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HomeMy WebLinkAbout022Jefferson County Department of Community Development 621 Sheridan Street Port Townsend, WA 98368 Attention: AI Scalf, Director Attention: Stacie Hoskins, Planning Manager April 27, 2011 Dear Al and Stacie, RECF,IVED APR 2 8 2011 JEFFERSON COUNN DCD RE: Pleasant Harbor Marina, Golf Resort & Med-Spa Please find enclosed one set of plans for Pleasant Harbor, as well as the Preface and the Background for the draft SEIS, for your review. We accept your proposal (thank you) to take on authorship of the SEIS, and produce the drafts and final "in-house' draft SEIS, with the assistance of Craig Peck, the Technical Team and the Peer Review Team. Thank you for your assistance and we look forward to completion of this task. M. Garth Mann President & C.E.O The Statesman Group of Companies STATESMAN GROUP OF COMPANIES LTD. THE MANOR VILLAGE 7370 Sierra Morena Blvd. S.W., Calgary, Alberta, Canada T3H 4H9 Telephone: (403) 256-4151 Fax: (403) 256-6100 LIFE www.themanorvillagelifecenters.com ♦ www.statesmangroup.com ♦ www.statesmanusa.com -'ENTERS ♦ Alberta ♦ British Columbia ♦ Ontario ♦ Arizona ♦ North Carolina ♦ Washington State PREFACE PLEASANT HARBOR MARINA AND GOLF RESORT & MED -SPA will establish standards that empower a New -Mindset for developing Resort Amenities and Services the public can enjoy and benefit from, in alignment with values of Earth Friendly Development Standards. The programs that are presented within the SEIS (DRAFT) are based on the "Restoration of the Earth's Natural Ecological Systems" for Trees, Shrubs and Grasses, the Rejuvenation of the Aquifer, Storm Water Capture and Retention, Organic Fertilization, Waste -Water Treatment, new sources of Energy from flat -roof Solar Panels, CHP -Cogeneration, Geothermal heat and cooling, Monitoring of Potable Water, Monitoring the Marina Water, and Eco -Tourism as a new source of revenue promoting the reduction and amelioration of poverty in the region. PRESERVE OUR HOME TECHNOLOGY, which has been explored and proposed within this SEIS, is being determined to stabilize the reduction of Green House Gas emissions by setting the example for others to follow in preserving our planet. This has been explored through the Alternatives, including reducing the dependence on traditional sources of energy. This SEIS, for example, has investigated photovoltaic panels for solar energy. Following these studies of climate conditions and roof drainage issues, the scope has narrowed to Rigid Rack - Mounted PV. Direct Current is converted to Alternating Current capable of producing close to 200 KW/h for Terrace Building 1. IMPORTING REVENUE AND JOBS FROM TOURISM is considered to be the ideal solution for the reduction of unemployment and poverty issues in Jefferson County. Pleasant Harbor Marina, Golf Resort & Med-Spa is one of 7 World Class Resorts that is being promoted around the Globe through "The Statesman Vacation Resorts Travel Club". Unlike traditional Time -Share, Memberships are more along the lines of a Private Country Club for Vacation Destinations where all members benefit from the opportunity to be educated regarding the unique ambience and adventures available at each Resort location. Full -Time and Part -Time employment, from direct and indirectly created jobs, will total over 2300 positions, as a result of the Pleasant Harbor Resort's construction and ongoing year- round destination with convention facilities. READING THE EXPERT'S REPORTS invites the reader to explore exemplary levels of investigation, as well as an extraordinary selection of non-combustible and recycled materials used to construct the structures. Fertilization, without the risks of synthetic nitrates and phosphates, has been studied and selected based on current Best Management Practices for a Golf Course in order to protect the integrity of the aquifer. Wet Lands have been preserved, and in fact expanded, to protect indigenous and migrating birds as well as the overall habitat of Black Point Peninsula. Through the selected infiltration process, Class A water moves through the Bio -System to re- inject the aquifer with cleansed water, resulting in a net gain for the aquifer. Water is recycled and re -used from the multi-purpose Reservoir known as Kettle B. Non -Potable water irrigates the Golf Course, as well as the Trees and Shrubs, through a Fire -Smart Program. All new structures have been surveyed outside of the Shoreline Management Plan Setbacks proposed by The Board of County Commissioners for Jefferson County The Multifaceted Thought Process employed throughout the development of this SEIS is intended to become