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Home My WebLink About005D] PERRONE CONSULTING, INC., P.S. Geotechnical & Underground Engineering January 12, 2012 David Wayne Johnson, Associate Planner Department of Community Development 621 Sheridan St Port Townsend, WA 98368 Subject. Supplemental Environmental Impact Statement Soil and Earth Impacts & Mitigation Pleasant Harbor Marina and Golf Resort Brinnon, Washington Perrone Consulting Project #06101 Dear Mr. Johnson: 11220 Fieldstone Lane NE Bainbridge Island, Washington 98110 Tel: 206-778-8074 Fax: 206-780-5669 wwvw,perroneconsuitinq.com D CECC COVE JAN 2 7 20112 JEFFERSON COUNTY This report summarizes our geotechnical engineering and geologic evaluation of the soil and earth environmental impacts and mitigations for Master Planned Resort Alternatives MPR -1 and MPR -2 at the proposed Pleasant Harbor Marina and Golf Resort in Brinnon, Washington. Alternatives MPR -1 and MPR -2 arose out of requirements stipulated by the Board of County Commissioners (BoCC) upon review of the FEIS. This report supplements our August 10, 2007 "Soil and Earth Impacts and Mitigation report prepared for the EIS. We understand that Alternative MPR -1 site plan (see Figure 1) 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 . 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, eliminating the previously proposed new marina center buildings. Alternative MPR -2 site plan (see Figure 2) was modified to improve constructability by refining the development within the existing conditions of the site to minimize environmental impacts. We understand that the golf course was redesigned to flow within the existing contours and the building locations were adjusted so they are placed on undisturbed native soil in excavated areas (cuts) instead of on compacted fills. The Marina Center (marina upland) area is the same as in Alternative MPR -1 with minor changes taking place in the Maritime Village area. Environmental Impacts of the New Alternatives Alternatives MPR -1 and MPR -2 contain all of the earth and soil impacts previously described in the FEIS. Similar to the previous alternatives, site grading will be accomplished as a balanced cut and fill with significant quantities of fill being placed in the existing kettle holes which will become stormwater retention ponds. While the balanced cut and fill quantities for MPR -1 are similar to those in the EIS, Alternative MPR -2 quantities have been significantly reduced from about 2 million CY to about 1 million CY. Site grading would occur primarily in the residential dwelling areas, golf resort building areas, roadways, retention pond areas and in the treatment plant area. These site areas will be stripped of vegetation and topsoil to expose the underlying soils which will be excavated or buried by placing new compacted fill. During construction, these areas will be exposed to increased C:\Projects\06101-Pleasant Harbour\70 Reports\SETS\Technical Menno011212.docx Mr. David Wayne Johnson January 12, 2012 Page 2 of 3 stormwater runoff and erosion into adjacent intermittent streams in the Maritime Village and Marina Area and in the south side of the Golf Course Resort area near Hood Canal. Grading in the existing marina area would be limited to localized roadway realignment to improve