-39 tlorember27,2fi)7
PROBABLE SIGNIFICANT ADVERSE IMPACT REVIEW OF THE PROPOSAL CHAPTER 3
would serve alltraffic to/from the Black Point Property.
Figure 3-13 Project Site Vicinity
Pleasant Harbor Marina and Golf Resort
FINAL EIS - (Site Specific Amendment MLA 06-87)
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Page 3-40 November 27, 2007
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PROBABLE SIGNIFICANT ADVERSE IMPACT REVIEW OF THE PROPOSAL CHAPTER 3
3.4.2 Existing Transportation Conditions
This section describes existing transportation system conditions in the study area. lt includes an
inventory of existing roadway conditions, traffic volumes, intersection levels of service, collision history,
public transportation services, nonmotorized transportation facilities, and planned roadway
improvements.
3.4.2.1 Roadway Conditions
The following paragraphs describe existing arterial roadways that would be used as major routes for
site access. Roadway characteristics are described in terms of number of lanes, posted speed limits
and shoulder types and widths.
US HWY 101 is classified by the Washington State Department of Transportation (WDOT) as a rural
principal arterial. The roadway generally consists of 2 travel lanes 1 1-feet wide with 3- to 10-foot paved
shoulders. The posted speed limit is 50 mph in the vicinity of the subject properties.
SR 104 is classified by WDOT as a rural principal arterial. The roadway consists of 2 travel lanes 1 1
feet wide with 8-foot paved shoulders. The speed limit is posted at 60 mph.
Center Road north of US H\Aff 101 is a two-lane major collector roadway with 11-foot travel lanes and
7- to 9-foot paved shoulders. Curbs, gutters, and sidewalks are located on the west side of the street,
and a raised curb is located on the east side of the street. The curb-to-curb pavement width is 38 feet.
The posted speed limit is 30 mph in the vicinity of Quilcene and 35 mph further north of Quilcene.
Dosewallips Road is a two{ane minor collector roadway with 11-foot travel lanes and l-foot paved
shoulders. The speed limit is posted at 35 mph.
Dosewallips Park Entrance Road is a two-lane, 2O-foot local access roadway. The posted speed limit
is 10 mph west and 5 mph east of US HVff 101.
Black Point Road is a two-lane local access street, with existing demand of less than 300 daily vehicles.
The Jefferson County Public Works Road Log identifies 24 feel of pavement and 3-foot shoulders.
However, based upon measured conditions in the field by Transportation Engineering Northwest
(TENW at several points along Black Point Road (in the vicinity of all proposed access points), the total
pavement width ranges between 26 and 27 feet in width with 1- to 3-foot grass/gravel shoulders. The
speed limit is posted at 35 mph. Black Point Road was constructed between 1974 and 1975, with a
structural section of 12 inches of Class B gravel base overlaid with 2 shots of bituminous surface
treatment.
Old Black Point Road is an undefined County Road that potentially serves as the first 0.04 miles of the
existing entrance into the K.O.A. campground on the subject properties. According to the County Road
Log, it intersections Black Point Road at approximately 0.05 miles from US H\l/ 101 and was
established as a 12-foot of right-of-way. No record of this right-of-way is noted on recent property Alta
surveys or title reports.
Duckabush Road is a two-lane minor collector roadway with 11-foot travel lanes and no shoulders. The
posted speed limit is 25 mph.
3.4.2.2 Existing Traffic Volumes
Daily traffic volumes represent the number of vehicles traveling a roadway segment over a 24-hour
period on an average weekday. Peak hour traffic volumes represent the highest hourly volume of
vehicles passing through an intersection during a gpical 4-6 p.m. peak period. For the purposes of this
traffic study, the p.m. peak period was used as the peak hour since the proposed project would
generate the highest traffic during this period. Existing channelization and traffic control at all study
Pleasant Harbor Marina and Golf Resort
FINAL EIS - (Site Specific Amendment MLA 06{7)
Page 3-41 November 27, 2007
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PROBABLE SIGNIFICANT ADVERSE IMPACT REVIEW OF THE PROPOSAL CHAPTER 3
intersections is provided in Appendix 6. Figures 3-14 and 3-15 show existing daily and p.m. peak hour
traffic volumes.
Daily traffic volumes were obtained from WDOT. Traffic Count Consultants lnc. also conducted daily
traffic counts on US HWY 101 (south of Quilcene and south of Brinnon) and Center Road, including
p.m. peak hour turning movement counts at all study intersections in AugusUSeptember 2006 (traffic
counts are provided in Attachment A). Historical traffic volumes on US H\M/ 101 and study intersection
roadways in the project site vicinity indicate a weighted average growth rate of 2 percent per year
between 1998 and 2004. Furthermore, Jefferson County traffic and population forecasts in Quilcene
and Brinnon estimate a 2 percent annual growth rate out lo 2024. Therefore, a 2 percent per year
growth rate was used to factor historical daily traffic volumes to estimate 2006 conditions.
At milepost 324.80 on US HWY 101 (approximately 15 miles south of Black Point Road), WDOT
maintains a permanent traffic recorder station. During the peak summer month of August, traffic
volumes recorded on US HU f 101 are approximately one-third higher than the annual average daily
volumes. Traffic counts collected by TENW were collected prior to and during the Labor Day Weekend
in 2006, representing a conservative period and allowing for evaluation of potential traffic impacts
during a worst-case scenario of peak use of the proposed resort facilities during peak summer traffic
flows in the study area.
3.4.2.3 lntersection Levels of Service
Levels of Service (LOS) serves as an indicator of the quality of traffic flow at an intersection or road
segment. The LOS grading ranges from A to F, such that LOS A is assigned when minimal delays are
present and low volumes are experienced. LOS F indicates long delays and/or forced flow. of
Appendix 6 summarizes the delay range for each LOS at unsignalized intersections. The methods
used to calculate the levels of service are described in the updated 2000 Highway Capacity Manual
(Special Report 209, Transportation Research Board). The measure of effectiveness for unsignalized
intersections, an LOS and estimate of average control delay is determined for each minor or controlled
movement based upon a sequential analysis of gaps in the major traffic streams and conflicting traffic
movements. ln addition, given that unsignalized intersections create different driver expectations and
congestion levels than signal2ed intersections, their delay criteria are lower. Control delay at
unsignalized intersections include deceleration delay, queue move-up time, stopped delay in waiting for
an adequate gap in flows through the intersection, and final acceleration delay.
LOS standards in Jefferson County are LOS C for rural roads and LOS D for all other roads.
LOS on State Highways is LOS C for US HWY 101 and SR 104.
Pleasant Harbor Marina and Golf Resort
FINAL EIS - (Site Specific Amendment MLA 06-87)
Page 3-42 November 27, 2007
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Pleasant Harbor Marina and Golf Resort
FINAL EIS - (Site Specific Amendment MLA 06-87)
Page 3*43 November 27, 2007
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Pleasant Harbor Marina and Golf Resort
FINAL EIS - (Site Specific Amendment MLA 06-87)
Page344 November 27, 2007
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PROBABLE SIGNIFICANT ADVERSE IMPACT REVIEW OF THE PROPOSAL CHAPTER 3
Existing p.m. peak hour LOS at study intersections are summarized in Table 3-6. All intersections
currently operate at LOS B or better. Detailed LOS summary worksheets are provided in Appendix 6.
Table 3-6: 2006 P.M. Peak lntersection Levels of Service
Unsig nalized lntersections
Control
Type LOS
Average
Delav
#1 - SR 104 at Center Road Ramp EB Left A I
SB B 14
#2 - SR 104 Ramp at Center Road EB B 10
NB Left A 8
#3 - US HWY 101 at Center Road EB B 10
WB B 12
NB Left A 8
SB Lefi A 8
#4 - US H\ fY 101 at Dosewallips Road EB A 10
NB Left A 8
#5 - US HWY 101 at Brinnon Lane EB A 10
WB B 10
NB Left A 8
SB Left A I
#6 - US HWY 101 at
Dosewallips Park Entrance Road
EB B 11
WB A 10
NB Left A 8
SB Left A 8
#7 - US H\ A/ 101 at Black Point Road WB A 10
SB Lefl A 8
#8 - US H\ /Y 101 at Duckabush Road EB B 10
NB Left A 8
Note: Analysis based on HCS 2000 results using HCM 2000 controldelays and LOS
A project-specific LOS evaluation update will be required at the time of the preliminary plat application
to identify specific mitigation requirements, but the studies done at this stage show traffic at all levels
and affected intersections operating well within acceptable limits and no significant capacity
improvements are anticipated as a result of the project.
Significant right of way and intersection improvements will be required at the immediate vicinity of the
project to accommodate left turns and the revised access to the master plan area reducing the overall
number of entry points onto US H\
^/
101 . Design of these sections and WDOT approval for all work
on State Right of Way is required at the time of preliminary Plat approval.
3.4.2.4 Collision History
The frequency and severity of collisions are commonly weighted against speed, volume, and functional
classification of a roadway segment or intersection. These variables are considered in determining if a
certain location has an unusually high collision rate. The average annualcollision rate is calculated by
summing the total number of collisions that occurred at a specified intersection or roadway segment
during the past three years and dividing the total by three. Collision data for an intersection is also
measured by collision rates per million entering vehicles (MEV). Collisions per MEV reflect the number
of vehicles traveling through an intersection, providing a different indication of design-related versus
volume-related incidences.
Pleasant Harbor Marina and Golf Resort
FINAL EIS - (Site Sp€cific Amendmenl MLA 06{7)
Page 345 November 27, 2007
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PROBABLE SIGNIFICANT ADVERSE IMPACT REVIEWOF THE PROPOSAL
Table 3-7 summarizes historical collision data as provided by the WDOT for the most recent 3-year
period between January 1 , 2003 to December 31 , 2005 at all study intersections. There have been no
fatal collisions within the project site vicinity in the most recent 3-year period. There were no reported
collisions at US H\M/ 101 and Center Road, US HWY 101 at Black Point Road, SR 104 Ramp at
Center Road, and SR 104 at Center Road Ramp. All study intersections have an average annual
collision rate equal to or less than 1.0 and a collision rate per MEV equal to or less than 0.88. None of
the study intersections are considered to be high collision locations.
Table 3-7: lntersection 3-Year Historica! Collision Rates
Accidenl History Detail Report, Provided August 2006 period between January 1, 2003, to December 31, 2005.
MEV - Million entering vehides.
As with the traffic volume data, traffic collision data will be reviewed in conjunction with the preliminary
plat to assure the plat is approved based on the most current data. But the table shows no significant
issues that need to be addressed during platting other than the standard road design and ingress and
egress requirements common to plat review and approval. US HVVY 101 does have a history of
accidents due to road alignment and grade and due to excessive speed. Caution must be exercised in
connection with any development west of US HWY 101, particularly development which would increase
crossing movements as the intersection at Black Point road does have severe limits to accommodate
crossing traffic. Alignment of entrances to any development west of US H\Aff 101 will have to be
viewed by the County in the context of the planned increased traffic from the resort.
3.4.2.5 Public Transportation Services
Jefferson Transit Route 1 provides public transportation services in the area, with a stop on US
HWY 101 at Black Point Road, adjacent to the project site. Route '1 provides Monday to Saturday
service to Brinnon, Quilcene, and the HadlocUlrondale/Chimacum Tri-Area. Service at US H\MY 101
and Black Point Road is provided between 7:10 a.m. until 7:55 p.m. with stops every 2 to 3 hours.
Saturday service is provided at the US HWY 101 and Black Point Road intersection from 8:55 a.m. until
7:10 p.m. with stops every 4 to 5 hours.
Pleasant Harbor Marina and Golf Resort
FINAL EIS - (Site Specific Amendment MLA 06-87)
lntersections Fatal
Collisions
lnjury
Collislons
PDO
Colllsions
Total
Collieions
Average
Annual
Colllslon
Rate
Collislon
Rate per
MEV
#1 - SR 104 at Center
Road Ramp 0 0 0 0 0.0 0.00
#2 - SR 104 Ramp at
Center Road 0 0 0 0 0.0 0.00
#3 - US H\MY 101 at
Center Road 0 0 0 0 0.0 0.00
0 1 1 0.3#4 - US H\Aff 101 at
Dosewallips Road 0 0.31
#5 - US H\Aff 101 at
Brinnon Lane 0 0 1 1 0.3 0.30
#6 - US H\AfY 101 at
Dosewallips Park
Entrance Road
0 1 2 3 1.0 0.88
#7 - US H\Aff 101 at
Black Point Road 0 0 0 0 0.0 0.00
#8 - US H\MY 101 at
Duckabush Road 0 1 1 2 0.7 0.71
Page 3-46 Nor/ember 27, 2007
CHAPTER 3
3.4.2.6 Non +n otorized Transportation Facil ities
US H\
^f
101 consists of 3- to 10-foot paved shoulders. Black Point Road provides 1- to 3-foot
grass/gravel shoulders which are generally inadequate to accommodate pedestrian or non motorized
traffic. US HWY 101 does accommodate significant summer bike travel, even though the highway does
not have identified bike lanes. The increased vehicular travel to the resort operates well within LOS
limits for US H\ l/ 101. Riders on US H\ l/ 101 are aware of its limitations in terms of narrow
shoulders and site distances the length of Hood Canal. The internal circulation system of the resort
allows riders to get off US HWY 101 in the resort area and travel through the resort. The resort traffic
does not materially change that situation. The Master Plan description identifies the internal trail
network planned for the resort, which is open to the public and does encourage both walking and
bicycling off the State highway. The compact development of resort facilities is designed to facilitate
internal circulation through nonmotorized means. lf significant development were to occur west of US
HWY 101, consideration should be given to safe pedestrian access, including potentially overpass
crossing due to safety issues crossing US HWY 101 at Black Point Road.
3.4.2.7 Planned Roadway lmprovements by others
Jefferson Coun$'s 2007-2012 Transpoftation lmprovement Program (TlP) identified no transportation-
capacity improvement project that would be impacted by vehicular trips from the proposed project
3.4.3 Transportation lmpacts
The following section describes transportation impacts the proposed Pleasant Harbor development
would have on the surrounding arterial network and critical intersections in the site vicinity. The
discussion includes non-project related traffic forecasts, new trips generated by the proposed
development, distribution and assignment of new project trips, traffic volume impacts, impacts on LOS
at nearby significant intersections, public transportation services, non-motorized facilities, and site
access, circulation, and safety issues.
3.4.3.{ Non-Project Traffic Forecasts
For the purpose of this traffic analysis, year 2017 was selected as the build-out year based upon full
completion and occupancy of the proposed Pleasant Harbor development. As summarized previously,
historical and forecasted traffic volumes indicate an average grov'rth rate of 2 percent per year during
the relevant period. Therefore, existing traffic volumes were factored by 2 percent per year to estimate
year 2017 baseline conditions without the proposed development alternatives.
3.4.3.2 Project Trip Generation
This section summarizes trip generation for the proposal. From a trip generation standpoint, all the
proposed uses under the four EIS Alternatives would involve typical or traditional residential,
commercial, resort, or recreational uses.
Trip generation rates compiled by the lnstitute of Transportation Engineers (lTE) Tip Generation, 7th
Edition,2003, were used to estimate daily traffic and p.m. peak hour traffic that would be generated by
the EIS alternatives. Given the resort nature of the Statesman Alternative, a.m. peak hour trip
generation and the associated background traffic on adjacent streets would not be significant.
Therefore, to evaluate a worst-case scenario, p.m. peak hour vehicle trip generation was considered
assuming peak summer traffic conditions in combination with no reductions for seasonal occupancy
factors.
3.4.3.3 Statesman Plan MPR Alternative Trip Generation
The subject properties under the Statesman Plan MPR Alternative encompass approximately 250 acres
and would include two main development districts: the Black Point Property and the Maritime Village.
The development involves creation of a Master Planned Resort (MPR) that would include an 18-hole
golf course with a 3,000 square foot refreshment center , 890 residential units, a 60,000 square foot
Pleasant Harbor Marina and Golf Resort
FINAL EIS - (Site Specific Amendment MLA 0G87)
Page 3-47 November 27, 2007
PROBABLE SIGNIFICANT ADVERSE IMPACT REVIEW OF THE PROPOSAL CHAPTER 3
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PROBABLE SIGNIFICANT ADVERSE IMPACT REVIEW OF THE PROPOSAL CHAPTER 3
resorUretail/spa conference center, a 200-seat (10,000 square foot) community center, a 16,000 square
foot commercial retail Maritime Village, and incorporation of an existing 285-slip marina. Appendix 6
further outlines the supporting documentation and trip generation assumptions related to this
Alternative.
Based upon recommended practices and procedures in the ITE Trip Generation Handbook, a
combination of average trip rates and fitted curve equations for all suites hotel (lTE Land Use Code
311), condominiums/townhouses (lTE Land Use Code 230), recreational homes (lTE Land Use Code
260), golf course (lTE Land Use Code 430), specialty retail (lTE Land Use Code 824), low-rise
apartments (lTE Land Use Code 221), a 25O-person conference facility (Salish Lodge Expansion
activities-based approachl), and marina (lTE Land Use Code 420) were used to estimate net new trips
generated by the proposed development.
Table 3-8 summarizes estimated net trip generation by the proposed Statesman Plan MPR Alternative.
An estimated total of approximately 4,100 daily and 363 p.m. peak hour vehicular trips ('186 entering
and 177 exiting) would be generated at full build-out and occupancy of the Statesman Plan MPR
Alternative.
Table 3-8: Statesman Plan MPR Alternative - Net Project Trip Generation
Manual,Edition, 2003, and TENW.
Given the anticipated limited buildout of supporting retail uses for resort occupants (owners, guests, or
renters), trip generation rates were selected for resort residential uses that reflect trip making during the
p.m. peak hour for shopping, services, and other such activities to commercial areas outside of the
development. ln addition, as a conservative assumption, it was assumed that 20 percent of all trips
would be internal in nature; therefore, the remaining 80 percent of vehicular trips were considered to be
new vehicle trips generated by the development, impacting the immediate vicini$ street system. This
internalization assumption also reflects the potential for additional trip making off-site due to limited
supporting retail services within the resort.
Trip making by resort employment (property management, on-site spa, concierge, laundry/dry cleaning,
golf course, and other resort hotel functions) are inherent within trip generation rates of those noted
commercial or proposed uses.
tSource: Saf'sh Lodoe Exoanslon. Transoortation Study, TENW November 2001
P.M. Peak
New
LU
Gode Units Enter lExit Trips
Daily
Trips
AllSuites Hotel 311 154 28 lSl 62 800
Condom in i u msi/Town houses 230 z',t6 76 137 113 1,200
Recreational Homes/Adult Community 260 420 45 lOn 109 1,300
Golf Course (acres)430 123 4 la 12 200
824Specialty Retail 16.5 18 IZA 45 700
Low-Rise Apartments 221 100 42 ISS 68 700
Conference Facility
(Salish Lodge -max attendees)nla 250 25 l.u 60 400
420 311Marina (existing vested use)35 124 59 900
Gross Total Trip Generation 271 IZSO 523 6.200
Less lnternalTrips - Assume 20% Total -55 l5o -105 -1,200
M ari n a ( Ex istin,g U se s)-35 lZt -59 -900
Net Proiect Trip Generation 186 1177 363 4,100
Pleasant Harbor Marina and Golf Resort
FINAL EIS - (Site Specific Amendment MLA 06-87)
Page 3-48 November 27, 2007
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PROBABLE SIGNIFICANT ADVERSE IMPACT REVIEW OF THE PROPOSAL CHAPTER 3
3.4.3.4 Trip Distribution and Assignment
Using standard engineering practices and guidelines, new vehicle trips generated by the proposed
Pleasant Harbor development were distributed and assigned to the surrounding street system based on
local trafftc patterns and recent traffic studies conducted in the study area and approved by Jefferson
County. As shown in Figure 3-16, project trip distribution was assumed to follow these patterns from
the proposed site:
. 35 percent to the east via SR 104 to Seattle and Tacoma.
o 3 percent to the west via Dosewallips Road and Duckabush Road.
. 25 percent to the north via US HWY 101 and SR 104 to the Olympic Peninsula, Port Townsend,
and Whidbey lsland.
. 30 percent to the south via US H\
^/
101 to Olympia, Tacoma, and Seattle.
o 7 percent local to Dosewallips State Park and Quilcene.
Pleasant Harbor Marina and Golf Resort
FINAL EIS - (Site Specific Amendment MLA 06-87)
Page 3-49 November 27, 2007
PROBABLE SIGNIFICANT ADVERSE IMPACT REVIEW OF THE PROPOSAL CHAPTER 3
3
3
To
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Figure 3-16 Project Trip Distribution
3.4.3.5 Traffic Volume lmpacts
Trafflc volumes were estimated for daily and p.m. peak hour conditions to the year 2017 without the
proposed project and with the four land use Alternatives. Peak hour traffic impacts remain within
Pleasant Harbor Marina and Golf Resort
FINAL EIS - (Site Specific Amendment MLA 06-87)
Page 3-50
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PROBABLE SIGNIFICANT ADVERSE IMPACT REVIEW OF THE PROPOSAL CHAPTER 3
approvable LOS limits at study intersections in 2017 without the project and under all development
alternatives. Detailed traffic volume forecast estimates are provided Attachment A of Appendix 6:
Transportation lmpact Study.
3.4.3.6 Public Transportation lmpacts
Jefferson Transit Route 1 stops approximately one-third of a mile from the project site at the
intersection of US Hhff 't01 at Black Point Road, providing transit service four times per day to the
main entrance of the Pleasant Harbor properties. The applicant proposes to purchase and maintain a
van or small shuttle bus available 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. The applicant
also proposes to work with Jefferson Transit in scheduling and expanding service as necessary to the
resort as well as considering joint opportunities to provide layover or transit service and facilities within
the site.
3.4.3.7 N on+n otorized Trans portation I m pacts
US H\
^f
101 currently consists of 3- to'10-foot paved shoulders. Black Point Road provides 1- to 3-
foot grass/gravel shoulders. The applicant will be required to fully fund and construct associated
frontage improvements onto US H\A f 101 and Black Point Road to accommodate nonmotorized facility
improvements such as sidewalks, improved shoulder widths, or paved pathways internal to the project
and accommodations for bicycle traffic through the intersection with US H\Mf 101 and project
frontages. The applicant proposes to work with Jefferson County in developing a nonmotorized
circulation system within the site available to the public that would not impact County or State highways
and would provide for pedestrian and bicycle circulation between the two main development districts
(i.e., Black Point Properties and Maritime Village).
3.4.3.8 lntercection Level of Service lmpacts
As summarized in Table 3-9, intersection LOS impacts during the p.m. peak hour were evaluated at
study intersections in 2017 without the proposed project and under all development Alternatives. As
shown, all stop-controlled movements at study intersections would operate at LOS C or better with and
without the development Alternatives in 2017. All intersections would meet adopted local and state
LOS standards.
Pleasant Harbor Marina and Golf Resort
FINAL EIS - (Sate Specific Amendment MLA 06-87)
Page 3-51 November 27, 2007
PROBABLE SIGNIFICANT ADVERSE IMPACT REVIEW OF THE PROPOSAL CHAPTER 3
Table 3-g 2017 PM Peak Hour Level of Service lmpacts
Pleasant Harbor EIS
2017 PM Pe* Ilour ol Scrvhc
m rots drrddebysrd
3.4.3.9 Site Access, Safety, and Circulation lssues
Full build-out and occupancy of the project is anticipated by 2017. Vehicular site access would be
consolidated for the Maritime Village and Black Point Property at US HWY 101 and Black Point Road
under the Statesman Plan MPR Alternative. A right-only driveway from the Maritime Village onto US
HVU/ 101 would also be provided. Allother existing access connections onto US H\MY 101 would be
closed and removed.
There are three new site access roadways proposed onto Black Point Road for the Black Point
Property and Maritime Village under the Statesman Plan MPR Alternative, including:
1. A private frontage road that parallels US H! n/ 101 between Black Point Road and the Maritime
Village. Existing traffic associated with the State of Washington Boat Launch Pleasant Harbor
would intersect this new frontage road in a consolidated access onto Black Point Road.
2. An emergency-only access into Black Point properties, located opposite the proposed private
frontage road on Black Point Road, would also serve a maintenance facility and the proposed
community center.
3. A main entry roadway into the resort on Black Point Road, approximately 0.7 miles from US
HWY 101, that would serve all traffic to/from the Black Point resort property.
Pleasant Harbor Marina and Golf Resort
FINAL EIS - (Site Specific Amendment Ml-A 06-87)
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s8 I A I A I
Page 3-52 Nor/ember 27, 2007
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PROBABLE SIGNIFICANT ADVERSE IMPACT REVIEW OF THE PROPOSAL CHAPTER 3
The internal roadway within the development would provide adequate on-site, two-way circulation. The
applicant would be required to fully fund and construct the necessary site driveways and associated
improvements onto US HWY 101 and Black Point Road.
As noted in the Section 3.4.2.1, Black Point Road was originally constructed approximately 20 years
ago with a 12-inch Class B gravel base and two shots of bituminous surface treatment. Based upon
increased traffic loads during construction and at full buildout and occupancy, the structural section and
roadway do not meet current road standards for a collector and would be brought up to current
standards during final plat development for the golf course.
3.4.3.1 0 Access Management Standards
Access management standards identified in the t4lashington Administrative Code (WAC) Chapter 468-
52-040-2 - Highway Access Management - Access Control Classification System and Standard were
evaluated in relation to the proposed action. US HWY 101 in the site vicinity is classified as a Class 2
facility under \A/DOT's access management standards. Based on proposed closure of all existing
access connections into the Maritime Village area, the proposed private access connections would be
located more than 660 feet away from other existing private access connections. Therefore it complies
with minimum access management standards.
3.4.3.11 Marine Resort lnternal Access
The internal circulation road between the Maritime Village and the golf course permits circulation
without traversing US H\ l/ 101. All traffic exiting on the one-way street north of the Maritime Village
shall be directed north bound only on US HWY 101 under the current proposal. At the project level
detailed designs for circulation must be approved by both Jefferson County and \I/DOT.
3.4.4 Mitigation Measures Transportation Summary
A review was conducted of vehicular trip generation, public transportation and nonmotorized
transportation impacts, and site access and safety issues of the EIS Alternatives considered under the
Pleasant Harbor DEIS. Based upon this traffic impact analysis, the following mitigation measures will
be required as part of a preliminary plat approval for each project phase.
. Fully fund and construct associated improvements for Black Point Road to meet County
standards from US H\ /Y 101 to the project entrance.
. Provide adequate site distance to the east of the proposed main site driveways onto Black Point
Road and the egress from Maritime Village in US H\Al/ 101 to improve and maximize entering
and exit sight distance.
. Atthe US H\MY 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-turn pocket or taper at US HWY 101 at the Black Point Road
intersection under the Statesman proposal.
. Residents of the Maritime Village shall be given access to the golf course resort without
traveling US H\ fY 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.
e 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
H\Mf 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.
Pleasant Harbor Marina and Golf Resort
FINAL EIS - (Site Specific Amendment MLA 06-87)
Page 3-53 November 27, 2007
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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.
. 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).
ln 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:
. 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.
3.4.5 Transportation: Responses to DEIS Comments
Responding to comments by Jefferson Transit (228), Jefferson County Public Health (284), Germaine
(129); Beaftie (133), Mitchell (212), Peterson (260), Moore-Lewis (305), Lopez (272), Hendricks (270).
Transportation: Additional public transportation links would be required as noted by Jefferson Transit.
Transit-related issues are part of the project-level review for each phase and would be addressed
based on project-specific proposals.
The emergency access is for the resort and does not affect other homes in the area served by public
roads outside the resort.
lncreased 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
would be upgraded to repair obsolete or contaminated floats and walkways (Tunicate eradication
program). A marina operations plan is required to identiff responsibility for mitigation programs,
including enforcement of no discharge rules, 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.
Van or shuttle service could certainly serve local residents as well as the resort. This is a program to
be explored at the project level as such services are identified.
The specifics of the shuttle service have not been addressed at the planning stage, but would 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 govemed
by County and state water quality manuals that require capture and treatment. At Pleasant Harbor, one
benefit of the proposal is the capture and treatment of road runoff presently traveling untreated to the
bay.
Details as to truck traffic and construction traffic would 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. Concerns about
Pleasant Harbor Marina and Golf Resort
FINAL EIS - (Site Specific Amendment MLA 06-87)
Page 3-54 November 27, 2007
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PROBABLE SIGNIFICANTAOVERSE IMPACT REVIEWOF THE PROPOSAL CHAPTER 3
increased traffic due to the bridge closure, and the remote nature of the resort relative to supply
sources have been identified and would be issues in any phase of traffic impact assessment.
The limitations of US HWY 101 for bicyclists are noted. The road does not provide adequate
shoulders. The resort provides a refuge and safe transit within and through its facility.
It is reasonable to assume that some traffic from the facility may transit to Clallam County, as well as
Mason and Kitsap Counties. The project-level traffic impact analysis for each phase will address
specific traffic patterns anticipated in the context of the demands from the phase proposed as well as
the overall impacts.
The FEIS acknowledges that there have been fatalities on US H\
^f
101 and that WSDOT is making
repairs and using speed limits, safety warnings, and other traffic control devices to manage traffic on
US HWY 101. The road is the sole access in and out of Brinnon, and the resort does operate within the
LOS levels established by the State for utilization of the state highway system, including US HWY 101.
Specific turn lane analysis is a function of project-level traffic design and will be taken into account at
that time.
3.5 Public Servrces (including tax burden, rescue servrces, and health
seruices)
The County Scoping Notice addressed three issues for examination under the Public Service section
('l) fire, (2) police, and (3) schools.
3.5.1 Fire Protection and Emergency MedicalServices (EMS)
Black Point and Pleasant Harbor are located within Jefferson County Fire Protection District (JCFPD)
#4, which provides both fire protection and EMS. District#4 serves approximately 131 square miles
and operates out of three strategically located fire stations. lt is staffed by 1 full time paid Fire Chief
and 21 volunteer firefighters, including firefighters with emergency medical training (EMT).
3.5.1.1 Equipment and Resources
Station 41 serves as Fire District #4 headquarters and administrative offices and is located on School
House Road in Brinnon proper. All district administration is conducted from this location. This station is
staffed by the Chief Monday through Friday - 9 to Spm. ln the event of an emergency, the primary
response unit will come from station 41. Volunteer crew members respond from their residences to
their assigned stations. Emergency equipment at this station includes the following:. 5,000 gallon Tanker Trailerr 2000 GPM Rescue Pumper. ILS Ambulance (intermediate life support). Type'l Brush Unit. Chiefs Car. Marine Unit (18 foot boat)
Station 42 is located at the south end of the District adjacent to the Duckabush River at 51 Shorewood
Drive. This station is located just south of the project site. Equipment at this station includes:. 1500 gpm Class A Pumper. ILS Ambulance (intermediate life support)
Station 43 is located at the north end of the district at the base of Mt. Walker on Bee Mill Road.
Equipment housed at this station includes:. 1,000 gallon Pumpero BLS Ambulance (basic first aid)
Pleasant Harbor Marina and Golf Resort
FINAL EIS - (Site Specific Amendment MLA 06-87)
Page 3-55 November 27, 2007
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PROBABLE SIGNIFICANT ADVERSE IMPACT REVIEW OF THE PROPOSAL CHAPTER 3
District #4 also has mutual aid agreements with surrounding jurisdictions, fire districts, and emergency
health service providers. Mutual aid agreements are in place with the following Fire Districts and
emergency providers:
Fire: East Jefferson Fire & Rescue (JCFPD #1)
Port Ludlow Fire & Rescue (JCFPD #3)
Quilcene Fire DePt. (JCFPD #2)
Discovery Bay Fire Dept. (JCFPD #5)
Mason CountY Fire#17
EMS: Port Ludlow Fire & Rescue (JCFPD #3)
Mason County Medic One
Olympic Ambulance
Airlift North West
Quilcene Fire Dept. (JCFPD #2)
Discovery Bay Fire Dept. (JCFPD #5)
East Jefferson Fire & Rescue (JCFPD #1)
ln addition, District #4 can draw on resources from fire districts in Clallam County, Kitsap County, and
Mason County through an inter-local agreement and the Olympic Peninsula Mobilization agreement.
3.5.1.2 Demand for Emergency Services
Table 3-10 below summarizes the emergency call volumes received in District #4 by type from 2003
though July 2007. Note that this does not include service calls for such things as patient assists,
investigations, and complaints. Average response time from the Brinnon Fire Station 41 is between two
and three minutes.
Table 3-10 EMS Demand
* Total as ofJune 2007
Emergency call volumes increase significantly with the summer season. This increase begins in April
and May with the return of people from out of state who have summer homes in the Brinnon/Black Point
area. lt continues with the end of the school year as families in-state take extended vacations on their
local properties, and as more people come to the area to take advantage of the State parks and other
recreation opportunities. lt should be noted that the State park system eliminated parking fees in 2006,
and as a result there has been an immediate increase in the use of local State parks. This will likely
result in a permanent incremental increase in the number of summer season emergency calls.
On average EMS calls account for approximately two-thirds of the yearly volume. A majority of these
calls involve people who are 55 years of age and older. The Brinnon/Black Point area has an aging
population, both in the permanent residents and those that own seasonal residences. This trend is
expected to continue as more vacation homes are developed and as people retire to live in the area.
Emergency calls from this age group typically result from such things as someone falling, a reaction to
changes in medication, and heart attacks. lt is expected that these $pes of calls will increase as more
people in the 55 years and older age bracket are added to the local population.
Pleasant Harbor Marina and Golf Resort
FINAL EIS - (Site Specific Amendment MLA 06-87)
Transports
952003
2004 43
2007
EMS
14481
151
188
114
95
!
t
60
63
51
84 102*
2005
2006
Page 3-56 November 27, 2007
Fire
PROBABLE SIGNIFICANT ADVERSE IMPACT REVIEW OF THE PROPOSAL CHAPTER 3
District #.4 crews must bring their own water when responding to a fire anywhere in the district. The
water is transported in the tanker and/or pumper noted above in the list of equipment. Both of these
vehicles are standard size fire vehicles, including the two pumper vehicles used to extinguish fires.
This places two limitations on District #4 crews. First, narrow steep roads can make it extremely
difficult for these vehicles to get to a fire and maneuver once there. Second, since the water must be
transported, there is a limited amount of water on hand to fight a fire. ln the event of a very large fire,
the water supply could quickly run out. ln these situations, District #4 crews would have to be assisted
by adjacent fire districts. An additional limitation is that existing equipment will only allow crews to
mount rescue and fire fighting operations on buildings two stories in height.
NFPA standards call for 1 .5 times building height for a collapse zone and 10-15 foot ladder approach to
all buildings. Final designs shall incorporate fire code requirements with approval of the local fire
authority.
The proposed development utilizes a number of large water containment areas onsite. This water is
Class A treated water used for irrigation (recharging the aquifer), the Firewise program for spray
irrigation of natural areas, and non-potable water for toilet flushing. The ponds are excellent resources
in emergency situations for drafting sites and/or dry hydrants for fire operations.
3.5.{.3 Pleasant Harbor Marina
The existing Pleasant Harbor Marina complex poses a particular challenge for District #4 firefighters.
The marina's piers and slips were constructed in two parts. The newer, northern portion has concrete
piers and a dry stand-pipe, to which fire crews can connect and pump to the existing dock fire main
system. The stand-pipe system needs to be projected throughout all modification and upgrades to the
site and extended to the whole marina as docks are replaced.
ln addition, the existing access road into the marina complex is very narrow, steep, with tight
switchbacks and no turnaround capabilities. There is only one way in and out. As a result, there is no
effective access for the water tankers and pumpers to reach the marina. Fire crews would have to
station these vehicles above the complex and run hoses down slope and between buildings to reach
fires in the marina and lower parts of the property.
The proposed development has greatly improved the access/egress capabilities for emergency
vehicles, including fire hydrant connections with hose access on north and south sides.
3.5.{.4lmpacts
lncreased Emergency Services and Facilities
Development of the Master Plan will add an additional 80 permanent residential units to the community
and 52 staff apartments. Transient population is estimated to be an additional 1500 people at any
given time to the service demands on District #4. The average age of the permanent and seasonal
occupants is likely to be in the 40s or older, and it is expected there would be a corresponding increase
in the number of EMS calls coming ftom the proposed resort population.
The building envelope constructed at the resort will be larger than the predominantly single-story
homes and the few smaller two-story structures found in the rest of the District. Simply put, larger
buildings create the potential for larger fires. Without adequate onsite fire flow, a large fire in one of
these buildings could quickly exceed the District's current capabilities. ln addition, the proposed
Condo{el/conference center building would be three stories from the north exposure, but five stores on
the golf course side.
All buildings will meet lnternational Building Fire Code requirements, as well as state standards where
applicable. Fire service will be appropriate to building type and shall address fire suppression, access,
and fire safety for the project.
Pleasant Harbor Marina and Golf Resort
FINAL EIS - (Site SpecificAmendment MLA 06-87)
Page 3-57 November 27, 2007
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PROBABLE SIGNIFICANT ADVERSE IMPACT REVIEW OF THE PROPOSAL CHAPTER 3
The water system designed for the proposal will be required to establish adequate and sustainable fire
flow as part of its approval. Site planning, emergency vehicle access, roadway design, and hydrant
locations will follow applicable fire access standards and District H local fire authority needs
assessment.
An emergency service memorandum of understanding shall be entered into with the service provides
and address specifically how EMS services shall be provided to the resort facilities.
To address the emergency access issues at the existing marina complex, the redevelopment of the
Maritime Village will include a new road to this part of the proposal (see site plan at Figure 3-17). The
entry would be at Black Point Road and run one way northeast parallel to US HWY 101 and on the
upland side of the proposed buildings, exiting onto US HWY 101 immediately north of the Maritime
Village (see Figure 3-17). This would eliminate the existing narrow road and allow emergency vehicles
direct access to each of the proposed buildings. The site will also be designed to allow fire crews
access between buildings. Since the water system will extend to this part of the proposal, fire hydrants
will be installed at the marina consistent with local fire authority approval. For the golf course portion of
the site a secondary emergency access point is proposed for emergency vehicles only, and the closed
ends of all cul de sacs will be connected or linked with proposed pathways of 10 foot width and
controlled knock out ballards to permit fire access to all buildings from two directions.
,/.1
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Figure 3-17 Prlvate lntemal Road Network
lncreased Equipment and Facilities
The winter or permanent population is projected to increase 200 to 300 people as a part of the resort
development, which would translate into a few additional calls, but is well within the capacity of the
Pleasant Harbor Marina and Golf Resort
FINAL EIS - (Site Specific Amendment MLA 06-87)
Page 3-58 November 27, 2007
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existing facilities and services and anticipated area growth. During the summer, the resort population of
between 1500 and 2000 people will strain existing personnel and services and equipment for which
specific mitigation will have to be provided.
A condition of any final plat approval for the resort facilities will be a memorandum of agreement with
Fire District #4 to assure adequate funding facilities and personnel to address the increased need
created by the resort. The memorandum shall take into consideration the increased tax revenue to the
system provided by the resort and the means of providing an agreed upon incremental personnel
facilities or equipment not covered by the increased revenue.
3.5.1.5 Fire Protection and Emergency Service Mitigations
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.
o lncorporate Firewise site design standards in the layout of the proposed resort, as appropriate
and approved by the localfire authority.
. All subsurface parking will have to provide fire systems, including air handling, water, and
emergency access and egress.
. lnstall 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.
o 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.
r Enter into an "action plan" with the local fire authority at District #4 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 activi$.
o Enter into a memorandum of understanding with the local fire authority to address the following
issues:
o "Firewise" design standards
r "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
3.5.2 Police Protection
Police protection is provided by the Jefferson County Sheriffs Office, which serves all of the
unincorporated areas of the coun$. The Sheriffs Office is located at the Justice Center in Port Hadlock
Pleasant Harbor Marina and Golf Resort
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and also maintains an office at the Courthouse in Port Townsend, a substation in Clearwater, and an
annex in Quilcene. Personnel include 47 full-time positions, 12 reserve deputies, and 20 volunteers.
LOS standards for police facilities in the County Brinnon Subarea Plan MPR Alternative, indicates that
staffing and facilities are adequate to serve the increase in population under all three Alternatives.
Deputies are dispatched to the Brinnon/Black Point area from the Justice Center in Port Hadlock or
from the annex in Quilcene on days that it is staffed. The Brinnon/Black Point area is in the Sheriffs
patrol district 55. ln 2005 the Sheriffs Office reports responding to 403 calls in the district, accounting
for 60/o of all calls in unincorporated Jefferson County. lt appears that the majority of calls involved
traffic violations, DUI arrests, and burglaries.
The Sheriffls Office also maintains a Marine Division that is currently staffed by one full-time sergeant
and one patrol depug, and can also call on three reserve deputies. Through a contract with
Washington State Parks and the United States Coast Guard, the program receives annual funding,
which covers the costs of manpower, training, equipment, and other expenses. The Marine Unit utilizes
one 24' patrol boat, which is fitted with equipment and electronics required for inter-agency coordination
with multiple types of emergencies, and provides a platform for the Sheriffs dive rescue/recovery team.
The proposed resort development will maintain onsite security staff.
3.5.2.1 Emergency Seruices lmpacts
The population projections for emergency services apply equally well to the need for additional police
services. The resort is located at the southern end of the County and coordination to address the need
for additional services will be important. Provision of police response to the community is a function of
the County Commissioners and the Coung Sheriff and is most commonly a budget issue. ln
recognition of the increased property tax, sales tax, and other revenues from the resort, and the
resulting economic benefit to the community planned by the County in attracting and providing for a
resort in this area, the County needs to address the application of those revenues to provide additional
services to the area. The resort has made available an office at the Maritime Village for a Sheriff staff
member as determined necessary.
The applicant has proposed a development agreement with the County and the State of Washington to
assure some of the funds created by the resort will be retained in the Brinnon area to provide police
and other services.
3.5.2.2 Mitigation
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:
. 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.
3.5.3 Health Services
The Brinnon/Black Point area does not currently have a medical facility in the local community. The
area is served by Jefferson General Hospital in Port Townsend and Mason General Hospital in Shelton.
A medicalclinic has been established north in Quilcene, supported by Jefferson General Hospital. This
clinic may be expanded to include counseling for mental health, substance abuse, and other related
services.
Pleasant Harbor Marina and Golf Resort
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The proposal includes 500t square feet of clinic space in the development of the Maritime Village for a
certified nurse and/or a general practitioner. Selected staff will also be provided with basic emergency
medical training.
3.5.3.{ Mitigation
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.
3.5.4 Schools
The Brinnon/Black Point area is located within the Brinnon School District #46 and serves grades K
through 8. Students of high school age have choices of schools in adjacent districts. The Brinnon
School has four regular classrooms, two portable classrooms, and a computer room, along with a
library, gym, and administrative offices.
ln 2000 the school district had a total enrollment of 74 students. This declined to a low of between 30
and 40 students in 2005, but rose to 56 during the 2005-2006 school-year. School enrollment for 2006-
2007 was 49, and the expected enrollment for the 2007-2008 school year is 45.
Seasonal recreational homes are not expected to add students to the school district, so no impacts are
expected from that component of the resort population. Since the proposed apartments are intended
for both resort staff and Brinnon residents, it is expected that some of these units would be occupied by
families with school age children.
The Capital Facilities Element of the County BSAP MPR Alternative has established an LOS standard
for the Brinnon School of 23 students per classroom. With four regular classrooms and two portable
classrooms, the school can accommodate up to 138 students based on the established LOS. For the
last six years the school has had excess capacity and the coming school year will only reach 48% of its
capacity.
The resort development phase is not anticipated to provide any additionalschool age children since the
construction crew camp is temporary quarters and most families will attend school in their home
districts. As the permanent population increases (both staff and permanent residents), some increase
in school age population is anticipated, though minor. Staff increases significantly for the summer and
this staff tends to be single or families without children. The longer term resort families tend to be over
55 and thus have limited children of school age, particularly K-8. There is also significant turn-over in
Staff positions. As a result, for planning purposes this EIS estimates a potential school age increase of
5-10 students in any given year for the Brinnon schools, and the high school age increase may only be
one or two students in any year. Specific mitigation agreements with the School will be addressed as
part of the preliminary plat process for the golf course.
3.5.5 Economy, Housing and Employment
3.5.5.1 Economy
ln the last several decades the traditional resource-based industries have declined to the point that the
south county area has seen some of the highest unemployment rates and lowest average incomes in
Jefferson County. The area is in a rich natural setting close to State and National Parks and has
numerous recreation opportunities such as hiking, sailing, and bird watching. lt is estimated that over
500,000 people visit the Olympic Peninsula each year, but there are few tourist accommodations in the
south county to attract this market. County policies and development code support the growth of a
viable tourist industry by allowing limited development of small-scale tourist facilities, designating areas
as Rural Village Centers, such as Brinnon, and for the development of an urban-scale resort through
the MPR on Black Point.
Pleasant Harbor Marina and Golf Resort
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The intent of the MPR designation at Black Point is for the creation of a destination resort that would act
as a catalyst for the local economy by providing visitors a package of amenities developed in a
contained setting to ensure compatibility with the surrounding rural setting.'
3.5.5.1.1 Construction Period
The resort is expected to provide more than $300,000,000 in local construction and development costs
to build the necessary facilities. Neither the Brinnon subarea nor Jefferson County as a whole has the
resources or expertise to provide the construction materials and services to build on this scale. Thus,
much of the material purchased on a wholesale basis will be obtained elsewhere and delivered to the
site. But the County will benefit from the payroll of the project from the construction crews housed in
the area and local subcontractors and laborers will certainly play a major role in the overall
development program. Payroll for 100 employees during construction is estimated to run approximately
$6 million per year onsite during construction and $2 million per year (2007 dollars) thereafter during
operations. Much of that money can be expected to be spent in the Jefferson, Kitsap, and Mason
County area. Some of the local markets may seek to expand to meet the increased demands, and
additional services and supplies may be purchased in Port Townsend, Shelton, or the Kitsap cities,
which are the nearest metropolitan areas.
3.5.5.1.2 Operational Period
Propefi Taxes
Property taxes provide a consistent and significant revenue stream to the local governments. The
resort is expected to carry an assessed value in excess of approximately $300,000,000, which would
generate annual propefi taxes of approximately $3 million per year to the community, which is divided
among the districts on the following basis:
County (including roads) 25.7o/o
Localschools 22.7%
State levy 25.3o/o
Special Districts (including Fire District #4) 26.30/o
Sales Taxes
The construction costs of the project are expected to generate nearly $20,000,000 in sales tax revenue,
of which approximately 25o/o goes to Jefferson County.
\Mile it is difficult at the conceptual stage to quantify the additional revenue impacts, the staff salaries,
and the local expenditure of funds by tourists (projected to be between $80 and $100 per day per
family) also provide ongoing additional support for services and utility services once the resort is
operational.
The ongoing revenue stream from the project from property, sales, and specialty taxes (including a
hotel/motel tax on tourist facilities (presently 2o/o) provide a revenue stream by which general and
special public services are provided. These funds must be taken into account during the permitting
approval process when addressing the need for additional mitigation impact fees or revenues.
2 Socioeconomic impacts are not required to be addressed in environmental documents, but may be pursuant to
WAC '197-11-448(2)(4). The materials are included because the County Comprehensive Plan and BSAP address
the master planned resort as an employmenUeconomic development program for south Jefferson County.
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PROBABLE SIGNIFICANT ADVERSE IMPACT REVIEW OF THE PROPOSAL CHAPTER 3
Input to the Economy
Economic forecasts at the conceptual stage are necessarily estimates. But materials from both
Washington state and the U.S. National Park Service provide estimates or guidelines of economic
activity from the proposed development.3
OccuDancv Assumotions:
85% occupancy for PRIME Season [757 units]
50% occupancy for MID Season [445 units]
30% occupancy for LOW Season [267 units]
PRIME Season = 92 days (Mid June to Mid September)
MID Season = 92 days (May to Mid June & Mid September to end October)
LOW Season = 181 days (November - end April)
Total spending estimated at $560 per day per unit spent in the area; including the $295/day
accommodation fee. Thus: $265 for expenses other than accommodation.
Accommodations
$295 per unit per day at 890 residential units (2.2 people per unit)
PRIME Season
757 units x $295 = $223,3'15 perlday x 92 prime season days = $20,544,980 per/annum
MID Season
445 units x $295 = $131,275 perlday x 92 mid season days = $12,077,300 per/annum
LOW Season
267 units x $295 = $78,765 p/d x 181 low days = $14,256,465 per/annum
Total Accommodation Per Annum: $46,878,745
Food/Meals
$'150 per unit per day at 890 residential units (2.2 people per unit)
LOW Season = 18'l days (November - end April)
PRIME Season - Food
757 units x $150 = $1 13,550 per day x 92 days = $10,446,600 per annum
MID Season - Food
445 units x $150 = $66,750 per day x 92 days = $6,141,000 per annum
LOW Season - Food
267 units x $150 = $40,050 per day x 181 days = $7,249,050 per annum
Total Food/Meals Per Annum: $23,836,650
Alcohol
PRIME Season - Alcohol
757 units x $15 = $11,355 per day x 92 days = $1,044,660 per annum
MID Season - Alcohol
445 units x $15 = $6,675 per day x 92 days = $614,100 per annum
3 Economic lmpacts suqqested below are based on the National Park Service Money Generation Model.
Pleasanl Harbor Marina and Goff Resort
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PROBABLE SIGNIFICANT ADVERSE IMPACT REVIEW OF THE PROPOSAL CHAPTER 3
LOW Season - Food
267 units x $15 = $4,005 per day x 181 days = $724,905 per annum
Total Alcohol Per Annum: $2,383,665
Transoortation
PRIME Season - Transoortation
757 units x $35 = $26,495 per day x 92 days = $2,437,540 per annum
MID Season - Transportation
445 units x $35 = $15,575 per day x 92 days = $1,432,900 per annum
LOW Season - Transoortation
267 units x $35 = $9,345 per day x 181 days = $1,691,445 per annum
Total Transportation Per Annum: $5,561,885
Retail Trade
PRIME Season - Retail
757 units x $65 = $49,205 per day x 92 days = $ 4,526,860 per annum
MID Season - Retail
445 units x $65 = $28,925 per day x 92 days = $2,661,100 per annum
LOW Season - Retail
267 units x $65 = $17,355 per day x 181 days = $3,141,255 per annum
Total Retail Trade PerAnnum: $10,329,215
Wholesale Trade
PRIME Season - \A/holesale
757 units x $32 = $24,224 per day x 92 days = $2,228,608 per annum
MID Season - \Molesale
445 units x $32 = $14,240 per day x 92 days = $1 ,310,080 per annum
LOW Season - Wholesale
267 units x $32 = $8,544 per day x 18't days = $1 ,546,464 per annum
Total Wholesale Trade PerAnnum: $5,085,152
While any specific operation may vary from the estimates, an operating resort in the area is a significant
source of economic activity that will necessarily involve the local community and county.
