HomeMy WebLinkAbout062Michelle Farfan
From: David W. Johnson <dwjohnson@co jefferson.wa.us>
Sent: Thursday, December 15, 20113:56 PM
To: Brian Merryman; Craig Peck; Don Coleman; Dwight Holobaugh; Garth Mann; Glenn
Hartmann; Jim Otness; Joel Purdy; Michelle Wong; Mike Read; Natalie Proft-Carlson;
Rick Esvelt; Scott Bender; Vincent Perrone; Wayne Wright
Cc: David W. Johnson; Stacie Hoskins
Subject: Final Technical Reports
Attachments: PH-Intro-ComparisonOfAlternativesll-12-12.doc; Matrix Compare Alternatives
11-12-12.doc; PH-Alternativel-Overall-11-12-13.pdf; PH-Alternative2-
Overall-11-12-13.pdf; PH-PHASING-overall-11-12-13.pdf
Pleasant Harbor Resort Technical Team,
Attached are the "Introduction, Narrative Description of the Alternatives and Construction Phasing/Sequencing
Proposal," a Matrix comparing Alternative 1 and 2 (the preferred alternative) and site and phasing plans of the these
two alternatives. Please review these documents thoroughly. The information and language in the Narrative should be
used for consistency among all reports, but use your own discretion on how much you choose to use within your
reports. The same format used to produce reports for the FEIS is sufficient.
Phone or email me with any questions, anytime.
Thanks!
ASAVE PAPER - Please do not print this e-mail unless absolutely necessary
David Wayne Johnson
Associate Planner - Port Ludlow Lead Planner
Department of Community Development
Jefferson County
360.379.4465
All e -mall may be considered subject to the Public Records Act and as such may be disclosed to a third party requestor.
Pleasant Harbor Master Planned Resort
Introduction, Narrative Description of the Alternatives
And Construction Phasing/Sequencing Proposal
SITE LOCATION AND PHYSICAL CHARACTERISTICS
The Pleasant Harbor Master Planned Resort (MPR) is proposed on approximately 257 acres of 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)
own 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.
A period of glaciations 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 proposed Master
Planned Resort 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 320 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 (at existing grades)
occurs in the southeast portion of the proposed MPR site, east of Kettle C.
All areas of the site were formerly logged by others prior to 1970. Historical aerial photographs
reproduced in the Forestry Report prepared for the Pleasant Harbor MPR 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 on the slope and along the waterfront in this area of the site was created by others to
serve that use.
Vegetation presently found on the property consists primarily of an over story of Douglas -fir
(Pseudotsuga menziesii) with occurrences of red alder (Alnus rubra), black cottonwood (Populus
trichocarpa), bitter cherry (Prunus emarginata), big leaf maple (Acer macrophyllum), and Pacific
2011-12-12: v18
Madrone (Arbutus menziesh). Broadleaf shrubs and other plants found in the understory include: red -
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 Maritime Village and marina upland area of 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 stream
courses 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 proposed MPR site encompasses approximately 36.3 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 late 1960s.
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
• 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 285 -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 220.4 acres)
was previously developed by others in the 1950s as a campground. The 500 -unit Thousand Trails
commercial campground has paved and graveled roads and parking areas, tent camp sites, recreational
vehicle (RV) pad sites, picnic areas with shelter buildings, an activity center and swimming pool,
restroom buildings with septic tanks and drain fields, wells for water supply, gravel borrow areas, an
entry guard house, and fenced equipment storage areas. A Conditional Use permit was obtained by the
previous owner in December 2006 to re-establish a portion of the site as a commercial campground
including a 60 unit commercial campground. 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.
2011-12-12: v18
[Note: Each consultant should add to the existing conditions description to include features relevant to
their analysis.]
Both the Pleasant Harbor Marina and the Black Point Peninsula have access from U.S. Highway 101. The
peninsula is also served by Black Point Road (see Figure __).
