HomeMy WebLinkAbout046Michelle Farfan
From:
VMorrisCS@aol.com
Sent:
Wednesday, July 14, 2010 12:44 PM
To:
dwjohnson@co.jefferson.wa.us; shoskins@cojefferson.wa.us
Cc:
peckassoc@comcast.net; NProft-Carlson@gmharchitects.com;
Garth@statesmancorporation.com
Subject:
Pleasant Harbor Narrative and Comparison of Alternatives
Attachments:
v9-PH-ComparisonOfAlternatives-Chart-July14-10.doc; v3-
ComparisonOfAlternativesNarrative-July14-10.doc
David and Stacie
Attached for your review is the 7/14/10 draft narrative I have been working on for the uniform Introduction to technical
reports, and to describe the comparative features of each of the site plan alternatives. I still have a bit of work to do in it,
but (with the exception of the Phased Development Proposal) it is complete enough for your review. It represents a
compilation of information received from the project architect and Craig, information I derived from the draft technical
report introductions, and information generated by the table I prepared that provides detailed comparative information
about the alternatives. I have also attached this table for your review today (updated from the June 21 version you last
reviewed).
I just received a slightly revised set of alternative site plans from the project architect. I will send these by separate
transmissions due to file size).
I look forward to your call at 3:00
Vicki
Vicki Morris Consulting Services
7732 18th Avenue NE
Seattle, WA 98115-4426
206.522.8057
Cellular: 206.5 01.8227
FAX: 206.523.4648
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Preliminary — Do Not Cite or Distribute
Pleasant Harbor Marina and Golf Resort
Introduction and Narrative Description of the Alternatives
to be Used in Technical Reports
SITE LOCATION AND PHYSICAL CHARACTERISTICS
The Pleasant Harbor Marina and Golf Resort is proposed on the 710 -acre Black Point Peninsula along the
western side of the Hood Canal. The peninsula 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 east shore of the
mainland. The harbor is connected to Hood Canal by a narrow entrance channel at the north end. The site
is about 40 miles north of Shelton and 3 miles south of Brinnon in Jefferson County, Washington, in
Sections 15 and 22 of Township 25 North, Range 2 West of the Willamette Meridian (see Figure
[Location Map]).
Existing land use on the Black Point Peninsula is predominantly low-density residential. The Peninsula
was previously logged, and single-family homes have been constructed on the west and east sides. The
northern end of the peninsula is undeveloped. The Washington Department of Fish and Wildlife (WDFW)
owns approximately 30 acres of forest land on the northern portion of the peninsula. Improvements on
WDFW land include a public boat launch and picnic area with access from Black Point Road.
The area that includes the Master Planned Resort (MPR) site underwent period of glaciation that
occurred in the Puget Sound Lowland approximately 30,000 to 15,000 years ago. It is likely that the
glacial ice advanced and withdrew several times over the project area during the glacial period,
depending on climatic conditions. Thus, geologic material beneath the site consists of sand and
gravel outwash with some glacial till exposures. Depressions and hummocks formed in glacial
outwash material deposited on and around stagnant glacial ice as the underlying ice melted.
Numerous potholes identified on the property are kettles formed as sand and gravel was deposited
around stagnant ice blocks that subsequently melted. Several of the kettles have silty soils in the
bottom overlying sand and gravel. Three wetlands have been identified on the site: one in the largest
kettle, a second in a local depression southeast of the largest kettle, and a third that extends off-site
along the east property line.
The topography of the site ranges from mean sea level to about 280 feet above mean sea level (msl) on
the peninsula, and from mean sea level to about 100 feet above msl in the Pleasant Harbor marina area
(approximately 150 feet msl at the intersection of Black Point Road with U.S. Highway 101). Slopes on
the peninsula range from less than 2 percent in the western portion to more than 100 percent in the area of
steep coastal bluffs along the south boundary. The high point on the peninsula (280 feet msl) occurs in the
west central portion.