Employment
During construction it is estimated that approximately 80 to 125 people will be employed onsite
periodically at any one time through the five-year construction period. lt is expected that much of this
basic work force can be found within the County, though certain specialized skills may require workers
from outside the immediate region. The Company proposes to upgrade the existing RV facilities on a
temporary basis (presently approved for 60 units) to provide temporary housing for construction
workers. The number of additional workers needed in the more skilled trades is difficult to estimate and
would likely come from the surrounding area and region.
Statesman estimates that upon completion, the resort would create 40 permanent new jobs. The
number of seasonal employees is estimated to be 50. Therefore, during peak season there will be an
estimated 90 employees. The staff housing (52,Z-bedroom apartments) will provide onsite residences
for the project. Currently 310 people are in the local workforce. The jobs created by the proposal
would represent a 30% direct increase in local employment. lt is anticipated that seasonal employees
Pleasant Harbor Marina and Golf Resort
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PROBABLE SIGNIFICANT ADVERSE IMPACT REVIEW OF THE PROPOSAL
would typically be students with the advantage to local students who can work the shoulder seasons
but students from all over the country who may wish to spend a summer working in the Pacific
Northwest. Full-time employees are expected to be younger people attracted to the prospect of
growing with a new business. Statesman has indicated there would be opportunity for advancement
and career growth for motivated individuals.
Given the potential amount of direct expenditures in the local area, it is anticipated other employment
opportunities would be created. \Mth a predictable seasonal population and new attractive amenities
on Black Point, new businesses are expected to form or locate in the immediate area. These could
include such things as B&Bs, convenience gas and grocery, tour and guide services, small galleries
and other art and craft facilities, restaurants and cafes, and a variety of other tourist-oriented
commercial uses.
Brinnon
Brinnon proper has been designated a Rural Village Center (RVC) by the Jefferson County
Comprehensive Plan. The purpose of the designation is to acknowledge the concentration of
commercial and public uses, and logical boundaries were identified to allow for the infill of commercial
and higher density residential uses to meet future economic and affordable housing goals.
The UDC allows a variety of retail, commercial, and residential uses within the RVC designation. Bulk
and scale are controlled by limiting the footprint of individual buildings to 20,000 square feet or less, a
maximum height of thirty-five feet (i.e. three stories), and no more than 60% onsite impervious
surfaces. There are approximately 19 acres vacant within the 66-acre RVC designation. Development
is limited by flood plain and other limitations, but Brinnon does have land within the RVC which would
expect additionaldevelopment. Water supply and septic limitations are the significant limiting features
in the area and County health department and State requirements for adequate water supply will limit
overalltotal development. That said, Brinnon does have room for increased retail, business and mixed
use development which could reasonably flow from the proximig to a major resort.
The Rural Village Center provides the locale for additional commercial and service businesses to
locate, consistent with the size and scale of a rural village, to accommodate increased demand for
supplies and services by the traveling public. ln addition, some recreation and service-related
businesses are expected to benefit from the location of the Master Planned Resort as a result of its
location in the Brinnon Subarea. None of the expected facilities would necessitate any expansion of
the existing Brinnon Subarea, but rather simply reuse or add onto existing facilities.
3.5.6 Affordable Housing
The BSAP area of Jefferson County has a mixture of affordable, moderate income, and estate-type
housing and properties. Of the developed residential properties, nearly half are seasonal or vacation
residences and are typically not part of the rental market. Approximately 80% of the remaining are
owner occupied, leaving little in the way of rental housing stock. ln addition, land use regulations
establish minimum lot sizes of 5, 10, and 20 acres. Large lots reduce affordability and current
regulations in most cases do not allow for higher density developments in rural areas. Higher densities
make individual units more affordable. V/hile the RVC designation would allow for limited higher
residential densities, this area of Brinnon is located within a mapped floodplain, limiting the size and
use of septic systems and drain fields to support denser housing.
The rental housing market is particularly limited, outside the occasional vacation rental of homes on
Hood Canal. Since most of the construction crews are expected to live out of the area, Statesman
proposes to use the existing 60-unit RV facility onsite for construction housing. This facility would be
temporary and must be in place prior to commencement of construction of the infrastructure for the
project.
The creation of new permanent and seasonaljobs will impose an added demand for affordable housing
locally. To offset this demand, Statesman proposes building 52 units of new multiple-family apartments
Pleasant Harbor Marina and Golf Resort
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on site. Much of the staff support for the resort is seasonal or part time. Providing affordable units as
part of the proposal addresses both the increased demand represented by the proposal and provides
the infrastructure to support the higher densities necessary to address affordability.
3.5.7 Rural Character and Aesthetics
3.5.7.1 Rural Character
ln accordance with the provisions of the GMA, the Jefferson County Comprehensive Plan Goal LNG
'18.0 states lhal "Rural character is defined by local runl lifestyle, oppoftunity to live and work in rural
areas, local ruralvisual landscapeq resource productivity, environmental quality, and significant areas
of open space." Subsequent policies make it clear that significant amounts of open space and
continued environmental quality are key components of preserving local rural character. Rural
character is also to be preserved by not allowing the conversion of rural lands into suburban or urban
densities or into uses inappropriate for a rural setting. The rural setting also includes development for
tourist and recreational facilities and the allowance of planned resorts, urban uses in otherwise rural
settings. The Brinnon Subarea Plan confirmed that the Black Point Pleasant Harbor is an area of
significant amenity and could accommodate a planned resort as part of the overall rural area
development.
A key element of any allowed urban use in rural areas such as master planned resorts is that the resort
and its facilities not allow the extension of urban or non rural uses outside the resort area. As such
local guidelines require: "All necessary supportive and accessory on-site urban-level commercial and
other seruices shou/d be contained within the boundaries of the MPR, and such services shall be
oriented to serue the MPR " (JCC 18.15.126(5)).
The section must be read in the context of the Brinnon Subarea Plan and Comprehensive Plan, which
suggest facilities available in the RVC of Brinnon. School facilities are in Brinnon, as are fire and
emergency services. These facilities would serve the resort. The emergency services facilities may
add "urban level" equipment to enable them to address the more complex challenges presented by a
large resort facility The urban sewer and water facilities in the resort may not, however, be used outside
of the resort area, except to serve identified emergency health needs. They may not be used to serve
any development in excess of allowed rural uses or densities.
Zoning around the proposal is residential in the form of 5-, 10-, and 2O-acre minimum lot sizes for future
subdivision. With few exceptions, allowed uses in these residential zones are housing and those
activities that can be conducted within a residential lot, such as home occupations or those rural scale
activities serving the local or tourist population.
Here, rural character is retained by scaling the size of the residential structures consistent with local
construction (less than 35 feet in height); clustering the more intense development internal to the
project site and at the marina where dense activity already occurs and a suburban shoreline
designation suggests higher levels of anticipated activity on the shoreline; locating the hotel and
Maritime Village topographically so the buildings are set into the hill and do not project above the
average tree height; retaining the buffer on the shoreline; locating the bulk of the housing away from
local roads and out of site from US HWY 101 except the node at Black Point Road; retaining a tree
buffer along US H\
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101 adjacent to the marina; and devoting more than half of the site to open space
(including the golf course), wetlands, buffers and natural areas all reduce the visual impact of the resort
on the surrounding community and help retain the overall rural character of southern Jefferson County.
3.5.7.2 Densities
\Mtile the existing rural residential zoning is low density with large lots, there are pockets of residential
development on and near Black Point that are more suburban in nature due to platting prior to current
regulations. As a result, there is a mix of residential densities in the immediate area of the proposal.
Hood Canal residential development, both north and south of the project site, has residential densities
Pleasant Harbor Marina and Golf Resort
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that average 3.5 units per acre. At the northeast of Black Point around Rhododendron Lane, density is
approximately 4 units per acre. Adjacent to the southwest portion of the golf course there is a small
subdivision with a 7-unit per acre density.
Overall gross density for the proposal of 890 units on 256 acres is approximately 3.5 units per acre.
The densities contemplated for the majority of the proposal are less but not dissimilar to some of the
existing densities found in the immediate area. The primary difference is that the vacation residences
proposed for the resort are clustered into a number of townhouses or attached structures, rather than
single homes on individual lots. The scale of construction is similar to the residential scale locally,
however, as the residential structures are one and two story and adhere to the overall 35 foot height
limits when viewed from outside of the project. Measured from the North Elevation, most units have
parking under the building to reduce impervious surfaces and will have a total height not greater than
35 feet to the eave line (as will the terraced lofts that includes the major conference center, but by
blending these facilities into the topography, the overall look to the north exposure is of a series of low
buildings surrounded by large areas of open space).
The combination of bluffs and protected native vegetation area along the southern shoreline means the
site will have little, if any, visibility from US HWY '101 or the water along Hood Canal.
The typical single-family home in the area has between 35% and 50% impervious surface to total area.
By contrast, the clustered development of this project, with the protection of the wetlands and riparian
buffers, and the dedication of a significant portion of the site to open space means the overall
impervious surface coverage for the site is anticipated to be 20o/o or less.
3.5.8 Aesthetics
Aesthetics refers to the visual components of rural character: rural landscape and open space. The
local rural landscape has a predominance of natural open spaces over the built environment. To be
compatible with its surroundings, design and layout of an MPR needs to be done in a manner that
minimizes the visibility of structures when viewed from outside of the site. The RV campground is
marginally visible from the south as one travels north on US H\ rY 101 and from portions of the
subdivisions at the mouth of the Duckabush River, and is the largest part of either of the MPR
alternatives. This portion of a proposed MPR has the greatest potential for visual impact to the rural
landscape.
MPR buildings on those properties adjacent to US HWY 101 would not be readily visible from the
highway. Resort buildings should be constructed of natural materials and have architectural features
such as pitched roofs and modulated facades for greater compatibility with the rural setting.
There is also the potential for light and glare to interfere with the character and enjoyment of the night
sky, and impact adjacent properties. Lighting in any MPR alternative will be required for both safety
and security. Required lighting should be the minimum necessary and shielded to eliminate glare onto
adjacent properties both on and off site. Lights should be kept lower to the ground where possible and
use low wattage lamps to reduce impacts to the night sky.
3.5.9 Potentiallmpacts and Mitigation Summary
The unavoidable impact of the proposal is that it would add complexity and intensity to the Black Point
area, including visualelements, densities, and land uses. The area has historically had resort-type use
on a different scale, which failed. The policy intent of the Jefferson County and Brinnon Subarea plans
is to site a resort in this location to stimulate the local economy, while being sensitive to local
environmental conditions and sensibilities.
The construction camp facility to accommodate construction crews in an RV camp using the Bed and
Breakfast and Kaufman Home, will minimize the construction period impact on the local population and
housing.
Pleasant Harbor Marina and Golf Resort
FINAL EIS - (Site Specific Amendment MLA 06-87)
Page 3{7 November 27, 2007
PROBABLE SIGNIFICANT ADVERSE IMPACT REVIEW OF THE PROPOSAL CHAPTER 3
Once completed, the proposal will directly add many new permanent jobs and should indirectly
stimulate additional employment. The proposal also includes 52 new units of affordable housing, which
should make it possible for others to live and work in the immediate area. The onsite visual landscape
will change, but a significant amount of the proposal will be in some form of open space. The golf
course itself is open space and the areas between the fairways will be preserved, planted, and
maintained with native trees and understory. Forested open spaces are dedicated along the bluff of
Black Point. Wetland areas are also preserved and enhanced as necessary.
The dedicated open space along the bluff, along with the stands of native trees and understory
between fairways, will reduce the visibility of structures in Black Point when viewed from the south.
Buildings in Pleasant Harborwill not be readily visible from US HWY 101. While multi-level stories in
height, the buildings are located on sites that slope down towards Pleasant Harbor. Their bulk and
scale will be reduced when viewed from the highway since they are set back not less than 100 feet
from the highway with natural trees shielding view lines. Buildings are visible from a south exposure of
Pleasant Harbor.
The key to the provision quoted is that the Master Planned Resort not lead to suburban or urban level
development in the surrounding area and that result is achieved through severaltechniques:
. The retention of rural area zoning on the lands outside of the Master Planned Resort.
. 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. lncreasing the quality or quantity of services in
such area as a result of the development is one of the economic benefits.
r 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.
. The number of proposed residential units shall be no greater than 890 units, including both the
reso rt residences and staff/affordable hou sin g.
. The proposal shall maintain natural open spaces along the shoreline bluffs along site
perimeters as is practical with golf course layout, between fainrays, and the upper portion of
the development.
. 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
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.
. 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.)
. The proposal shall provide construction period housing and housing specifically dedicated to
staff and local service personnel to reduce the impact on local housing.
Pleasant Harbor Marina and Golf Resort
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Page 3€8 No\€mber 27, 2007
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3.5.10 Public Services: Responses to DEIS Comments
Responding to concerns raised by Jefferson County Public Health (284), WDOE (281,381,375 and
376), Stephens (127), Thompson (136), Dimino (193), Mitchell (212); Beattie (310).
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 an issue addressed at the project level and phasing plans.
The public service Memorandums of Understanding would address the issues raised at the project-
approval level.
Comment from WDOE noted-Recycling is to be a big part of "green development" for the project site
and given the location and potential waste issues, ways to manage and reduce waste loads will be an
appropriate part of project-level review.
The project is required to work with the schools on identified issues. The FEIS requires an MOU with
affected agencies to be addressed at the time of project approval to assure adequate facilities are
provided concurrently with demands, and to address specific needs created by the resort phase.
The projected growth of other recreation facilities in the area is a testament and response to the
significant increased demand for public access to public facilities. lncreased traffic on trails, beaches,
and other public lands is projected by all resource and recreational agencies. Responsible public
agencies have and are updating management plans in place to address the additional use. The resort
is required to provide educational materials regarding proper use of public facilities.
The resort power needs will be addressed at the project level, by phase. Preliminary estimates identify
adequate capacity for service to the area to meet the needs of the project.
3.6 Sfiorelines
The County's scoping notice identified four concerns directly affecting shorelines: (1) stormwater, (2)
shellfish, (3) surface water, and (4) public access.
3.6.1. Shoreline Designation
All of the salt water shorelines of the Master Plan area are shorelines of the state and shorelines of
statewide significance under the Washington State Shoreline Management Act, and the Shoreline
Master Program for Jefferson County.
The Brinnon area shorelines are "suburban" for Pleasant Harbor and "conservancy" for the southern
bluff shoreline along Hood Canal.
$honllns Derignationr
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llEl ltrtunl I Coorrraoqrl{,lLJ(c-l aQrtld, r rljar rl
llf''ifl hlurrl & lhburbr.ot{LJh{t airrlE r D lrF.tr lt
l-l Cor[rralrcr I Suburb.trl-JJfld adtnrbc.. ls-ills l!
Figure 3-1 8 Shoreline designations
Pleasant Harbor Marina and Golf Resort
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Page 3-69 November 27, 2007
PROBABLE SIGNIFICANT ADVERSE IMPACT REVIEWOF THE PROPOSAL CHAPTER 3
3.6.2 Shoreline Guidelines
The Maritime Village area is located within the basin and shoreline jurisdiction of Pleasant Harbor. The
Harbor is designated "suburban" which is a shoreline zone that contemplates a relatively intense level
of shoreline development to promote use and enjoyment of the shoreline. Historic development and
expansion of the marina and the boat launch, as well as the intensity of residential development on the
Black Point area are reflective of the development contemplated by this zone. The Maritime Village
improvements described in the project proposal are reflective of that intensity.
A shoreline substantial development permit will be required for all development within the Maritime
Village, including both marina-related commercial and limited resort housing in the waterside area.
The golf course is set back more than 200 feet from the south shore conservancy shoreline of Hood
Canal, which is a significant shellfishery area. ln the master plan this shoreline is dedicated to open
space and no structures or golf facilities are to be constructed in the shoreline area. Site-specific
wetland mitigation plans may provide for water features and wetland mitigation areas at or in the outer
'100 feet of the shoreline area to enable the creation of a wetland forested edge mitigation wetland
should such designs prove warranted and feasible during permit review. Any site-specific issues of
such a feature would be reviewed under the project-specific environmental review for the shoreline
permit required and a specific construction/operation mitigation plan shall be approved prior to
construction. The dock replacement program is also subject to project-specific review.
The present degraded road/trail access to the conservancy shoreline is cut off in the MPR for safety
and environmental reasons and a shoreline permit would be required for all such construction to assure
safety in the area. Public access to the shorelines in the resort is limited to the marina area's
"suburban" shore where the more intense use is anticipated and public facilities to safely accommodate
that access are provided.
3.6.3 Stormwater
Stormwater as an environmental issue has been addressed in detail elsewhere in the report. See
Shellfish/water quality section supra al Section 3.2.
The golf course area is designed to retain the shoreline jurisdictional area (ordinary high water plus 200
feet) in a natural condition. No project stormwater is to be discharged into Hood Canal. The existing
stormwater facilities along the highway are inadequate by today's standards and require upgrading to
protect water quality in Pleasant Harbor and Hood Canal. All development within the shoreline area of
the harbor is required to be captured and treated prior to discharge into the harbor. As a result, with
modern stormwater management and treatment mechanisms, the net discharge to the harbor is
cleaner, with less turbidity, solids and potential pollutants (road runoff) than currently exists.
3.6.4 Shel!fish
As noted in the water quality section on shellfish, shellfish harvesting in the harbor is prohibited. The
significantshellfish beds are in the Hood Canallocale, both north and south of the project.
To protect fish and shellfish resources, the Master Plan application has pulled all development back
from the southern shoreline (including closing the current dangerous trail access) to retain the natural
condition and minimal use of the southern shoreline. This closure to direct public access reduces the
potential for harm to the significant shellfish beds located to the south. ln addition, all stormwater on
the golf course is collected, treated, and discharged on site with no direct offsite discharge of any water
from impervious or golf course surfaces. ln addition, a 200 foot riparian buffer of trees and native
vegetation is retained along the shoreline edge to retain the natural condition to the extent possible and
provide native plant treatment for stormwater falling outside the developed area. The purpose is to
retain the natural filtration component of the riparian edge to retain the natural condition for stormwater
runoff from the undeveloped areas.
Pleasant Harbor Marina and Golf Resorl
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As noted in the section on Shellfish generally (Section 3.2), the Pleasant Harbor area has been closed
to shellfish harvesting due to the concentration of single-family homes ahd onsite disposal systems, as
well as the two marinas. No shellfish harvesting in the harbor is affected by the development of the golf
course area or Maritime Village. All stormwater from developed areas is collected and treated prior to
discharge in accordance with adopted stormwater guidelines for the region. The Master Planned
Resort will significantly upgrade current systems and project a better water quality situation than
presently exists.
3.6.5 Surface Water
The surface water on the site includes three small wetlands on the golf course area and five small (non
fish-bearing streams) on the marina side. As discussed in detail in the section on criticalareas (Section
3.10), the central wetland is to be filled to become part of the water and irrigation management system,
with onsite mitigation provided as required by County critical area requirements. The other wetlands
are protected from potential impact by retaining the hydrology supporting the wetland, but capturing and
treating all stormwater and irrigation water in approved systems in advance of discharge to the
wetlands. Class A recycled water is available to assure adequate hydraulic flows are maintained to
protect wetland functions and values.
The streams carry both stormwater from the state highway and intermiftent freshets in the wet season.
As with the wetlands retained on the golf course area, the streams will be left in their native condition,
buffered, and all stormwater will be captured and treated for both solids (turbidity) and water quality
prior to discharge. As result, the flows will be maintained and water quality improved as a result of the
project.
3.6.6 Public Access
Public access to publicly-owned shorelines is a specific policy of the Shoreline Management Act. On
the south side of the Master Plan area where the property is designated "natural," the shoreline area is
owned by the developer, not the public, and the sensitive nature of the area and potential for damage to
shellfish beds in the bay to the south support closing this shoreline to public use.
On the marina side, where DNR owns the tidelands and has leased the shorelines to the applicant for
use as a marina, the recreational access opportunities are maximized. The marina is already approved
and will not be increased in overall size or capacity. The owners, in cooperation with \A/DFW, are
proposing a float replacement program to eliminate the Tunicate, which is an invasive species presently
found along the wooden docks. The Maritime Village provides an expanded opportunity for the public,
both boating and non-boating, to enjoy the shorelines. The impacts of public use are already present
due to the marina and its related activities. The Shoreline Master Program designation of "suburban"
shows the area was planned by the County as an area where an added level of public activity
associated with the public use and access to the shoreline is expected. The mitigation for such areas
of increased activity is to assure that water quality concerns are met during the permitting process, and
that the County specifically adopts noise regulations respecting the fact that a portion of the harbor is
commercial and a portion is residential. 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.
The resort may also provide some additional use of the harbor by Kenmore Air, which is another
component of public access to publicly-owned shorelines. The air service may now fly into any marina
area on an occasional or charter basis. As such, the use is already a permitted use (or at least not
prohibited) and provides a reasonable means of accommodating the limited number of guests in a year
who may wish to use the site on a charter basis, as they do now. lf a proposal is made for regularly
scheduled service on any basis, a new shoreline permit would be required and the impacts and
limitations of such use discussed at that time. There is no proposal in the current application for
increased air service to the site. See Section 3.11.1 for further information on float plane traffic.
Pleasant Harbor Marina and Golf Resort
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Page 3-71 November 27, 2007
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3.6.7 Shoreline Mitigation Summary
. Public access and facilities shall be provided at the marina and Pleasant Harbor
Public access to the southern shoreline should be curtailed and direct access eliminated
All stormwater generated in the upland marina 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.
3.6.8 Shorelines: Responses to DEIS Comments
Responding to comments by Jefferson County Public Health (284), WDFW (306).
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 increasing recreational and residential use, raising
concerns for water quality. Project-specific mitigation is designed to address and mitigate projected
impacts. Jefferson County land use plans, including rural regulations surrounding the resort area,
septic, road, and other building and development regulations are in place to address planned
development intensity. The County is currently updating its Shoreline Master Program, which is to be
completed in 2009. The Pleasant Harbor area is already developed with marinas and residences. 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 proposal 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 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. Public information programs are required to inform the public of these limitations.
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. 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.
The site is adjacent to two designations, "Conservancy" and "Suburban," with a natural designation just
south at the mouth of the Duckabush River. The only development near shorelines is located adjacent
to the suburban shorelines.
3.7 Fish and Wildlife
The County Scoping Notice addressed Fish and \Mldlife as a separate consideration and specifically
requested the project site be analyzed for several items: (1) endangered species, (2) specific terrestrial
animals (eagles, elk, osprey, bears, and frogs), (3) specific water-dependent animals (seals, porpoise,
shrimp, geoduck, oysters, clams, stickleback, salmon, and orcas), and (4) a construction stormwater
management plan.
3.7.1 Endangered Species and Listed Species
The site analysis was done for endangered species and listed species and the results were detailed in
a site-specific Fish and \Mldlife Habitat Assessment, July 20, 2006, contained at DEIS Appendix 7.
Pleasant Harbor Marina and Golf Resort
FINAL EIS - (Site Specific Amendment MLA 06-87)
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The endangered species potential was evaluated and determined that the project would not affect
terrestrial species. The fringe riparian area along the south boundary provides significant protection for
wildlife using the bay and the forested edge, as well as snags that eagles and other raptors may use for
perching and feeding and these areas are to be protected in the plan.
The forested fringe left in the current application is significantly larger and provides habitat protection
and use for a wide range of species. At the project level, a habitat inventory should be taken of specific
significant trees to ensure that habitat protections are maintained.
3.7.2 Hood Ganal-Based Species
The marine/estuarine species of Hood Canal (shrimp, clams, geoducks, oysters, Dahl's porpoise, and
orcas) are not expected to be impacted from the development, due to the protection of the southern
bluffs from human intrusion and the treatment of water to avoid contaminated discharge from the site.
The water quality in Pleasant Harbor, as it pertains to the proposed development, will be monitored and
adaptive management programs will identiff additional mitigation as required.
3.7.3 Terrestrial Species
The site was evaluated for terrestrial habitat. The site is cut off from the balance of the peninsula by
US H\Aff 101, but is still used by a variety of species, including birds, deer, and coyote. Large animals,
including elk, may occasionally visit the site, but there is no evidence of regular use due to the highway.
The site was examined for use by threatened or endangered species, but no nesting sites were found.
The riparian edge, wetlands, and buffers do provide good habitat and will be protected. See generally
Appendix 7, Fish and \Mldlife Habitat Assessment.
3.7.4 Habitat Mitigation
o The riparian edge along the south shore shall be identified and protected prior to any
construction
Existing wetland buffer vegetation surrounding protected wetlands shall be marked and
protected prior to any construction
All proposals shall maintain a SO-foot buffer of riparian vegetation along streams a-f except
where crossing a and b.
The aforementioned mitigations shall be required for all such actions in the construction
stormwater management plans for all phases
3.7.5 Fish and Wildlife: Responses to DEIS Comments
Responding to comments by Jefferson County Public Health (284), Skokomish lndian Tribe (365),
WDFW (306), Mitchell (212), Luckett (318), Lopez (272), Russell (282).
The proposal recognizes that Hood Canal is home to six federally-listed threatened or endangered
species (Puget Sound Chinook Salmon, Hood Canal Summer Chum Salmon, Puget Sound Steelhead,
Bull Trout (Coastal Puget Sound), Southern Orca \Males, and Stellar Sea Lions). Further, both the
Duckabush and Dosewallips Rivers are considered important systems in the maintenance and
rehabilitation of affected runs. The property planned for the resort drains to Pleasant Harbor on the
north and at the mouth of the Duckabush River to the south. Mitigating measures identified in this FEIS
will be implemented to protect the southerly beach adjacent to important tidelands 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
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beaches. The MPR is required to coordinate with state agencies on educational programs and
techniques to assure proper use of public lands.
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 southern beaches.
The applicant is proposing to save substantial natural and open space on the site and to achieve the
riparian buffers noted. The construction of a Master Planned Resort will inhibit use of the site by larger
mammals, but as noted particularly the elk are not noted in the Black Point area, but farther north in the
river plains. Any Master Planned Resort of a size and scale to support sewer and no offsite discharge
would require significant site development and is an unavoidable consequence of the development of
the site. Projectlevel review is directed to protection of riparian habitat on the south boundary, the
vegetation buffer along US HWY 101, appropriate vegetation and tree buffers along the Pleasant
Harbor shoreline, and the maintenance of functions and values of the wetland and stream critical areas
in the appropriate sub basins.
An adaptive management program to address water quality and upland issues is planned to be part of
the marina water quality program at the project level to address issues as they may arise in the future.
The Duckabush River delta is considered an important shrimp nursery area, and important habitat and
nursery for juvenile stages of Dungeness crab. The sensitivity of the area for shellfish and sea life of all
kinds reinforces the importance of maintaining a riparian buffer along the southern shoreline, assuring
retention and treatment of all water affected by construction or development to assure water quality of
all waters and seeps on the peninsula affecting or affected by the development. The sensitivity of the
area was also the rationale for closing any efforts to access or use the southern beaches.
Reference is made to an Osprey nest in the Pleasant Harbor area. Plans to protect the nest, as
appropriate, will be addressed at the project level if the nest is still active or capable of providing
support to local populations.
No evidence of eagle nesting or roosting was identified onsite. The retention of a significant riparian
area on the south shore will retain existing snags for perching.
3.8 Runl Character and Population (including housing density, mixed retail
and renhl affo rdabi lity)
3.8.1 Characterization
Rural character on Hood Canal includes a mixture of open spaces and more densely packed residential
and tourist areas, including both public and private facilities. The Maritime Village and golf resort area
occupy areas that have historically been tourist oriented with a great deal of tourist activity, particularly
during the summer. The resident population is estimated to be between 200 and 300 people, given a
mix of staff (including summer staff) and limited permanent population, a summer residency of between
1200 and 1500 people at peak summer occupancy, and about one-fifth that number during shoulder
and slow periods.
A number of very popular campgrounds, including Dosewallips State Park located a few miles north,
contribute to local summer activity as it has nearly 400,000 visitors per year.
The overall density of the resort is approximately 3.5 units per acre, similar to the historic density of
Black Point, but with much greater open space. The provision of RV housing for construction workers
and staff rental housing is designed to reduce pressure on the limited housing availability in the Brinnon
subarea.
The resort is expected to create an increased interest in the Brinnon area of the canal for residential
development. But outside the resort area, such demand is at rural levels of density and services as
defined in the Brinnon Subarea Plan. The resort is prohibited from providing urban sewer and water
Pleasant Harbor Marina and Golf Resorl
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services to the rural areas, except for areas of identified health problems. (For example, the
development of the Master Planned Resort sewer system would provide Black Point residents with
failing septic systems an alternative where the failing system is at risk of contaminating Hood Canal, but
such limited use of the sewer system is only for solving existing problems and not in enabling new
development.) The County is developing a shellfish protection district to address water quality and the
sale of existing homes will trigger review and probably upgrade of older septic systems.
The resort is proposed to have limited onsite retail capability (as distinguished from the BSAP model
which has a significant retail component in a resort village west of US H\
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101). This decision was
intentional to achieve the objective of the BSAP for the resort to provide an economic boost for Brinnon
businesses, as well as simply providing a fully self-contained resort. The resort is expected to bring
additional small commercial and service businesses to Brinnon, consistent with the Brinnon Subarea
Plan, and subject to project-specific, site-specific environmental reviews and mitigation.
3.8.2 Rural Character and Population: Responses to DEIS Comments
Responding to comments from Hood Canal Environmental Council (275 and 385), Jefferson County
Public Health (284), Murdoch (139), Von Christierson (148), Dimino (193), Mitchell (212), Peterson
(260), Russell (245 and 304), Russe// (282), Mitchetl (297).
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 envisioned through
the Brinnon Subarea in the Brinnon Subarea Plan. The Plan sets out a concept 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 890
rooms in cabin, villa, and townhouse settings, for tourist 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 retail development suggested for the 7 acres on the east of
US HWY 101 and did not incorporate the properties west of US H\MY 101 into the Master Planned
Resort, respecting the potential for significant traffic issues at that location if substantial additional traffic
were added to the proposed resort site.
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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 stormwater and wastewater treatment systems incorporated into the
proposal in response to the policy guidelines. The Statesman proposal was reduced to 890 units
through the preliminary review process. 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 p.48.
The applicant is required to develop 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 will be
worked out with the EDC and WSU extension program to facilitate local participation at the time of
specific Master Plan approval.
The Subarea Plan envisioned the resort as an economic boost to the Brinnon Subarea and identified
Brinnon as a RuralVillage, providing services and facilities to the area. Brinnon does have challenges
with respect to the flood hazard areas and lack of services. The County regulations need to assure that
new development is in areas safe and able to accommodate new growth. The Brinnon rural village
would provide a range of services and facilities that complement the MPR.
lncreasing 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 identifo how the resort may facilitate the pressure and mitigate
impacts properly attributable to the resort's development. 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.
The rural character of Brinnon is based upon historical build out patterns in an area of large river
watersheds and attractive Hood Canalwaterfront. Future characteristics are determined by the County
Comprehensive Plan and implementing regulations. The Plan did acknowledge the potential for a
Master Planned Resort in the area and has the tools to continue to regulate development in an
environmentally appropriate manner within its current regulatory framework. The present land use
designations anticipate growth in the area at 1-5, 1-10, and 1-20 units per acre and other allowed rural
uses. That development is anticipated to occur with or without the resort, but may occur more rapidly
as a result of the resort. The other alternative, however, is that pressure on the larger tracts may be
reduced, as those who desire to use the area would have resort and short-term rental housing
available, reducing the need to purchase and develop property to enjoy the area on a regular basis.
The project does propose an onsite temporary housing program to address the issue of worker housing
and limited rental resources in Brinnon. At project-level approvals, the specifics of the number and
timing of workers and worker housing and other demands will be addressed.
Cumulative and community impacts are difficult to assess, but it is fair to say that the inclusion of a
resort at Brinnon will have a direct and marked effect on the overall character of the community.
Beginning in 1998 the Jefferson County Comprehensive Plan specified efforts to create an economic
Pleasant Harbor Marina and Golf Resort
FINAL EIS - (Site Specific Amendment MLA 06-87)
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PROBABLE SIGNIFICANT ADVERSE IMPACT REVIEW OF THE PROPOSAL CHAPTER 3
change in the South County. The Brinnon Subarea process was commenced and the community vision
expressed in that document was for a Master Planned Resort.
The plan contemplated a series of changes that were viewed as being in the pubic interest, and the
Statesman Master Planned Resort is only a first step in what could be a larger implementation of that
vision.
Other property owners in the MPR area shown in the Brinnon Subarea Plan, may elect to join the
Master Planned Resort, by amendment, and could upgrade their current rural facilities to urban facilities
in conjunction with upgrades to the Master Planned Resort sewer, water, and other facilities. (These
facilities may not serve rural uses outside the resort, as the urban services are to be "fully contained.")
Alternatively, property owners in the area, under current rural rules may seek to develop compatible
rural-scale facilities under rural tourist and small business regulations, without becoming part of the
Master Planned Resort. Both types of activity may bring the additional economic and employment
resources to Brinnon envisioned by the Subarea Plan. How such development plays out is speculative
at this juncture, until the other property owners make specific plans for their individual properties. Any
new plan or project is subject to environmental review under regulations in place, including SEPA
environmental review.
Concerns about sustainability and the relationship with Brinnon also pose a range of issues that may be
foreseen generally, but the specific execution of plans and projects await individual property owner's
responses. The Brinnon Plan envisioned an increase in economic and housing activity in the Brinnon
Subarea, principally within the guidelines of rural village and rural development outside of other
properg owners choosing to join the Master Planned Resort, now or in the future.
The FEIS does address job and temporary housing, recognizing it as an issue, and providing
mechanisms for specific review and approval at the project level.
The project does not guarantee that employees must live onsite, and in fact the integration of resort
staff and local residents into a single communig, and not the "we-they" of competing factions, is an
objective of both the proposal and the Brinnon Subarea Plan. One objective of the resort is to create
the critical mass to bring additional facilities and services to the community, located consistent with
standards for appropriate development in the area.
Questions about enforceability of covenants and conditions are addressed at the project level. The
FEIS, the development regulations established if the Comprehensive Plan amendment is approved,
and finally the specific mitigation and conditions of approval at the project level all provide a matrix and
framework for the community to realize the controls necessary to achieve the goals set forth for the
project.
There is a high level of community sentiment both for and against the resort. The community vision is
captured in the Brinnon Subarea Plan, which looks to a non discharge resort that can provide
recreation and resort opportunities, as well as economic development. The scale is at a level within
allowed traffic levels of service, and is limited by need for adequate water and sewer facilities as
approved by state and local agencies. The location is an area with Canal tracts to the south, the rural
village of Brinnon to the north, and significant pre-GMA development in the Black PoinUPleasant Harbor
area. At an average density of less than four units per acre, and retention of many trees and buffers to
substantially shield much of the resort from public view, the scale of the proposal fits the general area
while providing the desired amenities meeting the Comprehensive Plan's objectives.
The Master Planned Resort needs to be an economic entity large enough to support the many
amenities and protections demanded by the community for approval. Character and scale are
protected by preserving open space and buffers, and keeping overall densig at below four units per
acre (the low end of urban range and within line of the existing development along Hood Canal in the
area).
Pleasant Harbor Marina and Golf Resort
FINAL EIS - (Site Specific Amendment MLA 06-87)
Page 3-77 November 27, 2007
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3.9 Archeological and Cultural Resources
3.9.1 Characterization
Archeological and cultural resource interests resulted in coordinated meetings with local tribal interests.
The site was examined and the details are set forth in the Cultural Resource Assessment, at Appendix
8. The result of the search identified no specific sites in either the marina or golf course area. The
southern shoreline abutting Hood Canal is a significant environmental and cultural area due to the need
to protect adjacent fishing and shellfish grounds. As noted previously, the master plan proposes to
close this beach to resort use.
3.9.2 Archeologicaland Cultural Resources: Responses to DEIS Comments
Responding to comments of the Skokomish lndian Tnbe P65, 372, and 374), Germaine (129).
Project-level work, and specifically land clearing and grading plans will be required to have a cultural
resources monitoring program in place to coordinate review for potential artifacts or sites of cultural
significance and a program of appropriate response should such sites be identified. The discussions
with the tribes reflected in the cultural resources section of Tribal comments continue to reflect the
project proponent's planned approach.
3.10 Critical Areas
The Scoping Notice asked the applicant to examine the five listed critical areas under the County
critical area ordinance, which include (1) wetlands, (2) aquifer recharge areas, (3) fish and wildlife
conservation areas, (4) frequently flooded areas, and (5) geologically hazardous areas.
Critical areas are governed by the County's critical area requirements. The purpose of the master plan
review and the required development agreement is to assure that critical area regulations are followed
in the development of the master plan, and that the master plan is approved with a single set of
guidelines to assure that the overall plan is carried out under a single set of rules. Development
agreements are commonly used to provide a degree of continuity for long-term projects. The
Legislature has given authority for such agreements (RCW 36.708.170) and the County details are at
JCC 18.15.126(2) and 18.40.850-.890. The key requirements are that the plans be consistent with
regulations, in place at the time of approval, and that the agreement specify the duration for the
implementation of such rules.
3.10.1 Wetlands
A detailed wetland assessment was made and the results are contained in the Wetland Delineation at
Appendix 9. The site has three wetlands on the golf course side and none on the marina side. The
confirmed wetlands in the golf course area are identified as Wetlands "B," "C," and "D." The wetlands
are Category ll and no specific threatened or endangered species were found during the wetland
delineation process. The site criticalareas/wetlands are shown on Figure 3-19.
The wetlands to be protected have well established native buffers that need to be protected at all times.
The wetland to be removed does have some vegetation, but is also affected by vestiges of logging,
roads, and infrastructure and as such is disturbed, marginal habitat in places, and susceptible to
modification and restoration to improve both function and value.
Wetland "B," which is approximately 0.475 acres (see wetland report, Appendix g),is proposed to be
converted from a wetland to a control pond for treated process water from the wastewater treatment
system and irrigation return flow to provide a source of water reuse and golf course irrigation to reduce
the overall water consumption of the site. Wetlands "C" and "D" will remain unaltered.
The criteria for wetland protection and mitigation are set forth in the County Code for critical areas
which governs replacement ratios and buffer management.
Pleasant Harbor Madna and Golf Resort
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The Scoping Notice requested the applicant address wetlands as an element of review. The wetlands
have been reviewed and delineated (Appendix 9) and by issuance of a March 27, 2007 letter, the
USCOE has made a determination that the wetlands are not jurisdictional for purposes of USCOE
permit review.
Wetlands are regulated as a critical area under the state's Growth Management Act, RCW 36.704.060,
and local regulations are to assure that functions and values of the wetland system are maintained.
Court and GroMh Board cases make it clear that wetlands may be altered or moved to accommodate a
specific project, so long as the actions are reasonably necessary and the overall subbasin functions
and values are retained.
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As described in Appendix 9, site investigations have confirmed three Category ll wetlands: "B," C," and
"D" as depicted on the map in App. D to the Wetland Report and further described therein on pp. 9-11.
Wetlands "C" and "D" are to be retained, and "B", which has only seasonal ponding in a large glacial
Pleasant Harbor Marina and Golf Resort
FINAL EIS - (Site Specific Amendment MLA 06-87)
Page 3-79 November 27, 2007
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depression known as a keftle, will be filled to provide adequate storage on site for the wastewater
treatment system, and the functions and values replaced, on site, in a fashion to ensure the functions
and values are retained as provided by the County Code. The onsite wetlands were delineated using
the updated (2004) wetland rating manual as required by JCC 18.15.325(1X2). Standard wetland
buffer widths are currently 100 feet from a Class ll wetland and 50 feet from a Class lll wetland (JCC
18.50.340(5)).
Since the Master Plan is proposing to use Wetland "B" as a part of the water treatment recycling center
program, the wetland at the bottom of this kettle will be filled, and an appropriate mitigation plan will be
developed in accordance with Jefferson County Code. The general standard for mitigation is found in
the Code which states:
The overall goal of mitigation shall be no net loss of wetland function,
value and acreage.
JCC 18.15.350.
The projected impacts to wetlands could occur both during construction and during operation of the
resort. During construction the hydraulic and structural integrity of wetlands and buffers to be saved
must be marked and protected. Water quality entering wetlands and buffers must be protected to avoid
turbidity. Water quantity entering wetlands and buffers must be assured to avoid a change in function
and value for wetlands being preserved.
The wastewater treatment and water use and recycling detailed in Section 3.3 above demonstrates the
preferred approach to water management on the site. \Mth water conservation and recycling as a
major component of the proposed mater plan, the use of the kettle area as a storage basin for water the
water recycling process is unavoidable to retain necessary water onsite.
Wetland "8" is the only area on the site capable of holding the water and providing necessary storage
for the system to function. As such, the project would be reviewed per the compensatory mitigation
requirements of JCC 18.15.350(2):
Table 3-ll
(1) The first number in the ratio specifies the acreage of wetlands to be created, and the second number specifies the
acreage of the vrretlands proposed to be altered or lots. The replacement ratios are derived from Department of Ecology
Publication No. 97-1 '12 (1998): "How Ecology Regulates Wetlands"
(2) Enhancement of existing rnretlands may be considered as compensation, but above ratios must then be doubled.
JCC 18.15.350(2), Table 3-5 (current version).
ln considering wetland mitigation, preserving the existing functions and structure of wetlands "C" and
"D" will be important. Alternate sites for wetland mitigation need to be identified and demonstrated. lf
Pleasant Harbor Marina and Golf Resort
FINAL EIS - (Site SpecilicAmendment Ml-A 06{7)
Required Replacement Ratios for Compensatory WeUand Mitigation
Wetland Category Creation and Restoration(r)EnhancementPl
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Page 3-80 November 27, 2007
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PROBABLE SIGNIFICANT ADVERSE IMPACT REVIEW OF THE PROPOSAL CHAPTER 3
enhancement of these wetlands is the selected mitigation procedure, doubling of the replacement ratios
is required or the creation of new wetlands and buffers on site consistent with the County code
requirements and the more general charge that there be no net loss of critical area function and value
when replacing habitat lost by development.
Another mitigation alternative exists to offset the loss of the isolated Wetland "8." Wetlands may be
created as water features and incorporated into the golf course design with ecological considerations.
The Trophy Lake Golf Course in Kitsap County is a good example to illustrate how this can be
accomplished. By using a sand cap over the entire golf course, water is collected in the grass root
system and directed toward the rough areas where a sand berm filters the water prior to allowing the
runoff to flow downslope into created wetland areas (see attached figures from AES, 19994).
Monitoring of the Trophy Lake Course has proved that fertilizer loading was stopped after the second
year of grow-in and with proper golf course maintenance and operation, pollutant loading can be
avoided which saves money and time for the golf course (AES 2OO1s). Wildlife features can also be
added to the golf course as described by Audubon lnternational. More information on this organization
can be found at: (htto://www.auduboninternational.orq/oroorams/siqnature/sionaturelevels.htm).
Jefferson County has adopted the King County model for golf course maintenance and the resort will
be required to demonstrate compliance with the King County model or substantial equivalent in the
management and operation of the golf course facility.
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. lt is common that mitigation plans be
implemented prior to the planned filling activity, such as that of Wetland "8".
The site has only two areas suitable for enhancement to provide the necessary mitigation and these are
both upland sites adjacent to wetlands. The uplands are disturbed as both were in the area of the RV
camp that existed for many years. Natural topographic conditions may be enhanced to promote
hydrology to support. ln addition, site runoff can be collected, treated, and then released into created
wetlands to further maintain hydrology and wetland characteristics and also to support onsite infiltration.
JCC 18.1s.350(3X0.
An alternative approach may be a cooperative compensation project for a significant wetland project in
the area, but no such program presently exists, and would require participation by state agencies and
the County. Absent a specific proposal from a governmental agency, the onsite solution appears to be
the most feasible. Approval of site specific wetland mitigation plans will be required as part of the
preliminary plat approval.
3.10.2 Aquifer Recharge Areas
The County critical area regulations impose specific limits on projects that are designated (mapped) as
critical area aquifer recharge areas. The Black Point property is mapped as an aquifer protection
district, and the Master Planned Resort best management practices are taken from aquifer protection
guidelines in the County to assure any potential impact to the aquifer is eliminated or minimized.
The Black Point residential area is served by ground water, and prohibited uses in significant aquifer
recharge areas are detailed as JCC 18.15.240-.255. None of the prohibited uses are to be included in
the development of the golf course area, and the Master Plan approval requires the project to meet
best management practices for use, treatment, and discharge of all waters used on the golf course.
4 Applied Environmental Services, lnc. 1999. Trophy Lake Golf Course & Casting Club Storm Water Quality
Design Report. Prepared for OB Sports and Kitsap County Public Works Department. September 13, 1999.
" Applied Environmental Services, lnc. 200'1. Trophy Lake Golf Course & Casting Club 2001 Water Quality
Monitoring Report. December 17,2001. Prepared for Trophy Lake Golf & Casting Club and Kitsap County Public
Works Department.
Pleasant Harbor Marina and Golf Resort
FINAL EIS - (Site Specific Amendment MLA 06-87)
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The fueling facilities at the marina are in areas that are not part of a well dependent water supply and
no impact to potable water aquifer is anticipated.
Coung rules do have special provisions for golf courses, which will be followed, and the Class A
recycling regulations also have rules concerning existing potable water sites that will be incorporated
into the reuse/recycling treatment and discharge plan for the site to be approved by WDOE as part of
the water rights/wastewater discharge permit approval process.
3.1 0.2.1 Aquifer Protection Mitigation
The stormwater management plan for the golf course shall demonstrate compliance with the County
requirement for golf courses and stormwater management on aquifer protection districts. An approved
preconstruction aquifer protection plan shall demonstrate retention of sheet flow water and ground wilts
onsite.
3.10.3 Fish and Wildlife Conservation Areas
The County critical area regulations, at JCC 18.15.283-.320, provide for setback from streams,
including nonsalmon bearing streams. Several intermittent or seasonal stream channels have been
identified on site (Type 5 under the County classification system). The streams are steep in gradient
and blocked from fish passage due to structural barriers (see Fish and Wldlife Habitat Assessment at
Appendix 7, p. 3). The project is to be developed with full buffers retained for all Type 5 streams.
Stream crossings (a and b) will require mitigation to meet County standards. The creation of a
complete and modern treatment system for stormwater on the developed portion of the marina site will
reduce the discharge of turbidity or potential untreated or contaminated stormwater to the stream
system and the net effect should be an improvement in water quality discharge. A S0-foot native
vegetation buffer is required for all streams.
The riparian edge along the southern shore is nearly 100 feet above the shoreline and does provide a
heavily forested, natural edge for the shore, which is the preferred treatment for sensitive or relatively
undisturbed shoreline edges.
3.10.4 Frequently Flooded Area
The site has no flood plains or frequently flooded areas and these provisions do not apply
3.1 0.5. Geologically Hazardous Areas
The site has been reviewed with a thorough geologic hazard analysis. See DEIS Appendix 4.
The principal geologic hazard feature on the site is the steep bluffs along the southern shore. The
County ordinance requires setbacks for any structures or development from tall bluffs of at least 100
feet. The project is retaining a 200-foot vegetated edge along the steep slopes and eliminating
potential road and trail traffic down or along the bluffs. The plan fully complies with all requirements
and provides an extra margin of safety. The stormwater management plan shall require that all water
from developed areas be captured in areas sufficiently removed from the bluff edge and are sized
sufficiently to avoid discharge to or destabilization of the bluff in the event of wet seasons or upset.
3.10.6 Critical Area Mitigation Measures
. Wetlands shall be protected from development (except Wetland B used for reuse and recycling)
and a wetland buffer and mitigation plan shall be developed which demonstrates, under best
available science principles, that the wetland functions and values of the resort area have been
maintained through a combination of retained, enhanced, and constructed wetlands and buffers.
The plan shall demonstrate no net loss to overall wetland area function and value.
. An approved preconstruction wetland mitigation plan must demonstrate how loss of wetland
habitat is offset, protection measures for water quality and quantity maintenance, and buffer
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protection. Such protections must be in place prior to commencement of any grading onsite.
The wetland mitigation report for Wetland B shall be approved and demonstrate how the overall
system will operate, both during construction and operation to assure overall no net loss of
function and value for the resort area wetland system.
The stormwater management plan for construction shall require all wetland areas (existing and
new) meet the no net loss test and are in place prior to the removal of the Wetland B wetland.
The three northerly streams shall be set aside in a natural area, and development shall be
limited to that necessary to provide adequate access and road right of way. All culverts carrying
streams shall be fish passable where the stream has the potential to be fish bearing.