marina tenant, visitor, and emergency service vehicle access for both MPR -1 and MPR -2. Over the entire resort project site, it is expected that for Alternative MPR -2 approximately 162 acres or 67 percent of the land will be cleared and graded. As each phase of development occurs and areas are stabilized with either permanent or temporary methods, another area would be cleared and graded. Alternative MPR -2 would have about 25 percent less surface area disturbance than for alternative MPR -1. Similar to previous alternatives, there should not be any long term project impacts to the stability of the steep slopes along Hood Canal since the facilities will be designed to capture surface water runoff and to avoid any increase in groundwater levels on the slope. Natural aggregate needed for construction will be obtained by on-site processing of the soils excavated at the site, thereby eliminating construction truck traffic that would occur if the material were imported from off-site sources. Nearly all of the excavated material at the site (excluding any organic topsoil or forest duff material at the ground surface) will be suitable for use as compacted structural fill or could be processed on site to produce gravel or sand aggregate needed for concrete, pavement and under -slab base course, and for golf fairways and greens. The estimated aggregate demand (Peck, 2011) is summarized in Table 1 along with the available aggregate supply based on a total excavated volume of about 1,000,000 CY. TABLE 1 — ESTIMATED AGGREGATE QUANTITIES Estimated Aggregate Quantities (CY) Item Gravel Sand Peat Average supply 440,000 490,000 0 Demand 77,400 97,500 33,700 Supply less Demand 362,600 392,500 -33,700 The demand is based on the following assumptions: • 50,000 CY of concrete will be needed for buildings • Base course layer thickness under roads and parking areas is 8 inches • Base course layer thickness under parkade slabs is 12 inches. • Fairways will have a 10 -inch thick sand layer. • Fairways and greens will have a 4 -inch thick layer of peat. As seen from Table 1, the estimated gravel and sand supply far exceeds the demand whereas there is an insufficient supply of naturally occurring peat at the site. Construction of Roadways Environmental impacts as presented in the EIS remain appropriate. There are no significant differences between the environmental impacts of MPR -1 and MPR -2. Construction of Retention Ponds Environmental impacts as presented in the EIS remain appropriate. There are no significant differences between the environmental impacts of MPR -1 and MPR -2. SPERRONE CONSULTING, INC., P.S. Mr. David Wayne Johnson January 12, 2012 Page 3 of 3 Construction of Houses, Hotels and Water Treatment Buildings Environmental impacts as presented in the EIS remain appropriate. Environmental impacts for MPR -2 will be less than for MPR -1 due to the lower number of proposed structures in MPR -2. Construction of Underground Utilities Environmental impacts as presented in the EIS remain appropriate. There are no significant differences between the environmental impacts of MPR -1 and MPR -2. Mitigation Measures The mitigation measures addressed in the EIS remain appropriate and apply to both Alternatives MPR -1 and MPR -2. Significant Unavoidable Impacts Both Alternatives