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Home My WebLink About052Pleasant Harbor Marina And Golf Resort Greenhouse Gas Emissions Report Prepared for: Statesman Resorts at Pleasant Harbor Suite 100, 9300 E Raintree Drive Scottsdale, Arizona 85260 Prepared by: Failsafe Canada Inc. 4628 5th Street NE Calgary , Alberta, Canada T2E 7C3 In accordance with Jefferson County Board of County Commissioners Condition 63.cc1, this report reviews and analyses the Greenhouse Gas (GHG) Emission Profile of Statesman Corporation's Pleasant Harbor Marina and Golf Course project (Alternative #2) for source emissions during the first 5 year construction period of development, as well as the annual emission profile when in full operation. May 2012 Eoilsafe Canada Inc. Contents Overview.......................................................................................................................................................1 TheEngagement...........................................................................................................................................1 Scopeof the Analysis....................................................................................................................................1 StandardsApplied.........................................................................................................................................3 Qualitative Analysis - Emission Sources and Mitigations..............................................................................4 ConstructionEmissions Sources...............................................................................................................4 Annual Emissions During Operation.......................................................................................................12 Quantitative Analysis - Emission Sources and Mitigations.........................................................................27 Quantified Construction Emissions.........................................................................................................28 Quantified Emissions from Operations...................................................................................................30 FinalAssessment....................................................................................................................................... 33 ConstructionEmissions...........................................................................................................................33 Emissionsfrom Operations.....................................................................................................................34 Conclusion............................................................................................................................................... 35 Appendicesand Exhibits........................................................................................................................... 36 Photo of Pleasant Harbor & Black Point Area.........................................................................................36 Pleasant Harbor Alternative 2 Diagram.................................................................................................. 37 Pleasant Harbor GHG Emissions Report Failsafe Canada Inc. Global climate change has the ability to adversely impact environments, ecosystems and human life in various, and as of yet, unknown ways. In response to the potential magnitude of impact created from climate change, understanding, controlling and avoiding anthropogenic sources of Greenhouse Gases has become an increasingly significant public policy concern over the past decade. Washington State has enacted various policy initiatives to address Greenhouse Gases to harmonize an increase in economic growth with reduced greenhouse gas emissions. Enacted legislation, such as RCW 70.235.020, has set long-term emission reduction targets through the year 2050', which coincide with mandatory emissions reporting for Large Final Emitters that exceed 10,000 tonnes on an annual basis3, post development. SEPA Law, with oversight and guidance from Ecology directs state and local agencies to evaluate environmental impacts of projects as a fundamental decision making criteria of new developments. Greenhouse Gases and their potential impact on the environment are included within the SEPA mandate by evaluating the balance between environmental impact and economic benefit4. In the context of the proposed Pleasant Harbor Marina and Golf Course, condition cc, of BoCC Condition Requirement has stipulated a Greenhouse Gas Inventory Quantification assessment be performed in coordination with the Climate Action Committee (CAC) on the proposed alternative. The purpose of the assessment is to identify the volume of "new" Greenhouse Gas emission created from the development and operation of the project as well as identification and quantification of planned and potential GHG mitigation actions to minimize emission volumes. The Engagement Failsafe Canada has been engaged to conduct both a qualitative and quantitative Greenhouse Gas emissions review of the Pleasant Harbor project using reporting standards and methodologies equivalent to reporting of historical emissions by Certified GHG Inventory Quantifiers or Verifiers. Scope of the Analysis Scope of the analysis included on-site, upstream and downstream Greenhouse Gas (GHG) emissions based upon and classified under the accounting framework applied by the US EPA and Ecology GHG reporting requirement. Analysed greenhouse gasses, emission scope definition and emission sources included in this report include: Pleosont Harbor GHG Emissions Report Page /1 Failsafe Canada Inc. Greenhouse Gases (GHGs) Carbon dioxide (CO2), Methane (CHA Nitrous oxide (N20), Nitrogen triflouride (NFA Hyfluorocarbons (HFCs), Perfluorocarbons (PFCs), Sulphur hexafluoride (SF6) Emission Scope Definition Sources Analysed for the Proposed Pleasant Scope (US EPA)' Harbor Project Scope 1 Direct GHG emissions from sources Construction Sources (Controled) that are owned or controlled by the 0 Mobile Power Generator Combustion Emissions reporting entity. This can include Land Use Change - Deforestation emissions from fossil fuels burned on 0 Land Use Change — Below Grade Carbon Loss site, emissions from agency -owned or agency -leased vehicles, and other . Land Use Change - Soil Organic Carbon Loss Operational Sources direct sources. • Wastewater Methane (On-site) • Combined Heat and Power Combustion • Backup Power Combustion • Vehicle Fleet Combustion • Golf Course Maintenance Combustion • Non -Combustion Fugitive Emissions • Fertilizer Application • Campfire/Fireplace Combustion Scope 2 Indirect GHG emissions resulting from Construction Sources (Related) the generation of electricity, heat, or 9 Purchased Electricity Operational Sources Emissions steam generated off site but purchased by the reporting agency. • Purchased Electricity Scope 3 Indirect GHG emissions from sources Construction Sources (Affected) not owned or directly controlled by • Heavy Equipment Battery/Onsite Mining Emissions the reporting agency but related to Combustion the agency's activities such as vendor • Material Hauling Trip Emissions supply chains, delivery services, • Vehicle Trip Emissions outsourced activities, and employee • Organic Waste travel and commuting. • Landfill Waste • Electricity T&D Losses Operational Sources • Vehicular Emissions (Staff, Product & Material Shipping, Contractor and Visitor Trips) • Landfill Waste • Organic Waste • Electricity T&D Losses Pleasant Harbor GHG Emissions Report Page 12 Failsafe Canada Inc. Inventory quantification was performed in accordance with ISO 14064-16 standards, meeting US EPA guidelines and scope classification and using published emission factors from Ecology, US EPA, or International Panel on Climate Change (IPCC), 1996 or 2006 revised values. The information used for quantification was obtained for one of the following sources in each instance: o Construction Plans/Estimates o Operational Plans/Estimates o Engineering and Design Specification Documentation of Pleasant Harbor (Alternative 2) o Budgeted or expected figures from contractors o Model data o Scientifically credible default values o Product/Equipment Manufacturer Specifications o Published GHG Inventory Reporting Tools (Ecology, GHG Protocol Initiative, King