The two southerly streams shall be protected during construction and road crossings shall
comply with adopted standards.
The resort shall be required to annually collect water quality monitoring data form the state
water quality sampling station at Pleasant Harbor and submit a summary water quality report to
the Coung. ln 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.
3.10.7 CriticalAreas: Responses to DEIS Comments
Responding to comments of the Hood Canal Environmental Council (275 and 385), WDOE (381),
Jefferson County Public Health (284), WDOE (281 and 375), HalBeaftie (133).
Wetland B will be affected by construction of the large retention kettle. Wetlands C and D are not
expected to be impacted by the proposed project. Wetland mitigation will be conducted to comply with
state and local permitting requirements and will be based on no net loss of function and value. The
FEIS requires a wetland mitigation plan to be in place and approved at the project level prior to
construction on the site. Details as to the size, location, and nature of mitigation wetlands and buffers
are required and will be addressed at the project-level review, under requirements of Jefferson County
Code.
The DEIS failed to mention the WDOE responsibilities in wetland modification. WDOE also has a
permitting role in supervising and approving changes to waters of the state, including wetlands, and
through their cooperative permitting process with Jefferson County, they will also be involved in the
evaluation and approval of the wetland modification and conditions.
An old heron rookery site was identified on State lands south and east of Pleasant Harbor. Project-
specific plans will include identiftcation of the site and mitigation if necessary consistent with the habitat
management guidelines from Washington State Department of Fish and \Mldlife. The entire area of the
proposalwill be evaluated at the project level to identify specific needs to protect fish and wildlife.
The project may use special permits to adjust buffer widths consistent with County requirements to fit
the state and localconditions.
Floodplains. The project site does not have floodplains, but incidentaldevelopment either in Brinnon or
in the watersheds of the Duckabush or Dosewallips Rivers could affect or be affected by floodplains.
Project-level review looks at both direct and indirect impacts and will be looking at related flood hazard
issues.
The Public Health Department pointed out that US Hl
^f
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.
Pleasant Harbor Marina and Golf Resort
FINAL EIS - (Site Specific Amendment MLA 0G87)
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3.11 Otherlssues
During public discussions several issues were raised which do not fall neatly into the format of the
scoping notice but which should be addressed.
3.11.1Existing and Proposed Float Plane Traffic in Pleasant Harbor
It is possible that float plane traffic in Pleasant Harbor may increase as a result of the proposed
development from people coming to visit the resort and attractions in the Hood Canal area, through
various marketing endeavors and population growth in the general Hood Canal region. Currently, the
average annual number of float plane flights into Pleasant Harbor by Kenmore Air is 5. ln comparison
to other resorts in the area, Alderbrook experiences approximately 30 flights per year and Port Ludlow
at 20 flights per year, all serviced by Kenmore Air on a Chartered Service Package.
The demand for float plane travel to destination resorts is limited and represents a very small niche
market. Both Alderbrook and Port Ludlow serve a wider permanent population than Pleasant Harbor.
\A/hile some resort-oriented travel may occur, it is expected to be incidental and not significantly greater
than the present levels of service.
3.11.2 Military Operating Areas
This is to acknowledge existing and proposed military operating areas near the proposed development.
Notification and adherence to notices is imperative and will be strictly enforced by the US Navy.
The Navy needs to extend the Northwest Range Complex operating area to provide multiple in-water
environments that meet the evolving operational requirements for manned and unmanned vehicle
testing in Washington State. The Northwest Range Complex is comprised of three marine ranging
areas in the Pacific Northwest (Washington state): (1) The Dabob Bay Military Operating Area (MOA),
two Hood Canal MOAs and the connecting waters known as the Dabob Bay Range Complex (DBRC);
(2) the Keyport MOA; and (3) the Quinault Undenrater Tracking Range (OUTR) MOA which is located
within the Navy MOA V\f2374.
The range extension is required in order to provide adequate testing area and volume in multiple
marine environments to fulfill the NUWCDIVKPT mission of providing test and evaluation services in
both surrogate and simulated war-fighting environments for emergent manned and unmanned vehicle
program operations.
The DBRC is the Navy's premier site for proofing, research, and development of underwater systems
such as torpedoes, countermeasures, targets, and ship systems. No testing of explosive warheads
occurs, or is planned to occur, in the DBRC; explosive warheads are never placed on test units.
Primary operations at the DBRC provide production acceptance (proofing) tests of undenrater systems,
research and development test support, and fleet tactical evaluations involving aircraft, submarines,
and surface ships. These tests and evaluations of underwater systems from the first prototype and pre-
production stages up through fleet operations (inception to deployment) ensure reliability and
availability of undenrater systems and their components to the ffeet. The site also supports
acoustic/magnetic measurement programs. These programs include underwater vehicle/ship
noise/magnetic signature recording, radiated sound investigations, and sonar evaluations. ln the
course of these operations, various combinations of aircraft, submarines, and surface ships are used as
launch platforms. Appendix 10 includes a figure outlining the Proposed DBRC Site Extensions
and Typical Notice to Mariners.
ln order to provide compliance and mitigate for the military operations and activities that will occur near
the proposed development, notices will be posted at the Maritime Village and marina. ln addition,
information regarding the military operating areas and examples of notices will be provided to
purchasers and users at the resort.
Pleasant Harbor Marina aM Golf Resort
FINAL EIS - (Site Spedfic Amendment MLA 06-87)
Page 3-84 November 27, 2007
PROBABLE SIGNIFICANT ADVERSE IMPACT REVIEW OF THE PROPOSAL CHAPTER 3
3.11.3 Other lssues: Responses to DEIS Gomments
Responding to comments by Stephens (127), Ross (132), Mitchell (212), Peterson (260), Hood Canal
EnvironmentalCouncil(275 and 385), John McDuff (97); lan McFall(131), WDOE (281,275,276,381).
Project control and assuring the objectives of the plan are met in fact. The FEIS identifies a series of
mitigation requirements that will be implemented through a combination of specific zoning regulations
and a development agreement on phasing and project controls (to be developed if the Comprehensive
Plan amendment is adopted) and then project-level review with supplemental environmental review
based on specific engineering and technical issues and standards.
Permit conditions and requirements run with the land and are conditions on any operator, should
Statesman elect to transfer all or a portion of the facili$ to other owners.
Questions are raised about the carbon footprint. The resort is a response to increasing demand for
facilities to enjoy the natural amenities available in the area. Thus, on the one hand, it brings a
significant number of people to the area who may not otherwise come. But it also provides a local area
for those who want to enjoy the area and would otherwise have to drive in on a daily basis, or use
public facilities and campgrounds without the sewer and water facilities present at the resort. The
resort is committed to a green approach to development and operation, consistent with the area and
feasible approaches for a sustainable resort. The issues are of concem and will be addressed in both
the design and operation of the resort. Reducing impervious surfaces, providing shuttle and integrated
public transit, and low energy utilization facilities all contribute to reducing the carbon footprint.
The objective of the EIS was to identify potential adverse environmental impacts of the proposed
amendment and identify whether the project meets the goals of the Comprehensive Plan and can
adequately address the avoidance, minimization, or mitigation of identified environmental
consequences. Through the DEIS and comments, the potential issues have been raised and means to
address adequate mitigation at the project level are in place.
One frequently addressed concern is that the resort provides only "low paying jobs" and as such would
not be of any economic benefit to the community. The economic benefits are detailed in the ElS, and
include:
. Property Tax receipts from more than $300,000,000 in physical improvements to the Black Point
property.
Sales tax receipts, B & O tax receipts, and hotel/motel tax receipts from the resort operations
and from increased sales in the area.
a 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.
The project is required to have a job and contract posting program that will provide opportunities
for local vendors to compete for project jobs and contracts.
The memorandums of understanding with local agencies will provide some assurance that
funds to mitigate concerns in the South County will be spent in the South County.
Pleasant Harbor Marina and Golf Resort
FINAL EIS - (Site Specific Amendmenl MLA 06-87)
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PROBABLE SIGNIFICANT ADVERSE IMPACT REVIEW OF THE PROPOSAL CHAPTER 3
The site is undergoing voluntary clean up by the present owners, which should be completed shortly
after the end of the year and is a prerequisite to Statesman taking title. Contact information is accurate.
57577-000 1 /LE G AL1 37 24220. 1
FINAL EIS - (Site Specific Amendment MLA 06-87)
Page 3-86 November 27, 2007Pleasant Harbor Marina and Golf Resort
DESCRIMON OF ALTERiIATTVES REVIEI'\'ED AND IiIPACTS CIIAPTER.[
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CHAPTER 4 - DESCRIPTION OF ALTERNATMES
REVIEWED AND IMPACTS
This section describes the Altematives evaluated under the DEIS. Relevant background pertinent to
the planning prooess is included under the appendices- The altematives to be considered are 'no
action' (assuming the Master Phn proposal is wtthdrawn or denied, and the area devebps under
current zoning), the Brinnon Subarea phn (BSAP), and the Hybdd plan. The Brinnon Subarea pbn
and Hybril phn look to the de\rebpment of the balane of the Foperty within the area indi:ated in the
Subarea Plan as approprirate br inclusbn in a proposed Master Phnned Resoft-
The Brinnon Subarea plan altemative assumes that the entire area b induded within the Master Plan,
and as such b subjec{ to the Masler Planned R6ort timitations on resorttased urban development.
The Hybril proposal presumes ftat the lands outsftle the Statesrmn proposa! develop under the
cunent zoning, but ftat such development may be acoelerated under the cunent proposal and
developed on a timetable in concertwi0r fte Masfter Planned Resort.
ln evaluating the altematives, many of the consequenoes of onsite development are similar. For
example, the proposal, the Brinnon Subarea p&an, and the hybrU model all presume significant resort
denekopment on the Black Point MPR propeny. The rneans of addressing devebpment and
environmental protection will be the same br issues sucfi as overall site impacts, urater and rwstmter
service and treatnent, and prctec{ion of sfiorrnrater and critical areas and resulting protec{bn of fish,
shellfish, crili:al areas, water quality, cultural resouroes, and other scoped issues.
The BSAP resort and hybdd altemalive east of US HWY 101 are all urban uses preeuming urban
water, wasieurder, and sbnrnmter contol systems serving an urban intensity devebpment The
location, oonfquratbn, and topography of the sib allow br little variratbn for intense development The
BSAP aftemative has urban uses west of US HWY 101; tte l-tybril ahemative examines rural tourist
uses that may be permitted under cunent zoning if the Statesrnan proposErl is constucted across the
sttreet
The no action altemative presumes the resort fuafures do not get consffucted and the proposal area b
developed with a more locallyoriented devebpment consis[ent with existing and allowed uses in rural
zotres.
The review in the aftematives sections examine the diftrences, where impacts may be greater, hsser,
or simply different ftom the proposal to permit an adequate ewluation of the hnd use cfioice and
oonsequenoes of the propcal and altemate programs.
The purpose of the altemative secibn is to examine reasonably prcbabty atternatives, not maximum
achbvable densities or rvorstqse scenarbs.
4.1 No Action Attemative
ln this No Actbn Altemative (Fgure +1) Black Point rrculd continue to devebp as a single-f;amily
residertial area, consisiling of boffr year-round and seasonal residents, the latter gmadua[y decreasing
as more people take up pennanent resklence. -Howe,ver, as noted above, br purposes of comparison
in this DEIS it b assumed fiat Bhck Point will fully devebp with tull-time resftlents.
The underlying zoning br Bbd< Point is rural rasftlential, wtth minimum lot sizes of 5, 10 and 20 acres
per dwelling unit- Of the 71 0 acres on Black Point, approximately 382 aqes are in 1 :5 zoning, 188
rcres in 1:10, and 140 acres in 1:20.
PlecantHarborUaim ard Gof Rcsdt
FIIIAL EIS - (SiE Spe<iicAmendrert fiLA lE{7)
Paqe+'l NosnberzT. 2(X}7
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DESCRIPTION OF ALTERNATIVES REVIE\A/ED AND IMPACTS CHAPTER 4
Jf
lrroutcaoso
RP-5 Rwd Rast(DraEl
RFI-10 R@l R6.dedd
Rtl.zo Rual R6dent6l
Figure 4-l No Action Alternative - Current Zoning
The golf course area of the master plan includes about 160 acres zoned RR 1-10; 31 acres zoned
RR1-20; and the balance zoned 1-5, but already divided into smaller lots by previous platting and the
County road.
The Maritime Village area is zoned RR 1-5, but is already more heavily developed with the marina and
existing lots smaller than one to 5.
The No Action Alternative on the golf course site assumes a planned rural residential development with
a golf course. See Figure 4-2.
Pleasant Harbor Marina and Golf Resort
FINAL EIS - (Site Specific Amendment MLA 06-87)
Page 4-2 November 27, 2007
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DESCRIPTION OF ALTERNATIVES REVIEWED AND IMPACTS CHAPTER 4
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Flgure 4-2 No Action Alternatlve - Planned Rural Resldentlal Development (PRRD)
The no action alternative assumes that the golf course and marina area continue development under
the provisions of the Jefferson County Code now in place.
The residential development in the golf course area would likely occur predominately along the
southern shoreline, served by the existing water system and water rights, with approximately 24 new
residential houses, and a small 9-hole golf course serving the local area similar to the Bayshore Golf
Course in Mason County, as allowed in County Rural zones through a Planned Rural Residential
Development (PRRD) process. The Tudor and Jupiter property across US H\ n/ 101 to the west could
develop as currently planned, with a 5,000 square foot, small-scale rural tourist facility (small
restaurant, gift shop, and office) and the Jupiter site with a rural gas station and service facility for RVs
and other vehicles.
Pleasant Harbor Marina and Golf Resort
FINAL EIS - (Site Specific Amendment MLA 06-87)
Page 4-3 November 27, 2007
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DESCRIPTION OF ALTERNATIVES REVIE\A/ED AND IMPACTS CHAPTER 4
The marina area has several (6) existing lots that could be developed under the current zoning and
shoreline program into single-family residences, for a total of 30 new residences for the Master Planned
Resort area.
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Flgure 4-3 No Action Alternative - Marina Area
The U.S. Census shows that the average number of people in each household is 1.9 within the Brinnon
Subarea Plan. \A/hile many of the homes on Black Point and the nearby Hood Canal area ane seasonal
or second homes, the ratio of second homes to permanent residences is dropping as retirees choose to
make Jefferson County their permanent home. Assuming that the split between seasonal and
permanent homes for the new development would be approximately 50%, one half would be second
homes. Under that circumstance, if all of the remaining lots on Black Point were developed with
residences, it would result in an increase of a total of approximately 30 homes, but a permanent
population increase in the area of only 15-20 people.
Pleasant Harbor Marina and Golf Resort
FINAL EIS - (Site Specific Amendment MLA 06-87)
Page 4-4 November 27, 2007
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DESCRIPTION OF ALTERNATIVES REVIE\A,ED AND IMPACTS CHAPTER 4
The boat launch, beach, parking area, and approximately 30 acres of forest owned by the WDFW
would remain and likely see a modest increase in use commensurate with local population growth
trends and regional increases in tourism.
It is assumed that the cottage businesses in the immediate vicinity would continue operations, including
the B&B, real estate office, vehicle/boat maintenance and repair shop, welding service shop, and
vehicle and boat storage facility. Pleasant Harbor Marina would also continue operation and remain
relatively unchanged, providing moorage and fuel services, and limited shopping and food service. The
only new traffic would come from the PRRD development of the golf course area and the addition of a
5,000 square foot office and tourist service center on the Tudor property. The Jupiter property would
have a service station and RV repair to serve tourists.
Water for Black Point and Pleasant Harbor would continue to be provided either by the existing
community wells or individual wells, and sewage and wastewater would continue to be treated by
individual septic systems and drain fields.
The alternative certainly has a significantly lower density and intensity from the Master Planned Resort.
Looking at the overall impacts and differences in impacts from the Master Planned Resort, the impact
of the no action alternative on the factors addressed in the scoping notice may be summarized as
follows.
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Figure 44 No Action Alternative - Marina
Pleasant Harbor Marina and Golf Resort
FINAL EIS - (Site Specific Amendment MLA 06-87)
Page 4-5 November 27, 2007
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DESCRIPTION OF ALTERNATIVES REVIE\A/ED AND IMPACTS CHAPTER 4
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Flgure 4-5 No Action Alternative - \lYest of US
4.1.1 Shellfish
The no action alternative would permit the development of individual lots along the southern shore of
the master plan property, where homeowners would seek shoreline access and significant views.
When compared with the proposed resort the overall impervious surface coverage would be much less
for single-family homes and the small community golf course. Development under this alternative
would be served by septic tanks, which have historically been a potential problem on Hood Canal.
Mitigation for water quality in Hood Canal to protect fish and shellfish would have to be accomplished
through buffers and setbacks. Under the PRRD model, which has been identified as a reasonable
approach to development of such a large parcel, the lots would be long enough and deep enough
Pleasant Harbor Marina and Golf Resort
FINAL EIS - (Site Specific Amendment MLA 06-87)
Page 4-6 November 27, 2007
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(approximately 2 acres average size) to accommodate the house and related structures well back from
the top of the bluff to permit retention of a band of native vegetation to help control runoff, and the
septic tanks may be located well inland (within the smaller golf course property) to retain separation
between the septic tanks and the beach.
The residences would most likely retain ownership and access to the beach and would upgrade the
present beach access at least for pedestrian access. The reestablishment of beach access to serve
the plat and its residents would lead to some additional beach use adjacent to the Duckabush
tidelands, over the proposal, but the shellfish beds have been operational adjacent to much higher
existing density along US H\ nf 101 to the west over the past decades and the addition of 24 homes,
with septics well upland, should not pose an additional problem if properly situated and maintained.
The County's proposed shellfish protection district provides additional attention and potential conditions
to assure protection of water quality.
There is no shellfish harvesting in the harbor, due to the presence of the marina. New homes would
have to be located on septics and the cunent Maritime Village would remain on septic. This is a less
desirable alternative than the sewer system, but authorized under both state and County regulations.
Any sale of the homes or upgrade of the marina facilities would entail inspection of the septic tanks and
drainfield systems and requirements for upgrade for those found inadequate.
The no action alternative is not expected to have any discernable impact on shellfish if properly
permitted. Mitigation to achieve shellfish protection under the no action alternative would include
requirements to retain a vegetated buffer to protect the southerly bluff to control stormwater, and a
requirement that septic tanks and drainfields be upgraded to meet current water quality protection
standards.
4.1.2Water
The site presently has 28 acre feet of water rights per year remaining from past practices, which is
sufftcient to serve the proposed no action alternative. The pumping of that water to allowed limits has
not created salt water intrusion risk in the past and given the water profile for the area (see Water
Supply and Groundwater lmpact Analysis at Appendix 5), no impact from the water use for domestic
purposes is anticipated. The small golf course on the reserve tract would require approximately 31
acre feet of additional water rights, but the hydrologic report suggests that such water rights could be
available for the site to achieve permitted uses.
The additional lots within the MPR area, both on the water side and west across US HVl f 101 will be
served by individual wells and septic tanks and would have to locate such tanks well away from the
shoreline in the marina area. The topography and proximity to the water make it likely that such
development would occur on drainfields centrally located on Black Point away from the shorelines or
streams to avoid potential contamination to the harbor. Both the Tudor and Jupiter sites would be
served by individual exempt wells for residential purposes, but would have to secure a small water right
to serve rural tourist, small-scale commercial uses. The hydrology report suggests that such water
rights may be available to permit the development of these limited rural tourist uses.
No significant adverse impact to the area water supply system or water quality is anticipated through
the no action alternative. No additional mitigation is required beyond keeping septic systems well away
from the water's edge and requiring WDOE confirmation of existing water rights and approval for new
water rights for the anticipated uses. See Table 2 of Water Supply and Groundwater lmpact Analysis at
Appendix 5.
4.1.3 Transportation
The no action alternative is the alternative with the least traffic impact.
lntersection controls at Black Point Road and US HWY 101 will need to be addressed to create safe
turning movements for the anticipated additional traffic, the no action property, and the Black Point area
Pleasanl Harbor Marina and Golf Resort
FINAL EIS - (Site Specific Amendment MLA 06-87)
Page 4-7 Novemb€r 27, 2007
DESCRIPTION OF ALTERNATIVES REVIEWED AND IMPACTS CHAPTER 4
as a whole. ln addition, any plat approval requires the abutting Black Point Road to be brought up to
County standards, so the no action alternative would be expected to upgrade the existing roadway
deficiencies.
Such a plat would have little if any internal circulation (except a common pathway to the beach along
the existing trail/roadway serving the plat).
The Maritime Village area would remain essentially unchanged, since the lots in existence are already
less than allowed in the district and no subdivision upgrades would be expected. As such,
development review in the Maritime Village area for new houses would be limited to individual septic
and water source requirements under the County Health Code.
The small-scale commercialservices proposed on the Tudor and Jupiter properties along US HWY 101
would seek individualaccess points on US HWY 101 that are offset from Black Point Road. The State
Highway Department controls access to US HhfY '101 and any permit approvalwould require safe site
distance and separation between the entrances. The offset access points eliminate any direct cross
US HWY 101 movement, and the small size of the uses proposed would limit pedestrian or non
motorized access to the very occasional crossing, as now occurs elsewhere generally along US H\MY
101.
Table 4-1 No Action Alternative: Trip Generation
LOS comparison is at Table 3-9.
4.1.4 Public Servaces
The public service demands from an increase in the overall housing density of 30 units in the Master
Planned Resort area are significantly less than the planned resort, but with correspondingly less
revenue from the development to support additional services. On a prorata basis, the addition of 30
homes is approximately 4-5o/o of the people in the overall service area and a corresponding increase in
public service calls. Such increase is within the overall planned growth of the area through normal
growth and attrition and no special action impacts have been identified and no specific mitigation is
identified at this plan level. The analysis holds true for police, fire, emergency services, and schools.
Pleasant Harbor Marina and Golf Resorl
FINAL EIS - (Site Specific Amendment MLA 06-87)
tU PM PeCr Ddly
N*Code Unitt Enter E dr Trior Trioe
Gdf Course 430 I 11 14 25 300
Sinqle Family Unit 210 30 19 11 30 300
oecialtv Retail 814 5 6 14 200
Gas Station with Convenience Stoe 945 4 27 27 54 700
tes tussDy Trias (56%)-15 -15 -30 400
48 14 92 1,100
10 -9 -18 -200
Grc TotJ Trip Gcncretion
L6 lnta7,,,l Irios - Asc/rrre 20% Total
Nd Proirct Trip Gcneretion 38 36 71 900
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Page 44 November27,2007
OESCRIPTION OF ALTERNATIVES REVIEVVED AND IMPACTS CHAPTER 4
All new development (except single-family homes on existing lots) requires environmental review and
as such public service demands on a project basis are reviewed and addressed.
4.1.5 Shorelines
The Rural zone on Pleasant Harbor would limit the residential development to 5-6 additional homes
only on existing lots. Special care needs to be taken with septic siting for such homes to assure a fully
functioning system does not adversely affect Pleasant Harbor. No additional pressure on the shoreline
other than that already present with the existing lots would be anticipated on the Pleasant Harbor side.
The siting of individual homes by owners for their own use does not require a shoreline permit and as
such, if the lots are simply sold (which requires no regulatory oversight), the lots could be developed
simply with the controls of a building permit, which does address setback requirements, and septic and
water approval through the health department.
The "conservancy" shoreline to the south has a much lower density allowed than the marina area, but
the no action PRRD alternative is achievable under the County zoning that fronts the southem shore on
the Master Planned Resort side. The homes would need to be set well back from the bluffs edge to
meet geologic hazard limits and Hood Canal water quality concerns, and as such the biggest impact
likely is the removal of additional vegetation along the shore to promote views and yards.
The impact of additional buildings on the separate lots on the harbor may lead to a demand for
additional single-purpose docks, and the shoreline trailon the south shore will require adequate design
and controls to assure that it does not lead to contamination of the abutting shellfish beds. Shoreline
permits are required as part of any subdivision development of the shoreline and would be able to
impose appropriate construction and post-construction mitigation.
4.1.6 Fish and Wildlife
Patches of natural habitat (trees and shrubs) remain on the Maritime Village side and can be protected
to provide riparian protection for the existing intermittent stream beds. The old campground site was
substantially disturbed during the RV resort use for nearly 20 years, but has regrown and provides
habitat for small mammals, deer, and birds, but has no primary association with endangered species.
See Fish and Wildllfe Habitat Assessment, Appendix 7. The existing wetlands and buffers provide
isolated wetland habitat, which in the no action alternative would be left undisturbed.
The small 9-hole golf course will have more open space than the 18-hole course and will retain more
open space and wetland buffers than the proposal.
The alternative would have some greater impact on the natural habitat on the southern beachfront
riparian edge. The no action alternative may have greater impact to Hood Canalfront habitat and less
impact in the central area. Given the zoning, however, and proximity to Hood Canal, development and
resulting habitat impacts are to be expected. Mitigation would occur through project review and habitat
mitigation plans. The fishery is not expected to be affected, assuming septic tanks are maintained well
inland, and provision is made in the plat approval to avoid direct runoff to the bay of untreated storm or
landscape water (conditions required of the Master Planned Resort).
4.1.7 Rural Gharacter/Population
The loss of the Master Planned Resort limits the economic development potential for the area as the
key large parcel that could be devoted to major economic development will be turned over to very low
density development. The losses would be felt in significantly reduced tax revenues, reduced demand
for local services and supplies, reduced employment opportunities, and an inabili$ to realize the vision
of the Brinnon Subarea Plan of a major resort providing an economic center for the south county region
to replace lost resource-related industries.
Pleasant Harbor Marina and Golf Resort
FINAL EIS - (Site Specific Amendment MLA 06-87)
Page 4-9 November 27, 2007
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4.1.8 Archeologica! and Cultural Resources
The Master Planned site has been examined for archeological and cultural resources, and no
significant resources were found. The creation of 24 home sites and a small golf course will cover
much of the same area, so project-level observations will be maintained during construction, but the
likelihood of significant adverse impact is considered remote. No specific mitigation requirements
would be required other than notification of appropriate offices should any new evidence be identified
during construction. Such condition would be imposed during the plat approval phase for any no action
proposal.
4.1.9 CriticalAreas
4.1.9.1 Wetlands
The development of a PRRD subdivision with shoreline lots and an internal golf course allows the
development to retain the existing wetlands and buffers on the MPR site following the priority
preference to avoid impacts to wetlands, rather than modification and mitigation which is required by
the resort-based altematives. No wetlands were identified on the marina, Tudor, or Jupiter sites.
Stormwater control plans would assure protection of a buffer and water regime to maintain functions
and values. Restoration would be possible through removal of invasive weeds and a weed protection
program.
4.1.9.2 Aq uifer protecfi on
The residential and septic use are permitted uses under the no action alternative in areas designed to
serve as groundwater recharge areas and compliance with local health rules about setbacks from
wellheads should be sufficient to avoid any material impacts.
The stormwater and critical area rules will provide some protection for the small intermittent streams on
the marina side, but additional capture and treatment facilities are required to avoid the direct runoff of
untreated storm water that is now occurring. Such upgrades to stormwater control would be piecemeal,
added in concert with the development or redevelopment of each site. This is considered a
disadvantage over the proposal, which provides a comprehensive treatment, but over time the sites
would be required to meet cunent stormwater requirements as properties develop or redevelop.
No additional area-wide mitigation would be available where the property builds out on individual lots,
unless the County elects to install public facilities.
4.1.9.3 Steep slopes
New homes on the south shore would need to be set back the minimum distance to assure safe
construction under the County geologic hazard regulations. On the marina side, existing lots may be
developed, even where steep lots exist, where engineering reports demonstrate safety. No significant
adverse impact is expected. The Tudor and Jupiter sites can be developed without material steep
slope issues, but would be required to comply where slopes do exist.
4.1.9.4 Fish and wildlife habitat
This has been addressed above.
'1.1.9.5 Flood hazard
Not present.
4.1.10 Community lmpacts
Under this Alternative, the local economy would continue its current trends of modest groMh from
tourism as the Puget Sound region as a whole grows. A variety of new businesses are allowed such as
home businesses, cottage industries, and small-scale tourist recreation uses under the existing UDC.
Pleasant Harbor Marina and Golf Resort
FINAL EIS - (Site Specific Amendment MLA 06-87)
Page 4- 1 0 No\rember 27. 2007
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New business development would respond to resident town growth. The area would require
substantially less in the way of public services and facilities, but would be more dependent upon
residential property taxes due to the absence of a commercial tax base.
4.1.11Summary of lmpacts and Mitigation lssues under the No Action Alternative
1. The plat for the golf course side will require a native vegetation setback from the steep bluffs, a
setback into the reserye area for septic tanks, a construction and operation plan for the trail to the
south shore to protect shellfish beds, and approval of new water rights for the golf course.
2. The Maritime Village area will be required to upgrade stormwater control facilities as new
development occurs, and to site structures consistent with the shorelines and steep slope setbacks.
On-site wells would serve new uses, but septic facilities would have to be located off site, away
from the shoreline to protect water quality in the harbor. Building permits and shoreline permits will
provide adequate controls for the piecemeal development under the no action alternative.
3. The Jupiter and Tudor sites will be required to secure access permits for US H\fff 101 to serve the
new development and new water rights secured for commercial uses.
Pleasant Harbor Marina and Golf Resort
FINAL EIS - (Site Specific Amendment MLA 0e87)
Page 4-1 1 November 27, 2007
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DESCRIPTION OF ALTERNATIVES REVIEWED AND IMPACTS
4.2 Brinnon Subarea Plan Alternative
The Brinnon Subarea Plan (BSAP) Alternative (Figure 4-6) includes the entirety of the area identified in
the Brinnon Subarea plan as potentially suitable for a Master Planned Resort.
Frgure BR-11
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Figure 4-G BSAP Alternative from Subarea Plan
The area in question is 310 acres in size and would also include the RV campground properties, the
existing Pleasant Harbor Marina complex and marina to the north, and the Tudor and Jupiter properties
west of US H! /Y 101 parcels opposite and immediately south of the Black Point Road intersection.
Pleasant Harbor Marina and Golf Resort
FINAL EIS - (Site Specific Amendment MLA 06-87)
Page 4-12 November 27, 2007
CHAPTER 4
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Flgurc 4-7 BSAP Alternatlve - 18-Hole Golf Cource and 24 Homes r{It! cAr{rl-
Pleasant Harbor Marina and Golf Resort
FINAL EIS - (Site Specific Amendment MLA 06-87)
Page 4-13 November 27, 2007
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This alternative assumes that all ownerships agree to participate in a Master Planned Resort program,
and thus have the properties limited to the uses permissible under the Master Planned Resort
provisions of the GMA and the County regulations.
ln many ways the Brinnon Subarea development would resemble the current proposal as the marina
and resort would be upgraded and served by sewer and a central water system. The biggest change
I
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would be on those properties outside of the present proposal, which could build out at urban resort
densities and not be limited to rural-scale development identified in the no action and hybrid
alternatives.
For comparison purposes, the resort area has been reconfigured to a hotel-centered resort with density
and intensity appropriate to the size and topography of the site. The marina expansion at Pleasant
Harbor mirrors the expansion planned in the Master Planned Resort, as the site is very confining and
few alternatives are available. Similarly, the marina to the north is constrained and little additional
development is anticipated. The most significant change would be that both would move from wells
and individual septic tanks to central water and sewer facilities, and on-site stormwater treatment and
disposal would be substantially upgraded over the cunent conditions.
Another change would be in the allowance of urban uses west of US HWY 101 on the Tudor and
Jupiter properties (approximately 24 acres). Here the provision of sewer and water allows resort-level
intensity of development and the provision of sewer and water, but also limits all uses to those
appropriately serving the resort and its customers.
The specifics area as follows:
e Development of an '18-hole golf course, with an associated clubhouse and pro shop. The
layout would be substantially similar to that of the Master Plan proposal due to topographic and
criticalarea limits.
. Construclion of a 200-room hotel that would include a conference center, health/athletic
facilities, restaurant and gallery. This facility would be located in approximately the same area
as the central facility in the Master Plan proposal due to access and topographic concerns.
. Six bed and breakfast units at the waterside lots.
r Construction of 25 single-family and duplex units on 15 lots along the southern shore, which are
the premium lots and would be used for the seasonal residents.
. The marina complex would be remodeled to approximately 7,000 square feet of small retail
spaces, with 20 hotel units above the retail, and the existing B&B would be retained and
expanded to provide a more intimate inn-type setting for small groups.
r The existing real estate office area would be developed into a 2,500 square foot gift shop and
office and tour center, which would be the hub for local tours and third party vendors.
. The parcel to the west across from the US HWY 101/Black Point Road intersection would be
integrated into the Master Planned Resort and provide a resort village and the commercial
center of the resort, including:
o 20,000 square foot village center building (on the Tudor property) with restaurant, grocery,
convenience, and gifts, as well as resort management and real estate sales office.
. A 2O-unit lnn on the highest point, providing views over the entire complex and a degree of
privacy for smaller groups, 20 town houses near the village center, and a village gas and
service facility (on the Jupiter site).
o The 30 acre WDFW site would be included, with modest upgrades to the existing boat launch.
Any proposed MPR would have to respond to the same site constraints and opportunities (e.9.
topography, land forms), so it is expected that the design and layout of the golf course would be
relatively similar to the Statesman proposal. Access to the golf course portion of the MPR would also
necessarily be located in the northeast corner of the site, where it abuts Black Point Road.
Pleasant Harbor Marina and Golf Resort
FINAL EIS - (Site Specific Amendment MLA 06-87)
Page 4-14 November 27, 2007
O oEscRrproN oF ALTERNATI,ES REVTEWED AND rMpAcrs cHAprER 4
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Elements in common with the Master Plan proposal:
o Water quality and protection of Hood Canal would be of the highest priority.
o Protection of the traveling public and safety on US HWY 101 will be of the highest priority.
. A public water system and public sewer system with Class A recycled water system for irrigation
would be required with no off-site discharge. (This is a requirement of the Brinnon Subarea
Plan, which provides a Master Planned Resort is appropriate with an on-site system.)
o Stormwater would need to be retained, treated to Puget Sound water quality standards (2005
Manual) and infiltrated on site to avoid offsite discharges.
. Water rights would have to be secured, though the quantity would increase due to the increased
urban service area and uses.
o Traffic would require a controlled intersection or grade separation at US HWY 101. \Mth the
additional uses on both sides of the highway, increased right of way width and controls would be
required to provide both pedestrian and vehicle safety.
. The Pleasant Harbor Marina would build out on sewer and water. Marina activities would be
within the framework of current approvals, but the facilities would be significantly upgraded to
eliminate the Tunicate infestation and to improve storm water controls.
Elements different from the Master Plan proposal:
o Sewer and water service could be extended to the marina facility to the north and to the Tudor
and Jupiter sites to the west, enabling urban levels of intensity, not rural as would exist under
the no action, Master Plan/Hybrid proposal, where such lands are excluded from the urban
services available inside the approved resort Master Plan.
r The overall population, traffic, and intensity of development would be increased by the
development of the resort village west of US HWY 101. Such facilities make the resort more
self sustaining (that is, services and supplies may be obtained in the resort rather than in
Brinnon), which may reduce some traffic trips, but may also divert tourist dollars from Brinnon to
the resort.
. The full build out model in the BSAP proposal takes advantage of the waterfront lots potentially
available along the Canal shoreline for the seasonal tourist, and would require special attention
to protect water quality in the Canal.
Where the Tudor and Jupiter properties are included in the Master Planned Resort, the intensity west of
US HVl f 101 takes on a distinctly urban feel as the area becomes the commercial village center. A
detail of the development which could occur under such model is shown in Figure 4-8.
The specific elements of the scoping notice can be reviewed, then, in the context of the differences
between the Brinnon Subarea Plan under review and the Master Plan alternative.
4.2.1 Shellfish
The BSAP alternative within the Master Plan alternative would have substantially the same foot print as
the Master Plan proposal and would be subject to the same conditions to eliminate off-site discharge
and protect shellfish. The biggest difference would be the addition of housing along the southern
shoreline. The use of this area as increased density and impervious surface would require plat and
shoreline conditions to control storm water, including a 100-foot setback from the top of the bluff for any
structure, and a S0-foot native vegetation strip to control stormwater discharge.
The additional density west of US Hhl/ 101 will significantly increase impervious surface and sewer
and water use, but as long as all stormwater is infiltrated onsite and allwaste water is treated to Class
A recycled standards, no additional impact from the physical development is anticipated on shellfish.
Pleasant Harbor Marina and Golf Resort
FINAL EIS - (Site Specific Amendment MLA 06-87)
Page 4-15 Nov€mber 27, 2007
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Construction period impacts, including cuts and fills and grading, would mirror the Master Plan proposal
east of US HWY 101, and would be increased west of US HWY 101. The additional grading west of
US HWY 101 is not anticipated to be material as most of the area has previously been logged and
stormwater can be controlled prior to crossing US HWY 101 to provide protection to the waters of the
harbor and Hood Canal.
The increase in impervious surfaces and potential for increased storm water runoff will require that all
stormwater from the new development be treated so no contaminated or turbid stormwater from the
Hybrid areas enter the storm discharge ditches crossing the highway and entering the harbor. The best
way to achieve this result is to require all stormwater within the BSAP alternative to be infiltrated onsite
and eliminate off-site discharges, except the marina, where treatment is required before discharge.
The mitigating conditions would be the same as the proposal, but the scope of coverage would be the
Pleasant Harbor Marina and Golf Resort
FINAL EIS - (Site Specific Amendment MLA 06-87)
Page 4-'16 November 27, 2007
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DESCRIPTION OF ALTERNATIVES REVIE\A/ED AND IMPACTS CHAPTER 4
full 3'10-acre site. These conditions will be enforced at the time of BSAP area development through plat
or site plan review controls.
4.2.2rilaler
The BSAP area would be under the water system and sewer system limits of the Master Plan. Water
rights would be a limiting factor as the addition of a restaurant and shops and would increase the
overall water demand. Here again, as with the Master Plan alternative, the total water demand would
be reduced by the use of a reuse recycling wastewater treatment facility, and the adaptation of
rainwater harvesting techniques to limit total consumptive use to much less. According to the
hydrogeology reports, the ground water in the area could accommodate the use without affecting other
senior rights, or creating the risk of groundwater intrusion. Both points would be required to be
demonstrated during the plat approval for any phase of the Brinnon Subarea Plan.
The BSAP alternative provides the benefit of creating well locations farther upland than the Master Plan
alternative if appropriate well locations can be sited west of US HWY 101 and such action would reduce
any limited risk of salt water intrusion as a result of the increased water demand of the larger BSAP
model. See Table 2 of Water Supply and Groundwater lmpact Analysis at Appendix 5.
4.2.3 Transportation
The biggest impact of extending the resort both north to the northerly marina and westerly across US
HWY 101 is a significant increase in localtraffic at the Black Point intersection. US HWY 10'l access
points will have to be limited to a single access point for the westerly properties at Black Point Road
and speed and turning controls instituted to assure that the overall LOS of "C" is retained, as is
adequate sight distance and queuing room. Provision must also be made for pedestrian crossing and
to accommodate both crossing and through non motorized traffic (particularly bicycles).
The configuration of US H\
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101 at this location, together with the inability to install a signal at this
location, suggests that the only way to accommodate traffic successfully would be to prohibit a crossing
movement and use an overpass to achieve east side west side connectivity.
The traffic report shows the BSAP proposal as an overall matter can be accommodated by the existing
roads and highways without the need for significant off-site changes.
Table 4-2 Brinnon Subarea Plan Alternative: Trip Generation
LOS comparison is at Table 3-9.
4.2.4Public Services
The BSAP alternative would decrease the overall population at the resort and increase the commercial
service areas by ibout 100%, adding proportionally to the EMS, fire service, public health and safety
demands, but not significantly different for schools and other services. Adequate potable water and fire
flow will be required for all of the new structures and the Memorandum of Understanding (MOU)
process identified for the Master Plan proposal would be in place to address the size and frequency of
Pleasant Harbor Marina and Golf Resort
FINAL EIS - (Site Specific Amendment MLA 06-87)
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Page 4-17 November 27, 2007
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DESCRIPTION OF ALTERNATIVES REVIEVVED AND IMPACTS CHAPTER 4
public service needs and would have to be approved prior to preliminary plat approval. The differences
in the level of activity required are viewed as differences due to increased demand, but not different in
kind from the Master Plan program, and the MOU process is an appropriate means of addressing
specific mitigation requirements in view of specific plans proposed consistent with the Master Plan.
4.2.5 Shorelines
The BSAP development looks to increased development on the west side of US HVll/ 101 and as such,
with the stormwater, well, and sewer controls discussed above no significant adverse impact to the
shorelines are anticipated. Both marinas would operate within previously approved permit levels and
as such no material impact would be expected over the Master Plan proposal.
lncremental use of the shoreline would be promoted by the introduction of additional residential units
along the southern shoreline, which would be similar to the residential uses in the hybrid alternative and
would require similar conditions. Access to the beach areas would be increased, which is a Shoreline
priority, but careful controls would have to be imposed through the shoreline process to assure that
water quality would be protected. The harbor shorelines would be subject to development very similar
to the Master Plan proposal and no material differences, or different conditions would be anticipated.
4.2.6 Fish and Wildlife
Fisheries-related issues are protected by the requirement to maintain and protect water quality through
managed stormwater, water system, and sewer system developments that eliminate off-site discharge
of water on the site.
Much of the BSAP area has already been logged, cleared, and othenarise used for tourist and public
use activities. As with the Master Plan proposal, the site has occasional use by local wildlife. Further,
the proximi$ to US HU f 101 makes the site a hazard for wildlife crossing, so development that
discourages wildlife in this particular area (with a busy intersection) would not have a material impact
on wildlife migration or habitat areas. As with the Master Plan program/Hybrid alternative, the
Tudor/Jupiter propefi development west of US H\MY 101 would be required to provide buffer and
screening from excess noise and light to adjoining undeveloped areas and would need to create and
enforce a waste and garbage disposal program reflecting the fact that bears are found in the area.
Such conditions would be imposed at the plat, binding site plan, and conditional use permit review
period.
4.2.7 Rural Character/Population
The Pleasant Harbor Master Planned Resort provides the basic economic boost to the community
anticipated in the comprehensive plan and discussed in more detail in conjunction with the proposal.
The BSAP alternative provides a different employment and revenue boost to the community, with
substantially less resort development and the shift of commercial sales from Brinnon to the resort
village center. The BSAP model would provide an employment base to serve the resort village similar
to the proposed alternative, but here again, the increase in employment onsite would be offset by a
reduction of employment in the facilities which would otherwise serve the project in the RVC and overall
no significant net increase in overall population would be anticipated.
The principal difference between the proposal and the BSAP model is that the proposal is financed by
owners who purchase units and have them managed in a resort pool. The BSAP is dependent upon a
single owner manager with a much smaller residential base to support the facility. Such facilities are
much more susceptible to market swings and thus less likely to be funded in the first place and more
likely to be closed in a significant economic downturn than one which has multiple owners in more than
800 units.
Pleasant Harbor Marina and Golf Resort
FINAL EIS - (Site Specific Arnendment MLA 06-87)
Page 4-18 November 27, 2007
DESCRIPTION OF ALTERNATIVES REVIEVVED AND IMPACTS CHAPTER 4
4.2.8 Archeological and Cultural Resources
The BSAP sites added to the Master Plan would have to be examined as a prerequisite to building, but
as no significant resources were found on the Master Planned Resort site, no change to cultural
resources is expected under the BSAP proposal.
4.2.9 CriticalAreas
4.2.9.1WeUands
No wetlands are identified on the west side of US H\AA/ 101 and thus no wetland impacts are expected.
The golf course for the BSAP alternative will skirt the wetlands on the east side of US H\Al/ 101 and the
topography of the site, together with the need for a major pond to retain storm and recycled waters,
mean that the conversion of one of the kettles to the waste water management and irrigation systems
would likewise be required. As such, the wetlands impacts would be the same and similar mitigation
requirements to replace lost wetlands and buffers would be imposed. Under County rules one
difference is that the BSAP proposal which includes development of the south shore as a residential
area, would not be able to create the larger patch buffer proposed for the Master Plan and would rely
more on linear wetlands and buffers. A detailed wetland mitigation plan to identify specific impacts to
wetlands and a demonstration that wetland and buffer replacement under County guidelines are
feasible would be a requirement of preliminary plat approval.
4.2.9.2 Aq u ifer protection
The addition of the west side properties allows the potential for wells to be located even farther from the
water than those in the Master Plan proposal, increasing the ability to pump the aquifer without creating
any risk of sea water intrusion. The golf course management under King County rules recognized by
the County, or substantially equivalent, will also reduce the likelihood of ground water contamination
and would be substantially similar to the Master Plan proposal. The elimination of septic tanks for the
marina to the north, and for the Tudor and Jupiter properties, would have the benefit of eliminating
septic facility impact to the aquifer, harbor, and canal. Such use would be beneficial to the marina, but
of limited benefit to the Tudor and Jupiter properties, which are already substantially removed from the
water's edge. No material impact to the aquifer different from that of the Master Plan proposed is
anticipated for aquifer protection.
4.2.9.3 Steep slopes
The development of the south shore for residential purposes will require steep slope limitations on any
development to protect the bluffs and public safety. The BSAP would recommend a building setback
from steep slopes of 100 feet (closer than the Hybrid altemative due to the additional activity on the
site) and the same native vegetation strip to control drainage. For the balance of the BSAP property,
the County steep slope buffers would control development, whether under Master Plan, no action
BSAP, or Hybrid alternatives. The principal constraint is a requirement to set back from the top of
banks, which can be accommodated under all of the alternatives, including the BSAP proposal.
4.2.9.4 Fish and wildlife habitat
This has been addressed above.
4.2.9.5 Flood hazard
Not present.
Pleasant Harbor Marina and Golf Resort
FINAL EIS - (Site Specific Amendment MLA 06-87)
Page 4-19 November 27, 2007
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4.2.10 Summary of impacts and mitigation requirements under the BSAP Alternative
. All of the conditions of the proposed Master Plan would be included.
o Additional services from the increased tourist area would be addressed in the MOU program,
which must be in place by the time of preliminary plat approval.
r The area would benefit from the northern marina being added to the sewer service area,
eliminating a commercial septic from the harbor area.
Summary of different impacts:
. The traffic impacts of the greater commercial development west of US H\M/ 101 will be
substantially greater as additional right of way, pedestrian, and traffic safety improvements will
be greater than the Master Plan proposal and would likely require overpass crossings for both
pedestrians and vehicles, a significantly limiting factor.
o The property value reduction and shift of commercial revenues from the Brinnon commercial
area to the resort owners reduces the efforts to expand commercial activity in Brinnon.
. Water use is likely to be no impact, as in the proposal, as rainwater harvesting/recycling can
serve the facility on a zero net increase to the aquifer.
o Critical area protection, habitat protection, shellfish protection, and cultural resources will remain
the same as the proposal.
4.3 Hybrid Plan
The Hybrid Alternative (Figure 4-9) is the proposal with the balance of the properties and particularly
those west of US H\Aff 101 developing under the County RR1-5 guidelines. RR-1-5 guidelines are
restrictive with one unit per five acre the base density for residential purposes with very limited business
allowed and multifamily prohibited. The land west of US HWY 101 is in a series of ownerships and is
compressed against US H\ fY 10't with limited access possibilities due to the need to align intersections
with Black Point Road and the general limitation on state highway access.
Assuming approximately 24 acres in size, the range of alternatives for the Hybrid development west of
US HWY 101 would be as follows:
Four residential units with accessory units available for rental, one or more of which could be a small
bed and breakfast to serve the traveling public. The area could include a small tourist information
center, which could include a small gift shop as accessory use. Lands located off the US HWY 101
ftontage may be developed into a small RV park to accommodate the small number of RV users who
still use the Black Point site and will be displaced by the resort, and the RV park could have a small
restauranUconvenience center associated with the RV park and generally rural, recreational, and tourist
uses.
The hybrid alternative looks at the development of the area, including the Master Planned Resort, so
the Master Planned Resort impacts and mitigation previously discussed would be part of the analysis.
The incremental impact of the Hybrid alternative is discussed below. As the Hybrid alternative is not
part of the Master Planned Resort, the utilities and facilities must be rural, not urban, in nature, and any
such development would be on individual wells and septic tanks.
Pleasant Harbor Marina and Golf Resort
FINAL EIS - (Site Specific Amendmenl MLA 06-87)
Page 4-20 November 27, 2007
DESCRIPTION OF ALTERNATIVES REVIEWED AND IMPACTS CHAPTER 4
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Figure 4-9 Hybrid Alternative - West of US HWY 10{
4.3.1 Shellfish
The hybrid alternative would be west of US HWY 101 and therefore have no direct contact with the
harbor or Hood Canal. Nevertheless, the increase in impervious surfaces and potential for increased
stormwater runoff will require that all stormwater from the new development be treated so no
contaminated or turbid stormwater from the hybrid areas enter the storm discharge ditches crossing the
highway and entering the harbor. This condition will be enforced at the time of Hybrid area
development through plat or site plan review controls.
Pleasant Harbor Marina and Golf Resort
FINAL EIS - (Site Specific Amendment MLA 06-87)
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Page 4-21 November 27, 2007
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DESCRIPTION OF ALTERNATIVES REVIE\A'ED AND IMPACTS CHAPTER 4
4.3.2 Water
Under the Hybrid program the Master Plan would operate as identified in Chapter 3. The Hybrid area is
outside the Master Planned Resort and thus limited to 5,000 gallons per day for residential uses (per
existing lot or project) or approximately 10,000 gallons per day with the Hybrid area developed by two
separate owners. A small public water supply would be required to serve the RV park and any
environmental review of the park requires the applicant to demonstrate (1) adequate water is in fact
available from wells at the time of development and (2) that such withdrawal will not affect the aquifer or
create a potential for salt water intrusion. (Environmental review at the time of plat or binding site plan
and conditional use approval would require supplemental reports on both topics before development
approval would be granted.)