All areas of the site were formerly logged by others prior to 1970. Historical aerial photographs
reproduced in the Forestry Report prepared for the project show that the area now occupied by the
Pleasant Harbor Marina was once used as a log dump and log rafting area. The existing narrow loop road
in this area of the site was created to serve that use.
Vegetation presently found on the property consists primarily of an overstory of Douglas -fir
(Pseudotsuga menziesii) with occurrences of red alder (Alnus rubra), black cottonwood (Populus
trichocarpa), bitter cherry (Prunus emarginata), bigleaf maple (Acer macrophyllum), and Pacific
madrone (Arbutus menziesii). Broadleaf shrubs and other plants found in the understory include: red -
7/14/10: 0 draft
Preliminary — Do Not Cite or Distribute
flowering currant (Ribes sanguineum), Scot's broom (Cytisus scoparius), vine maple (Acer circinatum),
salal (Gaultheria shallon), and evergreen huckleberry (Vaccinium ovatum).
The area that includes the site is within the East Olympic and Hood Canal River basins, and within the
Skokomish-Dowewallips Water Resource Inventory Area (WRIA 16). Intermittent streams flow through
the site north of Black Point Road (runoff from U.S. Highway 101 and the hillside above) and discharge
into Pleasant Harbor. There are no existing streams on the Black Point Peninsula portion of the property.
Existing utilities in both areas of the site include electrical power, propane gas, potable water from wells,
wastewater treatment and disposal in on-site sewage disposal systems, telephone, and solid waste
collection and transport.
PRINCIPAL FEATURES OF THE EXISTING MARINA/MARITIME VILLAGE
The Marina/Maritime Village portion of the MPR site encompasses 23 acres extending northeasterly
along the east side of U.S. Highway 101 from the Black Point Road intersection to the north end of the
Pleasant Harbor Marina. The existing marina was developed in the 1970s [confirm]. Vehicular access is
provided from U.S. Highway 101 at the north end of the site. The marina is also accessible by private boat
or float plane. Existing improvements within the Marina/Maritime Village area of the proposed MPR
include:
• A real estate office adjacent to U.S. Highway 101
• A driveway to the Bed and Breakfast Harbor House owned by others (access from U.S. Highway
101 [confirm])
• The Pleasant Harbor House owned by Statesman Corporation
• A grocery store/convenience store/deli and office at the marina
• Restrooms, showers and laundry
• Swimming pool with change rooms
• An asphalt -paved and gravel one-way loop road and parking areas adjacent to the shoreline and
up the slope above the grocery store/convenience store/deli
• Septic tanks, sewage pumps, fuel tanks, wells and pumps, and water storage tanks
• A 286 -slip marina.
PRINCIPAL FEATURES OF THE AREA PROPOSED FOR GOLF COURSE/GOLF RESORT DEVELOPMENT
The area of the MPR site proposed for Golf Course/Golf Resort development (approximately 220 acres)
was previously developed by others as a 500 -unit Thousand Trails commercial campground. This area has
paved and graveled roads and parking areas, tent camp sites, recreational vehicle pad sites, picnic areas
with shelter buildings, a community center and swimming pool, restroom buildings with septic tanks and
drainfields, wells for water supply, gravel borrow areas, an entry guard house, and fenced equipment
storage areas. The campground was in use until late 2007. Some minor grading occurred on the site to
create level campsites and roadways. Gravel borrow pits were excavated east of the large kettle near the
center of the site and in the fenced storage area near the campground entrance.
[Note: Each consultant should add to the existing conditions description to include features relevant to
their analysis.]
Both the marina and the Black Point Peninsula have access from U.S. Highway 101. The peninsula is also
served by Black Point Road.
