HomeMy WebLinkAbout018Michelle Farfan
From:
David W. Johnson <dwjohnson@cojefferson.wa.us>
Sent:
Wednesday, April 20,20111:06 PM
To:
Al Scalf; Stacie Hoskins
Subject:
FW: Pleasant Harbor Documents
Attachments: v2-PH-SEIS-Ch2Outline-DescriptionOfTheProposal&Alternatives-Aprl9-ll.doc; v2-PH-
SEIS-TableOfContents-Aprl9-1l.doc
FYI
From: VMorrisCS@aol.com [mailto:VMorrisCS@aol.com]
Sent: Wednesday, April 20, 2011 11:38 AM
To: David W. Johnson
Cc: Garth@statesmancorporation.com; peckassoc@comcast.net
Subject: Pleasant Harbor Documents
David
In response to a 4/15/11 request from Garth, I copied all current SEIS working files to a CD and mailed the CD to him
yesterday. In preparation for this, I did a quick update of the preliminary SETS Chapter 2 file (Description of the Proposal
and Alternatives) and Table of Contents. I have attached these two files to this message so that the County will have the
same version. Chapter 2 is a long way from complete, but the content outline in the chapter is a good start.
Vicki
Vicki Morris Consulting Services
7732 18th Avenue NE
Seattle, WA 98115-4426
206.522.8057
FAX: 206.523.4648
Preliminary — Do Not Cite or Distribute
2. Description of the Proposed Action and Alternatives
Draft Outline of Information Requirements: 2/16110
No element of content is yet complete; "placeholder " information only.
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? Overall manager of the LLC?] 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 Outline —4119/11
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:
890 within the project limits
Up -to -739 units
52 staff apartments
68 permanent residences (up to 10%)
275 long-term tourist use (up to 40%)
344 short-term tourist use (at least 50%)
No more than 151 units
16 permanent residences (up to 10%)2
45 seasonal tourist use (up to 30%),
not to exceed 6 months
90 short-term tourist use (at least 60%)
Impervious Surface
Not to exceed 20%
Not to exceed 40%
1 The total acreage of the MPR property is approximately 252 acres with 11± 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, WM, located in Brinnon, WA 98320.
[Provide more narrative description.]
Pleasant Harbor Marina and Golf Resort
PDSEIS Chapter 2 Outline —4/19/11
Preliminary — Do Not Cite or Distribute
2.4 History and Background
[Dates, descriptions, and as much quantitative information as possible: see Findings at the beginning of
the Draft Development Agreement as a starting point.]
Historical Logging Activity [Check Forestry Report for this information.]
Campground Use of the Black Point Site
[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). [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.
[Also use the History and Background of the Master Planned Resort Designation information in Vicki's
2/01/11 Intro and Comparison of Alternatives document]
2.5 Master Planned Resort Approval Process
[Prepare draft for review by David Wayne Johnson and Sandy Mackie. Preliminary information derived
from the SEIS Scoping notice is entered below:]
Actions required for approval of the proposed action include:
• Jefferson County SEPA Responsible Official: 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 on approval of the Zoning Code and execution of
the Development Agreement.
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.
Pleasant Harbor Marina and Golf Resort
PDSEIS Chapter 2 Outline —4/19/11
Preliminary — Do Not Cite or Distribute
[Note here and in Chapter 1: Summary, SEPA procedures followed to -date and the intent for SEPA
review during phased implementation of the project. Include the Supplemental EIS Required narrative
from Vicki's 2/01/11 Intro and Comparison of Alternatives document.]
2.6 Description of the Proposed Action and Alternatives
[Components common to any alternative: use narrative in Vicki's 2/01/11 Intro and Comparison of
Alternatives document; correlate to BoCC conditions]
890 residential units
Permanent residents in no more than 10 percent of total residential units
Seasonal tourist residents 40 percent subject to an overall limitation that short-term residential units must
at all times be not less than 65 percent of total residential units.