MPR -1 and MPR -2 would permanently alter the natural topography as described in the EIS. Alternative MPR -2 would have less impact to the environment due to the lower area of site stripping and quantity of cut and fill. We trust that this information suits your current needs. If you need additional information, please contact us. Very Truly Yours, PERRONE CONSULTING, INC., P.S. Vincent J. Perrone, Ph.D., P. E. Principal Engineer Attachments: Figures 1 and 2 cc: Dr. Garth Mann Mr. Don Coleman Mr. Craig Peck, P.E. (5) PERRONE CONSULTING, [NC., P.S. UNNAMED STREAMS AND DRAINAGE COURSES EXISTING MARINA ACCESS FROM U.S. HIGHWAY 101 SANITARY SEWER PUMP STATION AND CO -GENERATION UNIT RECONSTRUCTED MARINA 150 FT SHORELINE CENTER WITHIN EXISTING BUFFER FOOTPRINT GARBAGE EXISTING EXISTING MARINA SWIMMING POO MARINA AND PLEASANT HARBOR HOUSE A. MARINA CENTER REUNION HOUSE P EXISTING BED AND BREAKFAST MEAN SEA LEYEL MARINA ACCESS h' (OWNED BY OTHERS) DRIVE (PROPOSED J ---- 1plUNNAMED STREAMS AND DRAINAGE COURSES HARBOR VIEW HOUSE y _ � WITH APPROXIMATE MARITIME VILLAG VISITOR AND SLIP. OWNER PARKING JEFFERSON TRANSIT AND MASON TRANSI STOP (PROPOSED) J RESTROOM \ TENNIS COURTS POOL u E AMPHITHEATER TENNIS COURTS s PUMP STATIONS AND PARKING - 0 0 650 -U IN IFFY WDFW BOAT LAU ACCESS ROAD J pFFAAI�I,,RWAY 15 "meq W N Q � a �a4 LU ir r � w ~ ik ® 11 4r 4'e STEEP SLOPE SETBACK AND RIPARIAN BUFFER (30 FT) David Hamilton Architect WA 9230 1-800-662-7765 Project Name: PLEASANT HARBOR Master Planned Resort Figure: Alternative 1: Overall Site Date: December 2, 2011 PROPOSED AREA CALCULATIONS 257 ACRES GOLF COURSE AND RESORT AREA: 220.4 ACRES IMPERVIOUS: 13'% PERVIOUS: 87% UNITS: 829 MARINA AND MARITIME VILLAGE AREA: 36.3 ACRES IMPERVIOUS. 13`4, PERVIOUS: Xl",. UNITS. G GOLF TERRACES AND CONFERENCE CENTER:' SPA 5()11 UNITS 3WKX1 S.F. COMMERCIAL SEA VIEW VILLAS 2W UNITS GOLF VISTAS 76 UNITS ■MARITIME VILLAGE 36 UNITS 12,500 S.F. COMMERCIAL ■RED & BREAKFAST I UNIT (A LAWFUL EXISTING STRUC ®REUNION HOUSE 12 UNITS ■HARBOR VIEW HOUSE 12 UNITS EXISTING RESIDENCE: PLEASANT HARHOR HOUSE. I UNIT (A LAWFUL EXISTING STRUC .MARINACENTER 3,500 S.F. COMMERCIAL MAINTENANCE BUILDING AND STAFF QUARTERS 52 UNITS TOTAL RESIDENTIAL: 890 UNITS TOTAL COMMERCIAL: 52.000 SF VENTILATED UTILITY BUILDING, SANITARY SEWER PUP STATI, COMGENERATOION AND \\ \CONTROL GA 200 FT SHORELINE ENVIRONME AND CONSERVATION EASEMENT !%1 vIliiltiilllit IJtlJI l/IJIIJ®t IETLAND D SECOND WELL LOCATION OPTION A EXISTING WELL GOLF COURSE AND RESORT SECOND WELL LOCATION OPTION B SANITARY SEWER PUMP STATION, STORMWATER PUMP STATION, AND CO -GENERATION UNIT FIGURE 1 BOCCE COURT (l)VER UNDERGROUND WATER STORAGE TANK) :RATION UNIT TATER WATER FEATUR ENT PLANT BAGE POOL r�DRIVING RANGE rPUTTING GR J pFFAAI�I,,RWAY 15 "meq W N Q � a �a4 LU ir r � w ~ ik ® 11 4r 4'e STEEP SLOPE SETBACK AND RIPARIAN BUFFER (30 FT) David Hamilton Architect WA 9230 1-800-662-7765 Project Name: PLEASANT HARBOR Master Planned Resort Figure: Alternative 1: Overall Site Date: December 2, 2011 PROPOSED AREA CALCULATIONS 257 ACRES GOLF COURSE AND RESORT AREA: 220.4 ACRES IMPERVIOUS: 13'% PERVIOUS: 87% UNITS: 829 MARINA AND MARITIME VILLAGE AREA: 36.3 ACRES IMPERVIOUS. 