7/14/10: v3 draft
Preliminary – Do Not Cite or Distribute
HISTORY AND BACKGROUND OF THE MASTER PLANNED RESORT DESIGNATION
[VM question: Does Natalie's narrative correctly show 37 ac in the Marina/Maritime Village area at the
time of the FEIS Alternative? Presumably this included the property on the west side of U.S. Highway
101? What is the acreage now? —ac. CP response: This is a weird issue – Approved MPR excluded west
side of 101 and added leased harbor bottom – oddly about the same size] [David and Stacie: Please advise
re: the land area to be included in the total acreage of the MPR – include submerged lands of the harbor?]
Statesman Corporation applied to Jefferson County for a Comprehensive Plan amendment in 2006 to
create a Master Planned Resort designation for approximately 220 acres on the Black Point Peninsula and
37 acres extending northward from the Black Point Road intersection with U.S. Highway 101 through the
area of the existing Pleasant Harbor Marina and associated uplands. This application was processed with
the County's 2007 docket of annual Comprehensive Plan amendments. An Environmental Impact
Statement (EIS) was prepared on the programmatic land use action. Land use alternatives (including no
action) were evaluated in that EIS. The Final EIS was published November 27, 2007. The Jefferson
County Board of County Commissioners (BoCC) approved by Ordinance No. 02-0128-08 amendments to
the Comprehensive Plan and a Comprehensive Plan map change to designate the area Master Planned
Resort (MPR). The BoCC decision affirmed that the site is better suited for a MPR than for commercial
timber harvest or agricultural production; the MPR plan is and will be consistent with all Growth
Management Act (GMA)-derived development regulations pertaining to critical areas and pertaining to all
on-site and off-site infrastructure; service impacts will be mitigated through a Development Agreement;
mitigation requirements shall be adhered to through a site-specific Zoning Code, Development
Agreement, and permit applications. The Ordinance states that the MPR is to be a self-contained and
fully -integrated planned unit development, in a setting of significant natural amenities, with primary focus
on destination resort facilities consisting of short-term visitor accommodations. An 18 -hole golf course
and up to 890 residential units were approved with the MPR designation. No more than 10 percent of total
residential units are to be permanently occupied, and short-term residential units must at all times be not
less than 65 percent of total residential units.
The Master Planned Resort designation was approved for the Statesman property subject to 30 conditions
imposed by the BoCC in Ordinance No. 02-0128-08. The BoCC conditions were imposed through the
County's legislative authority under the Washington State Environmental Policy Act (SEPA), as well as
the Board's general police power as a legislative body for the purpose of mitigating potential significant
adverse impacts to the environment, adjacent land use, the existing transportation system, capital
facilities, utilities, parks, and public services. To the extent that BoCC conditions relate to each element of
the environment for which a technical report is being prepared for project -level environmental review,
these requirements are discussed in this technical report.
SUPPLEMENTAL EIS REQUIRED
Prior to entering in a Development Agreement with Statesman Corporation, and prior to adopting a site-
specific zoning ordinance for the MPR site, Jefferson County requires preparation of a Supplemental
Environmental Impact Statement (SEIS). This EIS will provide project -level environmental review to
supplement programmatic environmental review completed with the November 27, 2007 FEIS. Land use
alternatives were evaluated in the programmatic EIS; therefore, the SEIS evaluates alternative site plans
for developing a Master Planned Resort on the site, each of which would include the principal features
previously approved in principle by the BoCC: an 18 -hole golf course and up to 890 residential units
(predominantly for short-term visitor use).
[Note: Each technical report should add a separate paragraph at this point to describe technical report(s)
they previously prepared for the same element of the environment, in support of the November 2007
7/14/10: v3 draft
Preliminary — Do Not Cite or Distribute
programmatic EIS. This paragraph should explain how/whether the content of their 2010 expounds on the
2006-2007 document, which may have been baseline information, for example.]