Proposed Zoning Ordinance and Zoning Districts [List zoning districts from most current draft Zoning
Ordinance; describe proposed development standards]
Marina Village Commercial (MPR -MVC)
Marina Village Residential (MPR -MVR)
Golf Resort Commercial (MPR-GRC)
Golf Resort Residential Village (MPR-GRRV)
Open Space Reserve (MPR-OSR)
Draft Development Agreement
2.6.1 Alternative 1 (2007)
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). This Alternative is distinguished by intensive redevelopment in the
Marina/Maritime Village area and a large number of relatively small residential structures in the Golf
Course/Golf Resort area of the site. See the Alternative 1 figures: Overall Site, Marina Village and Golf
Course/Resort (January 31, 2011).
The Alternative 1 development proposal for the Marina/Maritime Village area includes 151 residential
units and 16,000 sf of commercial space within 14 buildings adjacent to the shoreline, to replace upland
improvements associated with the existing marina. 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 multiple -
unit 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 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 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
4 Pleasant Harbor Marina and Golf Resort
PDSEIS Chapter 2 Outline —4/19/11
Preliminary — Do Not Cite or Distribute
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 and office.
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.
2.6.2 Alternative 2 (2008-2009)
The Alternative 2 site plan was modified to respond to the 30 BoCC conditions imposed on the MPR
development by Ordinance No. 02-0128-08, 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
compared to Alternative 1. 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 property off
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 Golf Course/Golf Resort. See Alternative 2
figures: Overall Site, Marina Village and Golf Course/Resort (January 31, 2011).
The number of Maritime Village buildings is reduced in Alternative 2 (compared to Alternative 1) 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. An improved waterfront promenade would provide pedestrian and emergency vehicle
access, similar to Alternative 1. The existing swimming pool and change room building would remain as -
is. The proposed one-way access drive from Black Point Road to the marina would be the same as
Alternative 1. The Pleasant Harbor House would be retained, but the Bed -and -Breakfast Harbor House
would be acquired and removed. In its place and extending further south, six buildings Sea View Chalets
(one story with basements) 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). Parking for these units would be provided in
driveways.
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
5 Pleasant Harbor Marina and Golf Resort
PDSEIS Chapter 2 Outline —4/19/11
Preliminary — Do Not Cite or Distribute
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
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 and game room, spa and exercise center, 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 (approximately 10,600 lineal feet) would be reduced in length
compared to Alternative 1. Golf course fairway configurations are adjusted only slightly from Alternative
1, and a tennis court would be added adjacent to the Golf Terrace 2 building.
Innovative measures for conservation of electrical power and golf course/landscaping management were
introduced by Statesman Corporation in the Alternative 2 development concept. Geothermal units were
proposed attached to heat pumps, and EarthRenew organic matter fertilizer became a significant element
of the proposal for soil amendment and nutrient input to the golf course and landscaped areas in lieu of
synthetic fertilizers.
2.6.3 Alternative 3 (2010-2011)
The Alternative 3 site plan was modified in response to the Jefferson County locally -approved Shoreline
Master Program (SMP) update (December 2010), that requires a 150 -ft shoreline buffer in the marina
upland area compared to the 30 -ft setback in the adopted Shoreline Master Program (1989; revised 1993,
1996, and 1998) at the time the Alternative 1 conceptual site plan was prepared. The substantial shoreline
buffer (i.e., an area where no new structures would be allowed) significantly modified the Marina
Center/Maritime Village development concept for the Master Planned Resort. See the Alternative 3
figures: Overall Site, Maritime Village and Golf Course/Resort (January 31, 2011).