the standard in Washington State, and perhaps the world, as we all collaborate to protect the planet. BACKGROUND: In 1996 the Statesman Group of Companies Ltd, and Black Point Properties LLC, submitted an application to Jefferson County proposing a Master Planned Resort (MPR) in the Black Point area. This proposal was deemed to require an amendment to the County's Comprehensive Plan, resulting in the application becoming a part of a larger SEPA process for a Master Planned Resort. The County determined that this proposal was likely to have significant adverse environmental impacts, and therefore required that an Environmental Impact Statement (EIS) be prepared. The Final Environmental Impact Statement for the proposed Master Planned Resort was issued by Jefferson County SEPA-responsible officials on November 27th, 2007; with a final decision rendered on January 14th, 2008, along with a number of amendments for approval (the 30 conditions), through Ordinance 01-0128-08. LOCATION OF PROJECT SITE: The Pleasant Harbor Marina, Golf Resort & Med-Spa is situated adjacent to Hood Canal, two miles south of Brinnon, Washington on the Black Point Peninsula. This peninsula comprises an area of approximately 710 acres, and is surrounded on three sides (north, south, and east) by waters of the Hood Canal. The North side is also bounded by Pleasant Harbor, a protected inlet connected to Hood Canal via a narrow channel. The western edge of Black Point Peninsula is defined by US Highway 101, beyond which lie the foothills of the Olympic mountain range. The property contains stands of predominantly coniferous forests that were logged 40 to 80 years earlier by previous owners. The current forest is interspersed with open meadow areas. The Pleasant Harbor property is characterized by terraced areas separated by steep "kettle" formations caused by receding glaciers. The Pleasant Harbor Resort site was formerly the site of a 500 -unit Thousand Trails American Campground for seasonal camping, for trailers, tents, open campfires, outdoor barbeque areas, septic serviced washrooms, and 3 significant buildings for offices, storage, and a campground lodge with pool. It had numerous hook-ups for electrical, water, and sewage for trailers, as well as an extensive road network through a secure -gated community. The Pleasant Harbor itself has been an active harbor for the delivery and storage of cut logs since the late 1800's, and in later times (1950's), served as a Washington DNR lease area for 2 marinas, one of which is Pleasant Harbor Marina, a 265 slip marina forming a part of this application. A public WDFW boat launch and 6 to 10 private boat/float plane docks also share the harbor presently. On the high -lands of the Marina area there are a number of aged buildings, including a grocery, a confectionery, and a yacht club, a marina washroom with showers and laundry, a fenced area for fuel tanks, septic pumps, and storage; as well as an aged pool and spa with wash- rooms/change-rooms and a trellised barbeque area. A road network and parking area provides access/egress off Highway 101 to the Marina, as well as serving as overflow parking and access to Pleasant Harbor House (single family residence) and Harbor House (Bed and Breakfast owned by others). (Fig... overhead site -plan). THE INTENT OF THESE FILINGS: The intent of these filings is the transformation of a previously developed site, into a beautiful and responsible Master Planned Resort that will utilize sustainable care methods and practices to support the environment, and thus mitigate the risk of a potential Shrinking Habitat while minimizing Green House Gas emissions. The securing of water rights is required for fulfilling the plan of developing 890 Resort Properties for both short and longer stays, as well as staff accommodation on the 252 acre MPR site. The Golf Course Resort Stages are approximately 221 acres of which 55 acres are utilized for non -potable irrigation of a championship golf course. The Marina Section consists of approximately 29 land acres, where development is restricted to the area outside of the Shoreline Management (SMP) proposed setbacks, while allowing re- construction of the current structures along with primary and secondary road networks required for Fire and EMS vehicles. Two retail/commercial mixed-use areas have been planned for the Golf Course Stages (46,000 sf) and the Marina Upland Stages (11,500 sf). INVESTIGATION AND LEGISLATION: NOTE: Condition 63.X of Jefferson County Ordinance 01-0128-08 requires that the Applicant shall use LEED (Leadership in Energy and Environmental Design) or BUILT GREEN as a rating standard for the reduction of