DESCRIPTION OF THE MPR PROPOSAL AND ALTERNATIVES
The site plan alternatives being evaluated in the SEIS include the proposal illustrated and evaluated in the
FEIS (Alternative 1); a revised site plan developed during 2008-2009 to make more efficient use of the
site, to minimize environmental impacts, and to address BoCC conditions of approval (Alternative 2); and
the current (2010) site plan revised from the Alternative 2 version predominantly in response to the
Jefferson County draft Shoreline Master Program update that increases the Shoreline buffer in the
Marina/Maritime Village area from 50 feet to 150 feet. More descriptive information about each
alternative is provided below.
Features Common to Any Action Alternative
Each of the site plan alternatives includes an 18 -hole golf course, 890 residential units, and commercial
development for resort -related services within the MPR. The location, configuration, type and number of
residential units and commercial space differ somewhat between the alternatives, as do the amenities to be
provided within the development. Structures within the existing Marina Village associated with the
Pleasant Harbor Marina would be renovated or replaced.
Under any alternative, improvements would be made to Black Point Road, and to the intersection of
Black Point Road with U.S. Highway 101. A 16 -ft wide Marina Access Drive would be improved parallel
to the east side of U.S. Highway 101 between Black Point Road and the existing marina. In order to keep
Resort traffic internal to the site to the maximum extent practicable, the Marina Access Drive would be
used by visitors to travel between the main entrance parking lot and the marina. This road would
accommodate two-way shuttle service, or one-way emergency vehicle access between Black Point Road
and the marina. Access to the Golf Course/Golf Resort would be controlled by a gate with a guard house.
Parking for slip owners and Resort visitors would be created at the intersection of Black Point Road with
U.S. Highway 101, with shuttle service from the parking area to the marina using the Marina Access
Drive. The existing real estate office at this intersection will be eliminated. Provisions will be made for
this use within the commercial space of the Maritime Village. Other types of commercial uses anticipated
include a possible restaurant, dive shop, sightseeing cruises, gifts, and an upgraded grocery
store/convenience store and deli.
The proposed architectural concept for the buildings within the Marina/Maritime Village is a Cape Cod
waterfront style incorporating some stone and cedar accents. Buildings in the Golf Resort, integrated
around the golf course, are proposed in the style of a rustic mountain resort with stone detailing, cedar
accents, and high gabled roof elements.
Under any site plan alternative, the main building at the Golf Resort would be the Golf Terrace and
Conference Center/Spa. At four stories in height (47 feet 9 inches) and located at approximately elevation
270 feet mean sea level (msl), this would be the tallest building within the development. A 3 -story
Maintenance Building with Staff Quarters to be provided near the gated entry to the development is also a
consistent feature of proposed development under any action alternative. The maintenance portion of this
building would provide golf cart and mower storage and servicing and maintenance supplies for the
grounds and golf course on the main floor. Residential units (52) in the upper two stories would provide
housing for employees. Employee parking would be provided in a surface lot associated with the
Maintenance Building/Staff Quarters.
4 7/14/10: v3 draft
Preliminary — Do Not Cite or Distribute
The Master Planned Resort would be mostly self-sufficient with regard to utilities. A Membrane
Bioreactor (MBR) wastewater treatment plant is proposed, capable of producing Class A reclaimed water
for beneficial reuse within the development. Statesman Corporation received approval of water rights
from the Washington Department of Ecology on June 15, 2010 to serve the development. One or more
wells and a water storage reservoir will be completed on (or adjacent to) the site. [VM question for CP:
Additional water reservoir off-site to the north? Or on-site?] Stormwater management systems for the
control and treatment of runoff during construction and in the completed condition of the development
will be provided on the site in accordance with the Washington Department of Ecology 2005 Stormwater
Management Manual for Western Washington.