The Hybrid facilities would not have access to the MPR sewer system and would be limited to septic
tanks under the control and standards of the County Health Department. The Hybrid areas are several
hundred to 1,000 feet away from the shoreline and properly functioning septic systems should pose no
material health or safety issues.
As with the Statesman and BSAP alternatives, there is a negligible aquifer impact due to the Hybrid
atternative. Once water harvesting rights are acquired, there will be a slight positive impact to the
aquifer as it will receive greater recharge than under predevelopment conditions. See Table 2 of
Water Supply and Groundwater lmpact Analysis at Appendix 5.
4.3.3 Transportation
The key transportation issue is US H\MY 101, which carries high levels of traffic during the summer
time, though well within the allowed "C" levels of service required for State highways. The key
mitigation will be a controlled intersection with left turn and passing lanes at an intersection serving both
the resort and the westerly development, with both sides then served by frontage roads or internal
circulation. lmplementation of this condition will be through plat, binding site plan, and conditional use
controls at the time of development. Even with these controls, the inability to signal US HU f 101 at
Black Point Road will be a limiting feature. A pedestrian overpass would likely be appropriate,
reflecting the amount of non-motorized traffic anticipated between the west areas and the resort, and
road access points carefully sited to avoid crossing movements and providing adequate queuing for
turning movements. Trafflc access may well be a limiting factor in the hybrid alternative unless an
overpass is provided as with the BSAP alternative.
VUith the hybrid model proposed, the LOS for key intersections still remains within acceptable levels,
assuming the intersection issues at Black Point Road are properly addressed.
Pleasant Harbor Marina and Golf Resort
FINAL EIS - (Site Specific Amendment MLA 06-87)
Page 4-22 No\rember 27. 2007
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DESCRIPTION OF ALTERNATIVES REVIEVVED AND IMPACTS CHAPTER 4
Table 43 Hybrid Altemative: Trip Generation
Land Use
ITE Land
Use Code Size
P.M. Peak Daily
TripsEnterExitTrips
Resort Rentals - ITE All Suites Hotel 311 154 28 34 62 800
Condom iniums,/Townhouses 230 216 76 37 113 1.200
Recreational Homes/Adult
Community
260 420 45 64 109 1,300
Golf Course 430 123 4 8 12 200
Specialty Retail 824 16.5 18 26 45 700
Lor-Rise Apartments 221 100 45 22 68 700
Conference Facility (Salish Lodge)nla 250 25 35 60 400
Marina (existing vested use)420 311 3s 24 59 900
RV Park 416 50 13 6 19 200
Recreational Homes 260 4 0 1 1 '10
Gas Station with Convenience Store 945 4 27 27 54 1,000
Less Pass-by Tips (56Yo)-15 -15 -30 -600
Gross Total Trip Generatlon 301 269 570 6,800
-60 -54 -114 -1lN
Maina (Existing Uses)-25 -35 -60 -400
Net 216 180 396 5.000
LOS comparison is at Table 3-9
4.3.4 Public Services
The public service demands of the Hybrid alternative would add additional tourist facilities to the
community, which imposes police, EMS, and fire service demands, but not significantly different than
the facilities presently in place in the Brinnon area being displaced by the Master Planned Resort.
Adequate potable water and fire flow will be required for all of the new structures. Binding site plan
conditions would identiff the full scope of necessary services, but the increased demand is well within
the planned development for the area and poses no new or unanticipated demands on the County
system. The MOU approach used by the proposalto address public service demands is suggested for
the hybrid approach as specific public service demands are very program dependent. The MOU
provides a regulatory tool to assure that mitigation is appropriate and proportionate to the new
demands created by the hybrid options.
4.3.5 Shorelines
The Hybrid development looks to development on the west side of US H\AIY 101 and thus, with the
stormwater, well, and septic controls discussed above, no significant adverse impact to the shorelines
are anticipated.
lncremental use of the shoreline would be promoted by the Hybrid alternative, but the additional use
brought to the area by a SO-unit RV park is not considered material in light of the number of camping
spaces already in the area through both the state park and national park system.
4.3.6 Fish and Wildlife
The Hybrid area is characterized by some clearing and logging with patches of trees. No critical areas
were identified from review of air photos. (See Figure 4-9.)
The Tudor site does have trees onsite that provide habitat for common species (deer and birds). The
sites are sandwiched between Mt. Jupiter Road and US H\Mf 101 and as such are not considered
Pleasant Harbor Marina and Golf Resort
FINAL EIS - (Site Specific Amendment MLA 06-87)
Page 4-23 November 27, 2007
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DESCRIPTION OF ALTERNATIVES REVIEWED AND IMPACTS CHAPTER 4
prime habitat. Development of the Hybrid alternative would reduce tree cover and would introduce
activity for the RV park and commercial center.
Site-specific wildlife assessment would be required, but the site does have the ability to buffer
surrounding lands and topography creates a physical separation for activity on the lower shelf on the
Tudor property from the less developed areas to the west. The Jupiter site is substantially cleared and
little additional impact is expected.
Much of the Hybrid area has already been logged and cleared on site. Further, the proximity to US
HWY 10't makes the site ahazard should wildlife populate the area, so development that discourages
wildlife in this particular area (with a busy intersection) would be a general benefit, rather than
detriment. The RV park needs to provide buffer and screening from excess noise and light to adjoining
undeveloped areas and needs to create and enforce a waste and garbage disposal program reflecting
the fact lhat bears are found in the area. Such conditions would be imposed at the plat, binding site
plan, and conditional use permit review period.
4.3.7 Rural Character/Population
The Pleasant Harbor Master Planned Resort provides the basic economic boost to the community
anticipated in the comprehensive plan and discussed in more detail in conjunction with the proposal.
The Hybrid, non-resort rural development expected to develop in concert with the resort, but under rural
rules, provides an incremental employment and revenue boost to the community, but at a very small
scale (less than a dozen employees likely).
4.3.8 Archeological and Cultura! Resources
The Hybrid sites would have to be examined and as no significant resources were found on the Master
Planned Resort site, no change to cultural resources is expected.
4.3.9 CriticalAreas
t1.3.9.t Wetlands
No wetlands are identified on the Hybrid side of US HWY 101 and thus no wetland impacts are
expected.
4.3.9.2 Aq uifer protection
The residential and septic uses are permitted uses in areas designed to serve as groundwater recharge
areas and compliance with local health rules about setbacks from wellheads should be sufficient to
avoid any material impacts.
The stormwater and critical area rules will provide some protection for the small intermittent streams on
the marina side, but additional capture and treatment facilities are required to avoid the direct runoff of
untreated storm water that is now occurring.
4.3.9.3 Steep slopes
Access in the northern Hybrid area is affected by steep slopes (see Figure 4-5), but access and the
frontage roads may be designed to avoid the steep slopes and achieve the necessary protection
required by the critical area ordinance. These conditions would be imposed at plat, site plan review,
and conditional use permit proceedings.
4.3.9.4 Fish and wildlife habitat
This has been addressed above.
4.3.9.5 Flood hazard
Not present.
Pleasant Harbor Marina and Golf Resort
FINAL EIS - (Site Specific Amendment MLA 06-87)
Page 4-24 November 27, 2007
DESCRIPTION OF ALTERNATIVES REVIE\A/ED AND IMPACTS CHAPTER 4
4.3.10 Summary of lmpacts and Mitigation Requirements under the Hybrid Alternative
r The area east of US H\A[Y 101 is subject to all mitigation outlined in Chapter 3.
. The uses west of US HWY 101 must be limited in scale to uses consistent with small-scale
resort and tourist service use under the rural zones of the Jefferson County Code.
. The uses west of US H\AfY 101 shall be limited to onsite well and wastewater disposal and may
not hook to urban utilities from the Master Planned Resort.
o All development west of US H\MY 101 shall be subjectto development conditions identified in
an approved stormwater management plan, wastewater disposal plan (septic approval under
Jefferson County Health Code), and Public Works Department standards for roads and road
frontage improvements.
. Alltraffic access to US H\Mf 101 shall be supported by a detailed traffic study and approval of
WSDOT and Jefferson County Department of Public Works for motorized and nonmotorized
transportation.
57 57 7 400 1 t LEG ALl 37 2421 0. 1
Pleasant Harbor Marina and Golf Resort
FINAL EIS - (Site Specifc Amendment MLA 06-87)
Page 4-25 November 27, 2007
DESCRIPTION OF ALTERNATIVES REVIE\A/ED AND IMPACTS CHAPTER 4
Pleasant Harbor Marina and Golf Resort
FINAL EIS - (Site Specific Amendment MLA 06-87)
Page 4-26 November 27, 2007
FE|S MmGATll{c COI.IIXT|ONS FOR SUBSEOUEMT PROJECT REVIEW TrcHNrcAL COIIMENTS
AND COI/TffiNT LOG CT{APTER 5
CHAPTER TFEls MITIGATING CONDITIONS FOR
SUBSEQUENT PROJECT REVIEW, TECHNICAL
COMMENTS, AND COIT'IMENT LOG
5.1 hnditions for Permit Approval in Any Phase ol frre Apptoved Ptoposed
ilPR
The mitigatbn rcquirements of the FEIS are set brh below and shall be subiec{ to review and approval
as appropriate at all projed permit phases.
WaEr Quality li6gston, &48[g@E, as specified in DESi at Seclftm 32.7
o During consfrucibn (a[ permits).
o Constrrc{ion pedod NPDES general permits will need to be obtained from WDOE and condilions
blloired to contol silorrruater dudng cons{ruction to as$re no ofisite discfiarye.
o All constuc{ion shall be covered by a stonrnrater management plan ftom Jefferson County to
show how s'tormwabr shafl be collected and infitffied to pevent any turbidity, sedirrent, or
otfter contaminants from reaching the harbor or mters of Hood Canal.
o Al! stonrnuater crcsing ne+ly consffncted surf;aces shall be captJred ard beated onsile bebre
discfiarge, induding the golf oourse sile, where in[atbn and silonrnuater shall be captured
beated, retahed, and infilbated onsitewith no ofisite discharge.
o A storrnrder site phn that indudes a consEuc{ion storrnrater pollutbn preventbn phn shall be
deveb@ by the proponert and revieved and approved by Jefferson County prior b onducting
lard disduilnng a€tivity on the site.
o During operation (Maritime Mlhge permits)
o All s-torrnvater fiom impervbus surfiaes shall be capturcd and teated to Puget Sound l/\Iater
Quality silandards (2OOS edilion) beture discfiarge.
o There shall be no discfiarge of sarage or ontaminated bi$e waters at the marina. Pump out
feililhs shall be Fovided and operatbnal at all times.
o Cleaning of fish or sea life shall be prohibiled within the contolled :rooess areas of the marina.
o The Project permits shall incorporate shellfish pmtec{ion distict guidelines.
o The marina shall contract for the dght to inspect any vessel that in the opinion of management
may leopad ize rrater q uality.
o The marina shall devebp and mnage an active boater educatbn program appropriate to the
rnarina setting b supplement the County program develo@ as part of the shdlfish protec{bn
disfict.
Pteasant Flador Maim ard Golf Restrt
Flt{AL EIS - (Site Spedfic&nerdrnent MlA ffi-84
Page !1 Norrcmber27, 2()O7
Shellfish. DEIS Secibn 3-2, pp. }:2-3-11
FEIS TtrNGANNG COif,)ITPNS FOR SUESECIUEilT PRO.'ECT REVIEW TE$ilICAL COTfi|ENTS
ANDOOTMTENT LOG
a
o Al! fueling operations shall be brought up to current codes and proteclftrn against leaks, and
unauthorized discharges shall be provided as part of any permit bsued for work on the marina
sirle of tre resort This is a first priority br the proiect- Fueling permits fur facililbs shall also
require a refueling plan approved by the local Fire Code officbl as part of the first permit and in
place prior to the issuance of any certificate of occupancy fur work d the marina or Marfime
Village-
o Fuel storage or bansfer shall be prohibited on marina floats, docks, piers, and storage lockers.
o Jefferson County wilt require a marina management program enfurced by the operator that strail
provile:
o No storage shall be permitted on dod<s, including storage of oily rags, open paints, or other
flammabb or environmentally hazardors mderials exept emergency equipment as
apprwed in the Emergency SeMce MOU.
o Painting, scrapirq, and refinishing of boats shall be limited to minor repairs when in the
water, s'ftach do not result in any discharge to the mters of the harbor.
o fuiy minor repairs must employ a containment banbr that prwents debris ftom entedng the
marineraters.
o Cleaning of fish or seia life sftall be prohibited within the onbolled &oess areas of the
marina-
o Notiftcation and inbrmatbn about shellfish onditbns, licenses, and limits will be available at the
proposed development at specific locations, sucfi as the marina, Mari6rne Village, and
Confurence Center.
o The madna operdions shall incorporate mili1ptbn rcquirements appopdate under the County
Shellfrsh Protecfbn Plan, and shall integrate a boater educatbn program into a marina public
educatftrn plan, wtri*r shall be implemented and maintained for 6 long as the resort b in
operation, as pailof a resort habitat management pbn.
o The marina operations shall collect ryater qualig data (Fom State sources as bng as available or
ftom approved tesiling phn shouH the state souroes move or not acannately reflect Pleasant
Harbor oondi6ons), and shall be requircd to padicipate with the County Public Wbrks Elepartnent
in an adaptfue management program to eliminate, minimize, and fully mitigate any changes
arising ftom the resort and related Pleasant Harbor or Maritirne Mllage.
During operation (Blad( Point Golf Corse lands)
o Consffuclion and grding permits shall require stormwater m:rnagement plans to demonsfrate no
discftarge b rvaters of Pbasant Harbor or Hood Canal of any contaminanE, furbid waters, or
sedirnents as a result of operations-
o The storrnvater management system fur all phases shall capture, treat ard infilhate or store for
reuse all stonrnrater ftom impervious surfaces of the improved golf course areas.
o The golf oourse shall be operated in acoordarce wih tre best pactbe standatds of the King
County golf course rnanagement guklelines, or substantial equivalent includinlg, but not limited
to, American Golf Association stardards.
o The golf course/resort facilities will be required to participate in any adaptive management
programs required by the County as a resuft of the rwter quality monitoring program described
above and any changes caused by the resort operations.
o A pet management plan shall be required to address pet waste issues-
FINAI- EIS - (Stte Spe<ificAmen&mm MLA (H4 Page $2 Noembe(27, 2(mPbasail Harbor Mariu and Golf Resort
CI{AFTER 5
C}IAPTER 5
FEIS MMGANNG CONDITIONS FOR SUBSEOUENT PROJECT REVIEW. TECHNICAL COT,II,IENTS
AND CDT'MENTLOG
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Pleasam Ffarbor Mnina arxt Golf Resort
Ftt{AL EIS - (Sib SpedficAmer*rent MLA (887)
Additional Sheltfish-rclated Conditions or Consaderations ldenlified in DEIS:
. The marina is permitted for 285 slips.
. Existing Marina permit conditions and mitigations ftom Shoreline Substantial Development Permit
SDP96{009 are retained. 53.2.1.1
. Have spill prevention plans and spill containment facilities in place. 53.2.1.1
. Replace existing septic system for marina with a seurage treatnent system that will provide inigation
water to golf course- 53.2.1.1
. Developer will work with State to facilitate and perform the rrcrk necessary to eradicate Tunicates
where possible in the marina. 53.2.2
o Limil construction grading on the Marina side to new road alignment, development pads, and
parking areas. 53.2.6
Additional Shellfish-relabd condiEons lderfified in Appendix 2 - tadna lmpt Andysis,
. There shall be no discharge of sewage in U.S. waters- Boat owners shall use holding tank pump out
and pottydump statinns located at the marina. The marina shal! have restroom and shower facilities
on shore for marina residences.
..:
WabrSummaryland Gondiliom, as rpecified in DEIS atSectftrn 33.8
. Suerservbe(onsibsycBm)
o Any prolect approval for the golf course area will require onstuc{bn and operatbn permib fior a
wastewater beatnent system fur the project by WEIOE and an operatbnal plan in place as a
condition of fnal plat apprcval and construction of any stuctures for occupancy or resklency.
o Any projecf approval fior the Marilime Mlhge remodel and upgrade shall indude a demonstration
that exMng facimies can adequately serve the remodel areas- No add'rtional resid,ential units
wouH be approved until the seuer sysilem is installed and operating.
o Watersupply, groundwaGr, and rainurabr harecting
o fuiy project approval for the resort shall contain a condition that the applicant demonshates
entidement to sufficient water rights to serue the approved phae frorn VItt)OE (water nghts,
bansfer, and/or rainwater harvesting rights and use conditions) pdor to preliminary plat approval
and constuclion of any facilitbs on the pmperty.
. WaGrquality
o Stormwater management plans for dearing and grading and br constuctbn and operatbn
phases must be approved and syslems in plaoe prior to land disilurbing activilhs to assure
control of the sbrrnrater as provided above-
o The golf ourse project approval shall rcquire the adoption of best management practir-s br the
management of s{onrnyater onsite and the reuse of rwter as inigation mter, with a conditicn
that the system dernonstrate no direct discharge to Hood Canal of any stonrnmter ftom
imperuious or golf oourse surfaces, and that the grass managemenl program include specffic
BMPs to assure proper manaqement of all elements of the golf oounse manaqement system
Page !3 l{otcrnber27. 2{X}7
Dbposal).and
FEIS MIT|GAflNG COtrtr)lTlOt{S FOR SUBSEOT ENT PRO.TECT REVIEW, TECTO{ICAL COTfi|ENTS
AI{)COIIIGNTLOG C}IAFIER 5
a
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consbtent with best avaalabb technology for management in aquibr sensitive areas or its
substantial equivalent-
o Approval of any permi'ts br the marina redevelopment area shall be conditioned upon the
approna! of a stonrnuater management plan that intercepts and treats all storrnrater frort
exMng or new impervious surfaces to Puget Sound water quality management standards prfrr
to discharge, and that the Madtirne Mlbge has a plan and faciltbs in place to dealwith any
upland upset that may threaten pollutant discharge to Pleasant Harbor.
o The Proiect Engineer shall be responsible br ensuring that State and Gounty stonrnrater
management standards are met. Clearing, grdang, impbmentatbn of the Consfructbn
Stonrnuater Pollution Prevention Plan, and construction of roads and storrnvater managernent
facililies shall be conducted under the supervbbn of the Prc{ed Engineer- The Project Engineer
shall submit rreeldy reports to Jefferson County wtrib construclbn is in progress.
Groulffir probclion and taltrabr inlnrsion
o Preliminary pht approval br the golf course resort that requires rater use in excess of cunent
approved water rights. Preliminary plat approva! shall rcquire a hydrogeological report
dernonsilraling that the additional water use does not pose a threat of saltryater intusirn to
existing relb or soufl)es of water supply- A hydrogeological report is required br eacfr
constucibn or developmert phase to demonstrate compliance with this oonditbn.
o Surface water and particularly inigatrcn water and potential mignation to the harbor or Hood
Canal were addressed in the section on water quality above-
Firefighling frw
o Adequate and susilainable fire flow will be provided by the Class A mter system. The Class A
mter system will provide this leve! of service at alltimes-
Addilional WabrResources.+elaibd Conditolp orGonsiderationc ldelffied in IIEIS:
o Consfrucdbn sib stonrnuater runofi br the proied is to be regulated at the state level by WDOE
through the 2005 Stormwater Management Manual for Westem \l\hshington and at the local level by
the Jeftrson County Stonrnmter Managernent Phn- $3-3-7
o A Consfruclion General Storrnvater Permit is required for all development activities where rnore
than one acre will be disturbed and sbnrnyater will be discharged to surf;aoe water or to storm dnains
that discfiarge to surface rater.
. The projedwill require a constuctbn Stonrnuater Pollutbn Preventbn Plan (SWPPP). 53.3.7
. Lov lmpacf Elevebpment - al! mter on the site will be collected and either used appropdately
onsite, rurted to the storage ponds, or infilhated to the groundwater aquibr - a zem discharge
criterirn, except at the Madtime Mllage where zero discfiarge cannot be achfterred because of
topography. 53.3.7
Addili<mal Wabr-Recourceg-.Glabd Conditions or Gonsideraliorp Hentified in Appendix 5 -WeW SUppU and GmtM lmpct Anatysis:
. The project will develop susceptitrility ratings br the sile and develop adaptive managernent
procedures b maintain grcundwater quality and quantity.
o Groundwater and rvater quality monitoring will be perbrmed at monitoring wells installed abng the
bluff and interior of the project site.
o
Page 54 NoGrnber27.2flfPleasat Harto. MariE ard Golf Resdt
Flt{AL EIS - (SiE Specific Amerdnsf MIA (D{4
FEIS MITIGATIhIG COf{tXTrciTS FOR SUBSEOTJENT PRoJECT REMEIA'. TECHNICAL COTI|MENTS
ANDCOMMENTLOG CT{APTER 5
Transoortation. DEIS Secfion 3.4, pp. 3-34 - 3.49
Iitigstion teasuresftElgE@Summary, as specified in DEISi atSection 3I.4
. The bllorving ffic mitigation measures will be required as part of a preliminary plat approval for
each prolect phase-
o Fully fund and construct associated improvements for Black Point Road to meet County
standards fiom US FIWY 101 to the project entrance.
o Proville a@uate sight distance to the east of the proposed main site ddveways onto Black
Point Rod and the egress foom Marfime Mll4e onto US HWY 101 to improve and maximize
entering and exit sight distanoe.
o At the US FIWY 101 and Black Pclint Red intersecilion, provftle a southbound bfi-tum lane as
part of poject devebpment in all scenalbs except the no actbn altemative. With fie Statesrnan
proposal, the eleansion of the exMng T{ntersection would also provid,e br a median refuge
area for bft tums from Black Point Road onto US FIWY 101.
o Prov*le a nortftbound (;ht-tum pocket or taper at US HWY 101 at the Black Point Road
intersectbn under the Statesman proposal.
o Resilents of the Marfime Mll4e shall be given aess to the golf murse resort wilhont traveling
US HWY 101- A detailed trafic design to accomrnodate baffc on US HWY 101 retuming to the
resort must be developed, with further tnaffic analysis and design approval by WDOT and
Jeftrson County-
o Reconsffuct the Blad< Point Road approacft to US HWY 101 with adjacent hfl tuming hnes, a
widened approach onto US I-IWY 101, and an'enty heatnenf on Blad< Point Road at US H\lW
101- The proposed site access concept wouH also indude a oonsolitlated intersectbn onto
Blad< Point Road wtth a realignment of the WDFW boat launch at Pbasant Harbor-
o Provide all access roads and intemal rcads available for public use to Comty road standards.
Private ddves may be to a lesser standad approved by the Pubic Wbrks Departnent and
emergency servbe providers during the preliminary plat phase if desired by the applicant.
o Provftle an intemal pathway and circrlation system within the site that would not impact County
or State highways, wouH povile fior pedesttan and bitryde circulatbn between tfte trvo main
devebpment disticts, and wouH allow US HWY 101 brcyde baffic bypms through the resort
(i-e. Blad< Point prcperties and Marilirne Mllage).
. ln addition. the prdiminary plat approval br the golf course portion of the resort stronld waluate tip
managerrent plans as an afiemaliye to simpb roaaray e:@nsion- Sucfi plans may indude:
o Provftle a van or small sltuttle bus br guests and tenants to utilize on an as.needed basis for use
in group tip making, ooordinated events, airport shutUe, and other miscellaneous haffc. All such
servbes shall be coordinated with Jefferson Transit to schedule expanded service as neoess:lry
to the resort as well as consider joint opportunities to provide layover or tansil service and
facilities witrin the site-
Pleasant Harbor lldna and Golf Resqt
FINAL EIS - (Sib SpedEcAmendmert MLA (E{4 Page 55 Nocmber2T, 2(x}7
FEIS lllTlC'AnNG COltlDlTlONS FOR SUBSEOUENT PROJECT REVIEW' TECHNICAL COilMENTS
AND COMMENT LOG CTIAPTER 5
Economn Housing,Fie,UedicalPolice,
3$23-49pp-
Fire Prorbclion and Emerqencv Service titigation, as specified in DEEi atSection 3.5.1.5
Any preliminary plat for the denelopment of a portbn of the resort shall require the following:
. Ensure tfte onsile water system will provi<le for adequate sustainable fire flow.
. Al! resort buildings to include intemal sprinkler systems with FDC connections.
. lncorporate Firewise site design standards in the layout of the proposed resort, as appropriate and
approved by the localfire authority.
. All subsurfiace parking will have to provide fire systems, including air handling, water, and
emergency aooess and egress.
. lnstall hydrants, trvo portable fire pumps with hoses and related fire suppression equipment at the
marina and rnaintenanoe area as approved by the local ftre authority.
. Develop an 'emergency action plan' with the Fire Disffict in conjunction with predevelopment,
devekcpment, and operation to assure clear lines of responsibilig and response in the event of any
incident requiring emergency response.
. fuiy development of the existing marina complex as part of an MPR shall include improving
emergency vehicle aooess to this portion of the resort-
. Through a memorandum of agreement with District #4, provide the equipment necessary to mount
rescue and fire fighting operatbns on any sfrncture over 18 feet from ground level, induding but not
limited to the CondeteUConfercnce Center Building.
. Enter into an 'ac{ion plan'with the bcal fire authority at Disffict #4 to assure coordinated oontrol of
additional services neoessary to achieve an adequate level of service to the resort.
. Provftle a back-up eledrical po,uer supply to the resort to ensure continued operation of emergency
systems and rmter supply during any outage-
. Comply with the provisions of a mernorandum of agreement with local service providers to address
service equipment and personnel needs created by the resort, taking into consideration increased
tax revenues ftom the rcsort activity.
o Enter into a memorandum of understanding wtth the local ftre authority to address the following
issues:
o'Firewise'des[nstandards
o 'Emergency action plan' for predevelopment and operational service for each phase of
development
o Provide neoessary facilities to mount rescue and fire fighting operations in al! phases of the
reort
o "Action plan'for coordinated conboland addilional services
Securitv Services titigation, as speciEed in DEltt at Section 3.522
. Project Leve!: Permit approval for both the marina and the golf resort shal! address secudty-related
issues, and shall indude specific mitQation whictr may include:
o Conbolled aooess at the entry and exit points of the resort and docks.
o
FIi,AL EIS - (Sib Spednc lmenarcrf MlA (HD Page 55 N@mber27,2U)7Pbasfit Harto. Marira a.td Golf Resort
FEIS MMC'ATIT{G CONDITIOT{S FOR STJBSEQUENT PROJECT REVIEW' TECHNICAL COI,IMENTS
AND COTIMENT LOG CFIAPTER 5
a
o Onsite security and surveillance systems br the protection of resort guesG, resftlents, and
property coordinated wiih local service provilers to assure appropriate communbation and
control systems are in place-
Community level: Explore the use of a development agreement or other assurance to provide a
mecftanism br the County to prwide some public safety funding to the Brinnon area from the
revenues reeived ftom the resort to assure that the funds will not be diverted to the more populous
north oounty-
Heatth Servaces titigalion, as specified in DEIS atSecfion 3.5.3.1
o Projed-spedfic mitigatbn shall be addressed in the pblic services memorandum of understanding
(MOU), wtricfi shall address reasonabb sile needs and the means of provftling and paying br
services. The MOU shall be in place prior to issuance of buiHing permi'b for developnent of resort
facilitbs.
Shoruline iliEgalion, as specified at Section 3.6.7:
. Public a@ess to the southem shoreline should be curtailed and direct aooessi eliminated-
. All storrnuater generated in the upland marina area shall be captured and teated to County
standards before discfiarge to tfie aquifer-
. All surf;ace mter on constucted surfaces in the gotf course area shall be capturcd ard beated for
recycling or beated in accordance with adopted County stonrnrater manuals, and infilHed on site.
Zero discharge to Hood Canalfrom the devebped golf course/resort area is requircd.
Additional Shoreline Gondi6ons or Consideralions ldenffied in DEIS (see also the conditkrns
related to Shorelines in Sections 3-2-1 and 3.2.2 for shellfish mitigation, Sections 3.3-7 and 3.3.8 for
rmter resources miligation. and Section 3-10 fur critical areas):
Pleasat HarborMaina and Golf Resst
FINAI- EIS - (Sfb SpectrcAmendnmt MLA (E{7)
Pagec-.7 Nowmber2T,21X[
School litgatioo, as specified in DEIS atSeclftrn 3.5I
o Estirnates for planning purposes are that tre profrrct will increase the Brinnon Scftool DisfiiI by $10
students and the adjacent district br high scfiool by 1-2 students in any given year. Specific
mitfuation agreements with the Scfiool will be addressed as part of the preliminary plat prooess for
the golf course
EconorrvlEmolovment DEIS Seclion 35.5.,
The FEIS requires the projal sponsor to rrork with the County to provide a Fb log or simihr capability
to enable bcal companies and personnel to compete for prolect jobe and services.
Housino. DEIS Section 3.5.6
. Because there is a limited rental housing market it is proposed that the out-of-town constructinn
crews may use the exMng onsite 60-unit RV fadlity- This facility wouH be temporary and must be
in plae prbr to oommenoement of consfruclirn of the infrasfructure fur the proi:ct- (Addilional
temporary housing couH abo indude the B&B and lGufrnan Home, see $3.5.9.)
. The creation of new permanent and seasonalirbs br resort stafi will impose an added demand fior
afiordable local housing, and to ofiset that demand, 52 units of new multi-family aparbnenb are
propoced to be built onsib.
Shorelines. DEIS Section
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FE|S MMGATING COIDTNONS FOR SUBSEQUENT PROJECT REVIEW TECHNIC/\L COMMENTS
AT{DCOMMENT LOG CHAFTER 5
. In the golf course areia, no structures or golf facilities are to be consfucted in the shoreline area.
s3.6.2
. Any site-specific issues for water features as part of a wetland mitigation plan shall be approved
prior to construclion. 53.6.2
. The dock replacement program is subject to project-specific review. 53.6.2
. The residential noise regulations at Chapter 173$0 WAC provide an accepted level of nobe versus
protection, whir*r is adequate to regulate commercial aclivities adjacent to residentia! areas and
should be incorporated into any shoreline permit. 53.6.6
3.5.
Rural Gharac&rilAegtMics liligation, as specified in DEIS Section 35.9:
. The key lo the prwisim is that the MasGr Phnned Resort not lead b suburban or urban bvel
devebprnent in the sunounding area and that result b achieved thmugh severaltechniques:
o The retention of rural area zoning on the lands outsftie of the Master Phnned Resort.
o The additional public servies shall serve the urban leveb of intensity within the Master Plan
area, tfte RVC lerrel servies in the RVC area, and the rural develcpment in the sunounding
area, and allorv extension of urban level sewer utilities onty in tfte event of a heafth hazard- The
purpose of the regulatory restridion is to prevent a fundamental change in the overall
devebpment pattems planned br tre area. lnqeasing the quality or quantity of servies in such
area asr a result of the devebpment is one of the economb benefits-
o Awaterfacilrty may serve both urban and nrral uses as a mtersystem is pleGrabb to individual
exempt wells- The water sys{em shall not be used to serve uses in the rural area in excess of
that allwed by County codes br rural area development-
o The number of proposed residential unlts shall be no greater than 890 unils, including both the
resort resfulences and stafi/afurdable housing.
o The prcposal shall maintain natural open spac6 along the stroreline blufis abng site perimeters
as is pnactical with gotf oqrse layo,tt' between fairways, and the upper portion of the
development
o The proposal shall ensure retentbn of selected stands of significant hees along tre bllrff of the
golf course to rcduce the visibility of the sile ftom the souft-
o The proposal shall prwftle landscaping between US HWY 101 and the nerv aess road
proposed on the upland sUe of the Malitime Mlhge.
o llllitt the exception of the CondeteUconfurence center, with terrace lofts and the Maritime
Mllage, all sfructures shall be kept to a rnaximum of trvo stories in hefuht ftom higher grade
elevations.
o The overall project approval shall address light and glare to rcduce the proiedion of evening
![hts off the golf oou6e and marina properties. (Reduction does not mean lights cannot be
seen, but that through shieHing and proper placement and orbntation, the ofisite impacts are
minimized-)
Pbasail tlarta Mariu and Gof Resdt
FlllAL EIS - (S.le SpedficAmendrE{r MLA (F84 Page 5{Nrember27.2(x)7
I
I
FEIS MmCrATll{G CONDITIONS FOR SUBSECIUENT PRO'JECT REVIEUT. TECHNrcAL COT ME},ITS
AI.ID COilMENT LOG CHAFTER 5
o The proposal shall provide oonstuctbn perbd housing and housing speciftcal$ dedicated to
stafiand loca! service personnel to reduce the impac{ on local housing-
Ruml GharactedPopulation ffitigation, as specified in DEIS Section 3.8:
. The resort is proposed to have limited onsite retail capability, but is e:pected to bdng additional
srnall commercial and service businesses to Brinnon, sublect to project-specific, site'specific
environmental reviws and mitigatirn-
ArcfreoboicallGultrral Resource titigation, as specified in DEIS Seclion 3-9
. The soutftem shoreline abufiing Hood Canal is a s[nificant environmental and cu]hrralarea, ard b
proposed to be dosed to resort use- Referencqs the Cultural Resource Assessrnent
. The project prcponent shallwork with the Tdbes and County to provide onsite monibring during all
consilruclion to assure identification and managernent of any cultural resouroes ilentifed-
Crilbal areas are regulated by Jefierson County as over*ay disfricts, see JCC Chapter 18.15 at Arfde
Vl-, and are additbnally regulated under the state's Growth Management A€t. RCW36.70A060-
Wcdand titigdionE, as specified in DEIS Sec{ion 3-10-6, p-}71 -*72
o Wetlands shall be protected ftom develcpment (except ll\letland B, which will be used for reuse and
recyding). A rvedand and ruetbnd bufier mitigatrcn phn shall be develo@ whirt demonsffies,
under bes{ awilable scbnce principles, that the wetland functbns and nalues of the resort area hane
been maintained through a combination of rctained, enhanced, adlor created wetlands and bufiers.
The plan shall demonstrate no net loss to overall ruetland area function and wlue.
. An approved preconstuclion wetland mitigatbn plan musil demonstrate that bss of wetland habitat
is mitigated, induding protection measures br ryater qualrty and quantity maintenance, and buffer
proteclion- Sucfi protection must be in phce prior to oomrnenoement of any grading onsite- The
ti,eiland mitigatbn report for Wetland B shall be approved and dernonstrate how the ovenall system
will operate, both during consffurclion and operatbn to csure overall no net bss of function and
wlue for the resort area weftand sysilem.
o The stonrnrater management plan for consfructbn shall require allwetland area (existing and nw)
meet the no net loss test and are in place prior to any alteration of the cental ketlle ruetland-
Addilional Wedand Gonditions or Gorsklerators, identiH in DEIS at S 3.10.1, pp. $67 - &'70.
. Wetliand protectbn and mitigation criteria are specifically set furth in the County Code [see JCC
18.15.325- 18.1s.5m1_
o Because the Proposal would indude altering one of the wetland kettles (Wetland -B'as identified as
a Category ll in the Wbtland Delineatbn) for use in the wder beatnenU recyding program, other
wetlands rrculd need to be created, res{ored, and/or enhanced, per the requirements of JCC
18.15.350(2), Table 3-5:
o lt is possible that additional onsite weflands couH be created, using ecologir:al considerations, as
vyater feafures and incorporated into the golf course design. (Io protect the aquibr, golf ourses
are required to use Best Management Practices under the King County Model [see JCC
18.1 Per JCC 18-1 l! wetlands to be created or restorcd a
PleGafi rfarbor Mrina and Golf Resdt
Fat{AL EIS - (SiE Specif,cAmendrst MtA (F84 Page !9 Nrember27,2fl)7
Archeolooical and Gulhrrat Resources. DEIS Section 3.9, p.367
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FEIS MITIGATING COilDlTlONS FOR SUBSEOUENT PRO'ECT REVIEW. TECIS{ICAL COilMENTS
AND COMMENT LOG
replacement ratio of 3:1 if furested and 2:1 if scruLshrub or emergent Any water features
proposed to be incorporated into the golf oouse desQn must demonstrate that the feature
replaces functirns b€t at the impact site-
o The site has truo previorslydisturbed up&and areas adiacent to ruethnds, both bcated near the
RV camp, wherein the wetland buffers could be enhaned. Per JCC 18.15.350(2), Category ll
enhancement ratiosl: are 6:1 if forested and 4:1 if scrubshrub or emergent
o Another approach could be ofisile w€fland creatbn, rcstoration, or enhanement. Suctt an offsite
altemative ryouH require the iJentificatbn of a significant wefland in the area to be enhanced,
creatbn of a rrefland, or rcstoratbn of a wetliand.
o A retland mitigatirn plan will be developed in conjundion with the detailed design phase of the
profrrt and will be required at the outset of the grading plan in advance of final pht approval and
proiect development when details of the consffuctbn will be auaibble. lt b common that mitigation
pbns be implemented prior to the planned fifling activity, such as that of ll\btland 'B'-
Aouifier Rechame Arca Conditiom or Comftleratftrns ldentified in DEIS Secibn 3-10.2, pp. 3-70 - $
71
o Aquifer protectbn and mitigation criteria are set forth in the County Code [*e JCC 18.15.240 -
18.15.2sq.
. The Black Point property within the Proposal has been mapped as an aquibr protectbn distict.
Addilionally, the water sdroe fur the Bhd< Point resftlential area is ground water. To prdec{ the
aquibr, the Proposal will abkle by fte County regulations, wfibh include:
o Prohibition of certain uses invoMng hazardous rnateriab as specified in JCC 18.15.250 (the
fueling facilrty at the Marina is in an area that is not dependent upon a well for ib water supply
and no impact to potable water aquibr b anticipated);
o Complying with tte protectbn standards identified in JCC 18-15-255, induding the use of King
County standards fur Best Management Prdbes br Golf Course Devebpment and Operations,
perJCC 18.15255(4).
Addittional AquiEr+el&d condiEors ldenlified in Appendir 5 -Watq Sryply and Grcunffierlmpl Analysis (d pp. 1l and l5):
. The critical aquibr rccfiarge areas would best be located on the eastem part of the point, and
possibly areas norlft of the site. Thb b demonstrated by groundwater heds in the enter of the site
being hrertftan tfioce on tre margins.
. Additional ruork will be perbrned to develop susceptibility ratings fur tlrc site. An Aquihr Recfiarye
Area Report will be pepared to quantiff aquibr rccfiarge and susceptibility. Based on the results of
these sh.rdbs, Adaptive Management procedures will be developed br maintaining groundrvater
quality and quantity.
Pleasat Ha6or Mariu ard Golf Reso.t
Flt{,AL EIS - (Sib SpecificArnerdrEnr MtA (D{a Page $10 November2T. Z)07
CTIAPTER 5
t The cfart in the DEIS tras a typographical error the fuiested wethnd enhancenrent ralio b 6:1 , not 4: I . fior
l/htand Categodes ll and lll. Addilionally, tte Ctrart b enlided as -TaHe 311'and this is also inonect - it
shor.dd be Table &5'; horever the citation bebw fie dnrt at the bdom of p- 369 does conecfly cite to Table 3
5.
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FEIS M]NGATII{G CONTXNONIS FOR St'BSEOUENT PRO.'ECT REVIEW TECHNICALCOilT'ENTS
ANDCOilTTENTLOG C}I,APTER 5
a Reduction of the amount of water used by water saving fixtures and through use of haruested water
for residential purposes will uttimately result in recharying more water to the aquibr than is presenfly
ocanning- Thb benefit is due prirnarily to the decrease in wapotranspiration at the site, that there
will be relatively few impervbus surfaces on the site compared to the overall property; that the
majority of recharge oocum during the fall, rater, and spring, and about one-half of the site receives
inigatbn, and that the underlying aquifer b not a malor source of rater supply.
FirhlWiHliE Gomervation Areas titigalion, as specified in DEIS Sec{ion 3.10-6, p. T72
. The three norhefi slreams shatl be set asfule in a natrralarea, and development shall be limited to
that neessary to provile adequate aooelxi and road rightof+my. All cufuerts canying streams shall
be fish passable where the preconsilruction reports klentify that a sffeam has the potential fur fish
passage if obcfructions can be removed.
. The truo southerly silreams shall be protected during constructftrn using bet management practices,
and rcad crussings shall comply with adopted sfiandards-
o The resort shall be requircd to annually collect wder quality monitoring data from the state wder
qualrty sampling station at Pleasant Harbor and submit a summary water quality report to the
County- ln the event that water quality shows any sign of deterixation, the County shall consult with
the resort, the local residents. and the SHe (both WDOH and l/\lDF\rV) conceming the source of the
cfiange. The resort permits shal! rcquire the resort to impbment any mitigatbn measures
determined neoessary by the County to alleviate any water quality issues ernanating hom the resort
properties.
Additonal FirlrlWitdlih Gonsewation Areas Conditbns or Considerations ldentified in DEIS S 3.10.3,
p.}71
o Fish and Wildlib Habitat protection and miligation criteria are set brth in the County Code [see JCC
18.15.285 - 18-15.3201.
. The site contains several intermiftent or seiasonal sffeam channels ffype 5 under the County
dassificatbn system)- Some of these are steep in gmdient and blocked ftom fish passage due to
sfucfural baniers. Per JCC 18.15.315, Type 5 stnearns require a S0-fuot buffer of native vegetatbn.
The Proposal will comply witt thb requirernent Additirnally, the creatftrn of a compbte and modem
treatnent system fur stonmyater on the developed portion of the marina sile shorH result in an
improrement in water quality discfiarye.
o A habitat mnagement p*an will be prepared at the pn{edaermifiing phase to identify and address
mitigatbn br any potential impacts to sfieams and associated buftrs-
. The resort shall be requircd to annually collect rvater qualig monitoring data from the state ryater
quality sampling station at Pleasant Harbor and submit a summary water quality report to the
County- ln the event that water quality shovus any s(;n of deterioratbn, tfre County shall consult with
the resort, the local residents, and tfte State (both WDOH and WDFVV) coneming the source of tre
cfiange. The resort permits shall require the resort to implement any mitigation tneasures
determined neoessary by the County to albviate any tyater quality issues emanating ftom the resort
properties.
Freouentlv Flooded Areas. DEIS Sec{ion 3.10.4, p- }71. There are no floodplains or @uently
flooded areas onsite.
Pleaant FlarborMaina and Golf Resat
FfifAI- EIS - (Sfte SpecificAmendment MLA 6-87)
Page S11 Normber2T. 2(X}7
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FEIS IflTIGATING COI{UNONS FOR SUASEOUENT PRq'ECTREVIEW. TECI{I.IICAL COMMENTS
AM)COilIIENT LOG C}IAPTER 5
Geoboicallv llazardous Areas Conditions or consiienations ldentified in DEIS S 3.10-5, p. +^71
. Geologicallyr Hazardous Areas protectbn and mitigatbn crileria are set forth in the County Code -
see JCC 18-15-260 - 18.15.280. Per JCC 18-15.275(5)(e), the standard bufier hom the top, toe,
and alledges of a hndsli<le hazard area b 30 fuet
. The principal geobgic hazard Eafure on the site is the steep blufis along the southem shore- The
Propoeal will provide an extra margin of saHy by rnaintaining a 200ftot vegetated edge ftom the
southem shoreline- Further, the storrnrater management plan shall rcquire that all water ftom
dewkc@ areas be capfured in areas suffdenfly removed ftom the blutr edgte and are sized
sufficienty to avoil discftarge to or destatilization of the bluff in the event of wet seasons or upset.
Additional Geoboicallv4lzardous Area<ehted conditons Henlified in Appendix 4 - Sorls arrd
tutqV@p.1*15)=
o Limil the extent and duration of site cbaring, grading and disturbane of existing ground surface and
natrral vegetation- This will be ammplMed by staging the construlclion wod( to accomplbh full
buiH out in separate construc{bn phases oyer a number of years.
. Esilablish devebpment setbacks from tte crest of steep slopes, especially the coasilal bluff area.
. Avoid inhducing any additional unconbolled surface vvater into documented hndslitle areas and
other steep slopes in the proiect area. Stonrnyater and groundwater infilbation sysGms rrcuH be
designed to rcduoe groundrrater flors toyyard the shoreline blufis to reduce hndslile hazards-
o Limit devebpment on long, sieep sbpes, especially sbpes underlain by soib prone to eroeftrn-
o Erec{ silt fiences around dasturbed areas to minimize m[ration of displaced soib into undisturbed
vegetatbn and sfructures.
o Avoid wet weather grubbing, stripprng, and grading where possible.
. Hydreseed cut slopes and fill berms as soon as prdical: on steeper slope.s use mulch, jute maffing
or synthetic fabric to aid rc+silablishment of vegetatnn.
. Cover any stoclgiled soils wi0r visqueen especially during wet weather.
. Employ water bucks and/or sginkler systems to minimize dust and wind erosion during dry reather.
. Consffuct haul roads with quany spalls, asphalt, or recyded concrete and/or suitable road bedding.
o Contol surface rater runoffwith dihfies, detentbn ponds and check dams
. Line drainage ditcfies grass and/or quany spalls to limit rvater erosion
o Protect permanent ort slopes with rcckery walls, ecology bloc*s, and engineered retaining rvall
stuctures.
FllttAI- EIS - (Sib SpecificAmendmena MtA (F8a Page 512 Nrember27,2OO7Pbasat Harba Marira and Golf Resort
FEIS MMGANNG CONDITIOI(S FOR SUBSEOUENT PROJECT REVIEW TECHNICAL COI'MENTS
AND COI,IMENT LOG C}IAPTER 5
5.2 Tqhnical Commenb
The bllowing are comments from Statesman's consuttants responding to questions that have arisen
during the public review prooess of the DEIS.
5.21 Precipitation
1Ol9lO7 Memonandum ftom Scoft Bender, Subsurface Group LLC, responding to questions about the
souroe of weatherand rainfulldata.
5.2.2Wabr Supply
1$n4n7 Memorandum ftom Scoft Bender, Subsurface Group LLC, responding to questbns about
water supply souroes.
5.2.3 WastewaEr
11114107 Note ftom Troy D. Vassos, Ph.D., P.Eng., NovaTec Consultants, lnc-, responding to questions
about the was{euvater beatment and reuse prooess-
5.2I Wetandsltlabitat
11115107 Memorandum ftom Wayne S. Wright PWS, GeoEngineers, responding to questions about
impa6 to wetlands, ketfles, and fish/wildlife habilat.
5.2.5 EIk Herd
Wayne Wrighfs note summarizing his 1119n7 conversation with Greg Shirato, WDFW regarding
resident elk herd crossing Hury- 101.
Pbasant Harbor Mdna ard Golf Resfrt
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FltlAL EIS - (Sib SpecifcAmendnert MtA 06{4
Page $13 Noember2T, ZD7
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FEIS MINGANNG CONDInONS FOR SUBSEOT'ENT PRoJECT REVIEW TECHNICAL COiiMENTS
ANDCOMMENTLOG CHAPTER 5
5.3 Coufi Commenb R*eived After frte lsuance of the DE S
DEIS and projed comments have been ]ogged by the County. The log is attached- The responses to
comrnents have been grouped in the chapters referenced in the row entitled response to comments.
Letters or ommenG for whir*r specific responses were addressed have been identified in the new
sectbns and are indicated with an asterisk'to the left of the name on the !og.
Comments that were more general in nafure or repeated oonoems previously addressed are
acknowledge and were consilered in preparation of the Fina! ElS. Those comments are included in
the log with areas of interest indicated. The comment authors may find the responses to their
comments or oonoems under each FEIS sections of Chapter 3 indicated in the Iog heading.