BRIEF HISTORY AND BACKGROUND OF THE MASTER PLANNED RESORT DESIGNATION
Statesman Corporation applied to Jefferson County for a Comprehensive Plan amendment in 2006 for a
Master Planned Resort (MPR) designation in the Brinnon subarea. 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 for MPR
development (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. The BoCC decision affirmed in Ordinance No. 02-0128-08 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 Pleasant Harbor Marina and Black Point
property owned by Statesman east of U.S. Highway 101', subject to 30 conditions imposed by Jefferson
County 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. BoCC conditions imposed to mitigate potential adverse impacts related to are
discussed in this technical report.
[Note: Each technical report author to fill in the blank above. Review 7/20/09 "Table of Contents and
BoCC Conditions" distributed at Team meeting last summer for this information; scanned version
provided with July 2010 distribution of alternative site plans and project information.]
SUPPLEMENTAL EIS REQUIRED
Prior to entering into 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). The SEIS will provide project -level environmental review to
supplement programmatic environmental review completed with the November 27, 2007 FEIS. MPR 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 features
The MPR designation also encompasses a Bed -and -Breakfast House owned by others.
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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 author 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 programmatic EIS. This paragraph should explain how/whether the content of their 2010 expounds
on the 2006-2007 documents, which may have provided baseline information, for example.]
DESCRIPTION OF THE MPR PROPOSAL AND ALTERNATIVES
The site plan alternatives being evaluated in the Pleasant Harbor Master Planned Resort SEIS include a
site plan that was developed to address BoCC conditions of approval and the Jefferson County locally —
approved Shoreline Master Program (SMP) update (December 2010) that increases the Shoreline buffer
in the Marina/Maritime Village area from 30 feet to 150 feet (Alternative 1); and the current (2011) site
plan revised from Alternative 1 to make more efficient use of the site and to minimize environmental
impacts (Alternative 2). More descriptive information about each alternative is provided below and in a
Comparison of Alternatives table.
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 Pleasant Harbor 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 Pleasant Harbor
Marina would be renovated or replaced, in both alternatives.
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 12 -ft wide (with turn -outs) 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 drive would accommodate two-way shuttle vehicle service and emergency vehicle access between
Black Point Road and the marina. Access to the Golf Course/Golf Resort from Black Point Road 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 would be eliminated. Provisions would be made
for this use within the commercial space of the Maritime Village. Other types of commercial uses
anticipated within the Marina Village 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 either site plan alternative, the main building at the Golf Resort would be the Golf Terrace and
Conference Center/Spa. At four stories in height (approximately 48 feet) for Alternative 1 and five stories
in height for Alternative 2 (approximately 70 feet) and located at approximately elevation 260 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
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feature of proposed development under any action alternative. The maintenance portion of this building
would provide ground -level golf cart and mower storage and servicing and maintenance supplies for the
grounds and golf course. 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.
The Master Planned Resort would be mostly self-sufficient with regard to utilities. An on-site 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 site. One or more wells and a water storage tank will be
completed on the property. Stormwater management systems for the control and treatment of runoff
during construction and in the completed condition of the development would 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 permeable soils to allow
for infiltration of storm water runoff to recharge the local groundwater aquifer. The first nine golf course
fairways would be developed along the eastern side of the site. The second nine fairways would be
developed along the south and west sides of the property. Portions of the area to be used for Golf Course
development would be left undeveloped (or restored) for the retention of wetlands and buffers, and for
storage of golf course irrigation water (Class A reclaimed water from the wastewater treatment plant
process, and site runoff directed to Kettle B). Existing local depressions throughout the site would be used
to collect and retain runoff for infiltration.
The proposal includes preserving a riparian buffer along the south/southwest bluff of the peninsula. This
buffer would permanently preserve the 200 -ft wide Shoreline Environment and a steep slope setback (up
to an additional 35 feet wide in places) in a conservation easement to be administered by one or more
local Tribes.
Alternative 1
The Alternative 1 site plan was developed through the BoCC conditions of approval and 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). The 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 1 figures: Overall Site, Maritime
Village and Golf Course/Resort (December 12, 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
proposed in the FEIS site plan for this area is relocated in the Alternative I 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 square feet) 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 1.
