HomeMy WebLinkAbout012Michelle Farfan
From: David W. Johnson <dwjohnson@co.Jefferson.wa.us>
Sent: Monday, February 08, 2010 6:04 PM
To: Al Scalf; Stacie Hoskins
Subject: FW: SEIS Draft Chapter 2 Outline
Attachments: PH-SEI-2.DOC
Let's discuss at MPR meeting - 3pm.
From: VMorrisCS@aol.com [mailto:VMorrisCS@aol.com]
Sent: Monday, February 08, 2010 4:49 PM
To: David W. Johnson
Cc: peckassoc@comcast.net
Subject: SEIS Draft Chapter 2 Outline
Hi David:
Attached is the draft detailed outline I have prepared for information requirements to describe the Pleasant Harbor Marina
and Golf Resort proposed action and alternatives. Please review and discuss with Stacie and Al. Feel free to track
changes in the attached Word file if the County would like to add or delete anything I have suggested. I will be in my office
Wednesday morning (2/10/10) if you would like to discuss your thoughts.
If the County concurs with this outline as a starting point for developing information needed to prepare the SEIS, I would
like to send the file to Garth on Thursday, 2/11/10, to identify the considerable amount of information needed from him,
and the context in which it will be used.
Craig
This version incorporates the clarifications we discussed this afternoon. Please replace the 2/06/10 draft with the attached
2/08/10 version attached.
Thank you,
Vicki
Vicki Morris Consulting Services
7732 18th Avenue NE
Seattle, WA 98115-4426
206.522.8057
Cellular: 206.501.8227
FAX: 206.523.4648
Preliminary — Do Not Cite or Distribute
2. Description of the Proposed Action and Alternatives
Draft Outline oflnformation Requirements: 2/08/10
2.1 Project Proponent
The proponent of the Brinnon Master Planned Resort (MPR) is Pleasant Harbor Marina and Golf Resort,
LLC. [Garth: What is this entity as it relates to the Statesman Group? Is it the Statesman Group doing
business as the LLC? Are there others involved in the LLC besides Statesman?] The MPR will be known
as the Pleasant Harbor Marina and Golf Resort.
2.2 Purpose and Objectives of the Proposal
The Pleasant Harbor Marina and Golf Resort is a Master Planned Resort (MPR) proposal for the Brinnon
Subarea in southeastern Jefferson County, Washington. The County's Comprehensive Plan/Brinnon
Subarea Plan designates this area as appropriate for a MPR as provided in RCW 36.70A.360 and
Jefferson County Code Chapter 18.15. The Brinnon Subarea Plan has identified the Pleasant
Harbor/Black Point area as a potential location for a MPR since 2002. This private application will fulfill
this County land use goal. The purpose of the MPR on the subject site owned by the applicant is to:
❖ Design a Master Planned Resort unique to the site that is both constructible and economically viable.
❖ Develop a Golf Resort to include an 18 -hole championship golf course, clubhouse facilities;
conference center; and amenities such as a restaurant, spa and athletic facilities.
❖ Develop one-, two- and three-bedroom terraced lofts, villas and chalets available for short-term and
long-term vacationers, or retired or semi -retired people.
❖ Significantly expand and upgrade existing commercial uses associated with the 285 boat slip Pleasant
Harbor Marina; develop a Maritime Village with water -dependent and water -related commercial uses
and commercial amenities to serve residents and visitors to the Master Planned Resort.
❖ Concurrently construct urban -level services for a self-sufficient development: additional wells to
provide potable water supply requirements; an on-site wastewater treatment and reclamation facility;
a stormwater collection, treatment, and infiltration system compliant with the Washington
Department of Ecology 2005 Stormwater Management Manual for Western Washington and
Jefferson County standards; an on-site circulation system that meets County design standards and
emergency vehicle access requirements; improved points of access to U.S. Highway 101; and
coordination with community transit service.
❖ Implement design adaptations that integrate eco -technologies in a setting for resort living: sustainable
structures, landscapes and lifestyles.
❖ Design buildings using Leadership in Energy and Environmental Design (LEED) or Built -Green
rating system standards.
❖ Implement Sustainable Development Principles to the maximum extent practicable; for example:
Pleasant Harbor Marina and Golf Resort
PDSEIS Chapter 2 —2/08/10
Preliminary — Do Not Cite or Distribute
• Install geothermal (or comparably energy-efficient) heating and cooling systems.
• Operate the resort water supply system in a manner that will balance (or increase) aquifer
recharge and avoid saltwater intrusion.
• Use Class A reclaimed water from the on-site wastewater treatment system for golf course and
landscape irrigation, fire protection, and toilet/urinal flushing systems.
• Install locally- or regionally -produced building materials, and materials manufactured from
recycled products to the extent practicable.
❖ Restore the site following construction using Low Impact Development/Sustainable Development
principles.