Under any alternative site plan, golf course fairways would be located in areas of highly permeable soils
to allow for infiltration of stormwater runoff to recharge the local groundwater aquifer. The first nine golf
course fairways would be developed along the eastern side of the peninsula. The second nine fairways
would be developed more at the perimeter of the site along the south and west sides, ending near the
center. Portions of the area to be used for Golf Course development would be left undeveloped for the
retention of wetlands and buffers, and for storage of golf course irrigation water (reclaimed water from
the MBR wastewater treatment plant process). Existing local depressions throughout the site would be
used to collect and retain runoff for infiltration.
Approximately _ percent of the site would be retained in natural [?] open space, including the entire 200 -
ft Shoreline environment and a riparian buffer along the south bluff of the peninsula. This area would be
permanently preserved in a conservation easement to be administered by one or more local Tribes.
Alternative 1
Alternative 1 for development of the Master Planned Resort is the site plan described, illustrated, and
evaluated in the Final Environmental Impact Statement [FEIS] for the Proposed Brinnon Master Planned
Resort (November 27, 2007). The site included approximately 294 acres with several parcels located west
of Highway 101 at that time. Development was distinguished by the unique characteristics of the
Marina/Maritime Village area and the Golf Course/Golf Resort area of the site. See the Alternative 1
Figures: Overall Site, Marina Village and Golf Course/Resort (July 14, 2010).
The Marina/Maritime Village area encompassed 37 [CP to check this to see if it included underwater
lease] acres in Alternative 1. The development proposal included 151 residential units and 16,000 sf of
commercial space within 14 buildings within the shoreline area presently occupied by upland
improvements associated with the existing marina. The main access to the Marina/Maritime Village
would be a new Marina Access Drive constructed in a northeasterly direction from the intersection of
Black Point Road with U.S. Highway 101. The existing buildings at the waterfront and the two existing
residences south of the marina (the Pleasant Harbor House owned by Statesman Corporation, and the Bed
and Breakfast House owned by others) would be demolished and replaced with new residential buildings.
The new Marina Village would consist of four 4 -story buildings that would contain retail and interior
parking on the main floor with 48 Marina Villa apartments, 40 Marina Townhomes and additional
parking in the three stories above. All residential units and commercial spaces would be built into the
hillside, overlooking the marina. The existing marina access road between the shoreline and the grocery
store/convenience store/deli would be improved to create a 15 -ft wide promenade between new buildings
and the waterfront for pedestrian and emergency vehicle access. A new one-way road system would be
built for northbound access from Black Point Road down through the Marina Village then (a two-way
road) up to U.S. Highway 101 using the existing roadway at the north end of the site. A new swimming
pool and amenity building for slip owners would be located north of the Marina Village to replace the
existing pool and change rooms south of the grocery store/convenience store/deli.
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The Alternative 1 proposal for the shoreline area south of the existing Pleasant Harbor House includes 33
residential units in Marina Stepped and Stacked Townhome buildings, and 30 Marina Rowhouses. The
Marina Rowhouses would be two stories in height in six buildings of 4 or 6 units each. The Marina
Stepped/Stacked buildings would consist of four 4 -story residential structures built down into the hillside.
These buildings would be accessed by a separate roadway system flanked with parking lots.
The Alternative 1 proposal for the Golf Course/Golf Resort area of the site includes 739 units within 124
buildings, the 18 -hole golf course, and a Turn Building housed with the wastewater treatment plant near
the southeast corner of the site. The 4 -story Golf Terrace and Conference/Spa Center would contain 128
residential units and 36,000 sf of commercial space. Uses planned for the commercial space include a
restaurant, spa, conference and meeting rooms, and a pro shop on the lower level adjacent to Fairway #1.
Surface parking lots would be provided for both tenants of the residential units and golf course visitors.
The Black Point Townhomes would contain 462 units in 111 two-story buildings parallel to the proposed
internal roadway system. These buildings would have an underground parkade that would provide two
parking stalls per residential unit. The Alternative 1 Black Point Villas would contain 97 residential units
in eleven 1- and 2 -story buildings with an underground parkade. The length of the Alternative 1 internal
road system from Black Point Road through the Golf Resort would be approximately 13,125 lineal feet
00.