Marina rowhouses, townhouses and stepped/stacked townhouses, illustrated in the FEIS, would be
eliminated from the site plan on the north side of Black Point Road in Alternative 1. A new residential -
type structure is proposed in this area of the Alternative 1 site plan to accommodate group gatherings.
2011-12-12: W8
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 the approved FEIS. 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 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, as required by fire regulations. 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 in
the FEIS would be used in Alternative 1 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. Access to the Washington State Department of Fish and Wildlife boat launch would be
revised to incorporate it with the four way intersection of Black Point Road and the Maritime Village and
golf resort entrances. The total number of residential units within the Maritime Village area of the MPR
would be reduced to 66 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 to 828 in the Golf Course/Golf Resort area, transferred from reduced
development in the Marina/Maritime Village area of the site. In order to reduce the built or impervious
footprint on the site, the majority (500 units) of residential units are now housed in four Golf Terrace
buildings; each of 4 stories in height. The number of original Black Point Townhouses and Villas has
been reduced and renamed to the Golf Vistas (76 units, a two storey product on an underground parkade)
and 200 Sea View Villas (a one storey product on and underground parkade). The staff quarters and
maintenance building has been relocated from the northwest corner to the northeast corner of the site, but
still contains 52 units and remains at 3 stories in height. Golf course fairways have been modified slightly
from the FEIS proposal. Tennis courts have been added adjacent to three Golf Terrace buildings, as well
as a swimming pool next to Golf Terrace 3 building. Other Alternative 1 recreational amenities proposed
adjacent to the Golf Terrace 1 building include a bocce ball court, pool and deck area.
The Alternative 1 on-site electrical power generation proposal would utilize an integrated system of
geothermal (geo-exchange) technology, combined heat and power (CHP) derived from co -generation
systems fueled by biodiesel and limited use of available power from PUD.
The landscaping proposal includes re -vegetating disturbed areas using healthy trees and shrubs harvested
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 Fairway 14, 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.
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Alternative 2
The Alternative 2 site plan was modified to improve constructability by refining the development within
the existing conditions of the site to minimize environmental impacts. The redesign of the golf course to
flow within the existing contours and to minimize site disturbance was a fundamental factor. The
positioning and placement of the buildings were adjusted to ensure they are placed on undisturbed soil
and to work within the contours.
The Marina Center (marina upland) area has remained as designed in Alternative 1 with minor changes
taking place in the Maritime Village area. The Maritime Village building now includes 42 residential
units on the east (rear) side in three stories with two stories of commercial space (16,000 sf) at the front.
The available parking has increased with the addition of an underground parkade for residents and staff of
the commercial spaces and in surface parking lots at the intersection of U.S. Highway 101, for visitors
and Marina slip owners. The Reunion House, Harbor View House, Pleasant Harbor House and the Bed
and Breakfast Harbor House would all remain the same as Alternative 1. The entire marina upland area
would also remain as designed in Alternative 1. The designed intersection of Black Point Road and the
access to the WDFW boat launch has been relocated approximately 1300 feet to the east of its current
location.
Residential units would be decreased by 6 in the Golf Course/Golf Resort area; transferred from the
increased Maritime Loft building of Alternative 1. In order to reduce the built area, the Golf Terrace
buildings have been increased from four to five stories in height (approximately 60 feet for Terrace 2, 3
and 4, and 70 feet for Terrace 1). The total number of units within the Golf Terrace buildings has
increased by 20 units to 520 from the Alternative 1 layout. The number of Sea View Villas has been
increased by 6 units to 206 units total. The Golf Vista units have been decreased to a total of 44 units.
The Staff/maintenance building and waste water treatment plant remains the same as Alternative 1.
Building positioning has been revised to allow foundations to be placed on undisturbed soil for the
majority of buildings, which allows them to work with the existing site contours more efficiently than
Alternative 1. The golf course has also been redesigned to allow it to flow and be worked into the
existing site conditions. The Alternative 2 recreational amenities have also been repositioned to work
better with the existing site layout.