❖ Implement site improvements over a period of approximately 10 years, or in response to market
demand.
❖ Comply with Jefferson County Comprehensive Plan policies and a MPR Zoning Ordinance,
consistent with the intent of Board of County Commissioners Ordinance No. 01-0128-08.
The objectives for the specific development proposal on the site were established in the Brinnon Master
Planned Resort Final Environmental Impact Statement (Jefferson County Department of Community
Development, November 27, 2007). Mandatory elements of the MPR listed on page 1-17 of that
document include:
Total MPR
Golf Resort Side
Marina Village Side
Total Acres: 241 acres'
220± acres
21± acres (upland)
Total Residential Units:
Up to 739 units
No more than 151 units
Up to 890
52 staff apartments
16 permanent residences (up to 10%)2
68 permanent residences (up to 10%)'
45 seasonal tourist use (up to 30%),
275 long-term tourist use (up to 40%)
not to exceed 6 months
344 short-term tourist use (at least 50%)
90 short-term tourist use (at least 60%)
Impervious Surface 7
Not to exceed 20%
Not to exceed 40%
The total acreage of the MPR property is approximately 252 acres with l 1± acres of submerged lands under
WDNR Aquatic Lands Lease within the existing marina. This area is not subject to modification as a result of the
MPR proposal and therefore is not included in the upland acres indicated above.
2 The number of permanent residences can be shifted between the Golf Resort side and the Marina Village side,
but total permanent residences shall not exceed 84 units.
2.3 Location
The proposed Master Planned Resort is located adjacent to Pleasant Harbor, south of Brinnon at the
intersection of Black Point Road with US Highway 101 in Jefferson County, Washington. Parcel numbers
include: 502153002, 003, 023, 022, 021 & 020; APN 502154002; APN 502152005, 012, 013, 014, 015,
016 & 017, in Sections 15 & 22, Township 25, Range 02 West, AIM, located in Brinnon, WA 98320.
[VM: Also check brief info in Garth's 1/05/10 text, and draft technical reports for additional information.]
2.4 History and Background
Pleasant Harbor Marina and Golf Resort
PDSEIS Chapter 2 —2/08/10
Preliminary — Do Not Cite or Distribute
[Dates, descriptions, and as much quantitative information as possible]
Historical Logging Activity [VM to check Forestry Report for this information.]
Campground Use of the Black Point Site
[VM: Use brief info in a 3/24/09 document provided by Garth as a starting point]
Development of the Marina (floating docks and upland facilities)
Evolution of the Master Planned Resort Proposal (from original site plan concepts through the Comp Plan
amendment and programmatic EIS process, site plan revisions during the Shoreline Master Program
update process, features added to the proposal to comply with BoCC conditions, thorough description of
the current proposal). [VM: Use as a starting point brief information provided in Garth's 1/05/10
document under the heading Development Evolution Summary.]
Structures and Uses within the Existing Marina Village to be Reconstructed, Relocated and/or
Reconfigured.
2.5 Master Planned Resort Approval Process
[VM to draft for review by David Wayne Johnson and Sandy Mackie. Preliminary information derived
from the SEIS Scoping notice:]
Actions required for approval of the proposed action include:
Jefferson County Environmental Review Officer: Completion and publication of the SEIS, following
the SEIS process set forth in WAC 197-11-600(4)(d)(ii) and 620.
Jefferson County Planning Commission: Consideration of the MPR proposal in the context of
compliance with BoCC conditions set forth in Ordinance No. 01-0128-08, consideration of proposed
Zoning Code text and map changes, and consideration of the proposed Development Agreement
subsequent to SEIS review; and recommendation to the Jefferson County Board of County
Commissioners.
Jefferson County Board of County Commissioners: Consideration of the MPR proposal in the
context of compliance with BoCC conditions set forth in Ordinance No. 01-0128-08, consideration of
proposed Zoning Code text and map changes, and consideration of the proposed Development
Agreement subsequent SEIS review; consideration of the Planning Commission recommendation for
possible approval and adoption; and final decision.
The actions proposed will not authorize construction. If the Development Agreement and Zoning Code
are approved and adopted, specific development would require application for development permits
consistent with the adopted codes, regulations, and Development Agreement, and approval of such
specific development permits by Jefferson County and other agencies with jurisdiction.
2.6 Description of the Proposed Action and Alternatives
[Components common to any alternative; correlate to BoCC conditions]
2.6.1 Alternative 1: FEIS Alternative (2007)
Pleasant Harbor Marina and Golf Resort
PDSEIS Chapter 2 —2/08/10
Preliminary — Do Not Cite or Distribute
[Physical and quantitative description of principal features of proposed development under the FEIS
Alternative]
2.6.2 Alternative 2: Interim Alternative (2008-2009)
[VM: Use info available from a 3/24/09 document provided by Garth as a starting point]
[Physical and quantitative description of principal features of proposed development under the Interim
Alternative — Golf Resort and Marina Village. Describe efforts to comply with the Jefferson County
Shoreline Master Program update (150 -ft shoreline buffer, 50 -ft structural setback).]