Redevelopment for maintenance, repair and renovation is now limited to occur within existing building
footprints in the Marina Center (marina upland) area. Therefore, residential and commercial development
contemplated in the Alternative 1 and 2 site plans for this area is relocated in the Alternative 3 site plan to
a new 3 -story building proposed at the intersection of Black Point Road with U.S. Highway 101. A new
Marina Lofts building at the intersection would include 36 residential units on the east (rear) side of the
building with two stories (12,500 sf) of commercial space at the front (west side, facing U.S. Highway
101). Parking would be provided in surface parking lots at this intersection for visitors, residents and
marina slip owners. An increase in surface parking would be created on the north side of Black Point
Road by a more southerly realignment of the Black Point Road/U.S. Highway 10 intersection in
Alternative 3. Sea View Chalets would be eliminated from the site plan on the north side of Black Point
Road in Alternative 3. A new residential -type structure is proposed in this area of the Alternative 3 site
plan to accommodate group gatherings. Two of these buildings are proposed: Reunion House and Harbor
View House. They would provide a common area and kitchen facilities for rental residents staying in 12
individual rooms. The Marina Access Drive would be upgraded to provide access to these two buildings.
The Bed -and -Breakfast Harbor House owned by others would remain, with a corresponding minor
reduction in the overall developable land area within the MPR compared to Alternative 1 or 2. The
Pleasant Harbor House owned by Statesman Corporation may be renovated with no change to the
footprint of the structure. The existing swimming pool and change room building for marina slip owners
6 Pleasant Harbor Marina and Golf Resort
PDSEIS Chapter 2 Outline —4/19/11
Preliminary — Do Not Cite or Distribute
would be retained with minor modifications, or reconstructed. Existing buildings in the marina upland
area would be reconstructed within their existing footprints to house the marina office, a bistro/lounge,
showers, washrooms, and self-service laundry. The existing roadway system and parking areas at the
waterfront would be widened and improved to provide better curve radii. This would improve safety and
ease of access for large vehicles like garbage collection trucks and emergency vehicles, and provide better
connectivity for boaters between short-term parking and the head of docks for transport between their
vehicles and their boats. The one-way access (Marina Access Drive) from Black Point Road to the
waterfront proposed with Alternative 1 or 2 would be used in Alternative 3 for two-way shuttle service
and emergency vehicle access between the Maritime Village improvements at the Black Point Road/U.S.
Highway 101 intersection and the marina. The total number of residential units within the Maritime
Village area of the MPR would be reduced to 60 new units in three new buildings, and the existing
Pleasant Harbor House, and the Bed -and -Breakfast House (owned by others).
Residential units would be increased by 20 in the Golf Course/Golf Resort area, transferred from reduced
development in the Marina/Maritime Village area of the site. 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 Golf Terrace 3 building, and 12 residential units would be integrated into the Golf Vistas
and Sea View Villas. The Sea View Villas would be 1 -story walk -out units in Alternative 3, narrower
than the Sea View Villas of Alternative 2 and with an underground parkade. There would be 828
residential units within 49 buildings in the Golf Course/Golf Resort area in Alternative 3. Golf Course
fairways would be the same as Alternative 2. An additional tennis court would be provided next to the
Golf Terrace 3 and 4 buildings and a swimming pool would be added next to Golf Terrace 3 building.
Other Alternative 3 recreational amenities proposed adjacent to the Golf Terrace 1 building include a
Bocce Ball court, pool and deck area.
The Alternative 3 on-site electrical power generation proposal would utilize an integrated system of
geothermal (geo-exchange) technology and combined heat and power (CHP) derived from co -generation
systems fueled by biodiesel. Solar power options are also being explored.
The landscaping proposal includes revegetating disturbed areas using healthy trees and shrubs from areas
of the site that will be cleared. Consideration will be given to the use of native vegetation as well as
ornamental shrubs, perennials and annuals in select locations at the Marina Center, Maritime Village,
Terrace Buildings, and along meandering pathways. Landscape restoration in the Marina Center (marina
upland) area of the site is planned to create a park -like setting with amenities for seating and sun -rain
protection. The proposal includes creating a temporary native plant nursery south of the wastewater
treatment plant site in the area of Fairways 15, 16 and 17, as these fairways will be developed during
Stage II construction. A sprinkler irrigation system using Class A reclaimed water generated by the
treatment process will be installed to temporarily maintain plants kept in this area for relocation during
phased development of the site.
2.6.4 Alternative 4: The 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 and absence of site-specific zoning), 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. Campground use of
the Black Point Peninsula property could resume under an existing Conditional Use permit.