5752{rc01/LEGALI 374:tO1 9.3
HNAI. EIS - (Sib SpedficArne.rdrEnt MtA (b{4 Pqe52.l,locmber 27, 2fl)7Pbasilt Ha.bor Mariu and Golf Resort
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Items with an " have additional responses,
1 Robert Mitchell a a a a a a a a a a
2 Richard Schweiger a a a a
3 Kirie Pedersen & Family a a a a a a a a
4 Tim Lewis a a a a
Olivia Alfano a a a a a
6 Richard Benson DOH a a a
7 Denise Lahmann DOH a
8 JoY & Joe Baisch a a a a a a a
Todd Wexman a a a a a
10 Ralph Hogan a a
't1 Candy Johnston a a a a a
12 Jody Weed a a a
Allison VVillinq a a a
14 Jim Pearson PW a a a
Ted Labbe PG S'klallam a a a a a a a a a a a
16 Eleanor Sather & Family a a
11 Dan & Diane Coleman a a a
18 Jeff Davis WDFW a a a a a a
l9 Eleanor Sather & Family a a
20 Peter Bahls a a a a a a a a
21 Louis Didomenico a a
22 Reno Petroski a a
Donna Simmons HCEC a a a a a a
24 Hal Beattie & Rebekah Ross a a a a a a a a a a a
Gloria & Bob Allinqham a a a
26 George KoMck WSDOT a
27 lan McFall a a a a a a
28 Lynne Steding a a a a a a a
29 Eric Hendricks a a a a a a a a a
30 Robert Swarts a a a
3l Hal & Janice Richards a a a a a
Jean & Walter Wasell a a a a a
ldentical to # 30
34 Wade Johnston a a a a a a a
137 52777 _1.XLS
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36 Matthew Tyler PW & Parks & Rec a a a
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40 Dan & Lisa Caley a a a o
41 Sam Boling a a a
42 Olivia Alfano a a
43 Stan Johnston o a a a a a a
44 Janet Sugino a
45 Hal Beattie a a a a a
46 Barbara Lewis a a a
47 Ron Stevens a a a
48 Dana Starfire a a a
49 Carl Sheas a a a a
50 Ted Labbe PG S'klallam a a a a a a a a
5'l Helen Moore o a a a a
Virqil Draper a a a a a
Bob Herbst - Fire Chief a a a a a
54 Bob Scott a a a o a
55 Bud Schindler - Jeff Co PC a
56 Joanie Hendricks a a a a a a a
57 Jasper Hendricks a a a
58 Kathy Garth a a a a a a
59 Matthew Draper a a a a
60 Miriam Murdoch a a
61 Lawrence Domino a a
62 Ruthie Didomenico a
Jack Turner - Skokomish Tribe a a a a
64 Carl Sheats a o
65 Jasper Hendricks a a
66 Sam Bolinq a a a a
67 Dalia Dowd a
6E Ryan Kaufman a a a
69 John Dowd a
70 Jody Weed a a a a
13752777_1.XLS
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72 Richard \/vhitcomb a a a
Kirie Pedersen & Family a a a a a a a a a a a
74 Wade Johnston a a a
75 Hart & Vivian Lutter a a a a
76 Greq Coales a a O a
77 Bob Herbst - Fire Chief a a a
7E Roqer Foszcz a a a a a
79 John Dowd a a a a a
EO Richard Rein a a a a
81 Sandra & Ken Henry a a
82 Mrs. Walter Wasell a a a a
83 Carolyn McAndrew a a a
84 lan McFall a a a a
85 Don & Diane Coleman a a a a
86 George Sickel a a a a a
E7 Kathrvn Dowd a a a
88 Byron & Wlla Beeman a a a a
89 James Mazak - Statesman Group a
90 Cheryl Halvorsen a
91 Joanie Hendricks o
o,James & Susan Bond a a a a a a
93 lnga Thaxlon a a a a a a a
94 Andrew Reding a a
95 Bruce Klanke a
96 Cheryl Halvorsen a
John McDuff a a a
98 Cheryl Halvorsen a
99 Bud Schindler - Jeff Co PC o
100 Pe,ter Downey - Jeffco PC
101 ldentical to # 98
102 ldentical to # 99
103 Christopher Dunagan a a
104 ldentical to # 98
105 ldentical to # 99
106 ldenti€l to # 100
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110 Cheryl Halvorsen a
111 Edel Sokol a
112 Allison Arlhur a
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114 Allison Arthur a
115 Stacie Hoskins a
116 Cheryl Halvorsen a
117 Peler Downey - Jeffco PC a
118 David Alvarez - Deputy Civil Prosecuting Attomey a
'119 Bud Schindler Jeff Co PC a
120 ldenticalto#116
121 ldentical to # 1'17
122 ldenticalto#118
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126 John Adams a a
'127 Ron Stephens a a
12E Dana Starrire a
'129 Cindy & Terry Germaine a a a a a a
'130 Janet Sugino a
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135 Karen Rentz - Perkins Coie a
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138 Georqe Sickel (favoring petition - 183 names)a a a a
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216 Rita Butler a a a
217 Carol Nydegger a a a a a a a
218 ldenticalto#183
219 Donald & Lee Silsbee a a a a
'220 Pleasant Tides Home Owners Association a
221 Barbara Brace a a a a a
222 MaMn & Maroare( Enqland a a
223 Mr & Mrs Harry Bailey a a a a
224 Oelila Curtis sp?a a a a a a
225 Cadotta Taylor o
226 Michael McDonouqh a a a
227 Wade Johnston a a a a a a o
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231 Becky Coffield a a a a a
232 Marlene Ray a a a a a a a
233 Kalhy Bright O a a a a
234 Grant Morra Ray and Jake Rember a a a
235 Richard Bressler a a a a a a
236 identicalto#150
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240 Jennifer Myhre a a a
241 Patty Zoccoli a a a a a a
242 illeqible a a a a a a
243 Barbara Hellesoe a a a a a
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'245 Slan Russell a O a a a a a a a
246 oDposition oetition (16 names)a a a a a a a a a a
247 Lisa Johnston a a a a a
244 Eric Hendricks a a a a a a
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252 Cy and lnga Thaxton a a a a a a
253 Michael D. Jerome a a a a a
2U Ead "Gene" Thompson a a
255 Duke Level - Carl's Building Supply a a
256 Todd Wexman a a a a a a
257 identical to # 247
25E Jon Hellesoe a a a a a a
259 Wayne Schlaefli a
260 unknown a a a a a a a a a a
261 Mary Myhre a a a
262 Roger Myhre a a a
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264 Diane Lamend a a a a a
265 Kathy and Georqe Filzqerald a a a a o a a
266 Lynne Sterling a a a a a a a a a a a
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'270 Joanie Hendricks a a a a a a a a a
271 identical to # 266
'272 Archie and Karola Lopez a a a a a a a a a a
273 Bill Kraut - Hadlock Building Supply a a
274 George Sickel (favoring pelition - 2'l names)a a a
'275 Donna Simmons HCEC a a a a a a a a a a a
'276 J. Paul Malmberg and Lisa Lantz - WSPRC a a a a a a a
277 Charles and Tillie Springer a a a a a a a a a
278 Cynthia Devaney a a a
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290 Oiane L. Coleman a a a a a a a
291 Elizabeth Davies a a a a a a
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293 Carol Trasatto a a a a a a a a a a a
294 Jim Haoen a a a a a a a a a
295 Biccums and Evans a a a a
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'297 Andrea Mitchell a o a a a a a a a
298 Don and Diane Coleman a a a a a a a a
299 Richard and Dorothy Thompson a a a
300 Anne Sather a a a a a
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302 Jacque Hartley a a a
303 Candace Ansliss a a a a
304 identical to # 245
305 Barbara Moore Lewis a a a a a a a
306 Alex Bradbury - VI/DFW a o a a a
307 Greq Tvler a a a a a a a a a a
30E Richard and Debra Dinkelman a a a a a a
'309 Hal Beattie and lan McFall a a a a a a a o o
310 identical to # 309
311 identical to # 309
312 Dianne Ventura a a a a a a a a a a a
313 Gary Streid and Judith Ashley a a a a a a
314 Brenda McMillan a a a
315 identical to # 282
316 identicallo # 312
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318 Mitch Luckett a t a a a a a
319 Greq and Tina Tyler a a a a a a
320 Andrea Mitchell a
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366 identical lo # 285
367 Deborah Siefert a a a a a a a a a a a
368 Phil and Marcia Aurdal a a a a a a
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370 Bonnie L. Rodqers a a a a
371 Robert Swarts a a a o a a
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373 Gerald Steel a a a a a a a a a a
374 identical to # 372
375 identical to # 28'l
376 Andrea Mitchell - Brinnon Opposition Group a
377 idenlical to # 285 and # 366
37E Kathleen Greene a a a a a
379 Stan Walter, Nancy Thompson, and Valerie Schindler a a a a
380 Mark and Janice Berqstrom a a a
381 Jeffree Stewart - DOE a a a
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385 identic€l to # 275
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388 Norma Jean Young a
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390 Jim Watson a a a a a a
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392 Ellie Salher a a a
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400 Sue Vaughn a a
401 Sharon McClain a a a a a
102 Barbara Moore Lewig a a
403 Wes Neal a a
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405 John McDuff a O a
406 Georqe Sickel a a
107 Sam Boling a a a
408 Donna Simmons HCEC a a a
409 Kathy Barnes a a
410 Wayne Schlaefli a a
411 Lisa Johnston a
412 Joanie Hendricks a a a a
413 Sandy Mackie - Statesman a a
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13752777_1.XlS
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SUBSiURFACE GROUP LLC
11220 Fir{dstone l-ane N.E.
Baiuidge tsland, WaliEbn $110
Td: (206) 7&8074 Fax (206) Tg}{m
MEMORANDUM
To: GanhMarur, SandyMackie
From: Scon Bender
CC: Mark Buehrer, Troy Vassos
Ddq Octob€r9,2007
RE: PRECIPTTATIONDATAFORBRINNON,WASHINGTON
During the DEIS public presentation on September 25,2007, Ms. Ellie Saths stated that the
weatlrcr data being used for the Pleasant Harbor water balance calculations was wrong. She
stated ttnt precipitation measured in Brinnon was 30 percent less than used in our calculations.
This would present a serious issue with the water supply stategy for the resort. This memo
presents our understanding of the precipitation data.
We have examined thrce data sources:
l) The data used in the water balance calculated for the resort was fiom the QUIrcENE
2 SW, WASHINGTON (456846) weather station. This station is currently operated
by the WestEm Regional Ctimatic Center and has been in operation since June 1948.
It is the closest long-term weather station to the site. The average total precipitation
measured at this gage is 55.44 inches, and rvas used in the calculations. The dala from
this station were selected in part due to documented weather patt€ms in Hood Canal.
These pattems indicate that precipitation rates increase as one moves from norlh to
south down the canal; as such, the rainfall measured in Quilcene should be less then at
Pleasant Harbor. This slrould be particularly tue since Black Point jus from 0re main
land mass and likely intercepts more weather. Given these pattenrs, the water balance
calculiations should be conse,nrative as more water is available at ttre site than
calculated. The weather information at the site may be found at the following link:
htF//www.wrcc.dri.edu/cgi-bin/cliMAIN.pl?waquic
2) Sandy Mackie was provided with data which was reportedly used to support the
statement regarding use of improper weatlrcr data- This link is provided below:
http://www. idcide.com/weather/walbrinnon.htn
The average total precipitation presented at this link is 54.36 inches. You will note
that the data source is the same Quilcene 2 SW gage as used in the calculations. The
difference in the total average precipitation is because this source uses the averzge
SUBSURFACE GROUP, LLC
Page $14
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Memorandum to Statesrnan Corporation
November 1,2007
Page2
measured between l97l and 2000. There is no significant difference in the rainfall
amounts, particularly in light of the conseryative location of the gage.
3) On October 4, 2007, lvls. Ellie Sather handd me rainfall data from a gage in Brinnoq
this data is reportedly the basis of her comment during ttre public meeting. The
average annual precipitation measured at this gage is 69.74 inches. This is 14.30
inches greater frran used in our calculations. Obviously if these weather data are trug
it will provide much morc water to the resort; we suspect that the data may be from a
micro-climate near Brinnon, and we should not currently rely on the data- Ms. Sattrer
also has some hand written notes on the street which apparently total the precipitation
during certain months of the year and compare it to our data, and then used it as a basis
for her statement we cannot duplicate her calculations. But for the winter months, the
data are nearly identical. A plot comparing the two data sets is provided below:
kr summary, we 6nd no basis for the claim that precipitation patems in Brinnon are less
than used in orn calculations. The data provided to us indicate that rainfall in the Brinnon
area is greater than used in our calculations; this demonstrates that the calculations are
consewative and more water will actually be available to the resort. We note that the
waier balance relies on winter and fall precipitation to collect and store water for the
following dry season; as suctr, the dry season pattems are less significant to resort
operations. The data presented to us show increased precipitation patterns in the winter
and fall months. In conclusion, we find no basis for the statement that irnproper
precipitation data was used for the resort water balance calculations.
+Bt^irDnDrU
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SUBSURFACE GROUP, LLC
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5.2.2
SUBSURFACE GROUP LLG
'11220 FieHsbne Lane N.E.
Eainhi&s blard, Wash&Ebn 981'10
Tet (206) 78t074 Fax (206-) 78G5669
I
MEMORANDUM
To: SandyMackie
From: Scott Bender
CC: GrthMann
Dats Octobq24,2007
RE: RESPONSE TO TERENCE M. GERMAINE OCTOBER 23,2007 DEIS
COMMENTS
We are in receipt of commqrts made by Mr. Terence M. Germaine regarding the DEIS and
water strpply related to Pleasant Harbor. We provide tlre following rcsponses:
Corporations are not in the habit of coming forward with expenditures unless they
are absolutely required. They have only provided such an elaborate unproven
water plan because they realize this limited water resource in this area.
Responseto Commsnt l:
The proposed resort recognizes the water r€sources of the area and its obligation to
minimize impacts to the water resouc€s; not only to the water supply potential of the
aquifer, but also to water quality and the potential for sea water intusion. The
proposcd water zupply plan not only meets, but o<ceeds this obligation. kr additiorL
the proposal is consistent with the low impact approach and culture ofthe resort.
I have pulled the well log for Pleasant Tides, the primary water provider on Black
Point. When this well was flow tested upon completion of drilling the water level
was pulled down 74 feet on a four hour flow test. Indicating a slow recovery of
water volume.
Response to Commcnt 2:
Pleasant Tides owns two wells. The well 1ou have refkrred to is the backup well,
which is a rather low producer due to well constmction problems. The primary well is
capable of producing over 200 gallons per minute; this is an otcellent well and
performs consistent with other production wells in the vicinity. This and other wells,
zuch as the well on the resort properly, indicate that the sand and gravel aquifer
beneath Black Point is prolific and readily recharges
My property is located about 200 yards from the NE corner of the MPR where I
also have a well. My well is drilled to 119 feet with the well head at about 100
feet elevation and located about 2000 feet from the east shore of Black Point
2.
3.
SUBSURFACE GROUP, LLC
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Memorandum to Statesman Corporation
October 25, 2007
Page2
peninsula. Given these locations and distances I feel any reduction in the current
water supply of ground water will make my well and most otler wells on Black
Point unusable for water quality and flows.
Response to Comment 3:
The DEIS indicates a very low impact to the aquifer in the first few years of resort
opera*ion, this is when the resort will use wells as one me:u$ of water supply. The
impact calculations are conserrrative. We are predicting either no impact or an achnl
aquifer enhancement over the longterm operation of the resort. kr additiort the water
level data from Black Point wells indicate that your and most other pro'perties on
Black Point are upgradient of the resort. kr the very unlikely ev€nt of an aquifer
impact, this means that the resort wells would be adversely impacted far before pw
well would, and the resort wells would be shut off. As suctt the resort operations will
have no effect on the performance or quality of your well.
Aside from the water issue this proposed development is inconsistent with the
intent of the original county zoning and way beyond the rural environment of the
Brinnon area
Rcsponse to Comment 4 will be addrcssed by Statcsman C,orporation.
4.
SUBSURFACE GROUP, LLC
Page 5-17
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5.2.3
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From: Troy D. Vassos, Ph.D., P.Eng. [mailto:tvassos@novatec.ca]
Sent: Wedrresday, November L4,20O7 3:55 PM
To: Garth Mann; mark@2020engineering.com; Wayne S. Wrigh$ Troy Vassos; scott@benderllc.com;
VJPerrone@ perroneconsulting.com; Michael Read; RenE, Karen (Perkins Coie)
Cc Elin Mcleod; Milward, Doreen (Perkins Coie); Theresa Tucd; Mackie, Sandy (Perkins Coie)
SubjecE Re: FEIS Introduction and Updated Response Sections
Attached is my suggested revisions to the FEIS lntroduction document.
Key suggestion is to refer to the wastewater system in terms of treatment and reuse. The plan is to treat all wastewater and reuse
it for toilet flushing. storing the remainder for use in seasonal irrigation of the golf course at rates not to excced the agronomic
requirements of the turf. This will maximize the beneficial reuse potential of the recycled water, maximize the evapotranspiration,
and minimize incidental inflitration to the aquifer and the potential for adverse impacts. The reuse water is not being applied for
groundwater recharge purposes.
Further, the wastewater will be treated to remove nitrogen by at least 75o/o and disinfected to remove pathogens. Because the
recycled water irrigation will not exceed the agronomic rate, it is expected that residual nitrogen and phosphorus in the recycled
water will be used for plant growtfr and will, thereby, also reduce requirements for fertilizer application to the golf course.
Pathogen transport and potential irnpacts on the aquifer will not be an issue. Reclairned water suitable for reuse requires
signiftcant featment and disinfection that is generatly over and above conventional waste treatment facilities. Disinfection
practices for Class A redairned water are measured in total coliform, rather than fecal coliform traditlonally used to measure
wasterflater disinfeclion effec{iveness. Class A requires less than 2.2lotal coliforms per 100 milliliters (i-e. non-detected), which is
the same water quality standard used for potable drinking water.
- Troy
tUt4/2007
Page $18
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5.2.4
Meuonatoulrrt
u,w\x. geoen gineers.com1e50 WoomDG€ DRIVE SE, PoRr ORcMRo. W^sHrNGroN 98366. TELEPHoNE: (350) 7698400, Fex (360) 7698700
To:
FRottr:
Dlre:
Ftle:
SuaJecr:
Sandy Mackie, Perkins Coic LLP
Waync S. Wnght, Principal
November 15,2007
t267740t43
Pleasant Harbor Marina and Golf Rcsort
Responsc to Qucstions
This memorandum was prcpared in response to your recent questions and comments regarding the proposcd
Plcasant Harbor Marina and Golf Resort.
Questlon 1: Wctland Habitat - you indicated in the wetland report that the kettle being flrlled was
irnportant habitat, but I did not hear for what purpose and whether that habitat could be restorcd in sitc.
Clarification on that point would be helpfuI, and particularly if you can point to examples where similar
habitat functions and values have been relocated whcn construction necessitated affecting a wetland.
By regulation, all wetland habitat is important. The kettle wetland to be filled is isolated and of limitcd
conncctivity and flrnction to other wetlands. [t is an "oasis" if you will for those species living in the kettle and
thcrefore important to thosc shy spccics that rnay reside in that habitat. The steep sidc slopcs and dcpth of the
kettlc further rduce its accessibility to many species - especially tcrrestrial animals with easier acccss to watcr,
shcltcr and food without climbing down a very step grade and expcnding cnergy. The kettlc is a rare gpe of
wctland that is not found in many locations and is not one we will likely replicarc in tcrms of topographic
condition when considering mitigation. We can however mitigate the loss of this wetland by creating wetlands in
and arormd the golf coursc that arc morc accessible to all species of wildlife, provide a more engaged watcr
quality and storage function, and offer aesthetic experiencc for humans as well by integrahng a recreational
elcmcnt such as bird watching. Trophy [ake golf course, McCormick Woods Golf Course and almost all other
rcsidcntial developments in the nearby arca have some gpe of wetland mitigation option that asempts this. The
two golf courses in Kitsap County have strong success stories for wetland and wildlife integration around their
developmclts.
Trophy lakc golf coursc fillcd a linear wctland that was a headwater "fingcr" to a larger wetland complex. Thc
mitigation for that fill was to replicate headwater storage and capacity in and around the golf course that mctcrcd
flow into the larger wetland complex and allowcd wildlife habitat opportunities. Monitoring and obsernations by
golfers and thc golf course managers confirms our plans and succcss in our mitigation intent.
Quesffon 2 Keftles - One concern about our work was addressing wetlands in dctail, but not addressing
the non wetland kettles except to say'they were not wet." You observed the kettlc habiat, is thcre any
unique habitat or use of thc kettlcs which would bc irretrievably lost by the Statesman proposal? We arc
proposing to retain a significant treed buffer on the south bluffs, (a benefit not likely available in other
proposals for the propcrty) and to integratc a wetland enhancemert program which may also provide an
increasc in overall habitat functionality.
Dry kcttles are no more "unique" landforms than hills, valleys, or any other upland type of habitat. Thcy offcr an
area of depth and more severe micro+limate (it is cooler) at the bottom of the kettle and likely a refuge in extreme
heat and cold conditions. These kettles are located in an upland area surrounded by bluffalong Hood Canal and
bordered by the highway. They are very isolated and disconnected from larger ranges, thus thcir refuge value is
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Memorandum to Sandy Mackie
November 15,2007
Page2
limited to few spccies and for limited timcs. Thc microclimate offercd by the kcttles would be lost with the
proposal. However, by working with the land and Statesman, we can recover some of that function (to be
determined by the wetland and golf course integration desigrr yet to be completed) with proper wetland design and
cdgc trcatments along thc golf course margins. Thc overall increase in human activity on the site will be the
largest deterrent to wildlife use of the site. Most wildlife will avoid the overall disturbance of noise, Iight and
human habitat (homes, structures, and infrastrucnue). There will be an unavoidable loss of wildlife habitat and
usc on thc property comparcd to today's condition.
Quesfion 3: The overall concem is the wildlife impact (including the grazing elk herd commented on by
some authors). My undcrstanding is that the elk to not commonly cross the road here - possibly good to
confirm with a DNR wildlife specialist or WDFW to get a comment on likely use of the site by large
mammals. (My understanding is that due to the road and other barriers is it very limited if at all.)
According to WDFW Regional Biologist Greg Shirato thc residential elk herd in that area is not likely to cross
Highway l0l in thc vicinity of the project. Tracking efforts have documentcd elk prescnce north of thc project
area in the vicinity of the Dosewallips State Park northeast of Brinnon. However, there is no tracking data
indicating the hcrd's presslcc in the Black Point area.
Most terrestrial wildlifc avoid being "boxed in" on a prop€rty with little option for escapc from predators. The
bluffhabitat along thc shoreline of the Black Point property creates that "boxed-in" condition. It is likely the elk
frequent a crossing closer to tte river where the access to Hood Canal and fush water is easier and more
conducivc to large mammal access.
Questlon 4; Where is the project relative to the East Jefferson County Rcfugia Srudy and Hood Canal
Aquatic Rehabilitation Arca?
Complctcd in 2003, thc East Jefferson County Refugia Study was conducted to identifu productive salmon
spawning and rearing habitat. The study area encompasses all of WRIA I 7 and that portion of WRLA 16 within
Jefferson County. It idcntifies the lower Duckabush River as a Class B Nodal Riparian Corridor. Walker Creelg
locatcd northeast of the Pleasant Harbor Marina is identified as a Class 3 Nodal Riparian Corridor. The Black
Point propcrty does not drain to either of these river systems. It is unlikely that this study will have an affect on
the proposed development.
According to RCW 90.88.010 the Hood Canal Aquatic rehabilitation zone one includes all watersheds that drain
to Hood Canal south of a linc drawn from Tala Point to Fairweather Bluff. This encompasses our project arca. A
rehabilitation program for mne one has been designed by the Pugct Sound parhership and Hood Canal
coordinating council. The Hood Canal coordinating council serves as the local managernent board for aquatic
rehabilitation zone one, but has no authority over land or water.
Llst of Endangetd and Threatened Species in the proJect vicinity:
o Chinook salmon (Oncorhynchus tshawytscha) present in the Duckabush Rivcr.
. Steelhead tr.oul(Oncorhytchus mykks) present in the Duckabush River.
Bald eaglcs (Haliaeetus kucocephalus) also occur in the area, but have recently been removed from the
Endangered Species list.
Fib No. 12677401-03 Page S,20 GeoE,lrc,llleenslQ
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5.2.5
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Table DP-1. Profile of General Demographic Characteristics: 2OOO
Geographic area: Brinnon CDB Washington
[For information on confidentiality protection, nonsampling error, and definitions, see text]
Subject
Total population......
Percent
SEX AND AGE
Male. . . .
Female..
Undcr5years....
5 to I years ......
10 to 14 years . . ..
15 to 19 years . . ..
20lo24 years....
25lo3y'. years....
35to44years....
45 to 54 years . , ..
55 to 59 years .. ..
60 to 6,4 years . . . .
65 to 74 years ....
75 to 84 ycars
85 years and over.
Median age (years)
1 8 years and over.
Ma|e...........
Female.. .... ...
21 yeaIs and over.
62 years and over.
65 years and over.
Ma|e...........
Female......-..
100.0
2.0
0.6
0.4
1.0
98.0
91.8
RACE
One race.
White...
Black or Aftican American .
American lndian and Alaska Native.. ... . .
Asian ..
Asian lndian
Chinese.
Filipino. .
Japanese.
Korean. .
Metnamese.
Other Asian
Native Hawaiian and Other Pacific lslander
Natve Hawaiian
Guamanian or Chamono.
Samoan.
Olher Pacific lslander 2
Some other race .. ..
Trivo or more tztces . . .
Ract alone or in comblnation with one
or more other races:'
White ...
Black or African American .
American lndian and Alaska Native...... .
Asian .. .
Native Hawaiian and Other Pacific lslander
Some other race .. ..
100.0
100.0
51.4
28.4
12.8
9.3
2.6
1.1
4.9
,r-
100.0
62.5
10.7
55.2
7.O
5.1
2.2
37.5
32.O
14.5
12.3
48.4
(x)
(x)
100.0
45.3
9.7
48.1
(x)
(x)
't00.0
87.9
12.',1
(x)
(x)
- Represents zero or rounds to zero. (X) Not applicable.
1 Other Asian alone, or two or more Asian categories.
2 Other Pacific lslander alone, or two or more Native Hawaiian and Other Pacific lslander categories.
3 ln combination with one or more of the other races listed. The six numbers may add to more than the total population and the six percentages
may add to more than '100 percent because individuals may report more than one race.
Source: U.S. Census Bureau, Census 2000.
Percent Subject NumberNumber
100.0
52.4
47.6
1.5
2.6
3.1
5.1
'1.5
4.1
11 .5
15.8
8.0
11 .1
21.O
't2 5
2.2
(x)
89.3
46.9
42.3
87.4
42.5
35.7
't9.2
16.6
o.2
96.4
0.9
2.5
0.9
0.2
3.4
96.3
92.7
0.2
1.5
0.6
0.1
o.2
1.0
3.7
HISPANIC OR LATINO ANO RACE
Total population
Hispanic or Latino (of any race). . . .
Mexican.. Puerto Rican. . ." Cuban
Other Hispanic or Latino
Not Hispanic or Lalino
Total population
ln households.
Householder.
Spouse .
chitd. .
Own child under 18 years -
Othcr rclotivca
Under 18 years ..... .... .
Nonrelatives
Unmanied partner...... ..
ln group quarters.
lnstitutionalized population. . . .
Noninstitutionalized popu lation
HOUSEHOLO BY TYPE
Total households.......
Family households (families). . . . . . . . . . . . . : . . .
With own children under 18 years
Manied-couple family. . .
With own children under 18 years
Female householder, no husband present. -.
With own children under 18 years
Nonfamily households
Householder living alone
Househoher 65 years and over.
Households with individuals under 18 years . . .
Households with individuals 65 years and over
Average household size. . . . .
Average family size.
HOUSING OCCUPANCY
Total housing units...
Ocdpied housing units
Vacant housing units. ...
For seasonal, recreational, or
occasional use. .. . .
Homeowner vacancy rate (percent).
Rental vacancy rate (percent). . . . . .
HOUSING TENURE
Occupied housing units,
Owner-occupied nousing units . . . . . . . . . . . . . . . . .
Renter-occupied housing units
Average household size of owner-occupied units.
Average household size of renter-occupied units.
\r1lhite alone- .
REI.ATIONSHIP
E03
16
5
3
I
787
737
803
803
413
228
103
75
20I
39
,1
51
200
413
28
44
228
29
21I
155
132
60
1.S4
2.36
413
JOJ
50
1.92
2.14
s12
413
499
439
7.2
15.3
803
4
1
1
;
8
30
774
7
20
7
2
27
421
382
12
21
25
41
12
33
92
127
64
89
169
100
18
58.2
773
744
2
12
5
717
377
340
702
u1
287
154
133
U.S. Census Bureau
0.5
Table DP-2. Profile of Selected Social Characteristics: 2OOO
Ceographic area: Brinnon CDR Washington
[Data based on a sample. For information on confidentiality protection, sampling error, nonsampling error, and definitions, see text]
Subject
SCHOOL ENROLLTIENT
Population 3 years and over
enrolled in school..., -... -
Nursery school, preschool
Kindergarten.
Elementary school (grades 1-8) .
High school (grades S12).
College or graduate schoo|.... .....
EDUCATIOITIAL ATTAINIIENT
Population 25 years and over..,...
Less than gth grade
9th to 12th grade, no diploma.
High scfrool graduate (includes equivalency).
Some college, no degree.
Associate degree. .
Bacfielo/s degree..
Graduate or professional degree .
Percent high scfrcol graduate or higher .. .. .
Percent bachelor's degree or higher. . . ... . .
MARTAL STATUS
Population 15 yearc and over
Never rnanied
Now manied, except separated . . . - . .
Separated
Wdtr€d
Female..
Di\rorced
Female..
GRANDPARENTS AS CAREGIVERS
Grandparent liying ln household with
one or more own grandchildr€n under
18 years
Grandparent responsible for grandchildren . . . . .,
VETERAN STATUS
Clvilian population 18 years and over ..
Civilian veterans
OISABIUTY STATUS OF THE CIVILIAN
NOi{INSTTTUNONALIZED POPUI.ATION
Populauon 5 to 20 years.
With a disaulity
Popuhfion 21 to 54 yeaE..
With a disatnlity
Percent emdoyed. . . .. . .
No disaulity
Percent employed
Population 65 years and over. . . . . .
With a disability
RESTDENCE tt{ 1995
Populalion 5 years and over.
Same house in 1995..
Difierent house in the U.S. in 1995...
Same county
Difrerent county . .
Same state
Difierent state....
Elsewhere in 1995..
100.0
56.7
6.;
36.7
Percent
100.0
96.4
95.8
49.2
46.6
0.6
3.6
3.1
0.5
100.0
97.9
2.1
1.8
100.0
122.9
o.2
0.7
1.8
2.9
21.4
6.4
1.1
20.1
o.2
't2.s
o.7
o.2
7.9
0.8
2.2
2.9
3.9
5.9
1.2
o.2
11.9
1.3
o.2
15.9
-Represents zero or rounds to zero. (X) Not applicable.rThe data represent a combination of two ancestries shown separately in Sumnrary Fite 3. Czectr includes Czechoslovakian. French includes Alsa-
tian. French Canadian includes Acadian/Cajun. lrish includes Celtic.
Source: U.S. Bureau of the Census, Census 2000.
Number Percent Subject Number
76
3
48
20
5
718
24
133
248
165
37
88
23
762
77
499
6
68
44
112
48
11
8
78.1
15.5
745
228
82
7
€3
92
29.3
341
53.4
n7
102
412
535
273
77
196
155
41
4
100.0
3.9
100.0
3.3
18.5
34.5
23.O
5.2
12.3
3.2
100.0
10.1
65.5
0.8
8.9
5.8
14.7
6.3
100.0
72.7
100.0
30.6
't00.0
8.5
100.0
21.2
(x)
78.8
(x)
100.0
34.3
100.0
65.9
33.6
9.5
24.1
19.1
5.0
0.5
(x)
(x)
63.2
26.3
6.6
NANVIY AND PTACE OF BIRTH
Total population
Native. ..
Bom in United States. .
State of resldence.... .... ...
Diflerentstate....
Bom outside United States. . . .
Foreign bom.
Entered 1990 to March 2000 .
Naturalized cilizen. .
Nol a citizen
REGION OF BIRTH OF FOREIGN BORN
Total (excluding bom at sea)........
Europe. .
Asia ---.
Africa ...
Oceania.
Latin Arnerica
Northem Amerba
I.ANGUAGE SPOKEN AT HOTiE
Poputation 5 years and over.......
English only
Larguage ottrcr than English .
Speak English less than -very well' .
Spanish.
Speak English less than -very well' .
Ofter lndo-European languages ......
Speak English less than -very well' .
Asian and Pacific lsbnd languages. . . .
Speak Englbh less than -very well' .
ANCESTRY (single or multiple)
Total population
Tdal an@sties reprted.. ... -... - ..
Arab. . . .
Czechl. .
Danish. .
Dutch .. .
English..
French (excepl Basque)r
French Canadian
@rman
Greek...
Hur€arian
lrishr. . . .
Italhn...
Lithuanian
Norwegian.
Polish-. .
Portuguese.
Russian.
SootctFlrish.
Scottish .
Slovak ..
Subsdsran African. .
Swedish.
Swiss. . .
Ukrainian.
United States or American.
Welsh...
West lndian (excluding Hispanic groups).
Other ancestries
831
1,021
6
15
24
178
53
I
167
2
107
6
2
66
1;
24
2
15
831
801
796
409
387
5
30
26
4
30
2
11
49
10
2
99
11
2
132
E12
795
17
2
U.S. Census Sureau
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o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
Table DP-3. Profile of Selected Economic Characteristics: 2OOO
Geographic area: Brinnon CDP Washington
[Data based on a sample. For information on confidentiality protection, sampling erro( nonsampling error, and definitions, see text]
Subject
EMPLOYMENT STATUS
Population 16 years and over
ln labor force
Civilian hbor force. . . .
Employed
Unemployed
Percent of cMlian labor force
Armed Forces.
Not in labor force. . . .
Females 16 years and over ,.
ln labor force
Civilian labor force. . . .
Employed
Own children under 6
All parents in family in labor
COMIIUTING IO WORK
Yllorkers 16 years and over .....
Car, truck, or van - - drove alone......
Car, tsuck, or van - - car@ed. . .... ..
Public transportatbn (including taxicab)
Walked..
Other means.
Worked at home ..
Mean travel time to work (minutes)r
Employed cavilian population
16 years and over.
OCCUPATION
Managernent, professbnal, and related
occl,pations
Service ocorpatirns
Sales and offce occupations . . . ...
Farming, fishing, and forestry occupalions. . . . .
Construction, extracticn, and rnaintenance
occupations
Produclion, transportation, and material moving
occrpations
INDUSTRY
Agdculture, forestry, fishing and hunting,
and mining
Construction
Manufaduring.
Wholesale hade....
Retail trade.
Transporlation and warehousirg, and utilities ..
lnformation
Finance, insurance, real estate, and rental and
leasing. .
Professional, scienti{ic, rnanagernent, adminis-
trative, and waste managernent sewices. . . . .
Educational, health and social seMces .. . .. . .
Arts, entertainrnent, recreation, accornrnodation
and food services
Other services (except public administration) ..
Public administration.. .. .
Percenl
100.0
11.4
14.5
17.8
19.2
16.4
10.4
5.5
2.8
1.7
0.5
(x)
45.3
(x)
50.2
(x)
2.6
(x)
1.4
(x)
43.4
(x)
100.0
7.4
7.4
15.'l
21.7
24.3
12.'.|
5.9
2.9
2.6
o.7
(x)
(x)
(x)
(x)
Percent
belol
poverty
level
9.9
25.5
41.7
10.5
22.2
cl ssoFwoRKER
Private wage and salary rvorkers.
Govemmenl workers.
Setf-employed workers in own not incorporated
business
Unpaid family workers .
-Represents zero or rounds to zero. (X) Not applicable.rlf the denominalor of a rnean value or per capila value is less than 30, then that value is calculated using a rounded aggregate in the numerator.
See text.
Source: U.S. Bureau ofthe Census, Census 2000.
3
13.8
12.8
6.7
23.3
17.9
22.8
Number Percent Subject Number
tNcoME rN 199{'
Households..
Less than $1O,OOO. ....:... .. . ..
$10,000 to $14,999.
$15,000 to $24,999.
$25,000 to $34,999.
$35,000 to $49,999.
$50,000 to $74,999.
$75,000 to $99,999.
$100,000 to $149,999.
$150,000 to $199,999.
$200,000 or more .
Median household income (dollars)...... ..
With eamings.
Mean eamirgs (dolhrs)r
With Social Security inoome
Mean Social Security income (dollars)r . .
\/ilh Supplernental Security lncome .......
Mean Supplemental Seorrity lncome
(dollars)r
With public assistance incorne .
Mean public assistance income (dollars)r
With retirement income .
Mean retirement income (dollars)
Families
Less than $10,0m.
$10,m0 to $14.9$).
$15,m0 b $24.999.
$25,000 to $34,999.
$35,000 to $49,999.
$50,000 to $74,9tP.
$75,000 to $99,999.
$100,0m b $149,999.
$1s0,m0 b $199,999.
$200,mO or rtore .
Median family income (dollars).
Per apfle incorne (dollars)r
Median amings (hllars) :
Male full'time, yeaHound workers.
Fernale fulFtime, year-round workers . .. . . .
422
48
61
75
81
69u
23
12
7
2
27,885
191
36,081
212
12.973
11
5,618
6
1,450
183
24,630
272
20
20
41
59
66
33
16I
7
2
u,375
19,820
31,250
16,500
Subiecl
Number
belol
poverty
level
66
232
40
50
d4
20
u
24
31
27
20
3
33
4
8
't5
20
38
16
10
216
137
42
2
17
5
13
29.3
760
265
265
232
33
12.5
132u
495
36E
108
108
92
19
14
100.0
34.9
34.9
30.5
4.3
(xl
65.1
100.0
29.3
29.3
25.0
100.0
73.7
100.0
63.4
19.4
0.9
7.9
2.3
6.0
(x)
100.0
3.0
6.5
8.6
16.4
6.9
4.3
28.4
17.2
21.6
27.6
8.6
14.7
10.3
13.4
1'1.6
8.6
1.3
14.2
1.7
3.4
56.9
14.7
POVERTY STATUS lrrr 1999
Families
With related children urder 18 years. . . . . . ..
\Mth related children under 5 years. ......
Families with female household€r, no
husband present........
Wilh rehted children under 18 years..,.....
Wrth related children under 5 years... .. . .
lndividuals...
18 years and over. ... ...:. .. .
65 years and o\rer.
Related children under 18 years .. -..,.
Related cfiiHren 5 to 17 years.......
Unrelated individuals 15 years and over.
2
?
115
95
20
20
12
42
U.S. Census Bureau
years.
force .
27
13
5
o
Table DP-4. Profile of Selected Housing Characteristics: 2OOO
Ceographic area: Brinnon CDB Washington
[Data based on a sample. For information on confidentiality protection, sampling errot nonsampling error, and definitions, see textl
Subject
Total housing units.
UNITS IN STRUCTURE
1 -unit, detached .
1-unit, attached
2 units . .
3 or 4 units
5 to I units
10 to 19 units.
20 or more units ..........
Mobile home.
Boat, RV van, etc.
YEAR STRUCTURE BUILT
1999 to March 2000 ...... .
1995 to 1998
1990 to 1994
1980 to 1989
1970 to 1979
'1960 to 1969
19l{) to 1959
1939 or earlier
Percent
't 00.0
97.6
1.0
1.4
't00.0
4.0
32.4
22.7
8.5
17.4
11 .3
3.6
(x)
43.3
ROOmS
1 room.........
2rooms.......-
3 rooms........
4 rooms........
5rooms........
6rooms----.-..
7 rooms........
8rooms........
9 or more rooms
3.6
14.6
12.1
4.0
4.0
4.9
(x)
56.7
(x)
Median (rooms)
Occupied housing units .
YEAR HOUSEHOLDER MOVED IT{TO UNIT
1999 to March 2000 ...
1995 to 1998
1 990 to 1 994
1 980 to 1 989
1970 to 1979
1969 or earlier
HOUSE HEANNG FUEL
Utility gas
Bottled, tank, or LP gas.
Electricity.
Fuel oil, kerosene, etc ..
Coal or coke.
Wood...
Solar energy.
Other fuel
No fuel used.
SELECTEO CHARACTERISTICS
Lacking complete plumbing facilities
Lacking complete kitchen facilities. .
No telephone service .
-Represents zero or rounds to zero. (X) Not applicable.
Source: U.S. Bureau of the Census, Census 2000.
100.0
Q.;
42.9
,u
1
2S.;
(x)
49.4
10.9
8.9
2.4
5.7
22.7
4.1
8.2
14.3
8.2
6.1
26.5
32.7
Number Percent Subject Number
929
634
4
224
60
12
74
90
232
269
140
93
19
47
94
142
263
191
111
47
19
15
4.2
420
14
128
172
106
14
I
18
117
2
51
109
121
81
45
'13
2
80
219
100.0
24.1
6.5
1.3
8.0
9.7
25.0
29.0
15.1
10.0
2.O
5.1
1 0.1
15.3
28.3
20.6
11.9
5.1
2.O
1.6
(x)
3.3
30.5
4'1.0
25.2
0.5
19.0
52.'l
27.9
0.5
3.3
2.1
4.3
12.1
26.0
28.8
19.3
10.7
3.1
OCCUPANTS PER ROOM
Occupied housing units
1.00 or less.
1.01 to 1-50
1.51 or more.
Specifled owneroccupied units. .
VALUE
Less than $50,000.
$50,000 to $99,999.
$100,000 to $149,999.
$150,000 to $'199,999.
$200,000 to $299,999.
$300,000 to $499,999.
$500,000 to $999,999.
$1,000,000 or more.
Median (dollars)
MORTGAGE STATUS AND SELECTED
MONTHLY OWNER COSTS
With a mortgage
Less than $300 .. .
$300 to $499
$500 to $699
$700 to $999
$1,000 to $1,499 . .
$1 ,500 to $1,999 . .
$2,000 or more .. .
Median (dollars).
Not mortgaged
Median (dollars).
SELECTED II'IONTHLY OWNER COSTS
AS A PERCENTAGE OF HOUSEHOLD
tNcoME tN 1999
Less than 15.0 percent.
15.0 to 19.9 percent.
20.0 to 24.9 percent .
25.0 to 29.9 percent .
30.0 to 34.9 percent .
35.0 percent or more .
Not computed.
Specllied renter{ccupied units
GROSS RENT
Less than $200 .
$200 to $299
$300 to $499
$500 to $749
$750 to $999
$1.000 to $1 .499 . .
$1,500 or more . . .
Nocashrent.....
Median (dollars)
GROSS RENT AS A PERCENTAGE OF
HOUSEHOLD INCOME IN 1999
Less than 15.0 percent.
15.0 to 19.9 percenl.
2O.O lo 24.9 percent .
25.0 to 29.9 percent .
30.0 to 34.9 percent .
35.0 percent or more .
Not computed.
129,900
107
I
36
30
10
10
12
76',1
140
239
122
27
22
6
14
u:
49
5
21
:
14
443
2
4
7
4
3
13
't6
420
4'10
4
6
247
10
80
56
21
43
28
:
4
U.5. Censu5 Eureau
VEHICLES AVAII-ABLE
None ...
1.......
2.......
3 or more
100.0
68.2
0.8
0.4
o
o
o
o
o
o
O
o
o
o
o
o
o
o
o
o
O
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
a
o
Table DP-1. Profile of General Demographic Characteristics: 2OOO
Ceographic area: Jefferson Cou nty, Wash i ngton
[For information on confidentiality protection. nonsampling error, and definitions, see text]
Subiect
Total population.. .
SEX ANO AGE
Ma|e.........
Female.......
Under 5 years
5 to 9 years ..
10 to 14 ycars
15 to 19 years
20 to 24 years
75 to 84 years .. ..
85 years and over.
Median age (years)
'18 years and over.
Male...........
Fema1e.........
21 years and over.
62 years and over.
65 years and over.
Male...........
Fema|e.........
RACE
One race.
White ...
Black or African American . . .
Ame,ican lndian and Alaska Native. . . . .. .
Asian .. .
Asian lndian
Chinese.
Filipino. .
Japanese.
Korean. .
Vietnamese.
Other Asian
Native Hawaiian and Other Pacific lslander
Native Hawaiian
Guamanian or Charnono.
Sarnoan.
Other Pacific lslander 2
Some other race .. ..
Trivo or more races . . .
Race alone or ln combination with one
or more olter races.' t
White ...
Black or Aftican American
American lndian and Alaska Native... ... .
,Alsiarr . . .
Nalive Hawaiian and Other Pacific lslander
Some other race ....
Percent
100.0
2.',|
1.3
0.1
0.8
97.9
91.0
years
years
years
years
years
years
25to34
35 to 214
45toil
55 to 59
60toil
65 to 74
100.0
99.3
44.9
24.1
2..3
18.4
2.3
0.8
5.7
2.8
o.7
0.3
0.5
100.0
65.1
23.2
53.6
15.4
8.2
5.7
34.9
28.5
11.7
24.8
!2-7
100.0
82.3
17.7
1't.9
(x)
(x)
100.0
76.2
23.8
(x)
(x)
(x)
(x)
- Represents zero or rounds lo zero. (X) Not applicable.
r Other Asian alone, or two or more Asian categories.
2 Other Pacific lslander alone, or two or more Native Hawaiian and Other Pacific lslander categories.
3 ln combination with one or more of the other races listed. The six numbers may add to more than the total population and the six percentages
may add lo more than 100 percent because individuals may report more than one race.
Source: U.S. Census Bureau, Census 2000.
Number Percent Subject Number
12,696
13,257
1,059
1,409
1,640
1,519
801
1,974
3,631
4,775
2,005
1,659
3,032
1,903
546
47.1
25,169
23.920
110
599
309
19
50
64
98
45
10
23u
18
5
8
3
197
7U
24.67'.|
185
989
465
86
407
25,953
20,815
10,106
10,709
20,1*
6,468
5,481
2.666
2,815
100.0
48.9
51.1
41
5.4
6.3
5.9
3.1
7.6
14.0
18.4
7.7
6.4
11.7
7.3
2.1
(x)
80.2
38.9
41.3
77.7
24.9
21.1
10.3
10.8
o.;
3.0
95.1
o.7
3.8
1.8
0.3
1.6
97.0
92.2
0.4
2.3
't.2
0.1
o.2
o.2
0.4
0.2
0.1
0.1
0.1
HISPANIC OR LATINO AND RACE
Total population..............
Hispanic or Latino (of any race). . . .
Mexican.
Prrerlo Rican.
Cuban ..
Otlrcr Hispanic or Latino
Not Hispanic or Latino
White alone.
REI-ATIONSHIP
Total population
lnhouseholds. . . ...
Householder.
Spouse .
child....
olm child under 18 years.
Other relatives
Under 18 years ..........
Nonrelatives
Unmarried partner.. . . ....
ln group quarlers.
lnstitutionalized popuhtion. . . .
Noninstitutionalized population
HOUSEHOLO BY TYPE
Total households........
Family households (families). . . . . . : : . . . . . . . . .
With own children under 18 years
Manied-couple family. . .
Wrth own children under 18 years
Female householder, no husband present. . .
With own children uMer 18 years
Nonfamily households
Householder living alone
Householder 65 years and over.
Households with individuals under 18 years .. .
Households with individuals 65 years and over
Average household size. ... .
Average family size.
HOUSING OCCUPANCY
Total housing units......
Occupied housing units ...........
Vacant housing units. .. .
For seasonal, recreational, or
occasional use.....
Homeowner vacancy rate (percent).
Rental vacancy rate (percent). . ....
HOUSING TENURE
Occupied housing units.
O,vner-occupied housing units : : . . . . . : : . . : . : . . .
Renter-occupied housing units
Average household size of owner-occupied units.
Average household size of renter-occupied units.
25,953
535
334
34
12
155
25,418
23.628
25,953
25,761
'11,645
6,242
5,788
4,771
594
212
't,492
7U
192
72
120
1't,64!t
7,578
2,701
6,242
1,74
952
662
4,067
3,317
1,361
2,892
3,813
2.21
2.67
14,14
11,645
2.499
1't,645
8,870
2,775
2.24
2.13
1,685
2.7
6.3
t .S. Census Sureau
Table DP-2. Profile of Selected Social Characteristics: 2OOO
Ceographic area: Jefferson County, Washington
[Data based on a sample. For information on confidentiality protection, sampling error, nonsampling error, and definitions, see text]
Subject
SCHOOL ENROLLMENT
Population 3 years and over
enrolled in school..
Nursery school, preschool.
Kandergarten.
Elementary school (grades 1-8) . ..
High sclrool (grades 9-12).
College or graduate school . .
EDUCATIONAL ATTAI N MENT
Population 25 yearc and over.. . ...
Less than glh grade
gth to 12th grade, no diploma.
High school graduate (includes equivalency).
Some college, no degree.
Associiate degree. .
Bachelor's degree.
Graduate or professional degree . .
Percent high school graduate or higher . . .. .
Percent bachelo/s degree or higher...... ..
iIARTTAL STATUS
Population 15 yea6 and over
Never rmnied
Now rnarried, except separated ......
Separated
Wklotrcd
Fernale. .
Di\rorced
Fernale. .
GRAI{DPARENTS AS CAREGIVERS
Grandparent living ln household with
one or more own grandchildren under
18 years......
Grandparent responsible for grandchildren .. . ...
VETERAT{ STATUS
Civilian population lE years and over .
CMlian veterans
OISABIUTY STATUS OF THE CIVIUAN
NONINSTITUTIONALZED POPU I.ATION
Population 5 lo 20 years..
W'rth a disaUlity
Population 21 to 54 years..
W-rth a disatility
Percent emp&cyed
No disatility
Percenl employed
Population 65 yearc and over... .. .
\Mth a disability
RESIDENCE IN 1995
Population 5 years and over
Same house in 1995..
Difierent house in the U.S. in 1995. .
Same county
Different county . .
Sarne state
Difierent state....
Els€where in 1995..
Percent
100.0
96.0
94.9
44.2
50.8
1.1
4.0
0.9
2.7
1.3
100.0
45.1
20.1
1.9
4.5
8.1
20.3
100.0
96.0
4.0
1.5
1.0
0.4
1.9
0.5
0.8
0.4
100.0
122.0
0.3
0.8
1.3
2.6
19.8
4.2
't .1
22.4
0.1
0.3
13.2
3.3
0.3
7.6
2.4
0.9
1.0
3.6
5.2
0.1
5.0
o.7
0.1
3.7
2.1
19.9
-Represents zero or rounds to zero. (X) Not applicable.tThe dala represent a combination of wo ancestries shown separately in Summary File 3. Czech includes Czechoslovakian. French includes Alsa-
tian. French Canadian includes Acadian/Cajun. lrish includes Celtic.
Source: U.S. Bureau ofthe Census, Census 2000.
Number Percent Subject Number
25,953
24,913
24,636
11,4U
13,172
277
1,040
237
704
336
25,953
31.662
67
200
336
674
5.132
1,088
281
5,825
26u
3,437
8&
75
1,972
625
225
261
937
1,338
22
12
1,290
193
23
963
538I
5,165
24,902
23,911
991
365
253
108
481
133
195
't 03
I,040
469
209
20
47u
211
24,5O2
13.172
11,340
4.299
7,041
3,838
3,203
390
5,042
430
223
2,406
1,305
678
21,799
3,545
12,935
267
1,774
1,377
3.278
1,723
20,770
4.4U
4,69!'
