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HomeMy WebLinkAbout059• SON �O 81N°JEFFERSON COUNT DEPARTMENT OF COMMU NITY DEV LOPINI 'N " 621 Sheridan Street Port Townsend, WA 98::368 Al Scalf, Director December 13, 2010 Garth Mann Statesman Group 7370 Sierra Morena Blvd SW Calgary, Alberta, Canada T3H 41-19 Re: Pleasant Harbor Master Planned Resort Project Status and Priority Items Case No: MLA08-00188 Dear Garth, In an effort to better assist you with your development plans and the permitting process, we would like to offer our assessment of where the project stands and what steps need to be taken in order to best accomplish your goals. As you know, there are number of conditions placed on the MPR approval by the Board of County Commissioners (refer to attached PHMPR BoCC Conditions Compliance matrix). The matrix lists the conditions in order and indicates to what extent compliance has been met. The second condition deals with the need for a Supplemental Environmental Impact Statement (SEIS). Although the other conditions listed are important to final acceptance and approval of the Development Agreement, we believe the primary focus of effort should currently be to complete the SEIS, since many of the conditions and all subsequent development are dependent upon analysis in the SEIS. In order to accomplish this, the following items should be given top priority: • Proposed Covenants and Restrictions Dealing with Buffers and Greenbelts. • Landscaping Plan. • Lighting Proposal. • Golf Course Management Plan. • Co -Generation Proposal. • Sound Attenuation Wall Proposal • Final Alternative 3 Site Plan — required for completion of the technical reports Building Permits/Inspections Development Review Division Long Range Planning (360) 379-4450 ascalfAco.iefferson.wa.us FAX: (360) 379-4451 These items should be completed and provided to Vicki and the Technical team as soon as possible to provide project description information essential to drafting the SEIS. The completion of the Technical Reports does not mean the SEIS is finished. Referring to the attached SEIS process sheet, there are still several steps the SEIS must take to reach final completion. Once the preliminary draft SEIS is complete, there will be time to work on satisfying the other BoCC Conditions, Development Agreement, Zoning, etc., while staff reviews and comments on the draft. It is essential that the focus of work be toward completing the SEIS so the project does not get bogged down, scattered in too many different directions, resulting in a longer, drawn-out process. The team you have assembled to manage the project and write the SEIS is certainly one of the best we have worked with, and we want to insure that the SEIS is completed in a timely manner. Please let us know if we can be of any other assistance. Sincerely, David Wayne Johnson Project Planner cc: Craig A. Peck Vicki Morris Att: BoCC Conditions Compliance matrix SEIS Process graphic MPR Process graphic PHMPR BoCC Conditions of Compliance BoCC # Description Date Notes a Any analysis of environmental impacts Brinnon site specific data. (SEIS) is to be based on science and data pertinent to the Brinnon site. This includes rainfall projections, runoff projections, and potential impacts on Hood Canal. b All applications will be given an Project level DS = SEIS automatic SEPA threshold determination of Determination of Significance (DS) at the project level except where the SEPA-responsible official determines that the application results in only minor construction. C The project developer will be required to Mous. negotiate memoranda of understanding (MOU) or memoranda of agreement Rec'd: Sheriff, housing, parks, transit, (MOA) to provide needed support for the health care, fire, school district Brinnon school, fire district, Emergency Medical Services (EMS), housing, police, public health, parks and recreation, and transit prior to approval of the development agreement. Such agreements will be encouraged specifically between the developer and the Pleasant Tides Yacht Club, and with the Slip owner's Association regarding marina use, costs, dock access, loading and unloading, and parking. d A list of required amenities shall be in Amenities — complete 1/15/2011 the development agreement along with public access conditions for public access. e Statesman shall advertise and give Local employment. (DA) written notice at libraries and post offices in East Jefferson County and recruit locally to fill opportunities for contracting and employment, and will prefer local applicants provided they are qualified, available, and competitive in terms of pricing. f Statesman will prioritize the sourcing of Local construction materials. (DA) construction materials from within JeffersonCounty. g The developer shall commission a study Affordable housing for jobs created. of the number of jobs expected to be Rec'd 5/11 # of jobs created as a direct or indirect result of the MPR that earn 80% or less of the Brinnon area average median income (AMI). The developer shall provide affordable housing (e.g., no more than 30% of household income) for the Brinnon MPR workers roughly proportional to the number of jobs PHMPR BoCC Conditions of Compliance created that earn 80% or less of the Brinnon area AMI. The developer may satisfy this condition through dedication