2.7 Principal Features of Proposed Development
Pleasant Harbor Marina and Golf Resort
PDSEIS Chapter 2 Outline —4/19/11
Preliminary — Do Not Cite or Distribute
2.7.1 LEEDS Principles
[summarize narrative demonstrating compliance with the intent of LEEDS standards: version 3, 2/01/11]
2.7.2 Marina Center and Maritime Village
Commercial Uses (existing and proposed).
Residential Units.
Marina Terraces.
Marina Townhomes.
Pleasant Harbor House.
2.7.3 Golf Resort
Commercial Uses.
Hotel and Associated Uses.
Conference, Banquet and Food Service Facilities.
Residential Units.
Multi -Level Terraces.
Golf Chalets.
Golf Villas.
Staff Housing.
2.7.4 Golf Course
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?]
2.7.5 Amenities
[include table and draft narrative around amenities chart dated 1/31/11]
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
Pleasant Harbor Marina and Golf Resort
PDSEIS Chapter 2 Outline —4/19/11
Preliminary — Do Not Cite or Distribute
Spa
2.7.6 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 from the South Canal shoreline
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
Administration of the Conservation Easement
Other Buffers, Greenbelts, Tree Retention and Landscaping Proposal
Describe and illustrate compliance with BoCC Conditions 63 s, u, v and w.
Approved Landscaping Plan
Marina shoreline
Between the Preferred Alternative Maritime Village location and SR 101
Associated with the golf course and golf resort
Wildlife Management Plan
2.8. 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.
STAGE I: Phase 1
Begin clearing drainage basins that produce no runoff that leaves the site (Basins 4, 5, 7, 13, and 14)
and that will provide excavated material for construction aggregates material processing or for mass
fill of Kettles B and C. The entire Kettle B area will be cleared. Large areas where deep excavation is
proposed lie to the south, west, and north of the kettle. Kettle B will receive approximately 1,000,000
cy of fill before it can be finish -graded and lined with synthetic liners to start receiving site runoff and
Class A effluent from the wastewater treatment plant. Liners could be installed during the wet season,
though dry season installation is preferred. Channels and culverts to be constructed will convey
surface water runoff overflows to infiltration areas within golf course fairways.
Place erosion control measures and perhaps redirect runoff into the large kettle (Kettle B) prior to
clearing and rough -grading to create the construction aggregates material processing site/plant(s). The
relatively flat, centrally -located site proposed for materials processing is at the base of one of several
40+ foot cut areas. This will be the source of construction materials and fill material for early portions
of the project. As excavation progresses and runoff is directed northward, Drainage Basin 13 will be
expanded to the south which will allow for additional clearing. If clearing is limited to the south edge
of the Drainage Basin 13, work could progress into the wet season. Existing roads on the site could be
used to transport materials.
• Build the construction aggregates material processing plant and begin operations.
9 Pleasant Harbor Marina and Golf Resort
PDSEIS Chapter 2 Outline —4/19/11
Preliminary — Do Not Cite or Distribute
• Construct the 260,000 gallon underground water storage facility and water piping to the existing well.
Rough grade the resort road from the water storage facility to Black Point Road. Install water main
and sewer piping from the water storage facility to Black Point Road in the resort road alignment.
• Install erosion control measures along the base of the wastewater treatment plant site prior to clearing.
Place fill material behind a retaining wall to create the site for construction of the wastewater
treatment plant. Construct the treatment plant. Construct the co -generation unit to power the treatment
plant.
• Clear area south of treatment plant site to create a temporary native plant nursery for trees and
shrubs removed during site development that will be relocated within the project area.
STAGE I: Phase 2
• Develop the second on-site well. Connect the well to the domestic water distribution system as soon
as practicable after rough grading the areas through which this piping must pass.
• Place erosion control measures at the edge of the buffer along the east property line of the Maritime
Village area of the site prior to clearing. Grade the building, parking, and entry roads to prepare this
area for construction.
• Install erosion control measures along the existing (unpaved) marina access drive that parallels U.S.