497
1tl,6l5
2,383
53.5
12.232
70.'l
5,/161
1,854
19,551
266
1,383
5,309
5,655
1.389
3.494
2,055
91.6
28.4
100.0
8.5
4.4
47.7
25.9
13.4
100.0
1.4
7.1
27.2
28.9
7.1
17.9
10.5
100.0
16.3
59.3
't.2
8.1
6.3
15.0
7.9
100.0
49.0
100.0
21.2
tm.0
10.6
100.0
16.3
(x)
83.7
(x)
100.0
33_9
100.0
52.9
45.5
17.3
28.3
15.4
12.9
'1.6
(x)
(x)
NATIVIW ANO PLACE OF BIRTH
Total population.............
Native. . .
Bom in United States. .
State of residence.... .... ...
Differentstate....
Bom outside United States . . . .
Foreign bom.
Entered 1990 to March 2000 .
Naturalized cit2en. .
Not a citizen
REGIOI{ OF BIRTH OF FOREIGN BORN
Total (excluding bom at sea)........
Europe. .
Asia ...
Africa . . .
Oceania.
Latin America
Nortfrcm America
I.ANGUAGE SPOKEN AT HOME
Populalion 5 years and over......
English only
LarBuage other than English .
Speak English less than -very well'
Spanish.
Speak English less than'very well'
Other lndo-European languages ... ..
Speak English less than -very well-
Asian and Pacific lsland languages. . .
Speak English less than -very well'
ANCESTRY (single or multlple)
Total population
Total an@s7rbs reponed. . . .
Arab. . .
Czechl..
Danish..
Dutch. ..
English..
Frencfi (except Basque)t.. .. .. .
French Canadiant.............
German
Greek. ..
Italhn. . .
Lithuanian
Norwegian.
Polish.. -
Portuguese.
Russian.
Scotctrlrish.
Scottish.
Slo,vak ..
Subsaharan Aftiern.. .. .
Swedish.
Swiss. . .
Ukrainian.
United States or Arnerican.
Welsh...
West lndian (exduding Hispanic aroups)
Other ancesldes
2
U.S. C€nsu5 Eureau
192
94
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
a
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
Table DP-3. Profile of Selected Economic Characteristics: 2OOO
Ceograph ic area: Jefferson County, Wash in gton
fData based on a sample. For information on confidentiality protection, sampling error, nonsampling errori and definitions. see text]
Subiect
EMPLOYMENT STATUS
Population 16 years and over. . . .
ln labor force
Civilian labor force. . . .
Employed
Unemployed
Percent of civilian labor force . . . .
Armed Forces.
Not in labor force. . . .
Females 16 years and over ......
ln labor force
Civilian labor force. . . .
Employed
Own children under 6 years......
All parenls in family in labor force . . . . . .
COMIIIUTING TO WORK
Workers 16 years and over ... ...
Car, truck, or van - - drove alone. -. . ...
Car, truck, or van - - carpooled.
Public transportation (including taxicab) .
Walked. .
Other means.
Worked at home . .
Mean travel time lo work (minutes)1
Employed clvillan population
16 yoars and over
OCCUPATION
Management, professional, and related
occupations
Service occupations ....
Sales and office occ.upations .... . .
Farming, fishing, and forestry occupations. . . . .
Construction, extraction, and maintenance
occupations
Produclion, lransportation, and material moving
occupations
INDUSTRY
Agriculture, forestry, fishing and hunting,
and mining
Construction
Manufac{uring.
Wholesale trade....
Retail trade.
Transportation and warehousing, and utilities . .
lnfomation
Finance, insurance, real estate, and rental and
leasing. .
Professional, scientific, managemenl, adminis-
trative, and waste management services. . . . .
Educational, health and social services .. .....
Arts, entertainment, recreation, accommodation
and food services
Other services (except public administration) . .
Public administration. . . . .
Percent
r 00.0
9.2
8.0
14.9
14.2
17.8
19.0
8.5
5.5
1.6
1.2
(x)
68.s
(x)
36.5
(x)
3.4
(x)
3.6
(x)
29.3
(x)
100.0
4.4
4.6
12.2
14.6
19.0
24.O
10.9
6.7
2.1
1.4
(x)
(x)
(x)
(x)
belov
poverty
level
7.2
15.4
21.O
2a.o
37.2
46.4
CLASS OF WORKER
Private wage and salary workers.
Govemment workers.
Setf-employed workers in own not incrrporated
business
Unpaid family workers .
-Represents zero or rounds to zero. (X) Not applicable.rlf the denominator of a mean value or per capita value is less than 30, lhen thal value is calarlated using a rounded aggregate in the numerator.
See text.
Source: U.S. Bureau of the Census. Census 2000.
3
11.3
9.8
6.0
16.6
15.7
22.7
Number Percent Subiect Number
rNcoME tN 1999
Households..
$10,000 to $14,999.
$15,000 to $24,999.
$25,000 to $34,999.
$35,000 to $49,999.
$50,000 to $74,999.
$75,000 to $99,999.
$100,000 to $149,999.
$150,000 to $199,999.
$200,000 or more .
Median household income (dollars).. .. . . . .
With eamings.
Mean eamir6s (dollars)r
With Social Seorrity income
Mean Social Security income (dollars)l ..
With Supplemental Security lncorne .. . . . ..
Mean Supplemental Security lncorne
(dollars)t
With public assistance ancome .
Mean public assistance income (dollars)l
With retirement irrcome .
Mean retirernent income (dollars)l.... .. .
Families
Less than $10,000.
$10,0@ to $14,999.
$15,000 to $24,99o.
$25,000 to $34,999.
$35,0@ to $49,9s9.
$50,000 to $74,999.
$75,000 to $99,999.
$100,mO to $149,9{x).
$150,000 to $199,999.
$200,000 or rnore .
Median family income (dollars).
Per capita income (dollars)l
Median eamings (dollarc) :
Male fulFtime, year+ound workers.
Female full-tirne, year-round workers .. . . ..
,1,649
't,o73
937
1,740
1,650
2,O78
2,218
991
636
187
139
37,869
7,979
43,501
4,250
12,733
396
7,904
418
2,735
3,418
22,'.t19
7,623
335
351
931
1,112
1,449
1,826
834
514
't61
110
45,415
37,210
25.831
22,211
Subject
poverty
level
Number
belot,v
21,502
11,711
11,647
10,865
782
6.7
64
9,791
10,966
5.548
5,548
5,1 79
1,256
785
10,865
406
1,146
1,127
201
1,232
584
258
392
10,626
7,307
1,222
130
575
357
1,035
26.O
3,623
1,990
2,354
162
1,422
1,314
867
1,989
'1,379
572
712
6,956
2,O72
1,766
71
100.0
68.8
11 .5
1.2
5.4
3.4
9.7
(x)
100.0
12.7
5.3
6.6
3.6
13.1
12.1
33.3
18.3
21.7
1.5
3.7
10.5
10.4
1.8
11 .3
5.4
2.4
8.0
18.3
64.0
19.1
16.3
0.7
POVERW STATUS IN 1999
With related children under 18 years. . . .. . . .
Wth related children under 5 years.......
Families wilh fumale householder, no
husband present...
With related children under 18 years. . . . .. . .
With related children under 5 years.......
lndividuals.....
18 years and over. ....... ...
65 years and over.
Related children under 18 years ......
Related children 5 to 17 years . .,...
Unrelated individuals '15 years and over
Families .. ..
2,899
2,039
329
818
613
1,255
548
448
173
263
255
98
U.5. Census Bur€au
Percent
100.0
54.5
54.2
50.5
3.6
(x)
0.3
45.5
100.0
50.6
50.6
47.2
100.0
62.5
o
o
o
o
o Table DP-4. Profile of Selected Housing Characteristics: 2OOO
Ceographic area: Jefferson County, Washington
lData based on a sample. For information on confidentiality protection, sampling error, nonsampling error, and definitions, see text]
Subject
Total housing units.
UNITS IN STRUCTURE
1 -unit, detached . .
1-unit, attached ..
2 units . .
3or4units......
5to9units......
10 to 19 units. . . .
20 or more unats .
Mobile home. . ...
Boat, RV van, etc
YEAR STRUCTURE BUILT
1999 to March 2000 .. ... . .
1995 to 1998
1990 to 1994
1980 to 1989
1970 to 1979
1960 to 1969
1940 to 1959
1939 or earlier
ROOMS
'I room.. ... - ...
2rooms-.......
3rooms........
4rooms........
5rooms........
6rooms.....-..
7rooms........
8r@ms........
I or more rooms
Median (rooms).
Occupied housing units ......... ...
YEAR HOUSEHOLDER XIOVED INTO UN]T
1 999 to March 2000 . . .
1995 to 1998
1990 to 1994
1980 lo 1989
1970 to 1979
1969 or earlier
HOUSE HEATING FUEL
Utility gas
Botiled, tank, or LP gas.
Electicity.
Fuel oil, kerosene, etc -.
Coal or coke.
Wood...
Solar energy.
Other fuel
No fuel used.
SELECTED CHARACTERISTICS
Lacking complete plumbing facilities
Lacking complete kitchen facilities. .
No telephone service .
-Represents zero or rounds lo zero. (X) Not applicable.
Source: U.S. Bureau of the Census, Census 2000.
100.0
Percent
100.0
1.5
12.9
24.5
21.8
23.3
13.2
2.7
0.3
(x)
58.9
o.7
2.3
6.5
16.7
21.O
7.8
3.8
(x)
41.1
(x)
35.2
18.1
11.4
9.3
5.9
19.3
0.8
100.0
5.9
5.4
17.3
32.6
17.O
7.8
1.8
12.1
(x)
2
5
3
97
1
1
14.5
8.8
10.9
9.4
10.2
32.3
13.9
Number Percenl Subject Number
14,14
10,181
252
249
216
150
136
366
2,177
417
11,645
208
162
273
400
1.717
2,203
2,697
3,113
1,007
1,368
't,639
599
815
1,258
2,239
3,448
2,758
1,445
888
694
5.1
620
3,702
4,672
2,651
2,231
3,568
2,423
2,038
947
438
41
1,926
6,412
901
2,157
1'l
180
17
100.0
72.0
'1.8
1.8
1.5
'l .1
1.0
2.6
15.4
2.9
100.0
2.8
12.1
15.6
19.1
22.0
7.1
9.7
1'l .6
4.2
5.8
8.9
15.8
24.4
19.5
10.2
6.3
4.9
(x)
5.3
31.8
40.1
22.8
19.2
30.6
20.8
17.5
8.1
3.8
0.4
16.5
55.1
7.7
18.5
0.1
1.5
0.1
OCCUPANTS PER ROOM
Occupied housing units
1.00 or less.
1.01 to 1.50
1.51 or more.
Specifi ed owneroccupied units.
IUIORTGAGE STATUS AND SELECTED
MONTHLY OWNER COSTS
vvith a mortgage
Less than $300 ...
$300 to $499
$500 to $699
$700 to $999
$1,000 to $1,499..
$1 ,500 to $1,999 . .
$2,000 or more ...
Median (dollars).
Not mortgaged.
Median (dollars).
SELECTEO MONTHLY OWNER COSTS
ASA PERCENTAGE OF HOUSEHOLD
tNcoxtE tN 1999
Less than 15.0 percent.
15.0 to 19.9 percent .
20.0 to 24.9 percent .
25.0 to 29.9 percent .
30.0 to 34.9 percenl .
35.0 percent or more .
Not compuled.
Specified renteroccupied unlts
GROSS RENT
Less than $200 ...
$200 to $299
$300 to $499
$500 to $749
$750 to $999
$1 .000 to $1.499 . .
$1,500 or more . . .
Nocashrent.....
Median (dollars).
GROSS RENT AS A PERCENTAGE OF
HOUSEHOLD INCOME IN 1999
Less than 15.0 percent.
15.0 to 19.9 percent.
20.0 to 24.9 percent .
25.0 to 29.9 percent .
30.0 to 34.9 percent .
35.0 percent or more .
Nol computed.
VALUE
Less than $50,000. .
$50,000 to $99,999. . .
$100,000 to $149,999.
$150,000 to $199,999.
$200,000 to $299,999.
$300,000 to $499,999.
$500,000 to $999,999.
$1.000,000 or more. . .
Median (dollars).. ....
11,645
11,321
174
150
92
813
1,545
1,371
1,465
829
168
.16
171,900
2,706
160
147
468
883
459
212
50
327
595
393
239
294
255
275
873
377
6,299
3.71'l
45
't45
412
1.O52
1,323
494
240
1,O71
2,588
352
2.2',17
1,137
718
587
374
1,216
50
4
U.5. Census Bureau
None
1...
2 ...
'1.8
1.4
2.3
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F''BEA
lL l"} tr Ol t(olY)rUC.L\AllSlS
BEA: BEARFACTS 1997 -2007 Page I of2
llureau ol' Econontic Analr sis $
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Home About BEA National International Rcgronal Industry Glossary FAQS
Home > Reoional Economic Accounts > BEARFACTS > Local Area BEARFACTS > BEARFACTS 1997 - 2007 Search
BEARFACTS 1997 - 2007
Regional Econonric Accounts
- Jefferson, Washington (53O31)
Jefferson is one of 39 counties in Washington. It is not part of a Metropolitan Area.
Its 2007 pooulation of 29,159 ranked 27th in the state.
PER CAPITA PERSONAL INCOME
ln 2OO7 Jefferson had a per capita personal income (PCPI) of $41,546. This PCPI
ranked 3rd in the state and was 101 percent ofthe state average, $41,203, and
108 percent of the national average, $38,615. The 2007 PCPI reflected an
increase of 6.9 percent from 2006. The 2006-2007 state change was 6.6
percent and the national change was 4.9 percent. ln 1997 the PCPI of Jefferson
was $24,443 and ranked 6th in the state. The 1997-2007 average annual
growth rate of PCPI was 5.4 percent. The average annual growth rate for the
state was 4.5 percent and for the nation was 4.3 percent.
TOTAL PERSONAL INCOME
ln 2007 Jefferson had a total personal income (TPI) of $1,211,435*. This TPI
ranked 22ndin the state and accounted for 0.5 percent ofthe state total. In
1997 the TPI of lefferson was $608,572* and ranked 27th in the state. The
2007 TPI reflected an increase of 7.5 percent from 2006. The 2006-2007 state
change was 8.1 percent and the national change was 6.0 percent. The 1997-
2007 average annual growth rate ofTPI was 7.1 percent. The average annual
growth rate for the state was 5.9 percent and for the nation was 5.4 percent.
COMPONENTS OF TOTAL PERSONAL INCOME
Total personal income includes net earnings by place of residence; dividends,
interest. and rent; and personal current transfer receigts received by the
residents of Jefferson. In 2007 net earnings accounted for 44.8 percent of TPI
(compared with 48.7 in L997); dividends, interest, and rent were 36.0 percent
(compared with 32.3 in 1997); and personal currenttransfer receipts were 19.1
percent (compared with 19.0 in 1997). From 2006 to 2OO7 net earnings
increased 2.7 percent; dividends, interest, and rent increased 14.0 percent; and
personal current transfer receipts increased 7.7 percent. From 1997 to 2007 net
earnings increased on average 6.3 percent each year; dividends, interest, and
rent increased on average 8.3 percent; and personal current transfer receipts
increased on average 7.2 percent.
EARNINGS BY PLACE OF WORK
Earnings of persons employed in Jefferson increased from $438,429* in 2006 to
$446,221* in2OO7, an increase of 1.8 percent. The 2006-2007 state change
was 7.0 percent and the national change was 4.9 percent. The average annual
growth rate from the 1997 estimate of $237,046* to the 2007 estimate was 6.5
percent. The average annual growth rate for the state was 5.8 percent and for
the nation was 5.4 percent.
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*Note: All income estimates with the exception of PCPI are in thousands of
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Censtats Database Page I of2
2007 ZIP Code Business Patterns (NAICS) cenStats
98320
BRII\iNON, WA
c Without noise flag ta With noise flag
To see a different year, select one I rood G"I
100-
249
250-
499
0 0
r000
or
more
0
hidden T 1 I r
Totals for ZIP Code 98320
umber of establishments:29
March12 Ifor
in $l 000:313
in $1,000: 1,618
Number of Establishments by
class
Industry
Code
me=hiddelr
Detail
1 0ItVpe=hidden
Detail
I
1 I ----
Forestry,
fishing, hunting,
and agricultur
4 1 0 0Itype=hidden
Detail I
23----Construction 5 0
J 0 0 0 0Itype=hidden
Detail 3 I ----Manufacturing J
Detail
ftVRe=hidden 44---Retail trade 1 0 0 0 0 0 0
1-
4
5-
9
10-
19
20 5 4
Industry Code
Description
TotaI
Estabs
Total 29
20-
49
50-
99
0 0
<n/l
999
0
I 0 0 0 0 0 0 0
0 0 0 0
0 0 0 0
5 2 2
http ://censtats.census. gov/cgi-bin/ zbpnaic I zbpsect.pl? Zip:98 3 20
0
91r712009
U.S. Census Bureau
ItyRe=hidOen
Detail
53----Real estate &
rental & leasing I
IEducational
services
Censtats Database Page2 of2
Detail
ItyOe=hidden
Detail I
6l----
Itype=hrdden Save as text file.
ItVpe=hidOen Save as csv file.
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&.:
0
0
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0
0 0
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0 0
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Health care and
social assistance
hidden
Arts,
entertainment &
recreation
type=hidden 7l 1 0 0 I 0 0 0 0 0 0
11 lla..o*-odation''----ll & food services
lrpe=hidden
Detail
7 5 I 0 0 0 0 0 0
il
Other services
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http ://censtats.census. gov/c gi-bin/ zbpnaic I zbpsect.pl?Zip:983 20 91t7t2009
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ZlPskinny demographic infoutration for 98320 - BRINNON WASHINGTON
!Found: 1,248 Job listings ln Your City!
Job; Pay $17-$75+ Per Hour. Sign-on Bonus, Benefits, and More
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L@UobStation.@m Feedbad( - Ads bv Go@le
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Age
for 98320
about
ZlPskinny
General lnformauon:
Latitude: 47.705616
Longitude: -122.928682
Population: 1 197
Density: 13
(p@ple per squde land mile)
Housing Units: 1178
Land Area: 92.04 sq. mi.
Water Area: 0.01 sq. mi.
the skinng on:
98320
(BRTNNON WA)
Social lndicatorc Economic lndicatoE
Educational Achievement: Marital Status: Household lncome Occupation
(ammg people 25 yees d dclq) (am@g p@do 15 yo*s q oldq) <$10,000 1 1.5% (aflwtg employed p6sr,ns ovq 16)
Less lhan 9th grade: 2.5% Never manied: 12.9% $10,00G$14,999 12.8% Mgt./professional 21.2o/o
9ttF12th grade (nongrad):16.6% Married: 61.9% $15,fin-$24,999 18.9olo Service 23.1%
High school graduale: 33.3% Separated: 1.3% $2S,OOG$34,999 20.1% Sates/Office 23.4o/o
Some college: 25.1% Wdowed: 7.9Yo $5,00G,$49,999 16.3% Farm/Fishing/Forestry 7.2o/o
Associate degree: 5.5o/o Divorced: 16o/o $50,00G.$74,999 10.1% Constructior/Extraclior/Maint. 12.9o/oBachelorsdegree: 12.7oh stability/NewcomerAppeal: $75,000-$99,999 5.6% production/Transportation 11.60/0
Graduate/professional: 4.4% Same home 5+ years: 63.4% $10O,OOG.$149,999 2.g% UnemploymenUpoverty
High school orhigher: 81ok seiatandscomicindicatus $150,000-$199,999 1.6% Unemployed 4.2o/o
Bacfielorsorhigher: 17.1o/o baedon20ooCensussampladala. $20O,OOO+ 0.3% BelowPovertyLine 13.6o/o
G@n = Above u.s. Avg Red . Betow U.S. AW Median Household lncome: $2g,167Red bkg. = Ab@a U.S. Avg Gteen bk9. = Below U.S. Avg
demographics:
Race
HispanicJl atino: 1.9o/oWhite': 9O.1o/oBlack': 0.3olo
i,lative American': 2o/oAsian': 0.6%
Hawaiian/Pacific lslander': 0.2%Other': 0.9%Multiracial': 4.4Yo
' Doos not indudo idivicluals
in lhis t*ial grNp
who identify as HispanidLatino.
h^-i^:-a^
Female
% of Females c/6 of All
6.8% 3.3%10.4o/o 5o/o3.1% ',t.So/o
8.1o/o 3.9%
'17.70/o 8.5%
'15.60/o 7.5%
18.9% 9.1o/o
14.2o/o 6.0%5.2% 2.5o/o
Female: 18.2%
53.3 yrs.
0-9 years:
10-19 years:
20-29 years:
30-39 years:
40-49 years:
5O-59 years:
60{9 years:
70-79 years:
8Ol years:
All Ages:
Median Ages:
Male
% of Males %ol Nl
6o/o 3.1o/o10.8% 5.6%3.9o/o 2o/o
8.1o/o 4.2o/o
'16.5o/o 8.5o/o
15o/o 7.8o/o
19.2o/o 9.9o/o
13.9Yo 7.2o/o
6.8% 3.5o/o
Male: 51.8Yc
52.8 yrs.
Bookmark
this page
E6B
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F EEGI
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dEE T.
SEY'
Both
%ot All
6.3o/o
10.6%
3.5%
8.1o/o
17Vo
15.3o/o
19o/o
14o/o
60/o
53.1 yrs.
View Jobs Nowl
)I
http ://zipskinny. com/index.php?zip :98320
t.!:tJ ^ r.,i/-^a
919/2009
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Z[Pskinny demographic information for 98320 - BRINNON WASHINGTON
about 98320 for 98320 with other ZlPs in 98320 98320 for 98320 ZlPskinny
Page 2 of2
hff;p.' / / zip skinny. com/index.php?zip :g 8320 9t9/2009
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Brinnon, WA demographic data, home prices, neighborhoods, population counts, crime st... Page I of 3
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l9q""t4!,Zip Code or CiW, State tffid
Home Values Local lnfo Find a Pro
Brinnon, WA Local Overview
Homs Values I For Sale I Lcal Schools I Employment I Demographics I Weather I Crime
Brinnon, WA Home Values
Hom6 Value Trending I What's This
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AUG SEP OCT XOV OTC JAII FE! '{AR APR lliAY JUII JUL
xo.ttl|
Hom€ Data (as ofJuly )
Modian Sales Price:$232,300 +29% (from l6t month)
Number of Sales:23
Seabeck
Lilliwaup
QuilceneReeot Saleg Homes For Sale
Recently Sold Homes
Address
Silverdale
Bremerton S250,000
Sales Pric€Salo Date Bed/Bath Sq. Ft.
80 River Rd
Brinnon, WA 98320
$130,800 07na09 2n 1740
651 Salmon St
Brinnon. \1./A 98320
324
30 Elk Dr
Brinnon. WA 98320
s20,000 06/16rc9 2l 480
4'l KiU Dr
Ednno, WA 98320
$s2,000 05/14/09 672
'ln Non-Disclosure Stales sle prices may be an estimate of lhe actual sale price and may nol reiect
the exact sle amount. Non-Di$losure Stales:AK. lO, lN, KS. LA, MS. MO, MT, NM, ND, SD. TN,
TX, UT,
$24.000
Contact a local
Real Estate Agent
Cathy Strcng
Prudenlial NW Real Estate
22580 NE State Rode 3
B€fair, WA 98528
(36,0127s477
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@
0
@
YOUR RESUTE
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ftINIL
o
OAgMi@ei 6Fdb O m9NAVEQ OANO
Brinnon Demographics
Population (6timate): 1,458
sItRT lutt0tx0
http : //www. epprai sal. com/brinnon-wa. mvc
Brinnoo, WA Recent Saleg
9/912009
07/16&9 I
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Brinnon, WA demographic data, home prices, neighborhoods, population counts, crim,e st... Page 2 of 3
ww.G&LytEs.comvv ra" uy Google lredian Age (county):42.6
Families with Children:69.3%
Elqrst ry Middle Scondary l,ledian Household lncme
(county):$38.667 lear
Selected Brin non Schools
Sch@l Name Sch@l Type Grades
Public Population
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exactly what you want today,
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Brinnon Elementary School
Dstrict Brinnon Sch@l Oistrict
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Local Jobs
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Zip In the US: Age, Race, Income
Level
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segmentation.
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YY ra. ryC,oogk
Brinnon Walk Score
iir .r'.:ii' i' ' '' " viett bi,'er map
29 @t of 100 - Car-D€pendent
crecery: Brinnon Gstral Store 1 mi
Restau.anti: Halfrtray House Restauranqfu Pk
coffs: Turies Seabeck Espresso 4.3 mi
Barc: Geoduck Restaurant Lounge .3 mr
tlovl6: Kitsap Mall Cinema 9.7 mi
other Brinnon Elementary School 1 mi
Get your s@re at walkscore.com.
@2008 Eduction.m, lrrc. Use is subrect to Tems ot
Servie
Lrcation
Vetsans AffaiB: Veterans Health
Admini3tration PDgram Suppon Assistant Bmerton, WA
merchsndising Solutkm3 Group,
lnc.Merchandiser - Labels Poulsbo, WA
Hmeland Seurity: lmmigration
and Cu3toms Enforcemont lnvestigative Assistant Oa Seattle, WA
Expro33 Employment Profesionals Administrative assistani
Bahbridge
lsland, WA
Homoland Ssurity: Transportation li'lasler Transportatiq Security Officer
Scurity Admlnistration Coordinalion Center Sv F Band Sea
rru"uy ffi""6
Brinnon Weather
Average Temp in January: 37.2 degrees 70
58Average Temp in July: 59.2 degrees
Avsage Snowfall:1 1.4 irches
Average Preipitalion:16.1 irches
Average Sunny Days:47
Seattle, WA
F 3tt
22
t *t*rr f,*"' $ sn,Y.tr #+d &'
Crime Risk
130
c
-.3 to.
so878qi
Xr.
$,.!
Pe@nal
Crime:
15 42.6 35
Property
Crlme:15 71 121
r ERltlXOr{ r CouftV
. lf.rhlngton
PtBon.l Crim. Pro9.r{y Cd6.
Brinntr. WA had a personal 6ime rate of 15 per
10.000 residents and 15 property simes per
10.OO0 residenE. Jefferson County had a higher
personal cime rate and a higher property sime
Ete. while Washinqton had a higher personal
sime rate and I higher property sime rate lhan
Brinnon. WA. A personal crime rale is a crime
that is acled upon a peM[. A property trime is a
crime lhal is an sct on qre's peMnal property
such as a burglary or destruciion o{ property.
of Use
&
http ://www. eppraisal. com/brinnon-wa. mvc 9/912009
Brinnon, WA demographic data, home prices,-qeighborhoods, population counts, crime st... Page 3 of 3
Crime stalistiG are derived from the 2000 U.S.
Census Mich is lhe mosl curent survey of this
infomation.
Brinnon Real Estate Directory
Raal E3tats Agont
Michelle RRoethls
Addr6s: , WA 98528
Phono: (360) 649- l 195 Cell Phon€:3606491 195
Are you a real estate profe$ional?
Join our dirrctory. lt's FREEI
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HomeValueslAboutuslContactuslHelplSloglRealEstateWidgetslAPllPrcfessionalRealEstateDirectory
http ://www. eppraisal.com/brinnon-wa.mvc 919/2009
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98320 Zip Code (Brinnon, Washington) Detailed Profile - residents and real estate info Page 1 of 17
98320 Zip Gode Detailed Profile
Ads bv Gooole Back to All US cities.
Demograohic Projections City: Brinnon. WA
2009 I 2014 U.S. demographic Jefferson County. WA
projections down to the Block Zip code population (2000): 1,197Level Estimated zip code population in 2007: 1,313
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Find Plxe
State
I*^E
Profiles Brinnon, WA (98320)
houses, apartments,
residents, cars, jobs...
Recent Home Sales
Address:
State ZiP
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Registered Sex Offenders - Protect Your Child. Find Out Now if A Sex Offender
Lives in Your Area. - rrww.RegisteredOffenderslist.Org
Unit
Rh,.r.n
http ://www.city-data.co m/ zipsl 98320.html 91912009
City-Data.com
'r. Get Estinrate
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98320 Zip Code (Brinnon, Washington) Detailed Profile - residents and real estate info Page2 of 17
Homc Sales ln Zp Code 98320
Ce
s260,000
Corrd
lJdrt SdGc
gtQuaG
IE
$a0.00o y*bpn1o
eh.
Q2030203
2004
02 00
2006
@03 02
2005 2007
Max Price
2008 200s ree@
General Map Google Map MSN Map
I
1
Prioritization: te Sale Date r Distance
Recent home sales. real estate maps. and home value estimator for zip code
98320
Houses and
condos:1,178
Renter-occupied
apartments: 67
% of renters here:D12o/o
State:35o/o
http ://www.city-data.co m/ zipsl 98320.htm1 9/9/2009
Min Price (optional)
I
Get RecentHome'Sates
cit
126'U 115'!t
98320 Zip Code (Brinnon, Washington) Detailed Profile - residents and real estate info Page 3 of 17
2008 cost of living index in zip code 98320: 90.7 (less than average, U.S. average
is 100)
Land area: 92.0 sq. mi.
Water area: 0.0 sq. mi.
Population density: 14 people per square mile [ (very low).
Estimate of real estate property taxes paid for housing units in 2007:
This zipcode: n 1.2%($eozl
1.6% ($1,91s)Washington:
Profiles of local businesses:
lnspeclor Wendy's Residential and Commerdal lnspections
List your B&M business here for free. Over a million visitors/week. Get a huoe
advantage over your competition
Males:620 m(51.8%)
Females: 577
-
(48.2o/o)
.lle io/t
(l!!
qn*hn
tfrliil! tdan&r
)-..*..
@
Recent posts about zip code 98320 area on our local forum with over 600,000
registered users:
. -. Vacation cottage/cabin in Olympic peninsula? (plus birding''' sites) (110 replies)
r.-- Washington food that people "must try" (45 replies)
{-; Earthquake in Aberdeen? (5 replies)
100% rural population.
Estimated median house/condo value in 20O7: $202,30198320:
-$202,301
Washington: m$300,800
According to our research of public records there were no registered sex
offenders living in this zip code in eady 2A07.
Median resident age: m 53.1 years
Washington median age: re 35.3 years
Average household size:
This zip code: E 2.1 people
Reces in Zip Code 98320
http ://www. city-data.co m/ zipsl 98320.htm1 9/9t2009
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98320 Zip Code (Brinnon, Washington) Detailed Profile - residents and realestate info Page 4 of 17
Washington: rc2.Speople
Averages for the 2004 tax year for zip code 98320, filed in 2005:
Average Adjusted Gross lncome (AGl) in 2004; $39,355 (lndividual
lncome Tax Returns)
Here:
-$39,355
State:$il,331
Salary/wage: $27 ,071 (reported on 57 .9o/o of returns)
Here:
-$27,071
State:$4s,761
(% of AGI for various income ranges: 103.7Yo for AGls
below $10k, 41.1o/o tor AGls $10k-25k, 52.6% for AGls
$25k-50k, 43.4o/o for AGls $50k-75k, 43.8o/o for AGls $75k-
'100k, 19.5% forAGls over 100k)
Taxable interest for individuals : $2,324 (reported on 57 .2o/o of returns)
This zip code:$2,324
Washington: m$2,110
(% of AGI for various income ranges: 18.6% for AGls
below $10k, 4.7Yolor AGls $10k-25k,2.60/o forAGls $25k-
fik,2.3Yo for AGls $50k-75k, 2.8% for AGls $75k-100k,
3.6% for AGls over 100k)
Taxable dividends: $3,250 (reported on 30.7o/o of returns)
Here:
-$3,250
State:$s,879
(% of AGI for various income ranges: 17.7o/o tor AGls
below $10k, 2.07o for AGls $10k-25k, 2.OYo for AGls $25k-
fik,2.2% for AGls $50k-75k, 1.9% for AGls $75k-100k,
3.Oo/otor AGls over 100k)
Net capital gain/loss: +$10,444 (reported on28.2% of retums)
Here:
-+$10,444
State:+$15,835
(% of AGI for various income ranges: -9.9% for AGls below
$10k, -0.8% for AGls $10k-25k, -O.4o/o Ior AGls $25k-50k,
1.7% for AGls $50k-75k, 2.7o/o tor AGls $75k-1 00k, 26.2%
for AGls over 100k)
ProfiUloss from business: +$6,284 (reported on 20.4o/o of returns)
Here: n+$6,284
State:+$13,994
(o/o of AGI for various income ranges: -1O.9% for AGls
below $'10k, 1 3.3% for AGls $10k-25k, 3.9% for AGls
$25k-50k, '1.2% for AGls $50k-75k, 4.1o/o tor AGls $75k-
100k)
IRA payment deduction: $2,250 (reported on 2.2o/o of returns)98320: E$2,250
Washington $3,001
Total itemized deductions: $18,531 (2oh of AGl, reported on 33.1% of
returns)
Here:$18,531state:re$19,669
(% of AGI for various income ranges: 15.5% for AGls $10k-
25k, 15.8o/o for AGls $25k-50k, '15.'l% for AGls $50k-75k,
18.4o/olor AGls $75k-100k, 14.6%Ior AGls over 100k)
Charity contributions deductions: $2,039 (3.0% of AGl, reported on
23.9o/o of retums)Here: n$2,039
http ://www. city-data.co m/ zips/ 98320.htm1 91912009
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98320 Zip Code (Brinnon, Washington).Detailed Profile - residents and real estate info Page 5 of 17
Washington:$3,569
Here:
-3.0oloof
AGI
State:3.5% of AGI
(% of AGI for various income ranges: 1.5% for AGls $10k-
25k, O.7o/o for AGls $25k-50k, 1.0% for AGls $50k-75k,
2.8% for AGls $75k-100k, 0.7% for AGls over 100k)
Total tax: $5,222 (reported on 74.2o/o of retums)
98320:
-
$5,222
State;$9,065
(% of AGI for various income ranges: 3.7o/olor AGls below
$10k, 4.7% for AGls $10k-25k, 6.9% for AGls $25k-50k,
9.5% for AGls $50k-75k, 10.8olo for AGls $75k-100k,
14.5% for AGls over 100k)
Eamed incomecredit $1,542 (reported on11.0o/o of returns)
Here:
State:
$1,542
$1,607
(% of AGI for various income ranges: '10.2% for AGls
below $10k, 2.4o/otor AGls $'10k-25k)
Percentage of individuals using paid preparers for their 2004 taxes:
52.SYo
Here:53o/ostate:re49%
(% for various income Enges: 45.4o/o lor AGls below $10k,
zt4.Oolo for AGIs $10k-25k, 57.1o/ofor AGls $25k-50k,
59.4% for AGls $50k-75k, 63.8% for AGls $75k-100k,
67 .7o/o tor AGls over 100k)
Estimated median household income in2007: $34,206
This zip code:
-
$34,206
Washington:$5s,s91
Nearest zip codes: 98380, 98376, 9831 5, 98555,
98383, 98312.
Percentage of family households:
This zip code:64.4%
Wholestate:
-66.0%
Percentage of households with unmanied partners:
Thiszipcode:
-5.7%
\flholestate: re6.1%
Likely homosexual households (counted as se/f-
repoded same-sex unmanied-paftner households)
. Lesbian couples: 0.3% of all households. Gay men: 0.3% of all households
Housing units in zip code 98320 with a mortgage: 141 1r.1
(5 second mortgage, 7 home equity loan, 0 both second mortgage and home equity loan)
Houses without a mortgage: 194
Median monthly owner costs for units with a mortgage: $1,005
Median monthly owner costs for units without a mortgage: $335
Residents with income below the poverty level in 2007:
http://www. city-data.co ml zipsl 98320.htm1 91912009
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98320 Zip Code (Brinnon, Washington) Detailed Profile - residents and real estate info Page 6 of 17
Thiszipcode:-14.6%
wholestate: ,n11.40/0
Residents with income below 50% of the poverty level in 2007:
Thiszipcode: X5.3olo
\{hole state:5.1Yo
Median number of rooms in houses and condos:
Here:
-4.7
State:-6.3
Median number of rooms in apartmentsHere:-4.2
State:re3.9
Notable locations in this zip code not listed on our city
pages:
Notable locations in zip code 98320:
Tunnel Creek Shelter (A), Camp Collins
(B), Camp Parsons (C), Mount Jupiter
Lookout (D), Conigenda Guard Station (E),
Gamm Creek Camp (F). Display/hide their
locations on the map
Lakes: Jupiter Lakes (A), Harrison Lake
(B). Disolay/hide their locations on the map
177 -C'\
Click to draw/clear zip code borders
Zip code 98320 WA average
. 1999 to March 2000:
23. 1995 to 1998: '111
. 1990 to 1994: 121. 1980 to 1989:294. 1970 to 1979:325. 1960 to 1969: 164. 1950 to 1959:95. 1940 to 1949: 18. 1939 or earlier: 26
Year house built:
http ://www. city-data.co rnl zipsl 98320.htmI 919/2009
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98320 Zip Code (Brinnon, Washington) Detailed Profile - residents and real estate info PageT of 17
Bedrooms in owner-occupied houses in Brinnon, WA (98320):. no bedroom: 14. 1 bedrooms: 102. 2 bedrooms:237. 3 bedrooms: 128. 4 bedrooms:2't. 5 or more
bedrooms: 9
e bedr@m
housing units:. no bedroom: 5. 1 bedrooms: 9. 2 bedrooms: 40. 3 bedrooms: 13. 4 bedrooms: 0. 5 or more
bedrooms: 0
houses/condos:
m bodr@m thee
b€ia@ms
o no vehicle: 16. 1 vehicle:142. 2 vehicles: 207. 3vehicles:118. 4 vehicles: 21. 5 or more vehicles:
7
bcd@ft red@ms
. no vehicle: 4. 1 vehicle: 38. 2 vehicles: 19. 3 vehicles: 6. 4 vehicles: 0. 5 or more vehicles:
0
iorr l1ve'ged.oor.s bedrnoms
lhee
chicbs
m Ehiclr on6 whicle tqo whicbs
http ://www. city-data.co m/ zipsl 98320.html 91912009
4"
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98320 Zip Code (Brinnon, Washington) Detailed Profile - residents and real estate info Page 8 of l7
two Eddes
Estimate of home value of owner-occupied houses/condos
in 2007 in zip code 98320:. Less than $10,000: 3. $'10,000 to $14,999: 'l
. $'15,000 to $19,999: 1. $25,000 to $29,999: 2. $30,000 to $34,999: 5. $35,000 to $39,999: 5. $40,000 to $49,999: 7. $50,000 to $59,999: 3. $60,0001o $69,999: 10. $70,000 to $79,999: 16. $80,000 to $89,999: 16. $90,000 to $99,999: 21. $100,000 to $124,999: 54. $125,000 to $149,999: 70. $150,000 to $174,999: 41. $175,000 to $199,999: 23. $200,000 to $249,999: 59. $250,000 to $299,999: 44. $300,000 to $399,999: 47. $400,000 to $499,999: 47. $500,000 to $749,999: 57. $750,000 to $999,999: 16. $'1,000,000 or more: 14
Rent paid by renters in2007 in zip code 98320:. $200 to $249: 3. $250 to $299: 1. $300 to $349: 8. $350 to $399:7. $400 to $449: 'l
. $450 to $499:3. $500 to $549:4. $550 to $599: 2. $650 to $699:2. No cash rent: 14
Median price asked for vacant for-sale houses and condos in20O7:. $194,156.
http ://www.city-data.co ml zipsl 98320.htmI 9t9t2009
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State:
98320 Zip Code (Brinnon, Washington) Detailed Profile - residents and real estate info Page 9 of 17
Estimated median house (or condo) value in 2007 for:. VVhite Non-Hispanic householders: $232,797. American lndian orAlaska Native householders: $331,486. Asian householders: $378,841. Some other race householders: $85,239. Two or more races householders: $260,453
Estimated median house or condo value in 2007: $193,719 (it was $106,800 in 2000)
98320:
-$193,719
Washington: m$300,800
Lower value quartile - upper value quartile: $1 15,403 - $433,386
Mean price in 2007:
Detached houses: $324,292
Here:
-$324,292
state:re$389,314
Toarnhouses or other attached units: $652,699
Here:
-$652,699
state: m$335,498
ln 2-unit structures: $183,581
Here: n$183,581
State:$3s7,000
Mobile homes: $76,660
$76,660
$80,529
Occupied boats, RVs, vans, etc.: $27,955
Here: n$27,955state:-$62,453
'1, d{ached Mobile
Breakdown of mean house values by ages of hou*holders
Inere Istateaverage
171253.O
379402 4
28155r 3
1397o',t.2
http ://www.city-data. co m/ zipsl 98320.htm1 9/9t2009
Owners and renters by unit type in %
51 6
129
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98320 Zip Code (Brinnon, Washington) Detailed Profile - reside.uts and real estate info Page l0 of 17
Trlmi ffii rlmi iINi 'Iili ilffi,
. Mo6fd,Somes:2{?l,l 'i,':,f Tj:,y ";"'il' Tsvears}
. Boats, RVs, vans, etc.:62
time to work. Less than 5 minutes: 19. 5 to 9 minutes: 43. 10 to 14 minutes: 58. 15 to 19 minutes: 4'l. 20 to 24 minutes: 25. 25 to 29 minutes: 4. 30 to 34 minutes: 22. 35 to 39 minutes: 4. 40 to 44 minutes: 5
o 45 to 59 minutes: 18. 60 to 89 minutes: 49. 90 or more minutes: 28
Household type by relationship
Households: 1 ,1 94. ln family households: 961 (296 male householders, 78 female householders)
324 spouses, 210 children (196 natural, 0 adopted, 14 steprchildren), 15 grandchildren, 't 1
brothers or sisters, 6 parents, 4 other relatives, 17 non-relatives. ln nonfamily households:233 (113 male householders (92 living alone)), 89 female householders (81 living
alone)), 31 nonrelatives
Size of family households: 255 2-persons, 67 3-persons, 34 4-persons, 11 S-persons, 7 Gpersons.
Size of nonfamily households: 173 1-person, 27 2-persons, 2 4-persons.
tlode ol t ,,nrynatioti to w* in Zip Cado 9$2A
Dr@aa&F
Gla
Means of transportation to work. Drove a car alone: 231 (670/0). Carpooled: 57 (160/0). Bus or trolley bus: 2 ('l%). Walked:21(6Yo). Other means: 5 (1%). Worked at home: 31 (9%)
l?b*.d alrt
Crt drd
!----.
http ://www.city-data.co ml zips/ 98320.htm1 91912009
Percentage of zip code residents living and working in this county'.75.8o/o
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98320 Zip Code (Brinnon,. ffashington) Detailed Profile - residents and real estate info Page I 1 of 17
117 married couples with children.
53 single-parent households (22 men,31 women).
97.2% of residents of 98320 zip code speak English at home.
0.8% of residents speak Spanish at home (100% very well).
1.60/o ot residents speak other lndo-European language at home (100% very well).
O.4o/o of residents speak Asian or Pacific lsland language at home ('100% very well).
Foreign bom population:41 (3.4%)
(78.0% of them are naturalized citizens)
This zip code: I3.4%
Whole state:10.40/o
Most common places of birth for the foreign-born residents:
! rnis zip cooe I washington
,, . United Kingdom (10%). Sweden (5%)
,, . Austria (5%)
u
. Netherlands (5olo)
Caiada Gomany Other Un(cd S*eden Alslria Nethedards
30
Ca
Ge
otl
a
a
o
jL'l-
vearBflEiltry to? ffi"8 toreign-bom population
aver:rge
1995 to March 2000:
0
1990 to 1994: 0
1985 to 1989: 0
1980 to 1984: 5
1975 to 1979: 0
1970 to 1974:O
1970 to 1974:2
1965 to 1969: 34
Trqaor nrere
Uarch 2m0 1994
tl1r&&ta
'1970 lo
l97a
1965b B.l(c 1965
I 949
&.,
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First ancestries reported:
Races in Zip Code 98320
http ://www.city-data.co ml zipsl 98320.htm1 9t912009
98320 Zip Code (Brinnon, Washington) Detailed Profile - residents and real estate info Page 12 of 17
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German:184
English:152
United States orAmerican: 104
Other groups: 101
lrish: 94
Nonrvegian:84
French (except Basque): 51
Scottish: 37
Swedish:37
Scotch-lrish: 25
European: 23
Scandinavian: 18
Dutch:16
Danish: 15
Russian: 13
Swiss:'12
Finnish: 8
Romanian:8
Italian: 6
Czech:6
Polish:5
Yugoslavian:5
French Canadian:4
Welsh:4
Austrian: 2
Canadian:2
Lithuanian:2
Greek 2
Ukrainian: 2
West lndian (excluding Hispanic groups):; 2
Dutch West lndian: 2
http ://www. city-data. co ml zipsl 98320.htm1 919/2009
98320 Zip Code (Brinnon, Washington) Detailed Profile - residents and real estate info Page l3 of l7
Facitilies with environmental interests located in this zip code:. BRINNON ELEMENTARY (46 SCHOOLHOUSE ROAD in BRINNON, WA)
(National Center for Education Statistics) - STATE lD-2836
Organizations: BRINNON SCH DIST 046 (SCHOOL DISTRICT)
Median worth of mobile homes: $93,179
http ://www.city-data.co ml zipsl 98320.html 91912009
98320 Zip Code (Brinnon, Washington) Detailed Profile - residents and real estate info Page 14 of 17
Marital Status for Males [,.,t, *ot. ..,,.'
-
Widowed
n
I
Married.
rpouso presBnl
-
Naver manied
Age
Marltal Status for Females ! rtt.daa ruor
r
Widowed
n
Never maniad
Age
Housing units lacking complete plumbing facilities: 11%
Housing units lacking complete kitchen facilities: 10%
Most commonly used house heating fuel:. Electricity (49%). Wood (32%). Bottled, tank, or LP gas
(16Vo). Other fuel (1olo). Fuel oil, kerosene, etc. (1%)
adlhd.
tad( q LP
9.s (t6)a)
Place of birth for U.S.-born residents:
Divorced
Manied,
spouse absanl
I
Manied.
!eparalad
. This state: 633. Northeast: 47. Midwest 182
57
221
. sffilh:. West:
Eidnciq
(l9?d)
http ://www. city-data.co m/ zipsl 98320.htm1 91912009
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98320 Zip Code(Brinnon, Washington) Detailed Profile - residents and real estate info P-age 15 of 17
& ved in the same house 5 Years ago
.roUS€S, 36% lived in this countY.
Out of people who lived in different counties, 75% lived in Washington.
Population in 1990: 1,049. Population change in the 1990s: +148 (+14.1%).
Year Householders Moved lnto Unit:
150
Private vs.
Students in
Here: m
Washingtor
Students in
Here: s
Washingtor
Students in
Here: o lur![/s
Washington : reffir 1 5.7 o/tr1 990 lo
Educational Attainment
r98S
1970 to
,9?9
Les5 than
hrch sch@l
High sch@l
or equiv
Lo$ lhan 1
year cf
@lLgo
I or moE
yem of
collo96
degGe
Bacheloi's
degree
Maste/s
degee
Prcfess.
&hool
aleg€e
Ooclorde
degree
Associale
School Enrollment by Level of School
This zip code f]Washington avemge
http ://www. city-data.co m/ zipsl 98320.html 91912009
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98320 Zip Code (Brinnon, Washington) Detailed Profile - residents and real estate info Page l6 of 17
NuEeay.
Pes4hool
Gr.dc 1 lo
1
Grade 5 to
8
Grad6 9lc
12
Coilege
und€rErad pmiess6oal
75 yea6
Class of Workers
GGdrate or
Physically-
disabled females
2t to 6.1
yeaG
Top industries in this
zip code by the
number of
employees in 2005:
. Accommodation and
Food Services: Full-
Service Restaurants
(10-19 employees: 1
establishment, 5-9
employees: 1
establishment). Educational Services:
Fine Arts Schools (S9
(a:2)
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Colorado Stdt8'Unive#Tty - distEfireb graduate statistic courses MS degree and certificates - www.stat.cotostate.edu
Us Census Bureau - Search multiple engines at once for us census bureau - www.webcrawter.com
Location lntelligence - Show your data on our maps Access maps via the web. - tocationinret.com
Back to Brinnon. WA, Jefferson County. WA, Washington bigger cities, Washington smaller cities, Washington
smallest towns, All U.S. cities.
l-lzo Sensory-Ll disabled males
Sensory{isabled
bmales
Age and Sex of Sensory-Disabled
Residents (Noninstitutionalized)
,nM"t$BlYiq#"ql,gd*rJr. yI9[Il?BrS ove,
Agerhnd Sex of Mentally-Disabled
Residents (Noninstitutionalized)
5
. of Self-Care Disabled
Noninstitutionalized)
of Residents with
Disability (Noninst.)
E'home disabled
females
Age'bnd Sex of Go.Outside-Home
Disabled Residents
5 (Noninstitutionalized)
25
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Nndeqaden
Age and Sex of Physically-Disabled
Residents ( Noninstitutionalized)
(1-4:
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98320 Zip Code-(-Brinnon, Washington) Detailed Profile - residents and real estate info Page 17 of 17
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Recent home sales, price trends, and home value evaluator powered by
Onboard lnformatics
@ 2009 Onboard lnformatics. lnformation is deemed reliable but not
guaranteed.
City-data.com does not guarantee the accurary or timeliness of any
information on this site. Use at your own risk.