County, US EPA, etc.) Pleasant Harbor GHG Emissions Report Page 13 Failsafe Canada Inc. Qualitative Analysis - Emission Sources and Mitigations Construction Emissions Sources Construction emissions include one-time and recursive GHG emissions during the course of site preparation and building construction. The following section outlines emission sources and the mitigation actions currently planned or proposed while construction activities progress over a 5 year period. Scope 1 (Controlled) Sources Mobile Power Generators Approximately 660 MWh of electricity is required for construction activity each year of construction'. This is the equivalent of 3 portable electric diesel generators supplying electricity for heat, lighting and electrical power for construction tools and equipment throughout the site. Land Use Change - Deforestation Clearing activities call for approximately 162 acres$ (equivalent to one quarter section of land) to be cleared of existing vegetative cover consisting of mixed forest and brush, all of which will be cut, chipped and stockpiled for future use. However, deforestation activities result in a one-time carbon loss event. Geospatial measurement of the site area planned to be graded from 2009 shows approximately 30 acres9 have been deforested from the former campground. Land Use Change — Below Grade Carbon Loss In addition to clearing the area of above ground vegetative cover, the same deforested area will also require the removal of below grade (root to shoot) organic carbon stocks. Land Use Change - Soil Organic Carbon (SOC) Loss Below grade soil with above grade vegetative cover acts as a carbon sink to store and maintain carbon when undisrupted by tillage activities. Untilled soil with perennial cover will sequester carbon until reaching equilibrium after approximately 20 years10. With the movement and stockpiling of nearly 1 million cubic yards of topsoil11 for use throughout the site, a one-time tillage event will create a soil organic carbon release. Pleasant Harbor GHG Emissions Report Page 14 Failsafe Canada Inc. Scope 1 Mitigations Use of Grid Electricity Since the site is already connected to the electrical grid, plans show that the majority of the site will use the grid for electrical needs, including heat and power. Only one mobile diesel generator will be necessary for providing additional light and electricity in farther reaches that are not wired to the grid. The use of existing transmission carries a lower GHG footprint for site electrical utilization. Use of existing transmission lines permits electricity and heat to be supplied, on demand, without diesel combustion from three units to one. Preference has been stated for use of a generator meeting interim EPA Tier 4 emission standards1z. Grid supplied electricity does carry a GHG footprint of its own, but is significantly lower than diesel powered generators. The GHG footprint of electricity supplied from transmission lines has been accounted for in Scope2 construction emissions. Riparian and Buffer Areas In accordance with BOCC conditions 63.s, 63.0 and 63.v respectively, certain areas will not be cleared or graded in order to preserve natural riparian, buffer areas and green spaces throughout the property. These areas, designed to protect habitat, shelter important visual areas and preserve ecologically sensitive points, also provides a GHG benefit by preventing loss of above ground, below grade, and soil organic carbon(SOC) sinks. The preservation of organic carbon in these areas clearly provides a mitigation to the loss of existing carbon sinks, however quantification has not been performed as these areas are considered to be contained as part of the nearly 100 acres that will not be cleared and graded, adding to the conservativeness of the analysis. Best Practises in Construction GHG Emissions Construction plans for the resort and golf course have been set against local construction guidance methodologies13 to reduce the Greenhouse Gas footprint during daily construction activities on the Pleasant Harbor site. Thus far, plans have been addressed with contracted parties to ensure that these methodologies are feasible and not detrimental to construction progress. Examples of site-based GHG mitigations during construction include, but are not limited to the following: Pleasant Harbor GHG Emissions Report Page fS Failsafe Canada Inc. • Idling limits to 5 minutes before shut-off • Using trained equipment operators in proper use of equipment. • Use the proper size of equipment for the job. • Ensuring that all contractors maintain all construction equipment in proper working condition • Substitute, whenever possible, off-road engine equipment for on -road equipment for local and site material hauling • Use of low emission fuels or grid electricity in lieu of high emission combustion • Use recycled or repurposed construction materials. For instance, existing plans call for recycled steel reinforcement in concrete buildings. • Prioritize selection of local contractors and locally sourced materials Though each of the aforementioned methodologies to mitigate site based GHG emissions are planned for the project, they have been given no mitigation credit within the quantitative analysis as data was unavailable at the time of publication. LEED Construction Standards LEED (Leadership in Energy and Environmental Design) standards represent a standardized framework for project developers to gauge the environmental impact of buildings, homes and neighbourhoods. Adherence to the scope and methodology provides practical measures to produce building solution with the least impact on the natural environment. Pleasant Harbor has complied with shadowing LEED standards, as per BoCC condition 63.x, and plans have achieved a shadowed LEED Platinum compliant score. Though LEED provides practical methods to achieve traditional general environmental quality, it is not specific to Greenhouse Gas emissions. However, various environmental achievements that are fundamental within LEEDS have a positive correlation to GHG emissions as well. Many items within categories such as site development, water efficiency, energy and atmosphere, materials and resources create a number of GHG mitigation actions, some of which have been identified in this report. Transplanting Usable Trees In accordance with BOCC condition 63.w, whenever feasible, plans call for marking, and redistribution of existing trees with a breast height diameter of 10 inches or more. Minimum projections of the temporary tree plantation will reduce deforestation from land clearing by 5%. Pleasant Harbor GHG Emissions Report Page 16 Failsafe Conodo Inc. Selective Reforestation In addition to utilization of existing native tree species, up to 5% of the deforested area will be reforested in select locations as required by the landscape plan. Over the long- term, using managed landscaping and nutrient management practices for reforested trees, will result in a 5% net carbon neutral carbon sink from deforestation. Pleosont Horbor GHG Emissions Report Page 17 Failsafe Canada Inc. Scope 2 (Related) Sources Purchased Electricity Grid electricity used to avoid all but 1 mobile diesel powered electrical generators on- site carries a GHG footprint from the means used to generate utility power, albeit substantially less than the emissions created from mobile units. Approximately 440MWh of grid electricity will be consumed each year during construction. It should be noted that as phases and stages of developments are completed, and as installation and operation of certain facilities takes place, electricity requirements will increase over the 5 year construction period. However, for the purposes of reporting, any device, equipment or fixture that draws electrical power, and consequently creates additional GHG emissions directly from transmission lines, should be considered and categorized as Scope 2 emissions from activities from operations. Scope 2 Mitigations Best Practise in Construction Pleasant Harbor has planned a number of construction based electrical efficiency measures to eliminate wasted energy consumption on the construction site. Planned best energy practises currently scheduled for the site include: • Use of Energy Star equipment in the construction process • Long-lived, LED or fluorescent lighting for use in the construction office and for personnel use • Limiting