of land, payment of in lieu fee, or onsite housing development. h The possible ecological impact of the Kettle use and preservation. development's water plan that alters kettles for use as water storage must be examined, and possibly one kettle preserved. i Any study done at the project level Kettle study for water storage. pursuant to SEPA (RCW 43.21 C) shall include a distinct report by a mutually chosen environmental scientist on the impacts to the hydrology and hydrogeology of the MPR location of the developer's intention to use one of the existing kettles for water storage. Said report shall be peer-reviewed by a second scientist mutually chosen by the developer and the county. The developer will bear the financial cost of these reports. j Tribes should be consulted regarding Tribal cultural resources. cultural resources, and possibly one kettle preserved as a cultural resource. k As a condition of development approval, Tribal MOU. prior to the issuance of any shoreline Rec'd 1/14/13 permit or approval of any preliminary plat, there shall be executed or recorded with the County Auditor a document reflecting the developer's written understanding with and among the following: Jefferson County, local tribes, and the Department of Archaeology and Historical Preservation, that includes a cultural resources management plan to assure archaeological investigations and systematic monitoring of the subject property prior to issuing permits; and during construction to maintain site integrity, provide procedures regarding future ground -disturbing activity, assure traditional tribal access to cultural properties and activities, and to provide for community education opportunities. A wildlife management plan focused on Habitat Management Plan. (SETS) non -lethal strategies shall be developed in the public interest in consultation with the Department of Fish and Wildlife and local tribes, to prevent diminishment of tribal wildlife resources cited in the Brinnon Sub- Area Plan (e.g., deer, elk, cougar, waterfowl, osprey, eagles, and PHMPR BoCC Conditions of Compliance bear), to reduce the potential for vehicle collisions on U.S. Highway 1Q1, to reduce the conflicts resulting from wildlife foraging on high-value landscaping and attraction to fresh water sources, to reduce the dangers to predators attracted to the area by prey or habitat, and to reduce any danger to humans. m No deforestation or grading will be 6/16/10 Water supply & rights. Water rights permitted prior to establishing adequate rec'd — see below. water rights and an adequate water supply. n Approval of a Class A Water System by 6/16/10 Water System — DOH. the Washington Department of Health, Water rights — DOE. Water rights permit and approval of a Water Rights G2-30436 granted for (3) wells — (1) year Certificate by the Department of Ecology round domestic & commercial, (2) shall be required prior to applying for any Jefferson County permits for plats summer irrigation — total of 300 gallons or any new development. per minute. o Detailed review is needed at the project- Adequate water quality and quantity. level SEPA analysis to ensure that Is water rights approval based on 175 water quantity and water quality issues gallons per day/ERU? (Yes, see page 8 of are addressed. The estimated potable DOE report) water use is based on a daily residential demand used to establish the Equivalent Residential Units (ERU) for the development using a standard of 175 gallons per -day (gpd). The goal of the development is 70 gpd. All calculations for water use at any stage shall be based on the standard of 175 d. p An NWP shall be established that Neighborhood Water Policy. requires Statesman to provide access to To Scott Bender for review of Porto the water system by any neighboring comments. Back to Susan to review parcels if saltwater intrusion becomes an issue for neighboring wells on Black Scott's response to comments — 1/2011. Point, and reserve areas for additional Susan may comment at time of Draft recharge SEIS. wells will be included in case wells fail, are periodically inoperable, or cause mounding. q Stormwater discharge from the golf Zero discharge to Hood Canal — Soils course shall meet requirements of zero Study. (SEIS) discharge into Hood Canal. To the extent necessary to achieve the goal of designing and installing stormwater management infrastructures and techniques that allow no stormwater run-off into Hood Canal, Statesman shall prepare a soil study of the soils present at the MPR location. PHMPR BoCC Conditions of Compliance Soils must be proven to be conducive to the intended infiltration either in their natural condition or after amendment. Marina discharge shall be treated by a system that reduces contamination to the greatest possible extent. r A County -based comprehensive water Water quality monitoring. quality monitoring plan specific to Rec'd 6/8/11 Pleasant Harbor requiring at least monthly water collection and testing will be developed and approved in concert with an adaptive management program prior to any. site-specific action, utilizing best available science and appropriate state agencies. The monitoring plan shall be funded by a yearly reserve, paid for by Statesman, that will include regular offsite sampling of pollution, discharge, and/or contaminant loading, in addition to any