negative environmental impacts of buildings, while improving occupant health and well-being. Pleasant Harbor Resort standards are based on LEED, with intent to reach a PLATINUM standard. A) WATER (POTABLE & NON -POTABLE): Based on provisions of RCW 43.21A.690 and RCW 90.03.265, the Department of Ecology required peer review findings pertaining to water right applications. Under RCW 90.03.290 and 90.44, a water right shall be issued upon finding that water is available for appropriation for beneficial use; providing appropriation will not impair existing water rights, or be detrimental to public welfare. Due to the Resort's water conservation measures, demand for potable water, upon stabilization of the completed Resort, is designed to meet consumption of approximately 40% of the potable water usage for a typical non -conservation development. The collection of surface water is an authorized application, under S2-30437(2), for the purposes of storing water from roof and hard surfaces, as well as Waste -Water Treatment for storage of a combined 60 to 90 million gallons of Class A water in the lined Reservoir of Kettle B. (servicing also the Driving Range and heat/cool exchange for Geothermal Technology). The reclaimed water will be authorized for use under a Department of Ecology Water Quality Reclaimed Water Permit. An Aquifer Monitoring Program has been provided by the Applicant, and approved by the Dept. of Ecology, for the protection of the Aquifer as well as those who have correctly constructed substantive wells to the Aquifer, prior to the Resort's use of the Reservoir. B) AIR: Washington State has established the policy to significantly reduce greenhouse gas emissions, and therefore this is to be considered as part of the SEPA review. RCW 70.235.020 specifically identifies the elements of Greenhouse Gases as carbon dioxide, methane, nitrous oxide, hydroflourocarbons, perflourocarbons, sulfur hexaflouride and other department -ruled gasses. With SEPA identifying adverse environmental effects, the subset of choices for the development of the Resort were restricted, in part, to non-traditional Energy/Power, Reduced Densities of 3.5 UPA, Reduced Impervious areas (17%) , Public Transportation, On -Site Electric Vehicles, Solar Power, CHP -COGEN for Domestic Hot Water & Heat/Power, Reduced reliance on PUD Power Transmission, Geothermal Heat/Cooling, On -Site Waste -Water Treatment, and recycled non-combustible steel/concrete structural construction standards. Manufacturing construction materials on-site ensures transportation related GHG emissions are reduced. Onsite manufacturing of materials such as gravel -crushing for roads, pathways, concrete, and sand for the golf -course fabrication; as well as concrete manufacturing for the below -grade parkades, structural slabs and pedestrian marina pathways; and creating organic soils for mixing with organic EarthRenew for the fertilization of golf -course soils; also provides for reduced traffic considerations during construction. C) SEA: The Washington State Environmental Policy Act provides for procedures to protect Hood Canal from surface water released from development areas. SEPA does have a substantive provision for the detention and collection of surface waters collected from the land areas developed for the Golf Course Resort area. This is achieved through the Civil Design of the grading plan, utilizing formed bio-swales to control the movement of ground water that is then pumped through three designated low -area lift stations via storm water below grade piping. The surface water collects, through catch basins and in -ground storm -water piping, and is moved to the Kettle 'B' Reservoir for containment. This ensures that surface water from the Golf Course Resort's developed areas, including roofs and hard surfaces, does not leave the site to "sheet -flow" through to Hood Canal. At the Marina, water collected off the reconstructed existing Resort Buildings, and Resort Hard Surfaces is contained through catch basins along the southerly edge of the pedestrian promenade (excluding water that is not impacted by structures or water moving through the 5 natural streams originating off-site to the north). Collected water is piped below the surface and moved upgrade to the Reservoir. A new Water Monitoring Policy is being proposed, through a Memorandum of Understanding (MOU), as a collaborative effort between all participants that have access rights to Pleasant Harbor. D) LAND: RCW 43.21C.31 relates to probable significant adverse environmental impact through SEPA, as a comparison to significant adverse environmental effects if the Resort was not developed. (No -Action