construction lighting after hours to critical security lighting only • High efficiency electrical heating for construction buildings The aforementioned electricity techniques assist in making site operations and administration as energy efficient as possible. However, it is presumed that the projected GHG emission volume reductions are minor and cannot be quantified individually without additional engineering datum; they have been summarily given no credit as a GHG mitigation action. Renewable Energy Purchase An electrical supply agreement is currently planned with Mason County PUD that provides Pleasant Harbor with 15% of total consumption generated from renewable sources, providing a 15% reduction in electricity based GHG emissions. W, W % Pleasant Harbor GHG Emissions Report Page j8 Failsafe Canada Inc. Scope 3 (Affected) Sources Heavy Equipment Battery and Onsite Mining Combustion Fossil fuel use, primarily gasoline and diesel will be required for heavy and medium duty equipment, to clear, grade and move usable materials around the site. Additionally, on- site mining of sand, gravel and stockpiling of materials used in later construction stages/phases will require diesel fuel for stockpiling, processing, crushing, conveying and mixing activities. Quantification has been based on budgeted fuel use during construction. Material Hauling Trip Emission Construction material trips will begin in earnest during stage 2, phase 1, of the Pleasant Harbor plan. All material hauling has been projected to be heavy duty diesel (HDDV) trucks, with the expected number of travel trips based upon the Pleasant Harbor traffic study. Vehicle Trip Emissions In addition to material, personnel such as staff, contractors, trades, inspectors and other individuals will be required, which create vehicular emissions in the travel to and from the site. Approximately 50 trips per day can be expected, as per the Pleasant Harbor traffic study. Organic (Wood) Waste With the clearing of 132 acres of unimproved forested area, and cleanup of the remainder of wood waste on the site, construction plans call for all wood material to be harvested lumber or piled, chipped and stockpiled for use around the grounds of the site. If the volume of chipped material is larger than necessary during construction and afterward, during operations, excess chips will be trucked offsite by those in the business. The disposal of wood waste for industrial processes, as per RCW 70.235.020(3), will result in a net zero emission source. Transportation of chipped waste is calculated separately as a Scope 3 transportation emission source. Pleasant Harbor GHG Emissions Report Page 19 Failsafe Canada Inc. Landfill Waste Landfill waste is a relatively minor emission source during construction as the population of the site during construction is not expected to exceed 150 persons at any time. Site construction waste with high organic material such as wood waste will be reused as much as possible. Electric Transmission & Distribution (T&D) Losses Electrical grid transmission and distribution (T&D) line losses can range from 0% to 15% depending on line type location and length of transmission. The US EPA's eGrid GHG emission factors have incorporated T&D line loss for the WECC Northwest sub region. Scope 3 Mitigations Stockpiled Material Onsite mining, processing and stockpiling of raw material, including wood chips, live redistributed trees, gravel, and sand reduce the volume of material required to be shipped to the site, which avoids GHG emissions from avoided material hauling trips. Approximately 5,155 (class 7-8) diesel truck trips are avoided by onsite mining and stockpiling. In addition to avoided travel trips from mined material on-site, over 5,500 truckloads of mixed concrete deliveries are avoided. Onsite Work Camp The site resides on a former 500 unit American campground, complete with serviced campsites. Pleasant Harbor plans to take advantage of the previous land use by permitting construction personnel to utilize acceptable campsites during construction. The use of these sites avoids as much as 10% of the total vehicle trips used by employees and contractors. Pleasant Harbor GHG Emissions Report Page /10 Failsafe Canada Inc. Onsite Catering & Rideshares Food services and catering will be available to staff and contractors working at the Pleasant Harbour site. Catered food service eliminates the need for personnel to travel during meal periods. Additionally, Pleasant Harbor plans to promote a ridesharing program for local staff and contractors. The combination of mealtime travel trips and rideshares is expected to reduce vehicular trip emissions by 10%. Locally Sourced Materials In accordance with shadowing LEED standards and with BoCC condition 63.f'the project plans call for acquisition partiality to locally sourced construction materials with preference given to Jefferson County, when appropriate. By adopting a local procurement preference policy, material transportation, and the associated GHG emissions from travel is optimized. Phased Construction Pleasant Harbor's Master Plan calls for a multi -phase, multi -stage development schedule over a 5 year period. Though total construction emissions are not reduced, the emissions created during the process are deferred over several years until necessary. a Pleasant Harbor GHG Emissions Report Poge 111 Failsafe Canada Inc. Annual Emissions During Operation Various ongoing GHG emissions are created once the resort begins full operations. The following section outlines primary emission sources as well as plan, and proposed GHG mitigation actions. Scope 1 (Controlled) Sources Wastewater Methane (On Site) Wastewater will be treated directly using an on-site wastewater treatment facility, creating Class A reclaimed water. Wastewater is a significant source of methane gas (7`h largest source nationally in the United States)14. Methane is created when organic constituents break down in anaerobic or low oxygen environments. Pleasant Harbor's wastewater treatment facility has been designated by the planners of the site as a "greener than green" facility15 in the processing of wastewater into Class A reclaimed water. Based upon existing plans, processing will occur in aerobic conditions to limit methane producing conditions. Biosolids will be transported via tank truck to a certificated biosolid receiving facility for dewatering and amendment. Although the "greener than green" moniker has been applied, quantification of potential GHG production has been performed using industry standard emission calculations presented within the SEPA GHG Calculation Tool Spreadsheet in order to ensure conservativeness in emission estimates. Wastewater treatment emissions have been included as a Scope 1 emission source due to the fact that the plant, and all Class A reclaimed water, remains enclosed within site boundaries. Combined Heat and Power Combustion (Potential Action) A combined heat and power ("CHP" or "cogeneration") plant that would provide the 100% electrical redundancy required for the wastewater treatment plant is currently under consideration for the resort. The diesel generator unit will be able to supply the 350ekW/438ekVA electrical output for wastewater redundancy, while the waste heat recovered would supply temperature control for resort amenities such as swimming pools, hot tubs and other non-essential heating requirements. Though local residents have identified no more than 6 short-term power outages per year, the cogeneration unit could be utilized for approximately 5000 hours, acting as peakshave during peak seasonal power demand. At a minimum, the Diesel generator will meet Tier 3 or Interim Tier 4 emission standards (or equivalency of the day) as prescribed by EPA rulings. Pleasant Harbor GHG Emissions Rep art Page 112 Failsafe Canada Inc. If the cogeneration unit identified for the resort is utilized for 5000 hours, annual emissions from combustion would be approximately 1182 tonnes of CO2e. Backup Power Combustion To maintain critical base load electrical requirements of the site during power outages, trailer mounted diesel generators will be deployed. The gensets used will meet EPA Tier 3 or Interim Tier 4 emission standards (or equivalency of the day) and are expected to be used no more than 3 days per year. Bus Fleet Combustion Procurement of two shuttle buses with capacities of 52 