2.6.3 Preferred Alternative (2010)
[Physical and quantitative description of principal features of proposed development under the Preferred
Alternative. Number of units, typical unit size in each configuration, building heights, construction
materials, exterior appearance, etc.]
2.6.3.1 Marina Village
Commercial Uses (existing and proposed).
Residential Units.
Marina Terraces.
Marina Townhomes.
Pleasant Harbor House.
2.6.3.2 Golf Resort
Commercial Uses.
Residential Units.
Multi -Level Terraces.
Golf Chalets.
Golf Villas.
Staff Housing.
Amenities.
Tennis courts, Bocce ball
Number and size of natural areas to be preserved (and/or to be replanted; distinguish these)
Amount of open space required/proposed in Development Agreement, Zoning Ordinance
Trails, including connection to regional trail systems, if any (including bicycle routes)
Restaurants
Spa
2.6.3.3 Golf Course
4 Pleasant Harbor Marina and Golf Resort
PDSEIS Chapter 2 —2/08/10
Preliminary — Do Not Cite or Distribute
Fairways and Greens
Driving Range
Cart Paths and Trails
Maintenance and Operation Proposal
[Golf Course BMPs: application of fertilizers, pesticides, herbicides]
[Additional subheadings re: the golf course development proposal? Also see 2.8.5 below.]
2.6.3.4 Natural Environment Features to be Preserved
Conservation Easements and Natural Forest Land Buffers
200 -foot minimum -width riparian buffer along the steep bluff of the South Canal shoreline
Steep slope setback
Strip of mature trees between SR 101 and the Existing Marina Village
Mature trees associated with wetlands and wetland buffers
Coordination with Tribes
Cultural Resources Management Plan
Other Buffers, Greenbelts, Tree Retention and Landscaping Proposal
Marina shoreline
Between the Preferred Alternative Maritime Village location and SR 101
Associated with the golf course and golf resort
Describe and illustration compliance with BoCC Conditions 63 s, u, v and w.
Wildlife Management Plan
2.6.4 Alternative 4: The No Action Alternative
Current MPR zoning with no development pending execution of a Development Agreement and Zoning
Ordinance with Statesman or some other applicant, or Comprehensive Plan amendment and rezone for
some other use.
2.7. Phased Development Proposal
Land use segregations?
Sequencing of residential, commercial and golf course construction
Infrastructure improvements and amenities to be implemented with each phase
[Correlate to the Construction Sequencing document developed the first week of February 2010 (version
3 sent 2/03/10 to Rick Esvelt for his input)]
2.8 Construction Management and Construction Sequencing Proposal
Pleasant Harbor Marina and Golf Resort
PDSEIS Chapter 2 —2/08/10
Preliminary — Do Not Cite or Distribute
2.8.1 Clearing Proposal
Selective? [VM: Correlate to the Forestry Report]
How much at one time? [VM: Correlate to phasing proposal and construction sequencing]
Proposal for biomass disposal (including stumps)
2.8.2 Grading Proposal
[CP: Narrative description and illustration]
[somewhere in here include a brief description of demolition of existing campground facilities,
particularly things like the 17 septic drainfields; some existing structures to remain?]
Overall estimated earthwork quantities
Phased grading proposal
Types of equipment
Export/import (types of materials, quantities, truck trips)
Types of materials to be generated on-site
Stockpiling proposal
Seasonal constraints
Construction BMPs and stormwater management during construction
2.8.3 On -Site Materials Processing Proposal
Gravel Crushing Operation
Concrete Batch Plant
2.8.4 Temporary Site Stabilization Measures Proposed During Clearing and Grading
2.8.5 Golf Course Construction Proposal
[CP: Detailed description of fairway construction requirements: subgrade preparation, the EarthRenew
soil amendment proposal, irrigation proposal, surface water runoff management proposal]
2.8.6 Construction Material Sourcing Proposal
2.9 The Infrastructure Proposal
2.9.1 Water Supply and Service
[Scott Bender to describe, working with Craig on civil engineering components]
Comprehensive Water Plan
Water District
Pleasant Harbor Marina and Golf Resort
PDSEIS Chapter 2 —2/08/10
Preliminary — Do Not Cite or Distribute
Groundwater Supply
Water Treatment Plant
Distribution System
Neighborhood Water Policy
2.9.2 Wastewater Collection, Treatment, Reuse, Disposal
[Rick Esvelt to describe, working with Craig]
Comprehensive Sewer Plan
Sewer District
Wastewater Treatment Plant
Collection System
Reclaimed Water Reservoir
Reuse Proposal (golf course and landscape irrigation, other?)