The Alternative 2 on-site electrical power generation proposal would utilize an integrated system of
geothermal (geo-exchange) technology, combined heat and power (CHP) derived from co -generation
systems fueled by biodiesel and limited use of available power from PUD.
The landscaping proposal includes re -vegetation of disturbed areas using healthy trees and shrubs
harvested from areas of the site that will be regraded, but the amount of disturbed areas will be
significantly reduced from the Alternative 1 plan. Native vegetation, as well as ornamental shrubs,
perennials and annuals will be placed in select locations at the Marina Centre, Maritime Village, Terrace
buildings and along meandering pathways. The landscaping in the Marina Centre will follow the
Alternative 1 concept.
NO ACTION ALTERNATIVE
If the Pleasant Harbor Marina and Golf Resort did not proceed, it is presumed (based on the
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Comprehensive Plan MPR designation for the property and absence of site-specific zoningf, , that the site
would not be further developed at this time. The owner would continue to operate the 285 -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, or the zoning
changed back to rural residential through a comprehensive plan amendment. Campground use of the
Black Point Peninsula property could resume under the existing Conditional Use permit MLA03-00577.
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 2, 4, 5, 6, 8, 9, 10,
11, 12 and 13) 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 300,000 cubic yards 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 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 2 will be
expanded to the south which will allow for additional clearing. If clearing is limited to the south edge
of the Drainage Basin 2, 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.
• 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.
2 The No Action Alternative from FEIS is still valid since the zoning will not change until the Development Agreement and Zoning regulations are
signed by BoCC — see Citizens v. Mount Vernon.
8 2011-12-12: W8
• 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 be routed.
• 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
turnarounds. 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
• 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.
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• Install sewage pumps and force mains to convey sewage from the marina and marina upland facilities
to the wastewater treatment plant. Abandon the existing septic tank drain field 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 storm water 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 a lined detention ponds.
This grading will form Drainage Basin 1. Large areas of excavation lie to the east and west of
Fairway 10 and the building site to the north. The detention pond will be a synthetic liner to prevent
soil saturation. 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, force mains, and soil stabilization must be
completed during the dry season. It might be necessary to delay completion of Fairways 7, 8, 9, 10
and part of Fairway 11 until the dry season in the following year.
10 2011-12-12: v18
• 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 3,
5, 6 and 8. 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.
Fairways 1, 2, 3, 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 north of Fairway 12; Golf Terrace 4 east of Fairway 17;
Golf Vistas south of Fairway 15 and west of Fairway 18 and the Maintenance Building and Staff
Quarters north of Fairway 4.
• Extend roads and utility services to the Stage II Phase 2 building sites.
• Construct two sanitary sewer pump stations: one to the west of Kettle B to serve building construction
to the west and southeast, and one adjacent to the Maintenance Building/Staff Quarters to serve that
building and buildings to the south.
• 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
• Install erosion/sedimentation control measures around building construction sites for the Sea View
Villas adjacent to Kettle B, north of Fairways 10 and 11, west of Fairway 8, and south of Fairway 4;
and Golf Vistas east of Kettle C.
11 2011-12-12: v18
• 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.