and 28 passengers, respectively, will be utilized to transport groups of visitors to and from the site. Typical transportation is projected to transport groups to local attractions and between nearby airports. Projected trips for each bus is 8 daily, one way trips during the peak season. As owned/controlled assets of the company, fuel use of the fleet is classified as a scope 1 emission source. Rental Car Fleet Combustion Once in operation, the resort will procure a small rental fleet of fuel efficient vehicles for visitors to utilize. The vehicles are projected to be of a compact sedan or hatchback variety, equivalent to a Kia Soul model meeting the most rigorous emission standards and gas mileage equal to or exceeding 30 miles per gallon. Though a scope 1 emission source, the fuel efficiency ensures that visitors will have the lowest GHG impact as can be reasonably expected. At 30 miles per gallon, the fuel efficiency of the rental fleet will exceed the BTS National Transportation Statistics' value of 22.6 miles per gallon from the average car on the road. It should be noted that procurement of the rental fleet will be determined at a future date, based upon demand. As such no credit has been given in the quantitative analysis at this time. Golf Course Maintenance Combustion Golf courses, from a Greenhouse Gas standpoint, are little more than high-intensity agricultural operations, with much the same inputs and scope of emissions as traditional Pleasant Harbor GHG Emissions Report Page /13 FaiIsafe Canada Inc. perennial farming operations. However, the degree of intensity is higher in terms of GHG per acre given the high number of "passes" from fossil fuel powered equipment, energy intensive irrigation practises and the larger volumes of nutrients added to manage turf and maintain the manicured turf grass esthetics required by most courses. One area of GHG emissions is in the equipment used for golf course operations, which consists of small horsepower (25-75hp) off road diesel and gasoline combustion engines for staff activities, such as low volume material hauling, mowing, topdressing, edging, spraying and turf repair. A likely turf maintenance battery of a comparably sized 18 hole golf course currently in operation in California's Central Valley was used to quantify GHG emissions of the Pleasant Harbor course. The battery consists of the following units and an approximate engine horsepower: • 1 Medium Duty diesel material hauler (31.5 hp) • 1 Gasoline powered light duty material hauler (19hp) • 1 Sand bunker diesel edger (18hp) 0 3 Brush cutters (2hp) 0 1 Multi-purpose spray and fertilizer spreader (25 hp) 0 1 Fairway and green mower (25 hp) • 1 Rough Mower (44 hp) Fertilizer Application (Nutrient Volatilization) One factor that increases the GHG intensity of golf courses and highly manicured turf areas is due to the high volumes of fertilizers, particularly nitrogen based fertilizers that are applied. Approximately 154 pounds per acre of nitrogen fertilizer is applied to golf courses annually, which is roughly 20% higher than the volume applied to common annual crops grown in the United States, such as corn16 Volatilization is the unwanted chemical reaction that turns a portion of beneficial surface applied nitrogen fertilizer into the Greenhouse Gas, nitrous oxide. A number of factors, such as the type of fertilizer, available moisture, volume applied, soil compaction and various environmental conditions, affect the potential for, and rate of, volatilization. Three sources of fertilizer volatilization were quantified per IPCC guidelines, including Direct Surface Volatilization, potential Leaching/Runoff deposition and Atmospheric deposition. The Pleasant Harbor golf course will be maintained using organic nutrient provided through DAKOTA Peat and Equipment (see "Golf Course Development and Operation Best Management Plan", under separate cover for more information) Pieosont Harbor GHG Emissions Report Page 114 Failsafe Canada Inc, Non -Combustion Fugitive Emissions Many traditional refrigerants used in coolers, chillers, freezers, air-conditioning units, vending machines as well as propellants used for fire suppression often contain small volumes of fluorocarbons with relatively high global warming potential (GWP), ranging from 150 to over 10,000 times that of Carbon Dioxide 17. Fugitive losses of refrigerants with high GWP factors have the potential to create large quantities of GHG emissions from seemingly insignificant volumes. Estimation of fugitive refrigerants was performed by using preliminary specification and equipment values of the refrigerants used in each unit. Amounts and volumes were then added to the GHG emissions from refrigeration and air-conditioning calculation tool provided by the Greenhouse Gas Protocol Initiative18. Campfires and Fireplace Combustion There are currently no plans for wood or gas burning fires or campfires on the Pleasant Harbour site. Instead, procurement of ethanol gel fireplaces and fixtures is planned, which required no chimneys or venting as a clean burning fuel source. However, should campfires be created occasionally for special or ceremonial events, waste wood will be used as the only source of combusted material, and records of volume will be kept for annual GHG reporting purposes. Scope 1 Mitigations Biosequestration Once grading activities are completed and topsoil is replenished from temporary stockpiles, area with managed landscapes and turf grass will act as a carbon sink, retrieving and storing atmospheric carbon into below grade Soil Organic Carbon. As a managed perennial grass, marginal carbon stores will continue to sequester until equilibrium is reached after 20 years. Aerobic Wastewater Treatment Wastewater at Pleasant Harbor will be performed in aerated and agitated conditions to prevent the low oxygen conditions that promote methane creation. These treatments along with other process enhancements will reduce the overall GHG footprint of wastewater treatment. However, at the time of writing, quantification of actual Pleasant Harbor GHG Emissions Report Page f15 Failsafe Canada Inc. emissions from wastewater at the site were unavailable, and therefore, no credit has been given within quantified mitigations. Biosolid Centrifuge (Potential Mitigation) A potential mitigation option that is currently being evaluated is the addition of a centrifuge to dewater collected biosolids on-site. In addition to creating a cost savings for biosolid pickup and amended biosolid delivery, a centrifuge would provide a new reduction in GHG emissions. The centrifuge would create a marginal increase in electricity use, and Scope 2 electrical grid emissions. However, truck trips to and from the biosolid receiving facility would reduce scope 3 emissions from biosolid transport by 158 trips per year. Hybrid Turf Equipment The planned battery of turf equipment is to procure either Toro or John Deere hybrid turf equipment for golf course operations. Conservative estimates for fuel saving, depending on the method of operations, increases fuel economy over diesel only equivalents by a minimum of 30%19. Additionally, the medium duty material hauler and brush cutters will be exclusively electric powered. Only the medium duty material hauler will be powered by fossil fuels alone. Fertigation The application of fertilizers on park areas and the golf course will be performed using zone -based water soluble irrigation, commonly known as "fertigation". The use of fertigation methods permits variable rate application without the reliance and GHG emissions from fossil fuel spray or broadcast techniques. As part of the "4-R" nutrient management plan20 (Right Type, Right Amount, Right Location at the Right time), 90% of the cost and GHG emissions associate with traditional fertilizer application is reduced. The ability to perform fertigation with a 4R nutrient plan is another example of the benefit received by utilizing the Dakota grow mix for turf subsurface content over traditional subsurface. Nitrogen Fertilizer Reductions Selection of golf course sub -surface calls for an equivalent of 33,700 cubic yards of peat materia 121. The peat selected is a Dakota Grow product that will be imported from North Pleasant Harbor GHG Emissions Report Page %16 Foilso e Canada Inc. Dakota. Sourcing of the product has been made in lieu of a locally sourced alternative. While