Highway 101.
• Widen and reconstruct the Marina Access Drive between Black Point Road and the marina.
• Install erosion control measures, implement traffic controls, and relocate utilities in preparation for
constructing improvements to the Black Point Road/U.S. Highway 101 intersection relocation and
expansion. Reconstruct and realign Black Point Road and expand U.S. Highway 101. Underground
utility services must cross Black Point Road. The WDFW boat launch access road intersection with
Black Point Road will be reconfigured and reconstructed concurrent with the Black Point Road/U.S.
Highway 101 intersection reconstruction.
• Install the sewage collection system, water distribution/temporary fire protection system, reuse water
systems, electrical power transmission, and communications facilities to serve the wastewater
treatment plant, the marina area, and Maritime Village Building.
• Construct Maritime Village building, Harbor View House, Reunion House, roads, utilities, and
parking lots.
• Widen existing roadways to 20 feet for two-way and 12 feet for one-way travel, and provide turn-
arounds. Construct a new section of road between the existing marina access road and upper parking
area to increase the curve radius for larger vehicles (including firefighting equipment.
• Clear and excavate the small "hill" from U.S. Highway 101 on the north side of the marina access
road to improve sight distance and visibility for entering vehicles.
• Relocate the fuel storage tanks and equipment closer to U.S. Highway 101, near the unused pool.
STAGE I: Phase 3
10 Pleasant Harbor Marina and Golf Resort
PDSEIS Chapter 2 Outline —4/19/11
Preliminary — Do Not Cite or Distribute
• Relocate existing marina office, convenience store, deli, and self-service laundry to the new Maritime
Village building.
• Remodel/reconstruct the Marina Center (marina upland) commercial uses.
• Remodel/reconstruct existing swimming pool and change building at the marina.
• Install sewage pumps and forcemains to convey sewage from the marina and marina upland facilities
to the wastewater treatment plant. Abandon the existing septic tank drainfield that now serves the
marina buildings and moored vessels.
STAGE II: Phase 1
Construct the wetland in the bottom of the south kettle (Kettle C). This kettle is to be converted to a
created wetland with an enhanced buffer. The bottom of the basin will be filled approximately 30 feet
to create a relatively level wetland. Fill materials will be selected from on-site materials that have low
permeability, such as those that may be found in the existing wetland to be filled in the large kettle
(Kettle B). Buffer enhancement may take the form of clearing invasive plant species and replacement
with native plant material harvested from the site or purchased from local nurseries. Temporary
irrigation may be required for the wetland and the buffer plantings to improve the survival rate during
the first growing season. The existing closed drainage basin and the drainage basin created in the
developed condition around Kettle C will provide and maintain hydrology for the created wetland.
When wetland creation in Kettle C is complete, construct a fence around the buffer edge to prevent
construction activities and resort visitors from entering and potentially damaging the wetland and
buffer vegetation.
• Place erosion control measures along the east property line buffer of the Golf Course/Golf Resort area
of the site near Black Point Road to prepare this area for construction of the Golf Terrace 1 access
road. Excavated materials from the Maintenance Building/Staff Quarters area and from Fairways 3
and 4 could be used to construct this road embankment. Install the storm drainage system within the
road to direct runoff to stormwater treatment and detention facilities.
• Complete the Golf Terrace 1 building pad and associated parking areas. This construction may not
require significant additional erosion control measures since the runoff can be directed to the enclosed
drainage basin to the south.
• Install the sewage collection system, water distribution system, fire protection system (a function of
the fairway/landscape irrigation system), reuse water systems, power transmission, and
communications facilities to serve the Golf Terrace 1 building, and the Maintenance Building/Staff
Quarters.