12 2011-12-12: v18
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UNNAMED STREAMS
AND DRAINAGE COL
EXISTING MARINA
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U.S. HIGHWAY 101
SANITARY SEWER
PUMP STATION AND
CO—GENERATION UNIT
RECONSTRUCTED MARINA
CENTER WITHIN EXISTING
FOOTPRINT
GARBAGE
ERVIOUS: 13%
ERVtOIJS: 87%
GOLF COURSE AND RESORT
AREA: 220.6 ACRES
UNITS: 829
50 FT SHORELINE MARINA AND MARITIME VILLAGE
U FF E R AREA 36.3 ACRES
UNIT'S: 61
MARITIME A
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saoCONFERENCE CENTEWSPA
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REUNION HOUSE �P
■
SEA VIEW VILLAS
c2
200 UNITS
MARINA ACCESS �� _
EXISTING BED AND BREAKFAST
� (OWNED BY OTHERS) MEAN SEA LEVEL
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76 UNITS
DRIVE (PROPOSED J
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O T}NNAMED STREAMS
■
MARITIME VILLAGE BUILDING
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N
AND DRAINAGE COURSES
12,500 S.F. COMMERCIAL
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WITH APPROXIMATE 11 1111
BED&UNIBREAKFAST
3
EXISTING STRUCTURE)
WDFW BOAT LAUNCH
■
REUNION HOUSE
12 UNITS
`ACCESS ROAD ctOPO
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TENNIS COURTS
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FAIRWAY 15
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PLEASANT HARBOR
MARINA AND f,,01 F I ;7T -
STEEP SLOPE SETBACK AND
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David Hamilton Architect
WA 9230
1-800-662-7765
Project Name: PLEASANT HARBOR
Master Planned Resort
Figure: Alternative 1: Overall Site
Date: December 13, 2011
BOCCE COURT OVER
-UNDERGROUND WATER
STORAGE TANK)
WATER FEATUR
POOL DRIVING RANG
1� rPUTTING G
FAIRWAY 3
■HARBOR VIEW HOUSE
12 UNITS
■EXISTING RESIDENCE:
PLEASANT HARBOR HOUSE
1 UNIT (A [AWFUL EXISTING STRUCTURE)
■MARINA CENTER
3,500 S.F. COMMERCIAL,
■MAIN'IVNANCF BUILDING AND
STAFF QUARTERS
52 UNITS
TOTAL RESIDENTIAL: 890 UNITS
TOTAL COMMERCIAL: 52,000 SF
MAITENANCE/STAFF BUILDING
VENTILATED UTILITY BUILDING,
SANITARY SEWER
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ATION OPTION A
TING WELL
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DND WELL
NTION OPTION B
SEWER PUMP
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RATION UNIT
UNNAMED
AND DRAIN,
WITH APPR
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HIGHWAY 101
EXISTING
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PLEASANT HARBOR
HOUSE
200–FT SHORELINE ENVIRONMENT
MARINA
ACCESS DRI
(PROPOSED)
MARITIME VILLA
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VISITOR AND SLIP
OWNER PARKING
IJEFFERSON TRANSIT
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US 101
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o loo ago
SCIlE IM FEET
RSES —
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FT SHORELINE
� WDFW BOAT LAUNCH
ACCESS ROAD
ITGENERATION
EWATER
'MENT PLANT
'ARBAGE
FAIRWAY 5--
lit
PLEASANT HARBOR
MARINA ANn (-,OLF RESORT —
STEEP SLOPE SETBACK
RIPARIAN BUFFER (30F'
David Hamilton Architect
WA 9230
1-800-662-7755
Project Name: PLEASANT HARBOR
Master Planned Resort
Figure: Alternative 2: Overall Site
AREA CAL
257 ACRES
GOLF CO RSE AND RESORT
AREA: AACRES
UNITS:
MAR IME VILLAGE
363 ACRES
EXISTING
MARINA
■ GOLF TERRACES AND
I
CONFERENCE CENTER SPA
ORDINARY HIGH
520U
WATER MARK
34000 S.F. COMMERCIAL
VIEWVILLAS
276 UNITS
MARITIME V AGE
, GOLF VISTAS
44 UNITS
BUILDINGAND
MEAN SEA
STAFF QUARTE
LEVEL ■ QUARTERS
2EAM5
S USS
E COURSES
IMATE BU S
■ MARITIME VILLAGE BUILDING
42 UNITS
11,700 S.F. COMMERCIAL
■REUNION HOUSE
12 UNITS
.HARBOR VIEW HOUSE
12 UNris
■BED & BREAKFAST
1 UNTO (A LAWFUL EXISTING STRUCTURE)
UNDERGROUND WATER■
STORAGE TANK
EXISnNGREStDENCES:FLFASANTHARBORHOLSE
AMPHITHEATER
1 UNIT (LAWFUL EXISTING STRUCTURE)
CENTER
NGOLMARINA
FFDRIVIRANG
3.500 S.F. COMMERCIAL
PUTTING GREE
TOTAL RESIDENTIAL: 890 UNITS
TOTAL COMMERCIAL: 53,000 S.F.