Some parts O 2003-2009 Advameg, lnc.
http ://www.city-data.co m/ zipsl 98320.htmI 9/9/2009
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98320 Zip Code in Brinnon, WA - Neighborhoods, Schools, Real Estate, Demographics a... Page 2 of 5
d{h
t:
Sign ln
Find Your
l.l€ighbqhood
Local Weath6r
re64.*p9m
Fq&,
High: 65'
Low: 52'
Zip Cod6 Profiler
Naighbofh@ds, Hom€ Values,
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98320 Zip Code Profile
Find Neighbothoods, Home values, Scnoo6, Demographics, Local Discussiorrs, Maps, & much more.
Welcome to BRINNON, WA 98320
Dea!-asr-aahiLE-sti.ms.ter
2OO9 I 2Ol4 U.S. demographic
estimates down to the Block Level
ww.GsLytiG.@m
98320 is a sparsely populated, rural zip
code in Brinnon, Washington. Median
houshold in@me here (S28,167) is
signifEnty lower than US aveEge
(956,604). The population is primarily
while, older, and mosuy manied couples.
The median age here is 53.1. There are
620 men and 577 women. The median age
for men is 52.8 while fror women the
median age is 53.3.
98320 Zip code is located in the Pacific
time zone at 48 degrees latitude (same
latitude as Bratislava, Slovakia) and -123
degrees longilude. lt has an average
Sex Offenders Registry
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Of Sexual Offenders in Your Area.
www. Reg ist€redOffende 6 Ust. Or9
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elevation of 431.91 feet above sea level.
$ Neighborhoods in Zip Code 98320
Noighborhood Link provides FREE neighborhood websites to over 35,000 neighbortoods,
HOAa, condo associations, and other local groups 8c.oss tho US. lf yout neighborhood
lsn't listed hsre yet, contact us and we'll set uP your 3lte right away!
Other nearby neighborhoods
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Find Your Neighborh@d
91912009
#frfury,
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htp : //www. nei ghborhoodlink. com/ zip / 98320 9/9/2009
98320 Zip Code in Brinnon, WA - Neighborhoods, Schools, Real Estate, Demographics a... Page 3 of 5
Real Estate & Home Values in Brinnon, WA
Average Home Value in 98320: S126,800 lnstant Home Value!
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distance graduate statistic courses MS
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Demographics
Total Population: l.'197
Whita Populatlon: 1,O88
Black Populadon: 3
Hbpanic Population:23
Asian Population: 7
Hawailan Populauon: 2
lndlan Population: 20
Male Population:620
Femalo Population:577
Medhn Age: 53.1
Msdian Ago of Male3: 52.8
Medhn Age o, Femal6: 53.3
Marital Status
Slnel.
lUd.d
SaearaLd
Dirord
flddd
700
Populaton
The Economics
Av€rag€ Houso Valuo: t126.8O0
Average Annual Hous.hold lncome: $38,006
Business6: 25
St le Zp Code
:Find Value! :
I
h.1*h
* Tiuaw.tom
Recent Home Value Searches
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Geography
Regiof,: \rvesl
Divlsion: Peifc
Stato: l,/ashingt6
County: Jefferson
City: Brinnon
Longitude: -122.9
Latitude:47.7
ElEvation: 432 fet above sa level
Area codo; 360
Average Age
t0 20 30 iao 60 a0 70 tO
Ags in Years
The Politics
Congrcsslonal District: 06
CongrGsional District Land Area: 6781.0
Sr Senator: Patty Mumy (O)
I
City
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98320 Zip Code in Brinnon, WA - Neighborhoods, Schools, Real Estate, Danographics a... Page 4 of 5
O 3H6R€f ,"!...
98320 Guide
Overvies
Neighborhoods
Real EstaE & Home
Values
DemogEphics
Geography
Ecorcmics
Schmls
Local Pic'tures
Sex Ofender lnfo
Map
Oiscussion Topics
Kingston WA
Polilic
Crime
Children
Lost Pets
Landscaping
Local Clubs
Casde JuggleB
zzz-Nothiflg-zzz
PSE Amateur Radio
Club
Queen Crty Yacht Club
Cascade Youth
Symphony
Cub Scouts Pack 467 -
Renton, WA
Highlands Golf Course
Cottage Lake Beach
Club
Meridian Firs I
Msidian Fic I
Green Seat8e
Partnership
Cub Scout Pack 544
More...
Nearby Zip Codes
98380
98376
98322
98378
98315
98383
Sex Offeodels
Brinnon Links
^d.b,ycoo8ls V V
http ://www.neighborhoodl ink. com/ zip I 983 20
t ^ak lln
91912009
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- 98320 Zip Code in Brinnon, WA - Neighborhoods, Schools, Real Estate, Demographics a... page 5 of 5 -
0197 -mNcaffi bk trc CLr rcmsark
http ://www. neighborhoodlink. com/z ip / 9 g320 9/9t2009
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Brinnon - Brinnon - Population overview Page I of2
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.<
POPULATION
Total population
Square miles (land)
Population per square mile
GENDER
Male
Female
AGE
15 or younger
L6-24
25-44
45-64
65+
Average age (years)
RACE AND ETHNICITY
White
Black or African American
PODUilTtlrpvrrclfucr
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WA US
Number Number
88,57 79.56
Searcn I
POPULATION OVERVIEW
Washington > All counties > Jefferson Countv > Brinnon
Brinnon, WA
Population 2OOO: 803
Square miles: 9.87
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Census DerEggFCE[[€ES Bxilcensus Data
BRINNON
Number
803
9.87
81.33
Number
421
382
Pct
52.4
47.6
Number
58
53
125
280
287
Pct
7.2
6.6
15.6
34.9
35.7
Number
53.62
Number
744
2
Pct
92.7
0.2
Pct
49.8
50.2
Pct
2t.3
13.9
30.8
22.8
tl.2
Number
35.91
Pct
81.8
3.2
PCt
49.t
50.9
Pct
2t.4
13.9
30.2
22.0
12.4
Number
36.22
Pct
75.t
t2.3
http ://www. epodunk. com/c gi-bin/poplnfo.php?loclndex:24689 9117t2009
-
fir&ry.mr
Brinnon - Brinnon - Population overview
American Indian and Alaska native
Asian
Native Hawaiian and other Pacific islander
Some other race
Two or more races
Hlspanic or Latino
Sources: U.S. Census Bureau. 2000 Census: ePodunk
More Brinnon data
Population
Education
Homeowner costs by county
Housino
Income
Marital status
Place of birth
Residence in 1995
Single men & single women. by county
Transoortation
Jefferson County demographics
Fastest-orowino counties in Washinoton
Search Birth, Marriage, and Death Records:
First Name:Last Name:
Page2 of2
1,5
0.6
0.2
1.0
3.7
2.0
1.6
5.5
0.4
3.9
3.6
7.5
0.9
3.6
0.1
5.5
2.4
12.5
30
16
Brinnon guides
Brinnon community profile
Business center
Genealogv ouide
Health services
Moving guide
Nonorofit resources
Politics
Sports & rec
Travel guide
cfi.'C'lDl
fit,iiln ri,rtt
-qej
L2
5
2
I
Notet Hispanic ethnicity is a separate data category from race. This numher
should not be added to race totals.
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Buiding Permits
2008 Building
Permits
Page I ofl
Annual New Privately-Owned Residential
Building Permits
Jefferson County, Washington ( 031)
lroo8l c"!
U.S. Census Bureau
Estimates with Im
Item Construction
cost
Construction
cost
Single Family l3 l3 30,747,759 105 105 25,460,275
Family
ive or More
l3 13 30,747,75 105 I 25,460,275
Browse
Browse
Browse
[N/A : Reported data not availablefor the time period]
Source: U.S. Bureau of the Census
Building Permit Estimates - U.S., State, and Metropolitan Areas Click this
Send as text file.
Send as csv file.
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I ldptng YN Nake Wonnd Dsctsonr
Page Last Modified:
http : //censtats. census. gov/c gi-bin/bldgprmt/bldgdi sp. pl 911712009
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Browse Ihree and Four
Family C C C 0 0 0
Browse 0 0 0 0 0 0
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Jefferson County, Washington detailed profile - houses, real estate, cost of living, wages, ... Page- l of l7
Jefferson County, Washington (WA)
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Real Estate in Ellercbu(g
Real Estate in Ellensburg,
Cle Elum and Roslyn: 509-962-
8/.76
ellmsburghmesforsal€.mm
T rldPt*. -l
County population in July 2007: 29, 190 (,150/6
urban,55% rural)
County owner-occupied houses and condos:
8,865
Renter-occupied apartments: 2,780
7o of renters here:-24o/.Stat6: nre35%
Land area: 1814 sq. mi.
Waler area: 369.3 sq. mi.
poputation density: 16 people per [{forr).square mile
2008 cost of living index in Jefferson County:
95.0 (less than average, U.S. av€rage is 100)
We are giving away a 1200 prize - enter simply
by sending us your own pictures of this county!
& Click here to upload your Jefferson Countv
ohotos (outside citv limits)
lndustries providing employment:
Educational,health and social seMces (18.3%),
Arts,entertainment,recreation,accommodation
and food services (12.7%), Retail trade
( 1 1. 30,6 ), Construction (1 0.5%), Manufacturing
(10.4yo).
Type of workers:. Private wage o( sa.lary:.64oh. Government:19%. Self-employed, notincorporated: 16oi. Unpaid family work: 'l%
General Map Google Map MSN Map
Jeffe6on County- Wbshington business data: stores. dealers. real estate agents. wholesalers. restiaurants...
Races in Jefferson County, Washington;. White |.lon-Hispanic (91.0%). Arnerican lndian (3.8%). Two or more races (3.0%). Hispanic(2.1%). Other race (0.8%)
(Tobl can be Wals tlEn 10O% beause Hispankx @uld be caunled in othq races)
lvbdian residentage:
-47.1
years
Washington median age: n 35.3 years
Males: 12,696 n(,t8.996)
Females: 13,257 n (51.1%)
Average wage perjob in 2003: $25,7t14
County population in 2003: 27,670
Jobs in 2003: 9,685
e,
Recent posts about Jefferson County. \l/bshinoton on our local forum with over 600,000 registered users.
Jefferson County is mentioned 13 times on our forum:
r.-, Spokane Rant (2 replies)
',1, What are Property Tax Rates in Sequim? (14 replies)
t.-: Bssiryyor", rlaces in Washingiton (54 replies)
r' ' Any Advice? Peninsula area.... (7 replies)
.- , Port Angeles (20 replies)
-, Ma and Pa Kettle lake Ozette area (2 replies)
http ://www. city-data. com/county/Jefferson_County-WA.html 91912009
Jefferson County, Washington detailed profile - houses, realqstate, cost of living, wages, ... Page 2 of 17
Homc Salcs lnJaffcrcon County, WA
C#
S25q00o ::.,rit.
Cud
SA00.000 Hc3aa
FOe
rr
t .&, Anc
02 03
2s01 2005 2006 2m,2008 2009 tExrERI@
Total labor torc€ in 2Oc/.: 13,727
Unemployment rate in 2004:5.97o
Average household size:
Jefforson County: n 2.2 pople
Washington: m2.Speople
Eslimated median household income in 2007: $45,988 ($37,869 in 1999)
Thiscounty:
-$45,988
washington: m$55.591
lt edian contract rent in 2007 for apartments: $626 (lower quartile is $476, upper quartile is $820)
This county:
-$626
State: m$721
Estimated m€dian hous€ or condo value in 2007: $291,902 (it was $157,400 in 2000)
Jefferson County:
-
$291,902
Washington: m$300,800
Lower value quartile - upper value quartile: $18t),281 - $482,779
tlrean price in 2007:
D€tached houses: $388,593
Here:
-$388,593
state:m$389,314
Townhouses or other attached units: $282,201
Here: m$282,201Stiate:m$35,498
ln 2-unit structures: $381,013Here:m$81,013State:-$357,000
ln 3-to-4-unit structures: $179,100
Here: n$179,100State:-$300,953
ln s-or-more-unit structures: $539,384
Here: m$539,384
Sbte: m$299,543
t\Iobile homes: $97,315
Her€:
-$97,316
State:-$80,529
Occupied boats, RVs, vans, etc.: $67,580
Here: m$67,580state:m$62,453
l&dian monthly housing costs for homes and condos with a mortgage: $1,744
tvledian monthly housing costs for units without a mortgage: $382
lnstitutionalized population: 72
Crime in 2005 (reported by the sheriffs office or county police, not the county total):. Murders: 0. Rapes:15. Robberies:0
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http : //www. city-data. com/county/Jefferson_County-WA. html 9/9/2009
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Jefferson County, Washington detailed profile - houses, real estate, cost of living, wages, ... Page 3 of l7
. Assaults: 40. Burglaries:255. Th6fts:332. Auto hefts: 32
Crime in 2004 (reported by the sheriffls office or county police, not the county total):. Murders: 0. Rapes:10. Robberies:O. Assaults:25. Burglaries: 212. Thefts:292. Auto thefts: 27
B Jefbls ceily E6 cfid
F.l It
ir1?ft ! 1r"l
Single-family new house construction building Wrmits:
. 2coO:.252 buildings, average cost $125,700. 2OO1:23O buildings, average cost $1 30,300. 2OO2: 253 buildings, average cost $1 61 ,700
o 2003: 290 buildings, average cost $151,100. 2N4:337 buildings, average cost: $198,900
Number of permits per 10,000 residents
:!c
MeG/
0c
Average cost (in 1000s)
Get $100!
http : //www. city-data. com/county/Jefferson_County-WA.html 919/2009
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Jefferson County, Washington detailed profile - houses, real estate, cost of living, wages, ... Page 4 of 17
t\redian real estate property taxes paid for housing units in 2000: $1,703 (1.106)
Residents with income below the pov€rty level in 2007:
Thiscounty: r11.3%
Wholestate: m10.6%
Resid€nts with income below 50% of the poverty level in 2007:
Thiscounty: ru4.4o/o
Wholestate:
-4.6%
Fair market rent in 2006 for a 1-b€droom apartment in Jefierson County is $579 a month.
Fair market rent for a 2-bedroom apartment is $708 a month.
Fair markel rent for a 3-bedroom apartment is $1029 a month.
Cities in this county include: Porl Townsend. Port Ludlow, Manowstone, Brinnon, Ouilcene, Discovery Bay, Oak
Bav. Quilcene Bay, \Abst End.
l'.leighboring @unties: Ciallam County \, Grays Harbor Countv r', Kitsap Countv Y, Mason County l .
Notable locations in this county outside city limits:
NotaH€ lGlions in Jsfie|,g Cilnty: Hotr
Click to draw/ciear countv borders
Campgund (A), Hotr Ox Bov Campgrund (B),
Hoh Rangtr Station (C), Ho.ne Sw€el Hme
Shdter (D), Hmeymm M6adors Rangff Ststitr
(E), Olympus Ran€s Stalim (F), Olymp6 G.rard
Statim (G), Huelsdmk Campgmnd (H),
Hu€lsdmk Ranctr (l), Minnb Pet€Em
Campground (J), lnteror€tn Guard Statm (K),lntffim Pioic ABa (L), Ashenbrsns Pioic
A.€ (M), Nslh Fork Ranger Statin (N), Nqlh
Fork Cempgmnd (O), Ninemile Csmp (P), Nire
Strcrm Canp (O), Lfl Dwire Rangs Statin (R),
L@er Hoh Fire Camp (S), Bark Shanty Shdter
fD. Displav/hide their loc€lions m tf€ mao
Cmetcry: Fletcts Cometsry (1). Disolsy/hide its
lGtim m the mao
L.k6 and @ryoiE: Gibbs Lake (A), S@t
l.3ke (B), Frog LBke (C), Connie, Lrke (D),
Cmstane, l-rke (E), Wahl Laks (F), Delanty Lake
(G), Round Lake (H). oisplaylhi(glteillgsatipm
m tha mao
Stroaro, rivsE, and qeka: HuBt Creek (A),
Hunt Creek (B), Hungry Crek (C), Mink Cr@k
(Di, SuGs Creek (E), Milk C@k (F), Hffie
Cr@k (G). Oeserfs Creek (H), One T@ [/bny
Creek (l). Oisplay/hide their loc€tions on the map
Parks in J€ffeBoo County lncludo: Cleailater
State Park (1), Oak Bay Park (2). Oisplav/hide
their loctions on the me
B@ch€: Ruby Eeadr (A), Bqrlder Beach (B).
plsglayhidqlbgjr lo€tions m the mao
http ://www. city-data. com/county/Jefferson_County-WA. html 91912009
i1
Jefferson County, Washington detailed profile - houses, real estate, cost of living, wages, ... Page 5 of l7
Unemployment in December 2008:
Here:
Washington: mr4.2%
Unemploymenl by year (%)
$42l
!6a!l
40s:wzua:s&Matu as!&:asss
County
:@o
average yearly wages by year ($)
Jefferson Crunty:
-
4.0%
Wholestate: re10.4%
t6b r&b 16!. rS5 r9?5b le;Ob lsb &k 185k6& 19 rs !g l9?0 1e7! r8
naturalized citizens)
county:80.1%
County total employment by year
93r '
7g.a
*D.0
Year of entry for the foreign-bom population
1995 to March 2000:
181
1990 to 1994:56
1985 to 1989:50
I 980 to 1 984: 92
1975 to 1979:54
1970 to 1 974: 33
1970to 1974:113
1965 to 1969:461
http ://www. city-data. com/county/Jefferson_County-WA.html 91912009
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Jefferson County, Washington detailed profile - houses, real estate, cost of living, wages, ... Page 6 of 17
Marltal Status for l4ales 8..x..
-
Widoved
x
0magd
Mflisd.
spous€ 3bs€flt
I
Medbd.
3rpar{ed
I
M.ri€d.
3po!6r pregsr{
-
N€sr mfiied
Age
Marital Status for Females S,o*. *
I
WadMd
r
Diwrcsd
Mili€d,
spouse rbcei{
-
Mnild.
acpa.ated
I
Madsd,
spouss Pr8!e.rt
-
NeYer m?fiisd
Aga
Housing units in slructures:. One. detached: 10.181. One, attached:252. Two:249. 3 ot 4:216
.5to9:150. 10 to 19: 136. 20 or more: 366. ificbile homesi2,177. Boats, RVs. vans. etc.:417
Housing units in Jefferson County with a morlgage: 3,71 1 (353 second mortgage, 356 home equity loan, 0 both
second mortgage and home equily loan)
Houses without a mortgage: 2,588
Her€:
-
58.9Pf with mortgage
state:
-75.4%
with moftgage
Religion statlstlcs
Total adherents: 5,751
Total congregations: 29
Adherents
South.m B.diit
CqEdoar
Olft.r oligba.
Source: Jones, Oale E., et al. 2002. Congregations and Membership in the United States 2000. Nashville, TN:
Glenmary Research Center.
c.r4tu anwJ o$l
Agriculture in Jefferson hunty
Average size of farms: 59 acres
Pn.byl.Ln Church
(USA}$,rr{rslbrlx$h Ch{Eh otJ..u. Chrld
otLtu{., S.h
Enngd&d Luth.m
Church h Amrlc.
1.93O (:I1:a*)600 ( 1r.0%)488 (8.5%)€5 (8.4%)343 (6.0%
t{:m Epl&op.l Chmh
2
A.-mbli.. of
2
lL6odd Church ot th. NeaD
27214.7%)235 (4.1*)215 (3.7%l28S(5.0*)
CongDqdis.1 (3.4%)2G. )1 (3.4i)12 141/%
htp : //www. city-data. com/county/Jefferson_County-WA.html 91912009
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Jefferson County, Washington detailed profile - houses, real estate, cost of living, wages>... Page 7 of 17
Average value of agricultural producls sold per farm: $32232
Average value of crops sold per acre for harvested cropland: $284.75
The yalue of nursery, greenhouse, floriculture, and sod as a percentage of the total market value of agricultural
products sold: 8.25%
The value of livestock, poultry, and their products as a percentage of the total market value of agricultural
products sold: 85.3806
Average total farm production expenses per farm: $31 350
Harvested crodand as a percentage of landintarms:27.91o/o
lnigated harvested cropland as a percentage of land in farms: 13.43%
Average market value of all machinery and equipment per farm: $2451 3
The percentage of farms operated by a family or individual: 88.41%
Average age of principal farm op€rators: 58 years
Av€rage number of catfle and calves per 100 acres of all land in farms: 26.93
Milk cox/s as a percentage of all cattle and calves:25.41Yo
Vegetables: 28 harvested acres
Land in orchards: 51 acres
Class o{ Workers
h*r. $r-,. i$&icegfiffif. Paper(ffi
. . Professional, scientific, and technical seMces (6%)
. Agriculture, forestry, Iishing and hunting (5%)
. . Health care (5%)
",*libst 6mnts{r indrlries ffirneles{86.}-.&Mdrb .ndtu ed,k. 6&*r..d k:!.dn.Mh.l &riry
. Educational services (127o). Public administration (606). Social assistance (5olo). Professional, scientific, and technical seMces (5olo). Food and beverage stores (47o)
@n H..r {,lcst EBfi}?ron occ-rrDations f,onmale3.6}6}r.d td #td*d.^ a*ar rL4i
h# Plmcd F{ffi Pffi{st d d.r. Gtu6 F*.rl
tr. &*€* E.el,drtu 6n6 ft6.ilwBbnr &dq t1.frn6
ocfi]$Sion*tdfucrabS$l,ol:rryI. -
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4.0
al
.u o Other sales and related workers including supervisors (6%). Carpenters (5%)
.. o Olher production occupations including supeMsors (57o). Building and grounds cleaning and maintenance occupations (47o)
,, . Electrical equipment mechanics and other installation, maintenance, and rep
supervisors (4%)
uo . other food preparation and serving workers including supervisors (37o)
6.0
*- st common
,u . Other sales and related workers including supeMsors (57o)
. Secretaries and administrative assistants (5%)
. o . Building and grounds cleaning and maintenance occupations (4%)
. Bookkeeping, accounting, and audiling clerks (4olo)
,. . Preschool, kindergarten, elementary and middle school teachers (4%)
e lnformation and record clerks except customer service representatives (4%)
00
ftq atdxt. $6.t n.r &rc$ ed &ok4. Pffii, l.&ffitu.t!\eFd fr dd d r*idr re.,,&l i&{ric. d,eo6*t:** *::" Il',:T:* o".T:* -Y,*'o *l:1r .15
http : //www. city-data. com/county/Jefferson_County-WA. html
Jsffmm County Washington
Jeffmm C@nty Washingts
fl.lurrrson c*nty Washington
9t912009
. Other management occupations
except farmers and farm
managers (6%)
Jefferson County, Washington detailed profile - houses, real estate, cost of living, wages, ... Page 8 of l7
T
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5
tdi B (&p.h
llost common places of birth for the foreign-bom residents (%):
. Japan (5%). Philippines (5%)
. Sweden (47o)
. Australia (3%)
i/bst common first ancestries reported in Jefferson County (%):
ss h sffin adtr
Un
Ca
G€
,
t8 ! lerxm county ! w"rt ingt-
,. . Nonregian (87o). United States or American (4olo)
u . Scottish (4%). Swedish (3%)
&
r'- "..*
ireans of transportation to work. Drovo a car alone: 7,307 (69%). Carpooled: 1,222 (121ol. Bus or trolley bus: 109 (1%)
. Raikoad: 7 (0%). Ferryboat: 14 (0%). t\rotorcycle: 37 (0olo). Bic)rcle: 2OS (2o/o). Walked: 575 (5o/o)
o Othermeans:115(1Vo). Worked athome: 1,035 (10%)
$
Otrners and renters by unit type in %
rdad h
Breakdown of mean hous€ values by ages of houSeholders
212
w7
frD.8
Peop,
l0OeOOleinnqtshOhOm6O- <bq $E!
z pb'6ie ln othdihoihousEliotd living'"dftuations ""-
o!
Average gross adjusted income of non-migrant taxpayers in this county in 2005 was $56,438.
9.35% of this county's 2006 resident taxpayers lived in other counties in 2005 ($70,800 average adjusted gross
WashiogtonflLetemm county
,toi, ci hrapdta{hi lt #t , Jof arafi Ca!tt', ;f/t
http : //www. city-data. com/county/Jefferson_County-WA.html 9t9t2009
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Jefferson Couqty, Washington detailed profile - houses, real estate, cost of living, wages, ... Page 9 of 17
income)Here: nr-9.35%
Washington average: ffi 7.86%
0.177o of residents moved from foreign countries ($5,587 average AGI)
J€ffersonCounty: ZO.'17%
Washington average: nn 0.26%
4.36% relocated from other counties in Washington ($29,937 average AGI)
4.8206 r€located from other states ($35,276 average AGI)
J€ffersonCountlr
-4.82oh
Washington average : mrr 3.90%
Perc€ntage of residents relocating from other counties or countries
from
froffi
from
ftom
from
from Los Angeles County. CA JO.|7o/o
ftom San Diego County- CA I0.16%
7.39% of this count/s 2005 resklent taxpayeG moved to other counties in 2006 ($40,055 average adjusted gross
income)Her€:
-7.39%
Washington average: tm 7.O7 %
0.10p/6 of residents moved to foreign countries ($298 average AGI)
JeffersonCounty: n0.10%
washington average: ru 0.16%
4.58% relocated to othercounties in Washington ($25,4i17 average AGI)
2.72% relo(2iled lo other states ($14,321 average AGI)
JeffersonCounq[
-2.72o/o
washington average: m 3.17%
Percentage of residents relocating to other counties or countries
\/\hatcom County. WA s0.23o/o
Mason County. WA r 0.19%
Births per 1000 population from 1990 to 1999: 9.4
Births per 1000 population from 2000 to 2OO3t 7.6
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Jefferson County, Washington detailed profile - houses, real estate, cost of living, wage... Page l0 of 17
Births per 1 000 population in Jetferson County
oc
65
Deatt
Deatll3
rffi
D€aths per 1000 population in Jefferson County
1€3 !B 1s rst au st st
lnfant deaths per 1000 live births in Jefferson Counly
Poptrl
Short t€ffrr goieral+ospitsls Fr 1oooo@poprtstiorFtt 366 ar s d3
Short term general hospital admissions per 100,000 population in 2004: 4393.450
Short term general hospital beds per 1 00,000 population in 2004: 88.94
Emergency room visits per 100,000 population in 2O0/.:N448.24
GeneGl practice office based MDs per 100,000 population in 2005:634.9
It edical specialist MDs per 100,000 population in 20o5: 1039.560
Dentists per 100,000 population in 1998: 13.95
Total births per 100,000 population, July 2005 - July 2006 : 49.56
Total deaths per 100,000 population, July 2005 - July 2006: 80.23
Limited-service eating places per 10O,000 population in 2OOS :24.42
EPA green book nonattainment status in 2004-2006: 1
Household type by relationship
Households: 25,760. ln family households: 20,917 (5,877 male householders, 1,746 female householders)
6,265 spouses, 5,806 children (5,171 natural, 238 adopted, 397 stepchildren), 190
grandchildren, 48 brothers or sisters, 92 parents, 197 other relatives, 696 non-relatives
. ln nonlamily households:4,843 (1,801 male householders (1,458 living alone)), 2,225 female householders
(1,862 living alone)), 817 nonrelatives
at
163
http ://www. city-data. com/county/Jefferson_County-WA.html 91912009
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,icare) in July 1 ,2OO3: 6,372
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Jefferson County, Washington detailed profile - houses, real estate, cost of living, wage... Page l1 of l7
. ln group quarters: 193 (63 institutionalized population)
Size of hmily households: 4,493 2-persons, 1,425 3-persons, 1,088 4-persons, 420 s-persons, 141 6-persons,
56 7{r{ore-persons.
Size of nonfamily households: 3,320 1 -person, 628 2-persons, 5'l 3-persons, 1 8 4-p€rsons, 9 S-persons.
96.0% of residents of Jefferson County speak English at home.
1.07o of residents speak Spanish at home (57olo speak English very well, 16% speak English well, 260/o speak
English not well).
1.9% of residents speak other lndo-European language alhome (72oh speak English very well, 20olo speak
English well, 8% speak English not well).
0.8% of r€sidents speak Asian or Pacific lsland language at home (4706 speak English \€ry well, 50% speak
English well, 2% speak English not well, 1% dont speak English at all).
0.2% of residents speak other language at home (66% speak English very well, 1 'l016 speak English well, 23%
speak English not well).
ln frsf,.al Wat 2(n4l
Federal Govemment expenditure: $210,761,000 ($7498 per capita)
Depa(ment of Defense expenditure: $24,638,000
Fed€ral direct payments to individuals for retirement and disability: $1 17,257,000
Federal other direct payments to individuals: $35,229,000
Federal direct payments not to individuals: $31 0,000
Federal grants: $40,052,000
Federal procuremont contracts: $9,989,000 ($8,309,000 Department of D€fense)
Federal salaries and wages: $7,924,000 ($2,827,0O0 Department of Defense)
Federal Govemment direcl loans: $2,125,000
Federal guaranteed/insured loans: $9,347,000
Federal Govemmsnt insurance: $26, 1 56,000
Populetion change from Ayil 1, 2000 to July 1, 2005:
Births:1,'107
Here:
-39
per 1000 residents
Shte: re66 per 1000 residents
Deaths:1,525
Here:
-53
p€r 1000 residents
Shte: m38 p€r 1000 residents
Net inlemational migration: +125
Here: f +4 per 1O0O residents
State: m +21 peil1000 residents
|,1€t intemal migration: +2,696
Here:
-
+94 per 1000 residents
State: r +13 per 1000 residents
Population groMh in Jefferson County
6-&4 rp rs r97o 1E !s s &
from ground, 48o/olrom
ir€dian numb€r of rooms in apartments:Here:-4.2sEte:re3.9
Year house built:
http ://www. city-data. com/county/Jefferson_County-WA. html 919/2009
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1 room: 174
2 rooms: 250
3 rooms: 499
4 rooms: 1,058
5 rooms: 2,20'l
6 rooms:2,190
7 rooms: 1,106
8 rooms: 770
9+ rooms: 617
Washington:
'il- t;'1rcom:152
2 rooms: 315
3 rooms: 479
4 rooms: 607
5 rooms:651
6 rooms: 323
7 rooms: 203
8 rooms: 29
9+ rooms: 21
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Jefferson County:
no b€droom: 196
I bedroom:655
2 bedrooms: 3,100
3 bedrooms: 3,939
4 bedrooms: 819
5+ bedrooms: 156
County:
no bedroom: 165
1 bedroom:738
2 bedrooms: 967
3 bedrooms: 733
4 b€drooms: 156
5+ bedrooms: 21
in owner-occupied
no vehicle: 2 16
1 vehicle: 2,413
2 vehicles: 3,880
3 vehicles: 1,793
4 vehicles: 455
5+ vehicles: 108
Gtukto"Ede6 w.fr *J]!6r ndffi ulm
Jefftrson C@nty Washingtm
Washingtonfl*rasm Conty
o
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Jefferson County, Washington detailed profile - houses, real estate, cost of living, wage... Page 13 of 17
E!.e ar.& mr&. tu t{ k.hh* s6. <habt
Housing units lacking complete dumbing facilities: 4%
Housing units lacking complete kitchen facilities: 4%
Year Household€rs l\ibved lnto Unit:
2.1*
and middle school): 182
school):47
Educational Attainm€nt
79,200
School Enrollment by Level of School
http ://www. city-data. com/county/Jefferson_County-WA. html 9t9/2009
5.5 years ago.
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Jefferson County, Washington detailed profile - houses, real estate, cost of living, wage... Page 14 of 17
AgFt*l sex uFi#fdally-BisEbled
Residents (Noninstitutionalized)ss
Jeffersgp County government finances in 2002:
. Cfigrges - SolkJ Waste Management: $1,775,
All Other $1,189,000
o Parks & Recreation: $41,00O
RGoular:tlioft wlArBir$2 t SOt). constrUtft on -fEne"di' $ls gtlCo
ex of Residents with
rt Disability (Noninst.)
ir#:*
Regular Highways: $246,000. Cunent Operations - Regular Highways: $3,579,000
Health Services - Othen $2,605,000
Judicial and Legal Servbes: $1,923,000
Police Protection: $1,565,000
G€neral - Other $1,529,000
Financial Administration: $1,507,000
Corrections - Other $1,507,000
Solid Waste Management: $1,487,000
Central Staff SeMces: $1 .391 .000
General Public Buildings: $746,000
Parks & Recrealion: $4O7,000
Natural Resources - Other: $300,000
Housing & Community Developmont: $265,000
Parking Facilitjes: $1 52,000
Elementary & Secondary Education: $1,000. Federal lntergovemmental - General Support: $262,000
All Othen $42,000. General - lnterest on Debt $1 32,000. Local lntergovemmental -All Other $7S3,0O0
Heatth & Hospitals: $95,000
HShways: $24,000
Education: $5,000. Long Term Debt Beginning Outstanding, NEC: $2,,165,000. Long Term Debt lssue, Unspecified - Other NEC: $434,000. Long Term Debt Outstanding - Full Faith & Credit - Other, NEC: $2,719,000. Long Term Debt Retired Unspecified - Other, NEC: $180,000. Miscellaneous - lnterest Eamings: $623,000
General Rovenue, NEC: $455,000
Prop€rty Sale Oher: $203,000
Rents: $52,000
Special Assessments: $35,000. Other Capital Outlay - Regular Highways: $185,000
Police Protection: $85,000
General - Other: $85,000
Financial Administration: $41,000
Parks & Recreation: $39,000
Judicial: $19,000
Elementary and Secondary Education: $2,000
Corrections - Othec $1,000. Other Funds - Cash & Deposits: $8,973,000. State lntergovemmental - All Other: $2,005,000
Highways: $1,561,0O0
Health & Hospitals: $1,235,000
Housing & Community Development $135,000
General Support: $59,000
Education: $23,000
Edisabled
mal6
hme disabled
f€mals
Ag0lnd Sex of Go-Outside-Home
Disabled Residents4 (Noninstitutionalized)
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Jef.ferson County, Washington detailed profile - houses, real estate, cost of living, wage... Page I 5 of 17
. Tax - Property: $7,689,m0
Total General Sales: $2,051,000
Other Selective Sales: $97/,000
NEC: $880,000
l\,otor Vehicle License: $143,000. Total Salaries & Wages: $9,577,000
.tetfers6fr lor 1975 - 20d7.
r&ffi&1 &&ra8M&rrS
Fatal accid€nt count (per '100,000 population)
s0
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Fatal accident count (per 100,000 population)
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Supplemental Security lncome (SSl) -
Total Number Of Recidents
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Security lncome (SSl) -
of aged recipients
Supdemental
Number
?!
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Suppffi?reffi I &cffty fEolfE (Stil){r
Number of recipients older than 64
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Number of recipienls betw€en 18 and 64
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Amount of payments
dollars)&n
http ://www. city-data. com/county/Jefferson_County-WA. html 9/912009
Supplg?trefiEl Scfity ileo,nu (Sl)j=i6
Number of blind and disabl€d recipients
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Fatalities (per 1 00,000 population)
http ://www. city-data. com/county/J efferson_County-WA.html 91912009
3.
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Vehicles involved in fatal accidents (per 100,000 population)
Fatal accidents caused by drunken drivers (per 100,@0 population)
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Fatal accidents caused by drunken drivers (per 100,000 population)
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Home sales trends information powered by Onboard lnfcrmatics
O 2008 Onboard lnformatics. lnformation is deemed reliable but not guaranteed
City-data.com does not guarantee the ac,curacy or timeliness of any information on this
site. Use at your own risk.
Some parts O 2003-2008 Advameg, lnc.
http ://www.city-data. com/county/Jefferson_County-WA.html 9/9t2009
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Brinnon, Washington (WA) - Sperling's BestPlaces
*4r
Page 1 ofl
Edit Accood I Abod emhBhi9
Sperling's
t.rtrlo..:cae.t.gf..t jyins I ssh.oots I crime I camoare I climate
S€irdi for any pl.ce io the USA:Ent6 a City, T(M, Or Zp rfiijl
Home > United 5tat6 > Washingtoo > tb ileto A.ea > l€heBon County > Brinnon > zip CoiJes
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Brinnon, Washington
t S Rtlnf.ll D&- Qobin Hood Vlllrc
I&nt Dd. m Pd Mf.ll. HugE 100+ QiEint Cotb96 on Hood Caml. AEo Full
tcr uS R infal Archtoe. H@kup RV a Wdcrfroot SG.
Xffi ratycs8le
Overview, People, Health, Economy. HousinO, Crime. Climate
Education, Transoortation, Cost of Livino, Rclioion- Votino. Unkj
Overvlew
Brinnon Wa
Townhouses
Brinoon Wa
Townhouses View
Photos, Pr ices, MaDs &
More.
www.TlpRmlty.mm
chr:
aol
WnhlnScn
Hrc..on CounlY
sala
iil Map c{ &inrc.Brinnon WA Homes
For Sale
See Brinnon WA Home
Listlngs Vlew Maps,
Photos & Detalled Info
www.HmeLEtin9sFider.coq
City OYerview
As o,2009, Brinrcn's population is 801 p@ple. Sinc 2000, it has had a population growth of -1.49
percnt.
The median hme @st in Brinnon is $161,350. Home appr<iation the last year has been -4.70
pEGnt.
Compared to the rest ofthe country, Brinnon's cost of living is 5.51% Lower than the U.S. average.
grinnon public sch@ls spend $5,192 per student. The average rh@l expendature in the U.S. is
16,058. There are about 18 studsts per teacher in Brinn@.
The unemployment rate an Erinrcn is 8.90 percent(U.S. avg. is 8.5006). Reent job grcwth is
Negative. Brinnon jobs have Dseased by 1.00 p€rcent.
We're l@king for comments about Brinnon.
fuQrcsiJasj-e0i'llan
http ://www.bestplaces. net/city/Brirmon-Washington. aspx 9/912009
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Brinnon, Washington
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Jefferson
CounV
General Map Google Map MSN Map
Males:465 re (52.4%)
Females: 422-(47-GYo)
Median resident age: m 58.2 years
Washington median age: @ 35.3 years
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Ion.,.r
http ://www. city-data. com/city/Brinnon-Washingto n.html 919/2009
City-Data.com
Brinnon, Washington (WA 9S320) Detailed Profile - relocation, real estate, travel, jobs, h... Page 1 of 13
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Brinnon, Washington (WA 98320) Detailed Profile - relocation, real estate, travel, jobs, h... Page 2 of l3
Zip codes; 98320.
Estimated median household income in20Q7: $35,148 (it was $27,885 in
2000)
Brinnon:
-$35,148
Washington:$55,591
Estimated per capita income in2007: $25,294
Brinnon:
Washington:
$25,294
$29,027
Estimated median house or condo value in2007: $196,258 (it was $108,200
in 2000)
Brinnon:
-$196,258
Washington:$300,800
Mean prices in2007: All housing units: $293,607; Detached houses:
$340,595; Townhouses or other attached units: $652,699; ln 2-unit
structures: $183,581; Mobile homes:$82,234; Occupied boats, RVs, vans,
etc.: $33,056
Recent home sales. real estate maps. and home value estimator for zip code
98320
Brinnon. WA residents. houses. and apartments details
Add your B&M business listing here for free. Over a million visitors/week. Get
aluge advantage over
Profiles of local businesses:
lnsoector Wendv's Residential and Commercial lnsoections
Races in Brinnon:. White Non-Hispanic (91.8%). Two or more raoes (3-7o/ol. American lndian (2.57o). Hispanic (2.0%). Other race (1.0%)
2008 cost of living index in Brinnon: 90.7 (less than average, U.S. average is
100)
Recent posts about Brinnon. Washington on our local forum with over
600,000 registered users:
- Vacation cottage/cabin in Olympic peninsula? (plus birding
' '' sites) (110 replies)
.., Washington food that people "must try" (45 replies)
i-, Earthquake in Aberdeen? (5 replies)
Latest news from Brinnon, WA collected exclusively by city-data.com from
local newspapers, TV, and radio stations
qu-ilee-oe:BrlruutrlIa[lLe!-mlsblaens-tde(-ialoins-tonrerseletted.- ead..Aoselee,Eqd
Townsend Sequi
Chamber of Commerce, which represents the cormunities of Brinnon and Quilcene, is
consid€ring jcining a poposed co-tntywide chamber of commerce. (penineladailynrys.@m)
Fire above Brinnon like a fireworks disolay - Port Angeles Port Townsend Seouim Forks
Jefferson Cou
met wih about 25 people during a two-hour open house in Brinnon on Friday.
(peninsuladailynews.@m)
http ://www. city-data. com/citylB ri nnon-Washington. html 9/912009
Brinnon, Washington (WA 98320) Detailed Profile - relocation, real estate, travel, jobs, h... Page 3 of 13-
Transit mulls Port Townsend shuttle cut - Port Anoeles Port Townsend Sequim Forks
Jefferson Gounty
. The Saturday Brinnon route would be retain€d for moming and evering trips onV, with the
midday nrn cut and re-tirned for qrick connection to Mason Transit south on U.S. Highway
(peninsladailynes.mm)
MoE lffitom Brinnm. WA
Ancestries: English (22.2%), German (20.8yo),lrish (13.3%), United States
(1 2.3o/o), N onrveg ia n {8.2%), Fre nch (6. 60lo ).
Current Local Time: 12:.5O:.12 PMPST time zone
Elevation: 77 f*l
Land area: 9.87 square miles.
Population density: 90 people per square mile [(vew low)
Home Salcr in Brinnon, WA
Csrd
10-
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8Afl),S0
32{0,000
$220,000
s200,000
8180,000
5160,0@
s110,000
tt20,000
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Home Value Estimate
Address:Unit
City State
lw4rJ
http : //www. city-data. com/ci tylBri nnon- Washington.html 9/9t2009
Clet Eslirmto
Brinnon, Washington (WA 98320) Detailed Profile - relocation, real estate, travel, jobs, h... Page 4 of l3
Recent Home Sales
Address:
Min Price Max Price (optional)
Prioritization: 6 Sale Date r Distancc
For population 25 years and over in Brinnon. High school or highen 78.1%. Bachelods degree or higher: 15.5%. Graduate or professional degree:3.2o/o. Unemployed:.12.5%. Mean travel time to work: 29.3 minutes
Fu population 15 years and over in Brinnon CDP. Nevermanied:10.1%. Now manied: 65.5%. Separated:0.8%. Widowed:8.9%. Divorced:14.7o/o
This place:
Washington:
23.7o/o
1O.4o/o
1m1{I r5'lt
Goise Citg
Pocatelld
According to our research there were no registered sex offenders living in this place in early 2OO7,
Median real estate property taxes paid for housing units in 2000:
Brinnon:
-0.9olo($978)
Washington 1.2% ($1,e1s)
Nearest city with pop. 50,000+: Seattle. WA fu 1Zl.z*, pop.563,374).
Nearest city with pop. 1,000,000+: Los Angeles. CA ib
(968.5 miles \ , pop. 3,694,820).
Nearest cities: Quilcene Bay. WA (2.7 miles t 1, gangor
Trident Base. WA (3.3 miles '), Erlands Point-Kitsap
Lake-lM (3.4 miles \), Silvgrdale. WA ir 1a.+_mites
Quilcene. WA * 1S.+ miles I ), Tracyton. WA r* 1S.O
miles *), Poulsbo. WA &* 1a.a miles ,), Navy Yard City.
WA (3.8 miles Y).
Latitude: 47.67 N, Longitude: 122.92 W
Area code: 360
tt le
CY*iia
Gugme
Sledford
http : //www. city-data. com/city/Bri nnon-Washington. html 91912009
State
fwAI
GetRe@fitHoirle Salis
30 residents are foreign bom (2.1o/o Europe, 1.4o/o
North America).
&EIEI
Brinnon, Washington (WA 98320) Detailed Profile - relocation, real estate, travel, jobs, h... Page 5 of l3
This place's Wikipedia profile
Most common industries for males (o/o):
20
Ag
hu
Cc
,, . Accommodation and food services (10%). Arts, entertainment, and recreation (6%)
, . Real estate and rental and leasing (5%). Wood products (4%)
n . Metal and metal products (4%)
Agaellurc,
loaoslry,
tuhing and
hunthg
co4srruMost orernmom indtrutries forfumales (ltfr
and lood enlo(ainnred, end rgnlel drodds
Mad and
nEtal
product36nd
rc@dioo
and lea9ing
I arinnon ! Washingrton
,, . Food and beverage stores (10%). Professional, scientific, and technical services (8%)
u . Used merchandise, gift, novelty, and souvenir, and other miscellaneous stor,. Agriculture, forestry, fishing and hunting (4%)
o . Construction (4%)
,c4ohmdaron HearhdrhCst ffftrTlon (ffiigEtions fUtmalegfOltle. consrMron
ano lbd iEwraqo *ienlllic. mededi*. fdE$rr.stuces dares dx.*, si't.lM[y. ,"I}lfljJ.
.ofl
inc
.Ag
supervisors (8%). Electrical equipment mechanics and other installation, maintenance, and rep
36 supervisors (6%). Fishing and hunting, and forest and logging workers (5%)
,.. . Carpenters (5%). Farmers and farm managers (4%)
o.o . Cooks and food preparation workers (47o)
Agtultsal Elr.t.ic.l Fishing and Carpentcrs FameB*orkoB equipaaot hurdinq. and and famiocludog mecianics torosl tnd manageB*Tff8st cd$rffftn oc&ruhions for females (%)
n . Bookkeeping, accounting, and auditing clerks (9%). Waiters and waitresses (8%)
u . lnformation and record clerks except customer service representatives (7%). Other management occupations except farmers and farm managers (4%)
r . Cooks and food preparation workers (4%)
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. Other sales and related workers
including supervisors (1 1olo). Cashiers (10%)
Brinnon Washington
! erinnon !
WashingtonBrinnon
http : //www. city-data. com/city/B rinnon-Washington.html 919/2009
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Average climate in Brinnon, Washington
Based on data reryfted by ovq 4,0N weatler stations
Averagc Temperaturcs
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Humldity
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Jar Feb tlsr AF tlry && &r tuS S€p 0d ibv t €.
Wind Speed (mph)
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Jun Jr, Aug $eg Od Nov oec
ilragc
9/912009
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Brinnon, Washington (WA 98320) Detailed Profile - relocation, real estate, travel, jobs, h... Page 7 of 13
Clordy Days
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Brinnon-area historical earthquake activity is near Washington state average. lt is '183% greater than the overall
U.S. average.
On 411311949 at 19:55:42, a magnitude 7.0 (7.O UK, Class: Major, lntensity: Vlll - Xll) earthquake occuned 34.9
miles away fom Brinnon center, causing $80,000,000 totial damage
On2l28l2O0'l at18:il:32, a magnitude 6.8 (6.5 MB,6.6 MS,6.8 MW, Depth: 32.2mi, Class: Strong, lntensity:Vll-
lX) earthquake occuned 43.0 miles away from the city center, causing $2,000,000,000 total damage and
$305,000,000 insured losses
On 4/29/1965 at 15:28:43, a magnitude 6.6 (6.6 UK) earthquake occuned 36.7 miles away from the city center,
causing $28,000,000 total damage
On 7/3/1999 at 01:43:54, a magnitude 5.8 (5.4 MB, 5.5 MS, 5.8 MW, 5.3 ME, Depth: 25.2 mi, Class: Moderate,
lntensity: Vl - Vll) earthquake occuned 44.3 miles away from Brinnon center
On 5/3/1996 al04:04:22, a magnitude 5.5 (5.2 MB, 5.3 MD, 5.5 ML, Depth: 2.5 mi) earthquake occurred 56.1 miles
away from the city center
On211411981at 06:09:27, a magnitude 5.5 (5.1 MB, 4.8 MS, 5.5 ML) earthquake occuned 93.0 miles away ftom
Brinnon center
Magnitude types: body-wave magnitude (MB), duntion magnitude (MD), energy magnitude (ME),local magnitue (ML), surface-wave
magnitude (MS), moment magnitude (MW)
Hospitals/medical centers near Brinnon:
. HARRISON MEMORIAL HOSPITAL (about 15
BREMERTON, WA). WEST SEATTLE PSYCHIATRIC HOSPITAL (about
27 miles; SEATTLE, WA). HARBORVIEW MEDICAL CENTER (about 29 miles;
SEATTLE, WA)
Political contributions by individuals in Brinnon. WA
Colleges/universities with over 2000 sfudenfs nearest to
Brinnon:
. OLYMPIC COLLEGE (about 16 miles;
BREMERTON, WA; Full-time enrollment 3,889). SEATTLE COMMUNITY COLLEGE-NORTH CAMPUS (about 28 miles; SEATTLE, WA; FT enrollment:
3,489). ART INSTITUTE OF SEATTLE (about 28 miles; SEATTLE, WA; FT enrollment 2,313). SEATTLE COMMUNITY COLLEGE-SOUTH CAMPUS (about 29 miles; SEATTLE, WA; FT enrollment:
3,013). SEATTLE UNIVERSITY (about 30 miles; SEATTLE, WA; FT enrollmenl:4,7431. SEATTLE COMMUNITY COLLEGE-CENTRAL CAMPUS (about 30 miles; SEATTLE, WA; FT enrollment:
4,386). EDMONDS COMMUNITY COLLEGE (about 32 miles; LYNNWOOD, WA; FT enrollment: 4,953)
)i'-,i
http ://www. city-data. com/city/Brinnon-Washington.html 91912009
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Brinnon, Washington (WA 98320) Detailed Profile - relocation, real estate, travel, jobs, h,.. Page 8 of l3
Notable locations in Brinnon: Seal Rock
Campground (A), Dosewallips State Park Campground
(B). Displav/hide their locations on the map
Creeks: Fulton Creek (A), McDonald Creek (B)
,D_i_cplay/hide theirlqcatisos on the map
Parks in Brinnon include: Pleasant Harbor State
Marine Park (1), Dosewallips State Park (2).