• Install erosion control measures and clear sufficient area during the dry season to rough -grade
Fairways 11 and 12 and construct the embankment for Fairway 10, including two lined detention
ponds. This embankment will create building sites for the Sea View Villas, and significant portions of
Fairways 7 and 8. This grading will form Drainage Basins 8 and 9. Large areas of excavation lie to
the east and west of Fairway 10 and the building site to the north. These detention ponds will be lined
with synthetic liners to prevent saturation of the embankment. Pumps will be permanently installed
adjacent to these ponds to move collected runoff northward into the irrigation pond (Kettle B). These
pumps will be powered by cogeneration units. Construction of the embankment, ponds, pumps,
forcemains, and soil stabilization must be completed during the dry season. It might be necessary to
11 Pleasant Harbor Marina and Golf Resort
PDSEIS Chapter 2 Outline —4/19/11
Preliminary — Do Not Cite or Distribute
delay completion of Fairways 7, 8, 9, 10 and part of Fairway 11 until the dry season in the following
year.
Install erosion control and wetland buffer area protection along the west side of Wetland D (along the
east property line of the Golf Course/Golf Resort area of the site) before work begins on Fairways 2,
4, 5, and 6. Since this drainage basin (Basin 10) discharges to Wetland D and then offsite, it may
require that clearing and grading in this area occur in the dry season. Very large subsurface
infiltration galleries are planned beneath these fairways. Excavation depths of 20 feet will be common
within these fairways to finished grade. Cuts to 30 feet will be required in some areas. Excavations of
more than 10 feet below finished grades will be required for installation of the infiltration piping and
select backfill. These fairways will require stabilization before the wet season begins.
Fairway 1, and the area north of Fairways 12, 13, 14, 15, 16, 17, and 18 could be worked during wet
weather. The area north of Fairway 14 may require additional erosion control measures near the
wastewater treatment plant site in order to work during wet weather conditions. The preferred method
of fairway construction will proceed in the order of clearing and grubbing, rough grading, drainage
installation, irrigation installation, fine grading, and seeding progressing along the fairways using
specialized types of equipment. This will allow a minimum of clearing and grubbing to occur and will
reduce the amount of time the ground is not being actively worked. The fairways in many cases can
be seeded and stabilized before the wet season arrives.
• Rough -grade roads, driveways, and building pads for improvements that will be made in Stage II
Phase 2 and Stage II Phase 3 as part of adjacent fairway construction. Installation of underground wet
and dry utilities can be delayed until the Stage II Phase 2 and Phase 3 building construction occurs.
Sanitary sewer service will require pumping raw sewage from the south-central portion of the site. A
pump station will be required near the south end of the pond (Kettle B).
STAGE II: Phase 2
• Install erosion/sedimentation control measures around building construction sites to protect
completed portions of the golf course (if any). Buildings to be constructed in Stage II include Golf
Terrace 2 west of Fairway 16; Golf Terrace 3 east of Fairway 14; Golf Vistas south of Fairway 15 and
west of Fairway 18; Sea View Villas west of Fairway 18; and the Maintenance Building and Staff
Quarters north of Fairway 3.
• Extend roads and utility services to the Stage II Phase 2 building sites.
• Construct two sanitary sewer pump stations: one at the south end of Kettle B to serve building
construction to the northwest (Sea View Villas and Golf Vistas), and one adjacent to the Maintenance
Building/Staff Quarters.
• Construct the sanitary sewer pump station and co -generation unit at the Maintenance Building/Staff
Quarters.
• Reconstruct Black Point Road from the end of Stage I Phase 2 intersection improvements east of U.S.
Highway 101 to the resort east entrance in the northeast corner of the Golf Course/Golf Resort area of
the site. Install erosion/sedimentation control measures, as required.
STAGE II: Phase 3
12 Pleasant Harbor Marina and Golf Resort
PDSEIS Chapter 2 Outline —4/19/11
Preliminary — Do Not Cite or Distribute
• Install erosion/sedimentation control measures around building construction sites for the Golf Terrace
4 building north of Fairway 12; Sea View Villas adjacent to Kettle C, north of Fairways 10, 11, and
12, west of Fairway 7, and south of Fairway 4; and Golf Vistas east of Kettle C.
• Extend roads and utility services to the Stage II Phase 3 building sites.