w
MAINTENANCE/STAFF BUILDING
VENTILATED UTILITY BUILDING,
SANITARY SEWER PUMP STATION(,\N", ✓
D CO -GENERATION UNIT P
0 CONTROL GATE
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KETTLE B
WETLAND
TTLE
FT SHORELINE ENVIRONM
CONSERVATION EASEMEN'
•r,
Now
WATERFALL
RESTROOM
WETLAND D
XISTING
TELL
GOLF COURSE
AND RESORT
SECOND WELL
LOCATION
OPTION A
SECOND WELL
LOCATION
OPTION B
RESTROOM AND
TURN BUILDING
1,100 S.F.
VISITOR AND SLIP
OWNER PARKING
JEFFERSON TRANSIT
AND MASON TRANSI
STOP (PROPOSED)
US 101
HIGH WA Y —
WDFW BOAT LAUNCH■
UNNAMED STREAMS
PROPOSED
ACCESS ROAD
AND DRAINAGE COURSES
IUNIT (LAWFUL EXISTING STRUCTURE)
NERACCE
WITH APPROXIMATE BUFFERS
ARFACALCU DNS
TER
DRIVING RANG
257 ACRES
JT PLANT
PUTTING GREE
IMPERVIOUS- 12%
G E
PERVIOUS- RS%
FAIRWAY 5--
EXISTING MARINA
MAINTENANCE/STAFF BUILDING
ACCESS FROM
VENTILATED UTILITY BUILDING, 0
SANITARY SEWER PUMP STATIOI,�NS R
D CO -GENERATION UNITP
CONTROL GATE g PCK /
GOLF CO AND RESORT
HIGHWAY 101
AREA: AACRES
UNITS:
EXISTING
MAR ME VILLAGE
SWIMMING POOL
36.3 ACRES
PLEASANT
HARBOR
s2
HOUSE
EXISTING
MARINA
■
GOLF TERRACES AND
CONFERENCE CENTERISPA
ORDINARY HIGH
520 UNITS
200 -FT SHORELINE ENVIRONMENT
�� WATER MARK
36,000 S.F. COMMERCIAL
SEA VIEW VILLAS
206 UNITS
MARITIME V GE
GOLFVISTAS
150 FT SHORELINE
as UNITS
BUFFER
J•
MAINTENANCE BUILDING AND
MEAN SEA LEVEL
STAFF QUARTERS
NAMED STREAMS
AND DRAINAGE COURSES
52 UNITS
WITH APPROXIMATE BUF S
MARITIME VILLAGE BUILDING
MARINA
42 UNITS
ACCESS DRIVE
71,700 S.F. COMMERCIAL
(PROPOSED)
Q
REUNION HOUSE
12 UNITS
RpP
MARITIME VILLA
QO�N�
HARBOR VIEW HOUSE
BUILDING
12 UNns
e�C,
.
T BREAKFASTA
I
UNDERGROUND WATER
I UN LAWFUL EXISTING STRUCTURE)
VISITOR AND SLIP
OWNER PARKING
JEFFERSON TRANSIT
AND MASON TRANSI
STOP (PROPOSED)
US 101
HIGH WA Y —
WDFW BOAT LAUNCH■
STORAGE TANK
EXISTING RESIDENCES: PLEASANT HARBOR HOUSE
ACCESS ROAD
AMPHITHEATER
IUNIT (LAWFUL EXISTING STRUCTURE)
NERACCE
POOL
. MARINA CENTER
TER
DRIVING RANG
3,500 S.F. COMMERCIAL
JT PLANT
PUTTING GREE
TOTAL RESIDENTIAL: 890 UNITS
G E
TOTAL COMMERCIAL: 53,000 S.F.