the initial scope 3 construction emissions from material hauling increase, the long term benefits to the overall GHG profile of the resort and golf course operating costs are projected to be substantially lower. One area that has been tested by an A2LA accredited soils laboratory and by adopters of Dakota Peat in practise have shown a 50% reduction in the use of nitrogen -based fertilizers22. AL2A laboratory tests have shown in soil samples taken from 18 hole golf courses similar in layout as Pleasant Harbor, that surface volatilization rates are further reduced by 40%. However, without scientific publication of these results in publically accessible journals or scientific literature, quantification of nitrogen volatilization has only accounted for the reduction of fertilizer volume. Organic Fertilizer Use In order to mitigate potential risks associated with synthetic fertilizers, preference has been made to eliminate, as much as possible, the use of synthetic fertilizers within the nutrient management plans for both landscaping and golf course operations. Part of the plan is in compliance with BoCC condition 63.y, to track and make public, all fertilizer and nutrient applications on the resort property. Though organic fertilizers have the potential to reduce or eliminate the rate of volatilization, actual selection of organic fertilizers was not determined at the time of publication. As a result, no credit for volume or volatilization reductions was given in the quantification of mitigations. Low GWP Coolants and Propellants Procurement preference has been planned to utilize Energy -Star and ADA approved refrigeration units. In addition to being the most energy efficient, many of these products also use the latest in standard refrigerant technologies available. If possible, preference will also be given to refrigeration and cooling units that may be retrofitted with the latest, but as of yet, non-standard, low GWP refrigerants such a hydrocarbon or HFC alternatives. As industry strives to create low GWP refrigerant alternative and the US EPA continues to meet the phase-out target of CFC's and HFC'c as outlined in the Montreal Protocol, Failsafe Canada Inc. It should be noted that no credit was given for low volume, energy star certified or ADA approved efficient models planned for procurement within the quantitative analysis. Emission Offsets (Potential Action) As outlined as a mitigation option from construction emissions, Pleasant Harbor is considering the purchase of emission reduction credits/offsets generated from a verified voluntary Greenhouse Gas reduction project. The voluntary procurement of emission offsets from an outside source acts as a "credit" to reduce GHG emissions created by the "new" emissions generated at Pleasant Harbor. If offsets become a planned mitigation action, offsets will be purchased from a project meeting ISO -14064 part 2 standards and verified to ISO 14064 part 3 standards to ensure that purchased offsets are real, tangible and accurate. As per GHG guidance, consultation with Ecology would be performed prior to selection and procurement of offset project emission offsets. Pleasant Harbor GHG Emissions Report Page 118 Failsafe Canada Inc. Scope 2 (Related) Sources Purchased Electricity Purchased electricity from the electrical grid is one of Pleasant Harbor's largest non - combustion operational emission sources. With an average population of approximately 1700 people 21, peak electricity demand will reach nearly 3MW24, after accounting for all electricity consumption mitigations. However, for a site of the size of Pleasant Harbor resort, golf course and marina, which is not connected to natural gas service, will create no other Scope 2 emission sources, 3MW peak demand represents a highly efficient consumer of electricity, particularly in light of the optimization that is planned for the site. Scope 2 Mitigations Geothermal Heating and Cooling Adoption of geothermal heating and cooling is advancing rapidly due to the energy savings from successful implementations and technological advancement. The project will utilize a closed loop geo-exchange (GXS) system, integrated with the lined, multi -use reservoir on the site to circulate water through below surface pipes, letting the ambient water perform a large portion of the heating and cooling. The use of geo-exchange to assist in building temperature control does require additional below grade infrastructure as well as additional electricity demand to pump circulated liquid. However, these increases in associated GHG emission are more than offset by the energy savings over a conventional system. The proposed GXS plan will reduce heating and cooling energy requirements by 65.9%, or 6,656 MWh25 of electricity at installed locations. Waste Heat Recovery (Potential Action) The cogeneration plant required to supply electrical redundancy for the wastewater treatment plant with the potential for approximately 5000 hours of operation to remain in good working condition. Cogeneration repurposes heat that is normally vented to the atmosphere from combustion. Repurposed heat will be used to heat swimming pool, hot tub water and other non-essential heated water supplies. The cogeneration unit that meets the power output for wastewater treatment would create heat, which, if recovered, would offset nearly 800 metric tonnes of carbon dioxide equivalent if operated for 5000 hours each year. Pleasant Harbor GHG Emissions Report Page 119 Failsafe Canada Inc. Dark Sky Exterior Lighting In accordance with BoCC condition 63.z, plans have incorporated Dark Sky and high efficiency lighting standards for exterior site illumination. In addition to mitigating light pollution and optimizing lighting to their intended purpose, operational costs and energy demand in the form of electricity are reduced. In total, Dark Sky exterior lighting, with suggested fixtures and switches cuts the energy requirement by 35% over conventional exterior lighting. Energy Star Appliances, Fixtures, and Office Equipment As presented within the LEED Compliance Narrative (under separate cover), Pleasant Harbor will procure Energy Star equipment, fixtures, lighting, and office equipment. Depending on the application, Energy Star certified products saves between 4% and 29% less energy, with an average of 13%, compared to non -certified products. As electricity demand estimates for the project have not been allocated across individual product usage, emission reductions from Energy Star equipment received no credit as a mitigation action in the quantitative analysis. Low Flow Plumbing Fixtures In accordance with LEED Compliance Narrative, 10 total points were awarded for "Water Efficiency" for water use reduction, water efficient landscaping, and innovative water technologies. The efficiencies from water use carry a positive GHG emission result in two critical areas, electricity consumption (A Scope 2 emission)through reduced demand on pumps and pump stations as well and wastewater treatment (A Scope 1 emission) for in -plant equipment utilization. An example of the reduction is presented in the residual use of wastewater, which produces volumes close to 100 gallons per day at Pleasant Harbor, than a common residential output, which can exceed 175 gallons per day. Due to reduced water consumption, approximately 85kw26 are saved each hour, avoiding more than 744MWh per year. Pleasant Harbor GHG Emissions Report Page 120 Failsafe Canada Inc. Spray Smart Irrigation Spray Smart irrigation heads have been selected as the irrigation fixtures for the Pleasant Harbor site. The primary benefit of sophisticated irrigation heads is their ability to conserve water by permitting variable rate for each fixture in multiple zones, which reduces the potential for overwatered areas and dry patches. Additionally, the ability for variable rate fertilization permits Pleasant Harbor to maintain an optimal nutrient balance throughout the entire facility. From a GHG standpoint, optimization of irrigation volumes reduces water consumption from irrigation by as much as 50%", and proportionally cut operation time the 250Kva pumping station, and with zonal coverage, also reduces the operating loads of pumps. Improved golf course subsurface One of the purposes for selection of the Dakota Grow peat product is due to the superior water balance capabilities over other alternatives, acting