• Construct the sanitary sewer pump station at the southeast corner of the site to serve the Sea View
Villas west of Fairway 7, north of Fairway 10, and north of Fairway 11.
2.9 Construction Management Proposal
2.9.1 Clearing Proposal
Selective? [Correlate to the Forestry Report]
How much at one time? [Correlate to phasing proposal and construction sequencing]
Proposal for biomass disposal (including stumps)
2.9.2 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
2.9.3 On -Site Materials Processing Proposal
Gravel Crushing Operation
Concrete Batch Plant
2.9.4 Temporary Site Stabilization Measures Proposed During Clearing and Grading
2.9.5 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]
2.9.6 Construction Material Sourcing Proposal
13 Pleasant Harbor Marina and Golf Resort
PDSEIS Chapter 2 Outline —4/19/11
Preliminary — Do Not Cite or Distribute
2.10 Infrastructure Proposal
2.10.1 Water Supply and Service
[Scott Bender to describe, working with Craig on civil engineering components]
Comprehensive Water Plan
Water District
Groundwater Supply
Water Treatment Plant
Distribution System
Neighborhood Water Policy
2.10.2 Wastewater Collection, Reclamation, and Reuse Proposal
[Rick Esvelt to describe, working with Craig]
Comprehensive Sewer Plan
Sewer District
Wastewater Reclamation Plant
Collection System
Reclaimed Water Reservoir
Reuse Proposal (golf course and landscape irrigation, other?)
Discharge Proposal (interim during early phases of development?)
2.10.3 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
2.10.4 Transportation System and Parking 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
2.10.5 Onsite Energy Generation Proposal
14 Pleasant Harbor Marina and Golf Resort
PDSEIS Chapter 2 Outline —4/19111
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. [If no longer proposed with Alternative 3, describe for comparison
in Alternative 2]
Solar energy proposal
Mason County PUD electrical service available to marina (and as back-up?)
2.10.6 Proposed Energy Conservation Measures
During Construction
Developed Condition of the Project:
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.]
2.10.7 Lighting Proposal
Also address International Dark Sky Association Zone E-1 standards required by BoCC Condition 63z
2.10.8 Employment and Employee Housing Proposal
Proposal for compliance with BoCC Conditions 63 e, g and dd.
Describe the proposal during construction and in the developed condition of the MPR.
2.10.9 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
2.10.10 Public Services Proposal
[Summarize the contents of the following documents]
15 Pleasant Harbor Marina and Golf Resort
PDSEIS Chapter 2 Outline —4/19/11
Preliminary — Do Not Cite or Distribute
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
Chapter 3 impact analysis re: use of Dosewallips State Park and eventual re -opening of Dosewallips Road
for access to Olympic National Park (per letter of comment received during SEIS Scoping)
Draft MOU with Washington Department of Fish and Wildlife re: use of the Pleasant Harbor boat launch
by resort visitors (per letter of comment received during SEIS Scoping)
Draft MOU (or Development Agreement) 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).
2.11 Comparison of the Environmental Impacts of the Alternatives
[Prepare comparative table during PDEIS review; summary of impacts described in Chapter 31
2.12 Cumulative Impacts
2.13 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]).