FAIRWAY 5--
MAINTENANCE/STAFF BUILDING
VENTILATED UTILITY BUILDING, 0
SANITARY SEWER PUMP STATIOI,�NS R
D CO -GENERATION UNITP
CONTROL GATE g PCK /
E
00
i A. /
TENNIS COURT
AND RESTROOM
w r_
T
Rql
FA/RWA
E�
SCLLE IM DEET
PLEASANT HARBOR
— MARINA AND GOLF RESORT —
STEEP SLOPE SETBACK A
RIPARIAN BUFFER (30FT)
--1,
David Hamilton Architect
WA 9230
1-800-662-7765
KETTLE B
oyiRwq r q �
�WATERFALL
RESI
Project Name: PLEASANT HARBOR
Master Planned Resort
Figure: Alternative 2: Overall Site00-FT SHORELINE ENVIRONME
Date: December 13, 2011 ND CONSERVATION EASEMENT
I
D
XISTING
/ELL
GOLF COURSE
AND RESORT
SECOND WELL
LOCATION
OPTION A
SECOND WELL
LOCATION
OPTION B
RESTROOM AND
TURN BUILDING
1,100 S.F.
HARBOR VIEW
MARITIME VI
BUILDING
US 101
HIGHWAY
EXISTING BED AND
(NO MODIFICATION
REUNION HOU:
7�
N
W-4& E
�qV1IW 650
SCALE IN FEET
S
lit
PLEASANT HARBOR
David Hamilton Architec
WA 9230
1-800-662-7765
Project Name: PLEASANT HARBOR
Master Planned Resort
Figure: Alternative 2: Phasing Ov
Date: December 13, 2011
EXISTING
MARINA ACCES'
SANITARY SEWER
PUMP STATION AND -
CO -GENERATION UNIT
BOAT LAUNCH
UNIT
PHASING
STAGE
■ PHASE 1
CONSTRUCT WASTEWATER TREATMENT PLAT
CONSTRUCT WATER STORAGE TANK
WITH NEW PIPING DISTRIBUTION
CONSTRUCT FIRST CO -GENERATION UNIT
AT W WTP SETS
CREATE CONSTRUCTION MATERIALS
PROCESSING LOCATION ON
GOLF COURSE SITE
■ PHASE
\ MARITIME VILLAGE BUILDING
\/\\ 42 UNITS
11,700 S.F. COMMERCIAL
REN
10N HOUSE
12 NI S
HARBOR VIEW IIOUSE
12 UNITS
US HIGHWAY 101 AND
BLACK POINT ROAD
INTERSECTION
IMPROVEMENTS
DEVCLOP SECOND WELL
CONSTRUCT MARINA ACCESS DRIVE
11 ■ PHASE 3
`MEAN SEA LEVEL REMODELRECONSTRUCT MARINA COMMERCIAL.
3,500 SF.
REMODEURECONSTRUCT EXISTING POOL
AND CHANGE BUILDING
STAGE H
7§ PHASE 1
CREATE WETLAND IN KETTLE C
GOLFTERRACE
S, CONFERENCE CENTER/SPA
191 UNITS
36 000 SF. COMMERCIAL
BEGIN GOLF COURSE CONSTRUCTION
■ PHASE
GOLF TERRACES
TERRACE 2, 3, AND 4
329 UNITS
STORAGE TANK MAINTENANCE/STA F SEA VIEW VILLAS
BUILDING 36 UNITS
GOLF VISTAS
38 UNITS
3
MAINTENANCE BUILDING
AND STAFF QUARTERS
52 UNITS
COMPLETE GOLF COURSE
F CONSTRUCITON
aRw4F ROAD RECONSTRUCT BLACK POINT
\` CONSTRUCT SANITARY
CONSTRSEWER UMPSTATIONS
ARY
■
PHASE
SEA VIEW VILLAS
'.;
170UNITS
GOLF VISTAS
\
6 UNITS
4p?
CONSTRUCT HALF -WAY HOUSE
I
CONSTRUCT SANITARY
/
SEWER PUMP STATIONS
T
STEEP SLOPE SETBACK
RIPARIAN BUFFER (30
t
200 FT SH
ENVIRONME
CONSERVAT
I Site
KETTLE
OREUNE
NT AND