Alternative 2
The Alternative 2 site plan was modified to respond to the 30 BoCC conditions imposed on the MPR
development, and to improve constructability by refining the grading plan. The number of buildings (and
thus residential units) within the Marina/Maritime Village area was reduced. A corresponding number of
residential units were transferred to the Golf Course/Golf Resort side by introducing three additional 4 -
story buildings. In addition, the gated entrance to the Golf Course/Golf Resort area was relocated to the
northeast side of the peninsula off of Black Point Road, and the wastewater treatment plant was relocated
to the northwest corner of the Golf Course/Golf Resort area. Under Alternative 2, Black Point Road
would be improved from U.S. Highway 101 to the proposed site entrance at the northeast corner of the the
Golf Course/Golf Resort. See Alternative 2 Figures: Overall Site, Marina Village and Golf Course/Resort
(July 7, 2010).
The number of Maritime Village buildings is reduced in Alternative 2 to one 4 -story building and one 3 -
story building. The 4 -story building would contain 49 residential units with 17,000 sf of commercial
space on the main floor and parking on the lower three floors. The 3 -story building would contain six 2 -
story units on the second and third floors with a restaurant and yacht club on the main floor. The
waterfront promenade would still provide pedestrian and emergency vehicle access. The existing
swimming pool and change room building would remain as -is. The proposed one-way road system from
Black Point Road to the marina would be the same as Alternative 1. The Pleasant Harbor House would be
retained, but the Bed & Breakfast Harbor House would be removed. In its place and extending further
south, six buildings of one-story Sea View Chalets would be constructed (26 residential units) in place of
the Marina Stepped/Stacked and Rowhouse buildings of Alternative 1. Access to the Sea View Chalets
would be from the Marina Access Drive (same as Alternative 1); however, parking for these units would
be provided in larger lots at the Black Point Road/U.S. Highway 101 intersection rather than at each Sea
View Chalet building.
The Alternative 2 main access to the Golf Course/Golf Resort area would be at the northeast corner of the
site from Black Point Road. The Maintenance Building and Staff Quarters would be located near this
entrance. With the addition of three new Golf Terrace buildings in Alternative 2, the total number of
individual buildings would be less in Alternative 2 than Alternative 1. The new 4 -story Golf Terrace
buildings would contain 338 residential units with underground and surface parking lots. The Golf
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Terrace 1 building would be larger in size compared to Alternative 1, and would contain 154 residential
units, 36,000 sf of commercial space, and underground parking. Parking within the structure would result
in a reduced requirement for the size of surface parking lots. Amenities within the Alternative 2 Golf
Terrace 1 building would include a restaurant and lounge, conference and meeting rooms, chapel,
billiards room, spa and exercise space, and the golf course pro shop. The Black Point Villa unit -type in
Alternative 1 would be replaced by Sea View Villas in Alternative 2 (72 residential units compared with
97 villas in Alternative 1). The Black Point Townhome unit -type in Alternative 1 would be replaced by
Golf Vistas in Alternative 2, with a reduction in the number of this unit type from 462 units in Alternative
1 to 192 units in Alternative 2. The 49 remaining buildings in the Golf Course/Golf Resort area would
provide a total of 808 residential units and front on the internal road system. The internal road system in
Alternative 2 would be reduced in length compared to Alternative 1 (approximately 10,600 lineal feet).
Golf course fairway configurations are adjusted only slightly from Alternative 1, and a tennis court would
be added adjacent to the Terrace 2 building.
Innovative measures were introduced by Statesman Corporation in the Alternative 2 development
concept. Geothermal units attached to heat pumps, and a co -generation proposal (to burn biodiesel) would
generate most of the electrical power requirements. EarthRenew organic matter fertilizer is proposed for
soil amendment and nutrient input to the golf course and landscaped areas.