Display/hide their locations on the map
Hote!: Bayshore Motel(306142 USHighway 101) (1)
Display/hide its approximate location on the map
Click to draWclear place bordef_s_
Drinking water stations with addresses in Brinnon and their reputed violations in the past:
GEODUCK RESTAURANT (Population served: 73, Groundwater):
Past monitoring violations:. 3 routine major monitoring violations
PLEASANT HARBOR MARINA (Population served: 50, Groundwater):
Past monitoring violations:
o 3 routine major monitoring violations. One regular monitoring violation
HALFWAY RV PARK (Population served: 26, Groundwater):
Past monitoring violations:. 4 routine major monitoring violations
JACKSON COVE COMMUNITY (Population served: 10, Groundwater):
Past health violations:. MCL, Acute (TCR) - ln OCT-2005, Contaminant Coliform. MCL, Acute (TCR)- ln OCT-2004, Contaminant Coliform. MCL, Monthly (TCR) - ln SEP-2004, Contaminant: Coliform
DUCKABUSH PARK ASSOCIATION (Population served: 7, Groundwater):
Past monitoring violations:. Monitoring, Routine/Repeat (SWTR-Unfilt) - ln MAR-2000. Monitoring, Routine/Repeat (SWTR-Unfilt) - ln JUL-I999. Follow-up actions: St AO (w/o penalty)
issued (AUG-10-1999). 10 routine major monitoring violations. 2 regular monitoring violations
Drin4ng water stations with addresses in Brinnon that have no violations repofted:. ELK MEADOWS BED & BREAKFAST (Population served: 28, Primary Water Source Type: Groundwater)
Average household size:
Thisplace:
-1.9people
Washington:2.5 people
Percentage of family households:
This place 62.5o/o
http : //www. city-data. com/citylB rinnon- Washington. html 91912009
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Brinnon, Washington (WA 98320) Detailed Profile - relocation, real estate, travel, jobs, h... Page 9 of 13
LrACty ,tu,r,uJcAlJi,, ,,l)uscrrutus lt;uutlacll <r5 Jvtl-rli[)u,lcu Jdrrru-5(i/( ult,r,dr,tvu-Patl,,ct truuncl,vtusl
. Lesbian couples: 0.2o/o of all households. Gay men: 0.5% of all households
Residents with income below the poverty level in 2007:
This place:13.8o/o
\^/hole state: re 10.6%
Residents with income below 50% of the poverty level in 2007:
Thisplace:
-4.0%
\A/holestate:m4.6%
Detailed information about poverty and ooor residents in Brinnon. WA
Brinnon compared to Washington state average:
. Median household income below state average.. Unemployed percentage above state average.. Black race population percentage significantly below state average.. Hispanic race population percentage significantly below state average.
o Median age significantly above state average.. Foreign-bom population percentage significantly below state average.. Renting percentage significantly below state average.. Number of rooms per house below state average.. House age below state average.. Number of college students significantly below state average.. Percentage of population with a bachelor's degree or higher below state average.
Back to the too
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http ://www. city-data. com/city/B rinnon-Washington.html 9/912009
Brinnon, Washington (WA 98320) Detailed Profile - relocation, real estate, travel, jobs,... Page l0 of l3
|JuEery.
Freschooi f'E-Ui""""Tffi .ni"CIffi ag;l
Most commonly used house heating fuel:
Colle!e
undergrad
Gradute or
&qaab
Crrodad
. Electricity (52%). Wood (28%). Bottled, tank, or LP gas (19%)
Cina
lft,i.a A hes
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Here:
-9.35olo
Washington average: m 7.86%
South€rn Baplist
Convgnlion
6.O%
6_9%
Other rsligions
15.0%
41.4%
States 2000. Nashville, TN
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9.t
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(usA)
8.4%
6.9%
Chuch of the Nurens
3.7%
3.4%
http ://www. city-data. com/city/Brinnon-Washington.html 91912009
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70,800 average adjusted gross
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Brinnon, Washington (WA 98320) Detailed Profile - relocation, real estate, travel, jobs,... Page I I of l3
0.17o/o ol residents moved ftom foreign countries ($5,587 average AGI)
JeffersonCounty: m0.17o/o
Washington average:0.260/0
Top counties from which taxpayers relocated into this county between 2005 and 2006
fom King County. WA n 1.19olo ($104,913averageAGl)
from Kitsap County. WA n 0.94% ($67,315)
from Clallam County. WA r 0.60% ($30,783)
7.39% of this county's 2005 resident taxpayers moved to other counties in 2006 ($40,055 average adjusted gross
income)
Here:
Washington average: re 7.07%
0.10% of residents moved to foreign countries ($298 average AGI)
Jefferson Coung:
-
0.10%
Washington average: rc 0.1 6%
Top counties to which taxpayers relocated ftom this coung between 2005 and 2006:
to King County. WA
-
1.1'lolo ($31,992 average AGI)
to Kitsap County. WA
-
O.99o/o ($42,7321
to Clallam County. WA
-
0.62% ($62,586)
Strongest AM radio stations in Brinnon:
. KKOL (1300 AM; 50 kW; SEATTLE, WA; Owner: INSPIRATION MEDIA, lNC.). KGNW (820 AM; 50 kW; BURIEN-SEATTLE, WA; Oarner: INSPIRATION MEDIA, lNC.). KIRO (710 AM; 50 kW;SEATTLE, WA;Owner: ENTERCOM SEATTLE LICENSE, LLC). KOMO (1000 AM; 50 kW; SEATTLE, WA; Owner: FISHER BROADCASTING - SEATTLE RADIO, L.L.C.). KTTH (770 AM; 50 KW; SEATTLE, WA; OwneT: ENTERCOM SEATTLE LICENSE, LLC). KYCW (1090 AM; 50 kW; SEATTLE, WA; Owner: INFINITY RADIO SUBSIDIARY OPERATIONS lNC.). KlXl (880 AM; 50 kW; MERCER ISLAND/SEATTL, WA; Owner: BELLEVUE RADIO, lNC.). KJR (950 AM; 50 kW; SEATTLE, WA). KRKO (1380 AM; 50 kW; EVERETT, WA; Owner: S-R BROADCASTING, CO.). KLFE (1590 AM; 10 kW; SEATTLE, WA; Owner: INSPIRATION MEDIA, lNC.). KNWX (1210 AM; 28 kW; AUBURN-FEDERAL WAY, WA; Owner: ENTERCOM SEATTLE LICENSE, LLC). KVI (570 AM; 5 KW; SEATTLE, WA; OwneT: FISHER BROADCASTING - SEATTLE RADIO, L.L.C.). KCIS (630 AM;5 kW; EDMONDS, WA; Owner: CRISTA MINISTRIES)
Sfrongest FM radio stations in Brinnon:
. K205DD (88.9 FM; BREMERTON, WA; Owner: CALVARY CHAPEL OF TWIN FALLS, lNC.). KQBZ (100.7 FM; SEATTLE, WA; Owner: ENTERCOM SEATTLE LICENSE, LLC). KISW (99.9 FM; SEATTLE, WA; OwneT: ENTERCOM SEATTLE LICENSE, LLC). KMTT (103.7 FM;TACOMA, WA;Owner: ENTERCOM SEATTLE LICENSE, LLC). KNDD (1O7.7 FMi SEATTLE, WA;Owner: ENTERCOM SEATTLE LICENSE, LLC). KYPT (96.5 FM; SEATTLE, WA; Owner: INFINITY RADIO SUBSIDIARY OPERATIONS lNC.). KBSG-FM (97.3 FM;TACOMA, WA; Owner: ENTERCOM SEATTLE LICENSE, LLC). KCMS (105.3 FM; EDMONDS, WA;Owner: CRISTA MINISTRIES, lNC.). KRWM (106.9 FM;BREMERTON, WA;Owner: SEASCAPE RADIO,lNC.). KBKS (106.1 FM; TACOMA, Wft Owner; INFINITY RADIO SUBSIDIARY OPERATIONS lNC.). KING-FM (98.1 FM;SEATTLE, WA; Owner: CLASSIC RADIO,INC.). KLSY-FM (92.5 FM; BELLEVUE, WA;Owner: BELLEVUE RADIO lNC.). KPLU-FM (88.5 FM;TACOMA, WA; Owner: PACIFIC LUTHERAN UNIVERSITY, lNC.). KWJZ (98.9 FM;SEATTLE, WA; Owner: ORCA RADIO, lNC.). KZOK-FM (102.5 FM; SEATTLE, WA; Owner: INFINITY RADIO SUBSIDIARY OPERATIONS lNC.). KMPS-FM (94.1 FM; SEATTLE, WA; Owner: lNFlNlry RADIO SUBSIDIARY OPERATIONS lNC.). KAYO-FM (99.3 FM; ELMA, WA Owner: SOUTH SOUND BROADCASTING, LLC). KFMY (97.7 FM; RAYMOND, WA;OwneT: SOUTH SOUND BROADCASTING, LLC). KJR-FM (95.7 FM; SEATTLE, WA; Owner: ACKERLEY MEDIA GROUP, lNC.). KUBE (93.3 FM; SEATTLE, WA; Owner: ACKERLEY MEDIA GROUP, lNC.)
7.39o/o
http : //www. city-data. com/citylBri nnon- Washington.html 9/9/2009
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Brinnon, Washington (WA 98320) Detailed Profile - relocation, real estate, travel, jobs,... Page 12 of l3
TV broadcast stations around Brinnon:
. KCPQ (Channel 13;TACOMA, WA;Owner: TRIBUNE TELEVISION NORTHWEST, lNC.). KING-TV (Channel 5; SEATTLE, WA; Owner: KING BROADCASTING COMPANY). KSTW (Channel 11; TACOMA, WA; Owner: UPN TELEVISION STATIONS lNC.). K58DP (Channel5S;SEATTLE, WA;Owner: WORD OF GOD FELLOWSHIP, lNC.). KTBW-TV (Channel 20; TACOMA, WA; Owner: TRINITY BROADCASTING OF WASHINGTON). KOMO-TV (Channel4; SEATTLE, WA; Owner: FISHER BROADCASTING - SEATTLE TV, L.L.C.). KTWB-TV (Channel 22; SEATTLE, WA Owner: TRIBUNE TELEVISION HOLDINGS, lNC.). KIRO-TV (Channel 7; SEATTLE, WA; Owner: KIRO-TV HOLDINGS, lNC.). KCTS-ry (Channel 9; SEATTLE, WA; Owner: KCTS TELEVISION). K57HB (Channel5T;EUREKA, CA;Owner MS COMMUNICATIONS, LLC). KONG-W (Channel 16; EVERETT, WA; Otvner: KONG-TV, lNC.). K54AO (Channel 54; BREMERTON, WA; Owner: KIRO-TV HOLDINGS, lNC.)
FCC Registered Commercial Land Mobile Towers: 1
. Mount Jupiter Rd 3 Mi Nw, CallSign: WP|Q895
Assigned Frequencies : 462.800 MHz
Grant Date : 021 1 612001, Expiration D ale: 1 2106120 1 O
Registrant: Dba Olympic Radio, 8142 S. Lawrence St., Tacoma, WA 98409, Phone: (253') 472-0083, Fax:
(253) 472-0083, Email: olymoicradio@comcast.net
FCC Registered Private Land Mobile Towers: 1
. 1000 Point Whitney Rd, Type: BuiEing, Structure height 6 m, Overall height: 8 m, Call Sign: WPAG778
Assigned Frequencies: 151.295 MHz, 15'1.415 MHz
Grant Date: 0712512003, Expiration Date:1012112013, Certifier: James H Kelly
Registrant: Kelly Enterprises, 1104 1st Street, Steilacoom, WA 98388, Phone: (253) 831-3017, Email:
reg4fcca@aol.com
FCC Registered Microwave Towers: 2
. STATION, 3.2 Mi Wnw Of, Overall height: 29 m, Call Sign: WNTS429
Assigned Frequencies : 19157.5 MHz, 19137.5 MHz, 19147.5 MHz
Grant Date : 01 121 I 2000, Expiration D ale: O2l28l2O 1 O
Registrant: Phone: (206) 692-3106. BRINNON, Lat 47.693417 Lon: -'122.899861, Overall height 9.1 m, Call Sign: WHS989, Licensee ID:
L00121088
Assigned Frequencies: 11605.0 MHz
Grant Date: 03120 l2O0 1, Expi ration Date: 0ZO 1 l2O 1 I
Registrant: United Telephone Company Of The Northwest
FCC Registered Paging Towers: 1
. 17.5 Km Nw Of Leisureland Airpark, Overall height: 607 m, Call Sign: KNKO288
Assigned Frequencies : 93'l -287 MHz
Grant Date: 05/1 1/1999, Expiration Date:0410112009, Cancelation Date: 0511212004, Certifier: Paul H Kuzia
Registrant: Wilkinson Barker Knauer, LLP, 2300 N Street, N.W., 7th Floor, Washington, DC 20037, Phone:
(202). 783-41 41, Fax: (202) 783-5851, Email: kzachem@wbklaw.com
FCC Registered Maritime Coast & Aviation Ground Towers: 1
. 308913 Hwy 101, Type: Building, Overall height: 9 m, Call Sign: KZH902, Licensee lD: 100007296
Assigned Frequencies :156.425 MHz, 156.450 MHz, '156.500 MHz, 156.800 MHz
Grant Date:08/15/1994, Expiration Date:08/15/1999, Cancelation Date:05/06/2001
Registrant: Pleasant Harbor Corporation, 308913 Hwy 101 , Brinnon, WA 98320
http ://www. city-data. com/ci tylBrinnon-Washington. html 9/912009
Brinnon, Washington (WA 98320) Detailed Profile - relocation, real estate, travel, jobs,... Page l3 of 13
FCC Registered Amateur Radio Licenses: 38 (See the full list of FCC Registered Amateur Radio Licenses in
Brinnon)
FAA Registered Aircrafts: 5
. Aircraft: BRANTLY B-28 (Rotorcraft, Category: Land, Seats:2, Weight Up to 12,499 Pounds, Speed: 75
mph), Engine: LYCOMING IVO-360-AIA (180 HP) (Reciprocating)
N-Number: 2171U , Serial Number: 333, Year manufactured: 1963, Ainrorthiness Date: 11107l2OOa
Registrant (lndividual): Pending Registration, 308695 Highway 101, Brinnon, WA 98320. Aircraft: MEDUNA ROBERT V SPORT COPTER VORTEX (Rotorcraft, Category: Land, Weight: Up to 12,499
Pounds), Engine: Reciprocating
N-Number: 43744,Serial Number: 072
Registrant (lndividual): Reported Sale, 308695 Hwy 101, Brinnon, WA 98320
Deregistered: Cancel Date: 03/01/1 995. Aircraft: STEVENS PHILLIP A SPORTCOPTER VORTEX (Gyroplane, Category: Land, Weight: Up to 12,499
Pounds), Engine: ROTAX 582DCD| (65 HP) (2 Cycle)
N-Number: 547PS , Serial Number: 072, Year manufactured: 2007, Ainryorthiness Date: 1211012007
Registrant (lndividual): Phillip A Stevens, 308695 Hwy 10'1 , Brinnon, WA 98320. Aircraft; MARTIN EDWIN W FISHER CLASSIC (Fixed wing single engine, Category: Land, Seats: 2, Weight:
Up to 12,499 Pounds), Engine: BOMBARDIER ROTAX (ALL) (Reciprocating)
N-Number: 581MM , Serial Number: C055, Year manufactured: 1998, Airworthiness Date: 0412911999
Registrant (lndividual): Julie A Mcedwards, Po Box 270, Brinnon, WA 98320. Aircraft: AMERICAN AA-1 (Fixed wing single engine, Category: Land, Seats: 2, Weight: Up to 12,499
Pounds, Speed: 108 mph), Engine: LYCOMING 0-235 SERIES (115 HP) (Reciprocating)
N-Number: 5929L , Serial Number: AA1-0229, Year manufactured: 1969, Airworthiness Date: 10/06/1969
Registrant (lndividual): Gary W Johnson, Po Box 289, Brinnon, WA 98320
2006 Nationa! Fire lncident Reporting System lncidents. Fire:.27. Hazardous Condition: 15. Service Call: 15. Good lntent Call: I
lncident types - Brinnon
, rm Statistics for Brinnon. WA
, Washinqton, WA smaller cities, WA small cities, All Cities.
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MCDC Demographic Profile 3,2000 Census - BRINNON (Mo Census Data Center) Page I of 4
MCDC Demographic Profile 3, 2OOO Census
BRTNNON , WA,98320
Usaoe Notes
Subject
l. Population Basics
Univers€: Total Population
Total Persons (Sample Eet)
Unweighted Sample Count of
Per3ons
Total PeBons (100% Count)
Pct Persons Sampled
Urban Popuhtion
ln Urbanized Areas
ln Urban Clusters
Rural Population
Persons on Farms
Persons Per Sq Mile
2. Aoe
Universe: Total Population
Under 5
AgeStog
10 to 14
15 to 17
18 to 19
20to24
25 to 34
35 to 44
45 to 54
55 to 59
60 to 64
65 to 74
75 to 84
Ov€r 85
Under 18
Ov€r 18
18 to 64
Ove( 21
Over 62
Over 65
3. Race and Hispanic
Universe: Total Population
White alone
Black alone
Amer lndian Alaska Native alone
Asian alone
Hawaiian and Olher Pac lslander
Number Percent SF3
Table
P8
Subiect
16. Employment Status
Unive6e: Persons over 16
Over 16 Yrs ofAge 1,049
Civilian LaborForce 4Ol
Unemployed Persons 44
Civ. LaborForce, Female 179
Urrernployed Fernales 23
Over 16 Not in Labor Force 642
Married Couples who Both Work 92
Married Couples, One Worker 54
17. Work Force by lndustrv
Univorse: Emdoyed Civilian Labor Force
Employed Fenons in CLF 363
Employed in Manufacturing 29
Employed in Retail Trade 42
Employed in Education 27
Employed ln Health Care &
Social Assistance
Employed in Other lndustries
Unemployed PeBons in CLF
18. Work Force by Occupation
Universe: Employed Persons in CLF
Marragemenl, professional &
related occupations
Service occupations
Sales and Office occupations
Farming, Fishing & Forestry
occupations
Consfuction. extractions &
maintenance occupations
Produc{ion, Transportation +
material moving occupations
19. Household lncome in 1999
Universe: Households
Total Households
Less than $10,000
$10.000 to $14,999
$15,000 to $24,999
$25,000 to $34,999
$35,000 to $49,999
$50,000 to $74,999
$75,000 to $99,999
$100.000 to $149.999
575
66
74
109
116
94
58
32
16
Number Percent SF3
Table
1,194
s00
1,197
41.8
0
0
0
1,194
35
13.0
32
49
55
44
18
18
57
148
206
81
124
207
128
27
180
1,014
652
992
430
362
't,088
2
27
6
P1
P2
P3
P4
P5
87.9
38.8
10.8
44.0
12.8
61.2
28.8
16.9
89.2
8.0
I 1.6
7.4
7.4
6s.6
10.8
21.2
23.7
23.4
7.2
12.9
11.6
P43
P48
0.0
0.0
0.0
100.0
2.9
2.7
4.1
4.6
3.7
1.5
1.5
4.8
12.4
17.3
6.8
'to.4
17.3
10.7
2.3
15.1
84.9
54.6
83.1
36.0
30.3
27
238
44
P49
P50
P52
77
86
85
26
47
42
91.1 PO
1 1.5
12.8
18.9
20.'l
16.3
10.1
5.6
2.8
o.2
2.3
0.5
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MCDC Demographic Profile 3, 2000 Census - BRINNON (Mo Census Data Center) Page 2 of 4
Subject Number
alone 3
Other raca alone 13
Two or More Flaces 55
Hispanic '12
White Alone Not Hispanic 1,081
Minority Pop 1 13
.1, Relationship of Persons in Households
Universe: Persons in Households
PeBons an Households 1,194
Householder 576
Spouse 324
Child of Householder 21O
Other Relative 36
l.lonRelative 17
5. Households by Type
Universe: Households
Total Households
Families
Manied Couples
Married Couples w Own
Children < 18
Single Parent Families
Single Mothers
Other Families
Non-Family HHs
Persons Living Alone
6. irarital Status
Universe: Persons Over 15
Over 15 Yrs of Age
Never Manied
l.low Married Not Separated
Separated
Wklowed
Di\rorced
7. Language Spoken at Home
Universe: Persons Over 5
Ove. 5 Yrs of Age
Speak English Only
Speak Eng less than very well
Do Not Speak English
8. Foreion Born Percons
Universe: Foreign Bom Persons
Foreign Bom, exc native
Naturalized US Citizen
Not a Citizen
Foreign Bom Entered US i n 1 990
or Later
576
374
319
51
33
25
22
202
173
1,058
136
655
14
84
169
1,'.t62
1,129
0
0
Percent
0.3
1.1
4.6
1.0
90.5
9.5
't00.0
48.2
27.1
17.6
3.0
1.4
64.9
55.4
8.9
5.7
4.3
3.8
35.1
30.0
88.6
12.9
61.9
1.3
7.9
16.0
97.3
97.2
0.0
0.0
SF3
Table
P7
P10
P18
P19
Number
I
2
28,167
38,006
574
35,697
700,700
Peacent
1.6
0.3
Subject
$150,000 to $199,999
$200,000 or more
Median HH lncome
Average Household lncome
HHsWlncome<$200,000
Avg HH lncome of HHs < $2@k
Avg HH lncome of HHs $200k or
more
SF3
Table
P53
P54
P84
P86
P84
P9
99.7
20, lncome Percentaoes by Source
Universe: Households
Aggregate lncome in 1999 $21,891,200
Pct Wage or Salary lncome U.1
Pct Soc Security lncome 15.3
Pct SSI lncom€ 0.3
Pct Public Assistance lncome 0.2
Pct Retirement lncome 23.3
21. Other lncome Measures
Universe: Families or Persons
Median Family lncome 34,'lO7
Average Family lncome 45,401
Per Capita lncome 18,436
lrales 16+ with Earnings in 1999 250
Avg Earnings of Males withEamings $3)'159
Females 16+ with Eamings in1999 m7
Avg Earnings of Females with $fi,172Eamings
22.Povefty
Universe: Persons for whom poverty stalus is delermined
Pe6ons for whom poyerty status 1,194 100,0determined
Poor Persons 162 '13.6
Persons below 50% of poverty
level
Persons below 185% of poverty
level
Persons Eetween 100 & 20006 of
poverty level
Mean Poverty Ratio
Poor Persons in Families
Families Below Poverty
Non Family Households Below
Poverty
23. Miscellaneous Population
Universe: Total Population
Female
Group Quarters Population
lnstitutionalized Populati on
Grandparents Caring for Own
58
418
296
2.305
105
u
u
24.8
11.0
9.1
21.8
P68
P71
P72
P73
P74
P77
P78
P82
P84
P86
P87
P884.9
35.0
3.4
2.7
0.8
0.0
P21
P22
P89
P92
ee
P9
J9Z
41
32
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0.0
0.0
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MCDC Demographic Profile 3, 2000 Census - BRINNON (Mo Census Data Center) Page3 of 4
Subject
Bom in Europe
Bom in Asia
Bom in Latin America
Bom in Mexico
Bom somewhere else
9. Residence in 1995
Universe: Persons Over 5
Lived in Same House 5 Yrs Ago
Lived in Same County 5 Yrs Ago
Lived in Same State 5 Yrs Ago
10. Place of Work
Universe: Workers over 16
YYorkers 16 and Over
Work in County of Residence
Worke6 Living in a Place
Work in Place of Resid€nce
11. Commuting
Universe: Workers over 16
Drive Alone to Work
Carpool
Public Transportation or Taxi to Work
Cycle or Walk to Work
Work at Home
llean Trav€l Time to Work
12. School Enrollment
Universe: Persons Over 3
Over 3 Yrs of Age
Enrolled in grades K-12
Enrolled in Private Schools K-12
Enrolled in College
13. Educational Attainment
Universe: Persons Over 25
Over 25 Yrs of Age
Less Than gth Grade
gfi thru 1ah grade, No Diploma
High School Grad or GED
Oid Not Attend College
Some College, no degree
Bachelors
Masters
Prof School Degree or PhD
Graduate or Professional Degree
14. Veteran and A.med Forces Status
Universe: Persons Over 18
Over'18 Yrs of Age
Cunently in Armed Forces
Numbet
26
0
2
2
13
737
890
1,092
231
57
2
21
31
u.2
Percent
63.4
0.0
4.9
4.9
31.7
SF3
Table
PCTl9
P24
P32 P33
H1
H2
H3
H5
HO
H7
u7
263
216
96
63.4
76.6
94.0
75.8
62.2
M.4
66.6
16.4
0.6
6.1
8.9
1.7
3.1
3.8
3.5
P26
P27
P30
Subject
Grandchildren
24. Housing Unit Basics
Universe: Total Housing Units
Total Housing Units
Unweighted Sample HU Count
Total Horcing Units (100%
Count)
Est Occupied Housing Units
(l(F% Count)
Est Vacant Housing Units (100%
Count)
Pct of Occupied HUs in Sample
Pct of Vacant HUs in Sample
Urban Housing Units
Rural Housing Units
Occupied Housi ng Units
Own€r occupied units
Renter occupied units
Vacant Housing Units
25. Selected Housing Characteristics
Universe: Occupied housing units
With 1.5+ persons per room
Lacking complete plum bing facilities
Lacking telephone seMce
|.lo vehicles available
Average Household Size
Moved in last 5 Yrs
Median Year Moved ln
26. UniG in Structure
Universe: Housing Units
Single Family Units
2 to 4 Units
5 to 19 Units
ln Buildings with 2Gr Units
Number Petcent sF3
Table
10 0.8 PCTS
1,177
530
1,178
580
600
42.1
47.7
0
1,177
578
511
67
599
10
18
22
20
2.O7
233
1993
0.0
100.0
49.1
88.4
1 1.6
50.9
1,179
147
3
14
98.7
12.5
2.0
1.2
P36
H20
H22
H43
H44
H18
H38
H39
H30828
Mobile Homes 283
Boat, RV, Van, etc. 62
27. Age of Structure
Universe: Housing Units
Units < 5 Yrs Old 1U
Units > 50 Yrs Old 44
Units Built Before 1940 26
AvErage Age of Units 23.4
28. Gross Rents
Unive6e: Specified Renter Occupied Unils
Units Paying Cash Rent 50
Cash Rent< $300 6
Rent $300 to $599 32
4
o
0
40.3
11.4 H34
3.7
2.2
78.1 H62
12.O
64.0
978
24
162
326
512
299
124
33
10
43
1,014
0
81.9
2.5
16.6
33.3
52.4
30.6
12.7
3.4
1.0
4.4
P37
84.9 P39
0.0
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MCDC Demographic Profile 3, 2000 Census - BRINNON (Mo Census Data Center) Page 4 of 4
Subject Number
Civilian Population > 18 1,014
Veteran 305
15. Disability
Universe: Civilian Non-lnstitutionalized Persons
Civilian Non-lnst Pop Over 5 1,162
Persons With 1 or more disabilities 294
Civilian Non-lnst. Pop Ov6r 65 362
Pe6ons Over 65 Wilh a Disability 171
Civilian Non-lnst. Pop 16-54 687
Persons 16-64 with a Work
Disability
sF3Percenl Tabre
100.0
30.1
P42
25.3
47.2
79 1 1.5 P41
Related Applications I Extract Data via Dexter I SF32OOOx Readme File I Complete metadata(pdf) | SF3 Definations
(pdr)
Report by the Offie of Sdial and E@nmic Data Analvsis - Uoiv. of Misuri Outreach & Extension
Under a mnt6ct with the Misuri Cens6 Data Center
SOURCE: U.S. Bureau of the Census, Summary File 3, 2000 Decennial Census
GeneGted on 09SEPO9 using dp3_2k.ss. Rev. 5l79l2OO9 9:44145 aM
Address quGtions and omments to U.c{g$L@l.lm$asteE-Su
This request took 2.25 seconds ofreal time (v9.1 butld l46l).
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Subject Number Percent
Rent $600 to $999 12 24.O
Rent $1000 or more 0 0.0
Median Gross Renl S4n
Average Gross Rent $492
Ilo Cash Rent '14 21.9
29. Housing Values
Universe: Specified Owner Occupied Housing Units
House Value < $50,000 17 5.1
Value $50,000 to $99,999 1 13 33.7
Value $100,000 to $149,999 70 20.9
Value $150,000 to $199,999 33 9.9
Value $200,000 to $299,99S 56 16.7
Value $300,000 to $499,999 37 11.0
Value $500,000 to $9SX,,999 g 2.7
Value $1 million or more 0 0.0
Median House Value $126,800
Average House Value $169,448 H78
H14
sF3
Table
H74
H76
H63
H64
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Brinnon, WA 98320
WA HotnoTownlocrtor'..,k\ati4tubr,M6 atk Brinnon, WA 98320
Page 1 of3
@
Gazette€r Cities Counties l.laps ZIP Codes Features Hotels Census
http://washington.hometownlocator.com/zip-codes/data,zipcode,98320.cfin 91912009
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Brinnon, WA 98320 Page 2 of 3
http://washington.hometownlocator.com/zip-co des/data,zipcode,9g320.cfm 9t9/2009
Brinnon, WA 98320
2. The centroid of a ZIP Code may be in one County and the associated city/town in another.
3. In rural areas. a single ZIP Code may be used for cities and towns ln several different Counties.
4. zIP Code "areas' can overlap, b€ subsets of each other, or be artificial constructs with no geographic area.
5. ZIP Cod6 arc only l@salv tied to cltlcs.
l Keeping the above key concepts in mind, what we infomally refer to as the "center" of a ZIP Code is most
often actually the centroid of a polygon.
Page 3 of3
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Brinnon, Washington - Wikipedia, the free encyclopedia
Brinnor, Washington
From Wikipedia, the free encyclopedia
Brinnon is a census-designated place (CDP) in
Jefferson County, Washington, United States. The
population was 803 at the 2000 census. It is the
home of Camp Parsons, the oldest Boy Scout
camp west of the Mississippi. It was visited by
Lord Baden-Powell in 1926.
Approximately 6l miles (98 km) north of
Olympia, Brinnon is located on the Olypic
Peninsula's east side, along Hood Canal on the
eastern edge of the Olympic National Forest.
Contents
. I Geographyr l.l Climate
r 2 Demographicsr 3 Referencesr 4 External links
Geography
Brinnon is located at 47"39'56"N 122"55'30"W
(47 .665652, - 122.9249 5DI3l .
According to the United States Census Bureau,
the CDP has a total area of 10.1 square miles
(26.1lrrr?),of which, 9.9 square miles (25.6 km2)
of it is land and 0.2 square miles (0.5 tm2; of it
(1.89%) is water.
Page I of3
Coordinates: 47.665652"N 122.924952'W
Brinnon, Washington
CDP
Location of Brinnon, Washington
Coordinates: 47o39'56'N l22o 55'30"W
Country
State
County
United States
Washington
Jefferson
Area
- Total
- Land
- Water
10.1 sq mi (26.1 km2)
9.9 sq mi (25.61{rr?)
0.2 sq mi (0.5 km2)
Elevation 56 ft (17 m)
Population (2000)
- Total
- Density
803
81.3/sq mi (31.4/km2)
Time zone
- Summer (DST)
Pacific (PST) ([ITC-8)
PDTG.ruC-7)
ZIP code
Area code(s)
98320
360
FIPS code
GNIS feature ID
53-08080t11
1516959t21
Climate
Brinnon experiences an oceanic climate (Krippen
clirnate classificatiotr gb) and is almost
categorised as part of the Csb climate category, receiving slightly more than 30 millimetres (1.2 in), the
threshold for C/b inclusion.
Weather data for Brinnon
Month Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec Year
Average high
oF ("c)
45
(7)
50
(10)
56
( l3)
6l
( l6)
67
(le)
72
(22)
77
(25)
79
(26)
73
(23)
62
( l7)
5l
(l l)
44
(7)
6l
( l6)
http ://en.wikipedia. org/wiki/Brinnon,_Washingto n 919t2009
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Brinnon, Washington - Wikipedia, the free encyclopedia Page 2 of3
40
(4)
Average low o
F ("C)
3l
(-l)
33
(l)
38
(3)
35
(2)
46
(8)
48
(e)
43
(6)
35
(2)
51 50
(l l)(10)
40
(4)
3l
cl)
Demographics
As of the censuslll of 2000, there were 803 people,413 households, and 258 families residing in the
CDP. The population density was 8 I .3 people per square mile (3 I .4lkm'z). There were 912 housing units
at an average density of 92.4/sqmi (35.7&m').The racial makeup of the CDP was 92.65% White,
0.25% African American, l.49yo Native American, 0.62% Asian, 0.25o/o Pacific Islander, 1.00% from
other races, and3.74Yo from two or more races. Hispanic or Latino of any race were l.99yo of the
population.
There were 413 households, out of which l0.7Yo had children under the age of 18 living with them,
55-2% were married couples living together, 5.1%had a female householder with no husband present,
and37.5o/o were non-families. 32.0% of all households were made up of individuals and 14.5%had
someone living alone who was 65 years of age or older. The average household size was 1.94 and the
average family size was 2.36.
In the CDP the population was spread out with 10.7% under the age of 18, 3.1% from 18 to 24,15.6%
from 25 to 44,34.9% from 45 to 64, and35.lYo who were 65 years of age or older. The median age was
58 years. For every 100 fernales there were 110.2 males. For every 100 fernales age 18 and over, there
were 110.9 males.
The median income for a household in the CDP was $27,885, and the median income for a family was
$34,375. Males had a median income of $31,250 versus $16,500 for females. The per capita income for
the CDP was $ I 9,820. About 9.9o/o of families and 13 .8% of the population were below the poverty line,
including 23.3% of those under age 18 and 6.7%o of those age 65 or over.
References
1. a a 6 n4rr.f ican FactFinder". United States Census Bureau. hup://factfinder.census.gov. Retrieved 2008-01-
31.
2. ^ "US Board on Geographic Names". United States Geological Survey.2007-10-25.
http://geonames.usgs.gov. Retrieved 2008-01 -3 1.
3. ^ "US Gazetteer files: 2000 and 1990". United States Census Bureau. 2005-05-03.
http://wrvw.census.gov/geolwww I gazetteerl gazette.html. Retrieved 2008-0 I -3 1.
4. ^ "Average Weather for Brinnon". Weather.com.
htp://www.weather.com/outlook/trealttr/achesandpains/wxclimatology/monthly/graph/UsWA0044?
from:36hr_bottomnav_aches. Retrieved I 3 May 2008.
External links
r Brinnon, Washington is at coordinates 47.665652'N 122.924952"W
Retrieved from "http ://en.wikipedia.org/wiki/Brinnon,_Washington"
Categories: Jefferson County, Washington I Census-designated places in Washington (U.S. state)
Hidden categories: Infobox Settlement US maintenance I All articles with unsourced statements I
54.36
( 1.380.7)
I
l(
7-38
r 87.5)
i.39
187.7)
i.9-1
t-50.6)
Precipitation
inches (mm)
3.8 r
(e6.8)
2.82
(71.6)
2.t3
(54. l)
1.29
(32.8)
1.24
(3 r.5)
1.60
(40.6)
.1. l3
( 104.9 )
I
Ir
7.99
(202.9)
ti.6i
219.7)
source:lal zoog-os-tl
http : //en.wikipedia. org/wiki/Brinno n,_Washington 91912009
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Brinnon, Washington - Wikipedia, the free encyclopedia Page 3 of3
Articles with unsourced statements from Julv 2009 I Geolinks maintenance
r This page was last modified on I August 2009 at03:25.r Text is available under the Creative Commons Attribution-ShareAlike License; additional terms
may apply. See Terms of Use for details.
Wikipedia@ is a registered trademark of the Wikimedia Foundation, Inc., a non-profit
organization.
http : //en.wikipedi a. org/wiki/B rinnon,_Washington 919t2009
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Corporations : Registration Detail Page I of2
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Corporations Division Home Search Apostilles Domestic Partnerships Awards Program More
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Neither the State of Washington nor any agenry, officer, or employee of the State of Washington warrants the accuracy, reliability, or
timeliness of any information in the Public Access System and shall not be liable for any losses caused by such reliance on the
accuracy, reliability, or timeliness of such information. \Mrile every effort is made to ensure the accuracy of this information, portions
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PLEASANT HARBOR MARINA AND GOLF RESORT, LLP
UBI Number
Category
ProfiUNonproftt
Active/lnactive
State Of lncorporation
Date of lncorporation
Expiration Date
Dissolution Date
Registered Agent lnformation
Agent Name
Address
City
State
ztP
Special Address lnformation
Address
City
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Zip
Govemlng Persons
Title
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( Retum to Search List
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LLP
Profit
Active
WA
03121t2008
03/31 /2009
Fairchild Record Search Ltd
3400 Capitol Blvd S # 101
Tumwater
WA
98501 3308
Po Box 1 368
Olympia
WA
98507
Name
MANN. MELVIN
Address
27OO NW PINE COVE DR
ISSAQUAH, WA
Address Confidentiality
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Corporations: Registration Detail Page 1 of2
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ll perNr rHrs prce
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Neither the State of Washington nor any agency, officer, or employee of the State of Washington warrants the accuracy, reliability, or
timeliness of any information in the Public Access System and shall not be liable for any losses caused by such reliance on the
accuracy, reliability, or timeliness of such information. Vvhile every effort is made to ensure the accuracy of this information, portions
may be inconecl or not cunent. Any person or entity who relies on information obtained from the System does so at his or her own risk.
PLEASANT HARBOR MARINA, LLC
UBI Number 602808754
Category LLC
ProfiUNonprofit Profit
Active/lnactive Active
State Of lncorporation WA
Date of lncorporation 02l29l2OOB
Expiration Date 0212812010
Dissolution Date
Registered Agent lnformation
AgentName CTCORPORATIONSYSTEM
Address
1801 \A/EST BAY DR NW STE
206
City
State
ztP
Special Address lnformation
Address
City
State
zip
Govemlng Pesons
Tttle
Manager
OLYMPIA
WA
98502
Name
MANN, MELVIN
AND GOLF RESORT LLP
PLEASANT HARBOR
Address
10 SLOPES VIEWSW
CALGARY T3H3Y7
CANADA. FO
PO BOX 1754
27OO NW PINE CONE DR
ISSAQUAH , WA
Member
( Retum to Search List
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Corporations: Registration Detail Page I of2
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f, pRtrur rnrs pnce
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Neither the State of Washington nor any agency, officer, or employee of the State of Washington wanants the accuracy, reliability, or
timeliness of any information in the Public Access System and shall not be liable for any losses caused by such reliance on the
accuracy, reliability, or timeliness of such information. Vvhile every effort is made to ensure the accuracy of this information, portions
may be incorrecl or not current. Any person or entity who relies on information obtained ftom the System does so at his or her own risk.
PLEASANT HARBOR GOLF AND SPA, LLC
UBI Number 602814306
Category LLC
ProfiVNonproftt Profit
Active/lnactive lnactive
State Of lncorporation WA
Date of lncorporation 03/18/2008
Expiration Date 03/31/2009
Dissolution Date 0710112009
Registered Agent lnformation
AgentName CTCORPORATIONSYSTEM
Address
180,I WEST BAY DR NW STE
206
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Available RSS Feeds: News Bloo More...
http ://www.secstate.wa. gov/corps/search_detail.aspx?ubi:6028 1 43 06 9tr7t2009
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Statesman Master Builders lnc.
Operaton KEVIN
22-8270 Office supplles
A0-0005 Purchase Prlce
CONSTRUCTION . JOB COST REPORT. ESTIMATING
(Sorted by Cost Code for multiple Jobs)
Jobs included: senrrle
09/16/09 Page 1
TotalOriglnal Approved Total
BudgeUEstimate Changes Estimate/Budget
.00
.00
.00
.00
.00 8,691.04 8,691.04- 3,301.45
8,691.04 8,691.04-3,301.45
12469,384.00
Commifted
Costs
Remaining
To Commlt
Job To Date
Costs
Budget
Varlance
3,301.4$
.00
.00
.00
.00
.00
.00
.00
.00
.00
.00
.00
.00
.00
.00
.00
.00
.00
.00
.00
.00
.00
.00
.00
.@
3,301.4$
't2469,384.0G
.00 .00
1,26S.34
't0,000.00
'17'1,237,93
32,000.00
.00
1,269.3+
10,000.00-
171,237.9i
32,000.00.
'|07,M.46
33,E84.2$
10.000.m
26r,450.98
10,625.00
1,428.00
74,i1,305.30
6,713.10
10,755.13
1,079,595,94
1O7,48/,.4A-
33,884.25
10,000.00-
261,450.9&
10,025.0G
1,428.00-
743,305.3e
6,713.1G
10,755.1&
1,079,585.8+
12469,384.00 12469,384.00-
c1{001
c1-0010
c1{015
c1{020
cl{025
c1-0030
c1-0042
c1{043
c1-0050
c1{065
Phase 1 ESA
Survey
Architecture/DebrsmnE
Clvil Englneerlng
Electlcal Engineedng
Mechanical Englneedng
SEIS Consultng Servcs
EIS Consultng Servlcs
Storm Water Managernent
Mlsc OOrcr Consuttants
L.O.C. Charges
lnsurance
Legal Fees
lnterest On Land Loan
Property Taxes
Appraisal Fees
s65,726.40 S65,726.40-
14,838.60 14,838.60-
.00
.00
.00
.00
.00
.00
.00
.00
.00
.00
.00 1,195,07227 1,195,072.27- 2,197,463.56 2,197,403.5G
TG0066 Offce Equipment
T0-0210 Marina Replacement
U0-0055 (DU Postage / Couder
U0{099 (DV) Mlsc. Cnsbc{ Exp
UG0105 (99) Blueprintng
4,643.84
931,763.30
4,6/.3.5+
931,783.30-931,763.30 931,763.3G
931,763.30 931,763.3G 936,407.24 936,407.24-.00 .00
.00
.00
.00
6,597.90
10,656.73
6,597.9G
10,656.73-
3,509.98
3,465.40
4,O18.14
3,509.98-
3,465.4G'
4,018.14-
.00
.00
.00
.00
.00
.00
.00
.00 .00
.00
.00
.00
.00
.00
.00
17,2il.43 17,254.63- 10,993.52 10,9S3.52-
vGo005
v0-0010
v0-0015
v(H)025
vo-0035
vG'0040
170,000.00 170,000.00-
38,500.00 38,500.00-
1,300.00
13,958.75
844,367.13
3,017.2A
't0,090.48
38,614.00
1,300.00-
13,958.7S
844,367.1&
3,017.28
10,090.4&
38,614.00-
.00 .00 .00 208,500.00 208,500.0G 90s,313.08 905,31s.0&
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Statesman Master Builders lnc.
Operaton KEVIN
CONSTRUCTION - JOB COST REPORT- ESTIMATING
(Sorted by Cost Code for multiple Jobs)
Jobs included: sEarrle
09/16/09 Page2
w0{025
w04030
wG0040
wGo060
wGoo99
w0{s00
Advertslng
Broch ures/Deslg ry'Log's
Display ttlodels / Pcts
Web Page Costs
Mlsoellns Mrtdng Erpns
Sals Cnts (Prtbl) Cnst
ToElOr@nal
BudgeUEstimate
.m
.00
.00
.00
.00
.00
Approved
Changes
Total
Estimate/Budget
.00
.00
.00
.00
.00
.00
Commifted
Costs
Remalnlng
To Commit
982.00-
10,062.1$
30,183.01-
4,895.1G.
55,892.83-
Job To Date
Costs
3,556.48
10,062.r5
35,569.69
2,A18.25
135,521.36
307,397.84
494,725.77
40,955.96
Budget
Varlance
3,556.4&
10,062.1S
35,569.6$,
2,e18.2*
r35,521.3S
307,397.8+
982.00
10,062.15
30,183.01
4,895.10
55,892.83
.00
.00
.00
.00
.00 't02,0't5.09
905.80
102,015.0S
s05.8G
905.8G
494,725.Tt-
40,955.96-Y04005 General / Adminlshabr
2G9995 @stAllocaton Out
Report Totals:
.00
.00
.00
.00
.00 .00
.00
s05.80 lo,955.96
96,499.7$
40,955.96-
96,499.75
.00 .00 .00 .00 96,499.7$ 90,499.75
.00 2,4u,202.13 2,4e/.,202.1t 16962,044.83 16962,044.83-.00
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lbm
Generabd
Revenues
Recirculation of
Revenues in
Jeftrson Gounty
Emplolment
lmpact
Avelage
lncome per
Job r
Revenues frorn the MPR (waqes and non waqes)19.216.272 10.082.538 230 28.$2
Revenues from Contracted positions (wages and non uages)z 2,050,000 1,OT7,748 57 23,325
Total (lnitial - Post Gonstnrction)21,2ffi,272 11,1ffi,26 287 27,76
Seondary Benefits from MPR (lndirect Employrnent)3 6,379,882 3,3/,8.074 86 26,9U
Tota! (Pct Gonstnrction + 5 years)27,il16,1il 14,508,319 372 27,il1
: Cdltd ernpbyees indude dE OE[w be bnding b 0E S6rege TrEatn€nt pH, IeH olr l€ls. auppfE6 ad eqiplneil renderhg seraiEaI Wtac er Actllqmco oltrtinc.ssm6 5 ),r{s pod coltlsin
i
i
Cmpletd August 2m6
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Pleasant Harbor Marina & Golf Resort Number of Jobs
Estimated by Hourly Rate (Operations)
(for all Full Time equivalent positions)
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160
140
120
100
80
60
40
20
0
r Peak
I Year Round
-
r IIrI
$8.00 -
$10.50
$e.00-$10.50 $10.51-
$13.00
Hourly Rate
$13.01 -
$25.00
$25.00+
*Note Hourly Rates to not take into account tips and/or gratuities
Completed August 2008
t,.
PLIIASANT HA II,B OIT RESO IT'T
LI'BD CERTIFIBD SNIART GROIVTH
I'LE,ASANT HARBOR RESORTS
To reinforce commitment to smart growth and .sustainability, the Developer has accepted a number of
obligations regarding the way the site is developed.
The LEED rating system integrates the principles of smart growth, new urbanisrn, and green building into tire
system for neighborhood design. LEED certification provides verilication that a developnlent's location,
design, construction, and performance meet accepted high standarcls for environmentally responsible ancl
sustainable development. LEED certification is awalded for the entire community and neighborhood plans,
where the system evaluates on criteria related to smafi location and linkages within the community as well as
architecture and design; green construction and technology; water and energy conservation; as well as
irmovation and design process.
[.ow Flow Water fixtures and faucet.s are required in all buildings onsite. This includes Low-Watel Use Toilets
utilizing 1.8 gallons of non-potable water per flush. Irrigation standards, fire smart standards, car ancl boat
washing are all seled by non-potable water.
Also, exterior lighting will be LED specified by technicat standarrls to reduce light pollution and spill onto
adjacent properties and all rnulti-family buildings will havc mandatory bicycle parking to encourage pedestrian
and non-vehicle use. o
To meet the LEED ctiteria, the project must infiltrate,
re-use or evaportransporate rainfall from each site.
Each building site is required to contribute to this
stonnwater managelnent conrmitment, where Kettle "A"
is the reservoir for 60 rnillion gallons of containment.
During construction, erosiou and sediurent control plans
will be rcquired on the site. Construction waste created
during the building process is substantially eliminated
by using Steel & Concrete Standards.
The summary of the completed comtnunity is a Low-
lmpact result of very low impervious areas of +l3clo
where smart growth compliments the environment.
KET'TI,E, '5A''
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s\1820 Jeffereon Street
P.O. Brix L22O
Port Townsend, trIA 98368
Phll Joharoa, Dlrtrlot 1 lhvld V. Sulllvea, Dbtrlct 2 John Aurtln, Dbtrlct 3
August I 1,2009
Washington State Department of Ecology
Jay Manning Director
P.O. Box 47600
Olympia WA 98504-7600
Re: Pleasant llarbor Resort
Dear Mr. Manning
We are reguesting your assistance on a very important matter vital to the economic development of our County
with rcspect to the Pleasant Harbor Resort of South Jefferson County.
Over the last several years, the Board of County Commissioners and our staffhave been working diligently on
applications for a well thought out Master Planncd Rcsort near Brinnon, Washington. This is a Leeds Platinum
MPR fint will bring sigtificant economic benefits to our County which is struggling with unemployment lack of
investnent opportunities and revenue shordall. We are concerned 6at the Ecology Department's slow progress
with the water rights application could result in the loss of the development and therefore the loss of a project
that we arc not likcly to see again in this County for some time. Wc simply cannot afford for that loss to happcn.
The County is proud to bc worting on such a progressive and environmentally conscious development as
Pleasant Harbor Resort. The Master Planned Resort and comprchcnsive plan amendment was approved by the
County in January 2008. The owner of Pleasant Harbor Rcso6 Dr. Garth Mann, repo(s an investmcnt ofsweral
millions of dollars into this endeavor during a time whcn all other dcvelopments have ceased.
We urge you to expedite the finalization of the water rights application. We understand that Dr. Mann entered
into a cost reimbursement contract to'expedite the applications well over I year ago.
The Pleasant Harbor Resort project is indeed important to the economic success of our County and we believc
witlt your assistance, the decisions with respect to the water rights application could be completed within the
month. It is our desire to avoid losing this economic opportunity for the County and respectfully request your
immediate attention to this urgent matter. Thank you for your time and consideration.
Sulli v8n,Chairman Johnson, Member A Member
cc: David W. Johnson, DCD
Phoac(3601386-91O0 fax(36O1386-93E2 Jetlboc@oJeffonon.wa.uc
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