[Draft discussion specific to the Pleasant Harbor MPR]
16 Pleasant Harbor Marina and Golf Resort
PDSEIS Chapter 2 Outline —4/19/11
Pleasant Harbor Marina and Golf Resort
Draft SEIS Table of Contents
Fact Sheet
Reader's Guide
1.0 Summary
1.1 Purpose and Objectives of the Proposal
1.2 SEPA Procedures and Public Involvement
(Include description of compliance with BoCC Condition 63b)
1.3 The Proposed Action and Alternatives
1.4 Significant Impacts and Mitigation Measures
1.5 Major Issues, Significant Areas of Controversy and Uncertainty, and Issues to
be Resolved
2.0 Description of the Proposal and Alternatives'
2.1 Project Proponent
2.2 Purpose and Objectives of the Proposal
2.3 Location
2.4 History and Background
2.5 Master Planned Resort Approval Process
2.6 Description of the Proposed Action and Alternatives
2.7 Principal Features of Proposed Development (include at appropriate locations:
description of compliance with BoCC 63.d, .u, .v, .w, .x, .y, .z)
2.8 Phased Development Proposal
2.9 Construction Management Proposal
2.10 Infrastructure Proposal
2.11 Comparison of the Impacts of Alternatives
2.12 Cumulative Impacts
2.13 Benefits and Disadvantages of Reserving Project Implementation for Some
Future Time
3.0 Affected Environment, Potential Impacts, and Mitigation Measures
Note: All sections in Chapter 3 to include and address these 8 subheadings:
Affected Environment
Potential Impacts During Construction
Potential Impacts in the Developed Condition
Mitigation Measures — Compliance with FEIS Conditions
Mitigation Measures — Compliance with BoCC Conditions
Mitigation Required by Applicable Regulations
Other Mitigation Measures Proposed by the Applicant
Other Mitigation Recommendations
' Chapter 2 format modified from the FEIS format to discuss the proposal and all alternatives here, rather than a
separate Chapter 4, because it was agreed that the FEIS concept plan would be discussed as Alternative 1.
i Pleasant Harbor MPR SEIS
Table of Contents — 4/19111 draft v2
Table of Contents, continued
Natural Environment
3.1 Earth
3.2 Air Quality
(Include description of compliance with BoCC Condition 63. cc)
3.3 Water Quantity and Quality
3.3.1 Surface Water
(Include description of compliance with BoCC Conditions 63.r and 63.y)
3.3.2 Groundwater
3.3.3 Water Resources
(Include description of compliance with BoCC Conditions 63. m, . n, . o and .p)
3.4 Wetlands and Streams
(Include description of compliance with BoCC Conditions 63. h and. i)
3.5 Forest Resources
(Include description of compliance with BoCC Conditions 63. s, . u, . v, and. w)
3.6 Wildlife and Habitats
(Include description of compliance with BoCC Condition 63.1)
3.7 Fish, Shellfish, and Tunicates
(Include description of compliance with BoCC Condition 63. t)
3.8 Energy and Natural Resources (regional context)
(Include description of compliance with BoCC Conditions 63.x and 63. bb)
Built Environment
3.9 Relationship to Jefferson County Shoreline Master Program Update
3.10 Rural Character (Include description of compliance with BoCC 63. u)
3.11 Population, Housing and Employment
(Include description of compliance with BoCC Conditions 63. e, .f, .g, .aa, .dd)
3.12 Light and Glare
(Include description of compliance with BoCC Condition 63.z)
3.13 Archaeological and Cultural Resources
(Include description of compliance with BoCC Conditions 63j and 631)
3.14 Transportation and Parking
(Include description of MOUfor compliance with BoCC Condition 63. c)
3.15 Parks, Recreation, Public Amenities, and Public Access
(Include description of compliance with BoCC Condition 63.d)
3.16 Public Services
(Summarize/append draft MO Us demonstrating compliance with BoCC 63. c)
3.17 Utilities
3.17.1 Water Supply
(Include description of compliance with BoCC Conditions 63. m, . n, . o, .p)
3.17.2 Sewage Collection and Treatment: Wastewater Reclamation
3.17.3 Stormwater Management
(Include description of compliance with BoCC Conditions 63.a and 63. q)
3.17.4 On -Site Power Generation: Supply and Demand
(Include description of compliance with BoCC Condition 63. bb)
3.17.5 Solid Waste Collection
4.0 Summary of Mitigating Conditions - Compliance with FEIS Conditions
for Permit Approval in Any Phase of the Approved Proposed MPR
ti Pleasant Harbor MPR SEIS
Table of Contents - 4119111 draft v2
Table of Contents, continued
5.0 Summary of Mitigating Conditions — Compliance with Board of County
Commissioners Conditions Setforth in Ordinance No. 01-0128-08
6.0 References
7.0 Distribution List
List of Figures
List of Tables
Pleasant Harbor MPR SEIS
Table of Contents — 4119111 draft v2