Alternative 3
The Alternative 3 site plan was modified in response to the Jefferson County draft Shoreline Master
Program (SMP) update (2009-2010), that requires a 150 -ft shoreline buffer in the marina area compared
to the 50 -ft buffer in the adopted Shoreline Master Program at the time site plan Alternative 1 and 2 were
formulated. This significant increase in the shoreline buffer (i.e., an area where no new structures would
be allowed) significantly modified the Marina/Maritime Village development concept for the Master
Planned Resort. The transfer of residential units to the Golf Course/Golf Resort area resulted in the
introduction of a new unit type. See the Alternative 3 Figures: Overall Site, Marina Village and Golf
Course/Resort (July 14, 2010).
Redevelopment for maintenance and repair can now only occur within existing building footprints and
roadways in the Marina/Maritime Village area. Therefore, residential and commercial development
contemplated in the Alternative 1 and 2 site plans for this area would be relocated to a new 4 -story
building proposed at the intersection of Black Point Road with U.S. Highway 101. A new Marina Lofts
building at this location would include 48 residential units on the east (rear) side of the building with two
stories (17,000 sf) of commercial space at the front (west side, facing U. S. Highway 101). Parking would
be provided in an underground parkade, and surface parking lots at this intersection would provide an
increased number of stalls for visitors, residents and marina slip owners. Fewer than half the number of
Sea View Chalets would be provided in Alternative 3 compared to Alternative 2: 12 units total in one-
story structures with a walk -out basement with a single -car garage. The Marina Access Drive would be
upgraded to provide access these units. The Bed and Breakfast Harbor House owned by others would
remain, with a corresponding reduction in the overall developable land area within the MPR. The Pleasant
Harbor House owned by Statesman Corporation would be renovated but otherwise remain as -is. The
existing swimming pool and change room building for marina slip owners would be retained with minor
modifications. The other two existing buildings associated with the marina and the existing roadway
system at the waterfront would be upgraded to the extent allowed in accordance with the SMP update
regulations. The one-way road system (Marina Access Drive) from Black Point Road to the waterfront
proposed with Alternative 1 or 2 would be replaced in Alternative 3 with an improved two-way drive for
shuttle vehicles. The total number of residential units within the Marina/Maritime Village area of the site
would be reduced to 61 units in 9 buildings.
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Residential units would be increased by 21 in the Golf Course/Golf Resort area, transferred from reduced
development in the Marina/Maritime Village. A new unit type is also proposed with Alternative 3,
changing the ratio of the two smaller building types. Eight residential units would be relocated to the
Terrace 3 building, and 13 residential units would be integrated into the Golf Vistas and Sea View Villas.
The Sea View Villas are 1 -story walk -out units in Alternative 3, narrower than the Sea View Villas of
Alternative 2 and with an underground parkade. There are 829 residential units within 47 buildings in the
Golf Course/Golf Resort area. The fairways have not changed from Alternative 2. An additional tennis
court has been added next to the Terrace 3 and 4 buildings. Other Alternative 3 recreational amenities
proposed adjacent to the Terrace 1 building include a Bocce Ball court, pool and deck area, and a putting
green.
Innovative elements of the proposal describe with Alternative 2 for on-site electrical power generation
and for golf course and landscaping management would also be implemented under Alternative 3.
NO ACTION ALTERNATIVE
If the Pleasant Harbor Marina and Golf Resort did not proceed, it is presumed (based on the
Comprehensive Plan MPR designation for the property), that the site would not be further developed at
this time. The owner would continue to operate the 286 -berth marina and could perform maintenance,
repair and replacement on existing improvements until a Master Planned Resort could be successfully
implemented, either by the present owner or by others.
PHASED DEVELOPMENT PROPOSAL
Statesman Corporation proposes to complete the Pleasant Harbor Marina and Golf Resort over the course
of approximately 10 years, or in response to market demand.
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