Discharge Proposal?
2.9.3 Stormwater Management Proposal
[Craig to describe]
During construction
Developed -condition stormwater management proposal
Marina Village
Maritime Village (upland complex at the intersection of Black Point Road with SR 10 1)
Golf Resort
Golf Course
2.9.4 Transportation System Proposal
[Craig to describe, working with TENW]
Planned roadway improvements correlated to phased development proposal
Points of connection to SR 101 and cost responsibility for improvements (draft MOU with WSDOT?
and with Jefferson County Public Works)
Internal roadways (road standards and phased development proposal)
Site Access, Safety and Circulation proposal (including emergency vehicle access)
Parking proposal
Public Transportation proposal and draft MOU
Non -motorized circulation proposal: pedestrian pathways, golf cart pathways (show on site plan), bicycles
2.9.5 Electrical Power Proposal
Mason County PUD electrical service to the MPR
[Mike McInnis (Brown & Kysar) to describe? Also — considerable information needed from Garth]
7 Pleasant Harbor Marina and Golf Resort
PDSEIS Chapter 2 —2/08/10
Preliminary — Do Not Cite or Distribute
Co -generation proposal: detailed description of all fuel sources proposed, transportation and storage
requirements, storage facilities and locations, combustion proposal (facilities, emissions), air quality
analysis by a qualified professional who routinely prepares GHG emission analyses in Washington
State for use in SEPA documents.
Solar energy proposal
Wind energy proposal (?)
2.9.6 Heating and Air Conditioning Proposal
[Stuart Yanow (Gentility Geothermal Installations Corp) to describe]
Geo -exchange heating and air conditioning proposal
Supported by thermal efficient CHP cogeneration
thorough description of the co -generation proposal]
2.9.7 Other Utilities
Natural Gas
Cable Television
Telecommunications
2.9.8 Proposed Energy Conservation Measures
During Construction
Developed Condition of the Project:
[what does the acronym CHP stand for? Need a
Design Features Consistent with Leadership in Energy and Environmental Design (LEED) Standards
Greenhouse Gas Emissions Management Proposal
[Note: A comprehensive GHG emissions analysis must be prepared by a qualified professional who
routinely prepares these analyses in Washington State for use in SEPA documents. Need to add this
consultant to team. Richard Steffel of Environ Corporation recommended (425.412.1800). Information
provided to -date by consultants to Statesman (Geotility, EarthRenew) is incomplete and too general. Does
not demonstrate experience with the comprehensive analysis needed.]
2.9.9 Lighting Proposal
Also address International Dark Sky Association Zone E-1 standards required by BoCC Condition 63z
2.9.10 Employment and Employee Housing Proposal
Proposal for compliance with BoCC Conditions 63 e, g and dd.
8 Pleasant Harbor Marina and Golf Resort
PDSEIS Chapter 2 —2/08/10
Preliminary — Do Not Cite or Distribute
Describe the proposal during construction and in the developed condition of the MPR.
2.9.11 Maintenance and Operations Proposal
Golf Resort
Maritime Village (upland)
Existing Marina Village
Marina Management Plan
Comprehensive Water Quality Monitoring Plan
Tunicate Monitoring Plan and Adaptive Management Plan
MOU with Pleasant Tides Yacht Club and Slip Owners Association
Pet Waste Management Plan
2.9.12 Public Services Proposal
Draft MOU with Jefferson County FPD #4 (Brinnon Fire District?) re: fire protection services and EMS
Draft MOU with Jefferson County Sheriff's Department
Draft MOU with Brinnon School District 446
Draft MOU with Jefferson Transit
Draft MOU with Jefferson County (?) re: the Housing proposal
Draft MOU with Jefferson General Hospital and Mason General Hospital re: public health
Draft MOU with Jefferson County Parks and Recreation Department
Draft MOU with Jefferson County Public Works to specify development standards and procedures for
plan review, construction inspections, materials sampling and testing; requirement for supervision by
Jefferson County Public Works project engineer; and provisions for developer cost reimbursement to the
Public Works Department for these services (per James Pearson memorandum of comment during SEIS
Scoping, 11/30/09).
2.10 Comparison of the Environmental Impacts of the Alternatives
[VM to prepare comparative table during PDEIS review; summary of impacts described in Chapter 3]
2.11 Benefits and Disadvantages of Reserving Project Implementation
to Some Future Time
The SEPA Guidelines encourage applicants and permitting agencies to view each generation as a
trustee for succeeding generations. With this perspective, environmental review is encouraged to consider
whether approving a proposal at this time would foreclose future options (WAC 197-11-440[5][c][vii]).
[VM to draft discussion specific to the Pleasant Harbor MPR]
9 Pleasant Harbor Marina and Golf Resort
PDSEIS Chapter 2 —2/08/10