as a hydrating sponge without becoming oversaturated or expanding/compacting as with similar products. Empirical results have shown that irrigation requirements have been tested and shown require 40%" less irrigated water to golf course turf grass. Less water demand results in a proportionate reduction in electricity demand on irrigation pumps. As test results have not been published or reviewed by third party scientists, GHG avoidance from lower water use was not included in the quantitative analysis, to ensure conservativeness of emission mitigation actions. Renewable Energy Purchase The existing purchase agreement with the local PUD calls for a premium to be paid for purchase of 15% of the total grid electrical demand to be renewably sourced. The renewable portion of grid electricity carries a net 0 GHG emission. Pleasant Harbor 01-16' Emissions Report Page 121 Failsafe Canada Inc. Scope 3 (Affected) Sources Vehicular Emissions (Staff, Product and Material Shipping, Contractor and Visitor Trips) As a residential, tourism and hospitality destination, one of the most significant emission sources is derived from vehicular emissions from individuals traveling to and from the site. Without mitigation, as many as 5000 additional daily vehicle trips during the 3 month peak season would be generated as a result of Pleasant Harbor. Landfill Waste Solid waste or landfill waste is a primary source of anthropogenic methane in the United States. According to the US EPA, landfills are the third highest contributor of anthropogenic methane29. Methane is created as material decomposes in anaerobic or low -oxygen environments. As a greenhouse gas with a global warming potential 21 times that of Carbon Dioxide30, municipal solid waste is a potentially significant factor in any new development. Solid waste pickup for the site will occur twice per week by a third party waste management company that will truck refuse to the nearest managed landfill facility. Additional pickups, if necessary, will take place at the request of Pleasant Harbor. Fuel use in shipping waste, is also included within Scope 3 transportation emissions Organic Waste Organic waste created from landscaping and golf course maintenance will be chipped, amended and stockpiled for use around the site. Contingencies are planned to contract a third party to ship organic wastes off-site to a facility that will divert it from landfills. Current options planned include local composting and biodigesters for low cellulose waste and biomass receiving facilities for high cellulose waste. All options carry a zero net emission, excluding local transportation and storage, which is included in golf course maintenance (Scope 1) and third party trucking (Scope 3) vehicle trip emissions. Electric Transmission & Distribution (T&D) Losses Electrical grid transmission and distribution (T&D) line losses can range from 0% to 15% depending on line type location and length of transmission. The US EPA's eGrid GHG emission factors have incorporated T&D line loss for the WECC Northwest subregion. Pleasant Harbor GHG Emissions Report Page 122 Failsafe Canada inc. Scope 3 Mitigations Offsite Trip Reductions from Mixed -Use Contained Resort Significant emission reductions occur because of the design of the resort itself. As a self- contained resort venue, all amenities required for daily living and habitation are present on the project site. As a "getaway destination, permanent and temporary residents as well as overnight visitors and housed staff need not travel from the site for daily living requirements. The self-contained, mixed-use concept applied to the Pleasant Harbor resort avoids up to 1200 vehicle trips during the peak occupancy season. Staff Housing High season staff housing is projected to accommodate approximately 126 staff between family housing in staff villas and single units in the staff building. By housing personnel, GHG emissions are avoided from fewer staff travel trips from commuting. Bus Fleet An initial two -bus fleet (of 52 and 28 passengers, respectively) will be used to shuttle visitors and groups to common locations, such as regional/international airports and nearby tourist attractions. The resulting buses have the potential to eliminate 400 travel trips each day during the peak season. Rental Fleet The 50+ MPG car fleet will offer guests vehicular transportation emitting half the GHG emissions of a typical passenger vehicle. No credit was attributed to this mitigation action, as the numbers of vehicles, and number of trips, are not known at this time. Onsite electric transportation The vast majority of intra -resort traffic will be electric powered. Golf carts and shuttle services will be available for staff and visitor to commute around the site when the preferred modes of walking or riding bicycles are not possible. EZGO golf carts have been selected for the site based upon their innovative battery design that reduces charging time by 40%. Pleasant Harbor GHG Emissions Report Page 123 Failsafe Canada Inc. Public Transit Jefferson Transit and Mason Transit will be servicing the area with a bus stop adjacent to the project site at the intersection of Black Point Road and Highway 101. Provisions have been planned to ensure that the grounds adjacent provide secure and inviting means for local visitors and staff to choose public transit when possible. Due to the fact that these actions are dependent upon Jefferson/Mason transit to stop near the site and data to quantify the number of traffic trips avoided from public transit are not available, this mitigation was not included in the quantitative analysis. Video conferencing technology Office boardrooms and convention areas will be equipped with video conferencing monitors, cameras, microphones, speakers and computer software to limit unnecessary travel for business and visitor operations. Audio/Video conferencing will not only reduce travel overheads as well as avoid unnecessary GHG emissions from travel. Bicycle Rentals In keeping with environmental and health conscious programs promoted by the resort, bicycles and safety equipment will be readily available to staff, visitors and residents. Rideshare Program & Incentives As per BoCC conditions 63.e and 63.dd, a large portion of the staff will be local residents and seasonal staff will be local residents and summer students where available. It is assumed that a large portion of the staff will take advantage of on-site staff housing; however, it is not a requirement. A rideshare/carpool program will be promoted to local residents commuting to the resort site for work. Promotion of carpooling will be to provide small incentives and rewards to staff that carpool most regularly to and from the site. Pleasant Harbor has identified several reward programs to provide incentives to change behaviour that demonstrates environmental stewardship and sustainability. Pleasant Harbor GHG Emissions Report Page 124 Foi{safe Canada Inc. Organic Waste Diversion During the course of normal grounds keeping operations, organic material such as grass clippings, wood waste and landscape bedding will be cleared from the site. Plans have called for mulching and reuse of the material to locations on-site to avoid having these wastes enter a landfill. Should organic material volume require removal from the project site, destinations will be sourced as much as possible for biodigesters, composting, or biomass combustion receiving facilities to avoid landfill methane creation. Until accurate volumes of organic wastes and a receiving facility can be identified, no credit for landfill diversion can be quantified. Therefore, no credit was quantified for this mitigation activity. Recycling program A publicly displayed recycling program is planned for the resort and golf course. The program intends to, as much as possible, inform residents, visitors and staff of the program via signage, brochures and more importantly, easily assessable locations to dispose of recyclable materials in appropriate bins. Metal cans, drink containers, and cardboard, will be centrally stored for regular pickup by third party providers. It should be noted, that although an intensive recycling program will create a reduction in the volume of landfill waste, no credit was quantified as a result of this mitigation effort. Composting (Potential Action) In addition to using organic material around the