13`4, PERVIOUS: Xl",. UNITS. G GOLF TERRACES AND CONFERENCE CENTER:' SPA 5()11 UNITS 3WKX1 S.F. COMMERCIAL SEA VIEW VILLAS 2W UNITS GOLF VISTAS 76 UNITS ■MARITIME VILLAGE 36 UNITS 12,500 S.F. COMMERCIAL ■RED & BREAKFAST I UNIT (A LAWFUL EXISTING STRUC ®REUNION HOUSE 12 UNITS ■HARBOR VIEW HOUSE 12 UNITS EXISTING RESIDENCE: PLEASANT HARHOR HOUSE. I UNIT (A LAWFUL EXISTING STRUC .MARINACENTER 3,500 S.F. COMMERCIAL MAINTENANCE BUILDING AND STAFF QUARTERS 52 UNITS TOTAL RESIDENTIAL: 890 UNITS TOTAL COMMERCIAL: 52.000 SF VENTILATED UTILITY BUILDING, SANITARY SEWER PUP STATI, COMGENERATOION AND \\ \CONTROL GA 200 FT SHORELINE ENVIRONME AND CONSERVATION EASEMENT !%1 vIliiltiilllit IJtlJI l/IJIIJ®t IETLAND D SECOND WELL LOCATION OPTION A EXISTING WELL GOLF COURSE AND RESORT SECOND WELL LOCATION OPTION B SANITARY SEWER PUMP STATION, STORMWATER PUMP STATION, AND CO -GENERATION UNIT FIGURE 1 UNNAMED STREAMS AND DRAINAGE COURSES — WITH APPROXIMATE BUFFERS EXISTING MARINA ACCESS FROM - HIGHWAY 101 EXISTING SWIMMING POOL PLEASANT HARBOR HOUSE " 200 -FT SHORELINE ENVIRONMENT -,101/45 -� MARINA ACCESS DRI (PROPOSED) VISITOR AND SLIP. OWNER PARKING JEFFERSON TRANSIT AND MASON TRANSIT I STOP (PROPOSED) i US 101 HIGHWAY Q v T TENNIS COURT. AND RESTROOM 1 E 5 ew SC/4L M iEEi SHORELINE 42 UNITS 11.700 S.F. COMMERCIAL PROPOSED MEAN SEA LEVEL ® AREA CALCULATIONS UNNAMED STREAMS ®HARBOR VIEW HOUSE 257 ACRES AND DRAINAGE COURSES WITH APPROXIMATE BUF S ■ GOLF COURSE AND RESORT I UNIT (A LAWFUL. EXISTING STRUCTURE) AREA: 220.4 ACRES EXISTING RESIDENCES: PLEASANT HARBOR HOUSE STORAGE TANK IMPERVIOUS: 13% MPHITHEATER PERVIOUS: 87% MARINA CEMrER 3.500S.F. COMMF'RCIAIPUTNG RANG ?rDORLIVITNIG UNITS_ &A GREE TO AL RESIDENT IAL: SIM UNITS MARINA AND MARITIMF. VILLAGE TOTAL COMMERCIAL: 53,0110 SY AREA: 3b.3 ACRES SANITARY SEWER PUMP STAT(ON, 1 RC 17% AND CO -GENERATION UNIT PERVIOUS: w" UNITS: 82 EXISTING MARINA . GOLFTFRRACF.SAND CONFERENCECENTERSPA ORDINARY HIGH YVATER MARK Sm UNITS 36.000 S.F. COMMERCIAL SEA VIEW VILLAS MARINA AND 2M UNITS MARITIME VILLAGE ALPINE VISTAS 44 UNITS SHORELINE 42 UNITS 11.700 S.F. COMMERCIAL MEAN SEA LEVEL ® MAINTENANCE BUILDING AND STAFFOUARTERS UNNAMED STREAMS ®HARBOR VIEW HOUSE 52 UNITS AND DRAINAGE COURSES WITH APPROXIMATE BUF S ■ MARITIME VILLAGE �C WDFW BOAT LAUNCH � ACCESS ROAD O -GENERATION NIT F T 1/-, PLEASANT HARBOR O STEEP SLOPE SETBACK RIPARIAN BUFFER (30F David Hamilton Architect WA 9230 1-800-662-7765 J Project Name: PLEASANT HARBOR Master Planned Resort A Figure: Alternative 2. Overall Site 00 -FT SHORELINE ENVIRONME CONSERVATION EASEMENT Fq�Rw 7y 4 FALfiswgY 10 e TERFALL r -RESTROOM REAM WETLAND 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. FIGURE 2 42 UNITS 11.700 S.F. COMMERCIAL REUNION HOUSE 12 UNITS ®HARBOR VIEW HOUSE 12 UNITS RED & BREAKFAST ■ I UNIT (A LAWFUL. EXISTING STRUCTURE) UNDERGROUND WATER EXISTING RESIDENCES: PLEASANT HARBOR HOUSE STORAGE TANK I UNIT(lAWFUL EXISTING STRUCTURE) MPHITHEATER MARINA CEMrER 3.500S.F. COMMF'RCIAIPUTNG RANG ?rDORLIVITNIG GREE TO AL RESIDENT IAL: SIM UNITS TOTAL COMMERCIAL: 53,0110 SY VENTILATED UTILITY BUILDING SANITARY SEWER PUMP STAT(ON, 1 RC AND CO -GENERATION UNIT PO)N CONTROL GATE A Figure: Alternative 2. Overall Site 00 -FT SHORELINE ENVIRONME CONSERVATION EASEMENT Fq�Rw 7y 4 FALfiswgY 10 e TERFALL r -RESTROOM REAM WETLAND 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. FIGURE 2