onsite monitoring regime. S The developer must ensure that natural Greenbelts, 200 ft riparian buffers. greenbelts will be maintained on U.S. Highway 101 and as appropriate on the shoreline. Statesman shall record a conservation easement protecting greenbelts and buffers to include, but not be limited to, a 200 -foot riparian buffer along the steep bluff along the South Canal shoreline, the strip of mature trees between U.S. Highway 101 and the Maritime Village, wetlands, and wetland buffers. Easements shall be perpetual and irrevocable recordings dedicating the property as natural forest land buffers. Statesman, at its expense, shall manage these easements to include removing, when appropriate, naturally fallen trees, and replanting to retain a natural visual separation of the development from Highway 101. t The marina operations shall conduct Tunicates. ongoing monitoring and maintain an Recd 10/21/10 inventory regarding Tunicates and other invasive species, and shall be required to participate with the County and state agencies in an adaptive management program to eliminate, minimize, and fully mitigate any changes arising from the resort, and related to Pleasant Harbor or the Maritime Village. u In keeping with the MPR designation as Screening, natural vegetation. (SEIS & PHMPR BoCC Conditions of Compliance located in a setting of natural amenities, DA) and in order to satisfy the requirements of the Shoreline Master Program (JCC 18.15.135(1),(2),(6), the greenbelts of the shoreline should be retained and maintained as they currently exist in order to provide for "the screening of facilities and amenities so that all uses within the MPR are harmonious with each other, and in order to incorporate and retain, as much as feasible, the preservation of natural features, historic sites, and public views." In keeping with Comprehensive Plan Land Use Policy 24.9, the site plan for the MPR shall "be designed to blend with the natural setting and, to the maximum extent possible, screen the development and its impacts from the adjacent rural areas." Evergreen trees and understory should remain as undisturbed as possible. Statesman shall infill plants where appropriate with indigenous trees and shrubs. v In keeping with an approved Landscaping, Park -like greenbelts landscaping and grading plan, and in between buildings. (sEls) order to satisfy the intent of JCC 18.15.135(6), and with special emphasis at the Maritime Village, the buildings should be constructed and placed in such a way that they will blend into the terrain and landscape with park -like greenbelts between the buildings. w Construction of the MPR buildings will Protect trees > 10 dbh. be completed in a manner that strives to preserve trees that have a diameter of 10 inches or greater at breast height (dbh). An arborist will be consulted and the ground staked and flagged to ensure the roots and surrounding soils of significant trees are protected during construction. To the extent possible, trees of significant size (i.e., 10 inches or more in diameter at breast height (dbh)) that are removed during construction shall be made available with their root wads intact for possible use in salmon recovery projects. x Statesman shall use the LEED LEED — complete 1/20/2011 (Leadership in Energy and Environmental Design) and "Green Built" green building rating system standards. These standards, PHMPR BoCC Conditions of Compliance applicable to commercial and residential dwellings respectively, "promote design and construction practices that increase profitability while reducing the negative environmental impacts of buildings, and improving occupant health and well- bein .' Y There shall be included as a best Golf course management. (SEIS) management practice for the operation and maintenance of a golf course within the MPR that requires the developer to maintain a log of fertilizers, pesticides, and herbicides used on the MPR site, and this information will be made available to the public. Z Statesman shall use the International Dark skys. (SEIS) Dark Sky Association (IDA) Zone E-1 standards for the MPR. These standards are recommended for "areas with intrinsically dark landscapes" such as national parks, areas of outstanding natural beauty, or residential areas where inhabitants have expressed a desire that all light trespass be limited. as In fostering the economy of South Time-share limitations. (DA) Jefferson County by promoting tourism, the housing units at the Maritime Village should be limited to rentals and time- shares; or, at the very least, it should be mandated that each section be required to keep the ratio of 65% to 35% of rental and time-shares to permanent residences per JCC 18.15.123.(2). bb Verification of the ability to provide Mason County PUD. (SEIS) adequate electrical power shall be obtained from the Mason County Public Utility District. cc Statesman Corporation shall collaborate Greenhouse gas emissions. (SEIS) with the Climate Action Committee (CAC) to calculate greenhouse gas emissions (GHGs) associated with the MPR, and identify techniques to mitigate such emissions through sequestration and/or other acceptable methods. dd Statesman Corporation is encouraged to Jobs for students. (DA) work with community apprentice groups to identify and advertise job opportunities for local students.