site and/or trucking material offsite, Pleasant Harbor is currently evaluating the potential to include aerobic composting as a means of using organic waste as a landscape amendment in flower beds and green spaces. So long as composting management practises ensure aerobic decomposition, this practise will achieve full carbon neutrality for organic waste material. Carbon Neutral Customer Incentives (Potential) In combination with the option for Pleasant Harbor to offset emissions in operation is the potential to offer environmentally conscious individuals to optionally "offset" the greenhouse gas emission from their stay/experience. As actual GHG reporting data is quantified and consolidated for reporting, the GHG footprint per visitor type (Resident, Guest, and Visitor) will be determined and the ability to collect and allocate offset Pleasant Harbor GHG Emissions Report Page 125 Foilsofe Canada Inc. purchases to customers from verified ISO 14064 voluntary offset projects would be purchased and retired on behalf of the visitor. Voluntary "offsetting" programs are commonly available and would allow visitors who opt -in to the program, an opportunity to make their experience at Pleasant Harbor a "carbon neutral" experience31 Pleasant Harbor GHG Emissions Report Page 126 Failsafe Canada Inc. Quantitative Analysis - Emission Sources and Mitigations The following section provides a summary of the quantification of GHG emission sources of the proposed project. Analysis of construction based emissions and operations emissions have been quantified separately due to the fact that emissions are incurred separately and carry distinctly unique GHG emission profile based on the activities (and mitigations) performed. Mitigation actions have been itemized individually in order to accurately quantify the magnitude of planned and proposed mitigation action actions across each scope of emissions. Quantification in this manner accurately attributes causality to specific mitigation actions. However, as a proposed project without monitored data, various mitigation calculations cannot be performed at this time. While adding conservativeness to projected emission reductions or avoidances, it does limit the scope to identify as limited number of quantified mitigations, thereby underestimating the total volume of emissions mitigated. It should be noted that one-off emission sources, such as the carbon loss from site clearing have been averaged over a 5 year period. Also, this quantification assumes two distinct periods of activity, construction and resort operations. While certain resort operations may begin within the first 5 years of construction, this analysis presumes that no operational activities take place within the first 5 years. As Pleasant Harbor plans on internally reporting on actual GHG emissions, careful measurement, monitoring and allocation will be necessary as construction activities phase out and operational activities commence. For the purposes of this analysis, any emissions from installation, testing and commissioned operations within the first 5 years would be reported as emissions from operations. It should be noted that embodied emissions of materials and end -of -life product lifecycle emissions were not included in this analysis. Lifecycle assessment data and embodied emissions are optional under most inventory reporting and voluntary emission reduction programme. Pleasant Harbor GHG Emissions Report Page 127 Failsafe Canada Inc. Quantified Construction Emissions Pleasant Harbor GHG Emissions Report Page 128 Folfsafe Canada inc. Scope 3 (Affected) Emissions (109.13) Sources (109.13) Heavy Equipment Battery/Onsite NQ Mining Combustion39 7,867.85 Material Hauling Trip Emissions40 706.62 Vehicle Trip Emissions41 1,091.34 Organic Waste 0 Landfill Waste 42 7.85 Electric T&D Losses 0 Mitigations Stockpiled Materia 143 (324.87) Onsite Work Camp44 (109.13) Onsite Catering & Rideshares45 (109.13) Locally Sourced Materials NQ Phased Construction NQ Scope 3 Total 9,673.66 (543.14) 9,130.52 1 Total Construction Emissions Pleasant Harbor GHG Emissions Report Page 129 Failsafe Conodo Inc. Alternative 2 - With Alternative 2 - No Mitigation I Mitigations I Mitigated Total Scope 1 (Controlled) Emissions Sources Wastewater Methane 46 671.84 Combined Heat & Power NQ Combustion (Potential Action) NQ Backup Power Combustion 47 64.44 Bus Fleet Combustion 48 223.11 Rental Fleet Combustion NO Golf Course Maintenance NO Combustion 49 63.89 Non -Combustion Fugitive NQ Emissions50 57.76 Fertilizer Application 51 15.76 Campfire/Fireplace Combustion 0 Mitigations Biosequestration52 (130.59) Aerobic Wastewater Treatment NQ Biosolid Centrifuge (Potential Action) NQ Hybrid Turf Equipment53 (24.65) Fertigation54 (2.21) Nitrogen Fertilizer Reduction S55 (7.88) Organic Fertilizer Use NO Low GWP Refrigerants & Propellants NQ Emission Offsets (Potential Action )56 NQ Scope 1 Total 1,096.80 (165.32) 931.48 Pleosont Horbor GHG Emissions Report Page 130 Scope 2 (Related) Emissions Sources Purchased Electricity57 8,146.25 Mitigations Geothermal Heating and CoolingSB Waste Heat Recovery 59 (Potential Action) Dark Sky Exterior Lightingbo Energy Star Appliances, Fixtures, and Office Equipment Low Flow Plumbing Fixtures" Spray Smart Irrigation 62 Improved Golf Course Subsurface Renewable Energy Purchase Scope 2 Total 8,146.25 a11s0Je Canada (2,606.65) NQ (53.55) NQ (291.60) (10.57) NQ (830.94) ;3,793.31) Pleasant Harbor GHG Emissions Report Page 13,E 52.94 Inc. Failsafe Canada Scope 3 (Affected) Emissions So u rtes Vehicular Emissions (Staff, Shipping, Contractors & Visitors)63 26,225.97 Landfill Waste64 233.75 Organic Waste - Electricity T&D Losses Mitigations Offsite Trips Avoided From Mixed - Use Contained Resort65 (5,318.21) Staff Housing66 (2,737.22) Bus Fleet67 (1,781.60) Rental Fleet NQ Onsite Electric Transportation NQ Public Transit NQ Video Conferencing Technology68 (33.51) Bicycle Rentals NQ Rideshare Program & Incentives NQ Organic Waste Diversion NQ Recycling Program NQ Composting (Potential Action) NQ Carbon Neutral Customer Incentives (Potential Action) NQ Scope 3 Total 26,459.72 (9,870.54) 16,589.18 Total Annual Emissions from Operations ' Pleasant Harbor GHG Emissions Report Page 132 nC. Failsafe Canada Inc. Final Assessment Construction Emissions Based upon quantification of GHG emissions as well as planned the proposed Pleasant Harbor project, construction based GHG emissions are projected to reach slightly less than 15,000 metric tonnes of CO2 equivalent annually over the construction period, as shown in the chart below. Of the planned mitigations quantified, annual emissions are reduced by 8.5% with mitigations of 13.5% and 15% across Scope 1 and Scope 2 respectively. Pleasant Harbor GHG Emissions Report page 133 Failsofe Canada Inc. Emissions from Operations Projected GHG emissions from operations across all three emission scopes have been reduced by 38% due to planned mitigation actions, as shown in the chart below. Mitigations with the largest beneficial impact are created through the avoidance of electricity consumption (in Scope 2), primarily by way of the geo-exchange system and from vehicular traffic avoidance (in Scope 3). Without planned mitigations, Pleasant Harbor would have exceeded 35,000 tonnes of Greenhouse Gas emissions on an annual basis without planned mitigations. Of the planned mitigations quantified, total annual emissions fall to less than 22,000 tonnes, a reduction of almost 14,000 tonnes. As in most non -industrial sectors, Scope 3 emissions dominate the emission profile at Pleasant Harbor, amounting to 65% of construction emissions and over 75% of emissions from operations. Affected (Scope 3) emission sources provide a means of determining the magnitude of total GHG emissions created from a project. However, under existing carbon accounting principles, for every Scope 3 emission from one party, there is an equal amount of Scope 1 or Scope 2 emissions accounted by other parties, amounting to a double -counting of reported emissions. Pleasant Harbor GHG Emissions Report Page 134 Failsafe Canada Inc. The result of this analysis has shown the Pleasant Harbor alternative to exceed Ecology Guidance for Greenhouse Gas Emissions in SEPA reviews' 11% operational emission mitigation targets. The total net effect of mitigations between July 2012, and January 2020 is a reduction of 25% across