Alternative). In this regard, the submitted Experts Reports have been scrutinized through the County's Peer Review Group of Experts. The conclusion is designed with controls for a low -impact result following the development stages. Should the No -Action plan prevail, uncontrolled Human Activities are the most significant factor upon the impacts to the environment and climate change. Variables such as leaking septic systems, derelict vehicles, vehicle CO emissions, dumping of wastes into Hood Canal, non- selective removal of trees and shrubs causing soil erosion, non -containment of surface run- offs, agricultural synthetic nitrates, phosphates and herbicides that are not absorbed by the soils and thus threaten the aquifer, destruction of wetlands and bio-swales, and the loss of bio- diversity if the environmental shifts outpace the migration rates and interact negatively with nature. The Pleasant Harbor Resort ACTION PLAN through SEPA is intended to manage significant transportation to and from the Resort. Traffic of 2 to 3 million visitors per year that presently drive Highway 101 past the Resort location, will be encouraged to stop, visit and enjoy the amenities that utilize Best Management Practices through trained staff. Representatives of the Tribes have toured on-site and have been consulted as to any significant adverse environmental effects of the development, as well as to the measures that have been planned to provide a "Low -Impact" sustained result. This includes the services and infrastructure built -on-site to serve the MPR in accordance with Washington State's Growth Management Act. Also, the steep slopes to the south of the Golf Course Lands will eventually be managed by local Tribe(s) for the purpose of preserving and minimizing potential impacts to habitat and natural resources. This collaborative effort with the Tribe(s) is important to the Resort and to the Regional Tribes for economic benefits. E) ECONOMIC CREDITS: With one-half of the world's population presently being under the age of 26, it has become incumbent upon a responsible, sophisticated society to be capable of and willing to balance both Environmental Policy and Educational Policy, with that of the widespread need for Employment. With the Resort budget close to $300 million, the immediate economic impact of this MPR is related to creating employment. The Direct, Indirect and Induced jobs created as a Development side, and 268 from the Operations side on the economy in rural Jefferson County. TotalOutput: ..................................................... Total Employee Compensation. (Development) Total Employment (Direct, Indirect, Induced)... Annual Direct Operational Jobs ........................ Tourism Impact ................................................. THE ALTERNATIVES: result of the Resort are 5,742 from the . This represents a truly positive impact $1.038 Billion $214 Million 6,010 Jobs over 7 years 268 ongoing $64 Million annually Under SEPA, a number of Alternatives have been considered within each Expert's Report. These Alternatives have also been studied within the FEIS, prior to the approval granted and known as The Statesman Alternative (with Conditional Improvements) voted by the Board of County Commissioners dated January 14th, 2008. 1) THE NO -ACTION ALTERNATIVE: considers that the presently approved County's Comprehensive Plan for an MPR is withdrawn by the Applicant, and the proposed development known as the Statesman Alternative (with Conditional Improvements) is no longer a consideration. The current use of the land as an American Campground and Marina would remain. 2) THE STATESMAN ALTERNATIVE WITH CONDITIONAL IMPROVEMENTS: considers that the Board of County Commissioner's approval dated January 14th, 2008 has been achieved along with the Conditional Improvements to the FEIS (known as "The Statesman Alternative with Conditional Improvements"). 3) THE STATESMAN ALTERNATIVE, WITH CONDITIONAL IMPROVEMENTS, INCLUDING THE OCTOBER 2009 PROPOSED SMP SETBACK REQUIREMENT: considers that the Applicant has taken into consideration the requirements known as the "Shoreline Management Plan" (SMP) voted and approved by the Board of County Commissioners October 2009, has been achieved resulting in an additional amendment to the January 14th, 2008 Board of County Commissioner's Conditional Improvement(s). This Alternative will be known as #3). THE STATESMAN CONDITIONAL AMENDED APPROVAL 2009. This Alternative is very similar to Alternative #2. The substantive changes relate to decreased development within the Marina Highlands; more specifically, no additional development occurs within the SMP required setbacks.