all emission scopes combined. The project, as planned, mitigates emissions 227% more than Washington State's 2035 statutory emission reduction target. Pleasant Harbor has stated the intent of creating an environmentally conscious resort property. Based upon the analysis performed, existing plans under alternative #2 achieves the intent from a GHG standpoint. In addition to planned mitigation actions, there are several potential mitigation opportunities that would further reduce the emission profile of the project. The combination of planned and potential mitigation actions would permit the resort to become a net zero emitter, or fully "Carbon Neutral" property. Pleasant Harbor GHG Emissions Report Page 135 Foilsofe Canada Inc. Appendices and Exhibits Photo of Pleasant Harbor & Black Point Area Pleasant Harbor GHG Emissions Report Page 136 rieasant Harnor Alternative z Rk MY!'M — HIGHITAT 1101 UNTING 3%wMM F L EAMMI . RAREP0Ft_ HOCSIE ID047 2MMELIN 17NURON WAIRINA ACCESS DRI (PMf4AED) PAkNrnLE la" 13 LJ L131 MC Mrw OINMEM jurrum iuma AND w�eNw IM SMP EPW I US TIM FLU4w,y rrws cm AND RE TME Failsafe Canada Inc. &MMU 3 n Y'i�4f70Y 311E PLEASANT HARBOR -'-ExvrnNu STEEP 5LIZIFFE NET&4LrK AMI UAMA uucrx7o Gil DOM HErFdkM J%MtIMM vm� f- J0k1ENFYKM4 MMITILIL VILLAGE FG MORELML I 4� "WEAN SU LUM STRLQn 'I 1- �;UMAWED 13 EIRMA(K DOM= MM AMR13OU-TE EgEUJC5 0 MCA BOAT LAUNIGH 'INInKROUNI) WA6TE41 57ORR2E TAM I ROADj FAW HRH EATER XAM� • §J064M IN" RMAa. T7= �'.-AIAIMTEMAMCE/STAFF HOLDING 3 M% 0 hm, EMT E 0 ELL GOLF COURSE AND RESORT CL. SECOND WELL --LOCATION ORT1014 0 RESIFNXI01 AMC --iufm 911111-cou EAEEWENT Pleasant Harbor GHG Emissions Report Page 137 n PLEASANT HARBOR STEEP 5LIZIFFE NET&4LrK AMI RIPARIAN BLIMEA (SOFT) DOM HErFdkM J%MtIMM vm� 4406-M&TM M% 0 hm, EMT E 0 ELL GOLF COURSE AND RESORT CL. SECOND WELL --LOCATION ORT1014 0 RESIFNXI01 AMC --iufm 911111-cou EAEEWENT Pleasant Harbor GHG Emissions Report Page 137 Failsafe Canada Inc. 1 BoCC Conditions Matrix. David W. Johnson -Department of Community Development —Jefferson County. No Date on Document, Received March 23, 2012. 2 RCW 70.235.020 - Greenhouse gas emissions reductions. — Reporting requirements. Washington State Legislature (2008). 3 Guidance for Ecology Including Greenhouse Gas Emissions in SEPA Reviews. Washington State Department of Ecology. June 3, 2011. 4 Q&A: SEPA and Greenhouse Gases. Washington State Department of Ecology. No publication date. 5 Greening EPA Glossary. US Environmental Protection Agency. Last Update August 16, 2011. 6 ISO 14064-1:2006. International Organization for Standardization. 2006. 7 G Mann 2012, pers. comm., April 12. 8 Craig A. Peck & Associates. January 12, 2012. 9 Using measured polygons of u nfo resested/d efo rested area using Google Earth Professional Edition V6.2.2. 10 Good Practise Guidance for Land Use, Land -Use Change and Forestry. IPCC. 2003. 11 Craig A. Peck & Associates. January 12, 2012. 12 Clean Air Nonroad Diesel - Tier 4 Final Rule. US EPA Federal Register. June, 2004. 13 Guidance for Reducing Construction GHG Emission Reductions. Sacramento Metropolitan Air Quality Management District. September 2010. 14 Methane Sources and Emissions. US EPA. April 8, 2011. 15 R. Esvelt 2012, pers. comm., March 23. 16 Volume 3: Nutrient Use and Management on U.S. Golf Courses. CGSAA. 2009. 17 High GWP Gases. US EPA. 18 Calculating HFC and PFC Emissions from the Manufacturing, Servicing, and/or Disposal of Refrigeration and Air - Conditioning Equipment (Version 1.0). World Resource Institute. 19 Agro Equipment. April 4, 2012. 20 4R Principles. The Fertilizer Institute. 21 Perrone Consulting Inc. P.S., January 12, 2012. 22 R. Dufault 2012, pers. comms. March 21. Pleasant Harbor GHG Emissions Report Page 138 Failsafe Canada Inc. 23 G Mann 2012, pers. comms. April 12. 24 Preliminary Load Analysis. Hemisphere Engineering. June 22, 2011. 25 Pleasant Harbor Energy Use Calculations. GeoTiity Systems Corp. Received March 19, 2012. 26 R Sample 2012, pers. comms. May 30. 27 Spray Smart Irrigation. Aeromaster Innovations Inc. 28 R. Dufault 2012, pers. comms. March 21. 29 Methane, Sources and Emissions. US EPA. 30 Global Warming Potentials (100 Year Time Horizon). United Nations Framework on Climate Change. 31 ISO 14064-2:2006 & ISO 14064-2:2006. International Organization for Standardization. 2006. 32 Emission Factors: GHG Calculation Tool, Emission Factors. Washington State Department of Ecology. 2011 Data: R. Esvelt 2012, pers. comm., March 23. Consumption Rate: Magnum Power Products LLC. 33 Emission Factors: GHG Calculation Tool. Washington State Department of Ecology. 2011 Data: Craig A. Peck & Associates. January 12, 2012. 34 Emission Factors: IPCC EF Database Data: Craig A. Peck & Associates. January 12, 2012. 35 Emission Factors: IPCC EF Database Data: Craig A. Peck & Associates. January 12, 2012. 36 Craig A. Peck & Associates. January 12, 2012. 37 G Mann 2012, pers. comms. March 15. 38 Emission Factors: USPA. eGRID2010 Version 1.1. Annual Output Emissions Rates, WECC Northwest Subregion. Year 2007. 39 Emission Factors: GHG Calculation Tool, Emission Factors. Washington State Department of Ecology. 2011. Data: W. Dawson 2012, pers. comms. May 7. 40 Emission Factors: GHG Calculation Tool, Emission Factors. Washington State Department of Ecology. 2011. Data: Transport Engineering Northwest, LLC. 2012. Pleasant Harbor GHG Emissions Report Page 139 Failsafe Canada Inc. 41 Emission Factors: GHG Calculation Tool, Emission Factors. Washington State Department of Ecology. 2011. Data: Transport Engineering Northwest, LLC. 2012. 42 Emission Factors: GHG Calculation Tool, Emission Factors. Washington State Department of Ecology. 2011. Data (MSW Calculations): IPCC EF Database. 2012. Data (Population): G Mann 2012, pers. comms. April 12. 43 Emission Factors: GHG Calculation Tool, Emission Factors. Washington State Department of Ecology. 2011. Data: Craig A. Peck & Associates. January 12, 2012. 44 Emission Factors: GHG Calculation Tool, Emission Factors. Washington State Department of Ecology. 2011. Data: Assumption 45 Emission Factors: GHG Calculation Tool, Emission Factors. Washington State Department of Ecology. 2011. Data: Assumption 46 Emission Factors: IPCC EF Database Data: G Mann 2012, pers. comms. April 12. 47 Emission Factors: GHG Calculation Tool, Emission Factors. Washington State Department of Ecology. 2011. Data: Preliminary Load Analysis. Hemisphere Engineering. June 22, 2011. Consumption Rate: Magnum Power Products LLC. 48 Emission Factors: GHG Calculation Tool, Emission Factors. Washington State Department of Ecology. 2011. Data (Trip Avoidance): Transport Engineering Northwest, LLC. 2012. Data (Fleet Composition): G Mann 2012, pers. comms. April 12. 49 Emission Factors: GHG Calculation Tool, Emission Factors. Washington State Department of Ecology. 2011. Data (Baseline Condition): R. Maestas, A. Alexandro, J. T. Bushove, D. Gooraho, D. Adhikari. 2012. Energy inputs and carbon dioxide emissions from turf maintenance equipment on a golf course in California. Agric Eng Int: CIGR Journal, 14(1): Manuscript No. 2042. Data (Consumption — light duty material hauler): www.deere.com Data (Consumption — medium duty material hauler): www.toro.com/golf/ Pleasant Harbor GHG Emissions Report Page 140 Failsafe Canada Inc. 50 Emission Factors: Greenhouse Gas Protocol Initiative Data: 2012, M. Golanski. pers. comms. April 27. 51 Emission Factors: IPCC EF Database Data: Volume 3: Nutrient Use and Management on U.S. Golf Courses. CGSAA. 2009. 52 Emission Factors (SOCREF): IPCC EF Database Equations Used: IPCC Good Practise Guidance for LULUCF Data: Craig A. Peck & Associates. January 12, 2012. 53 Agro Equipment. April 4, 2012. 54 Emission Factor: GHG Calculation Tool, Emission Factors. Washington State Department of Ecology. 2011. Baseline Condition: R. Maestas, A. Alexandro, J. T. Bushove, D. Gooraho, D. Adhikari. 2012. Energy inputs and carbon dioxide emissions from turf maintenance equipment on a golf course in California. Agric Eng Int: CIGR Journal, 14(1): Manuscript No. 2042. Combustion Reduction: Spray Smart Irrigation. Aeromaster Innovations Inc. 55 DAKOTA Analytical, Inc. 56 Guidance: SEPA and GHG Emissions, Reducing or avoiding emissions. Washington State Department of Ecology. http://www.ecy.wa.gov/climatechange/sepa_ghgreduction.htm. Taken from the web: May 5, 2012. 57 Emission Factors: USPA. eGRID2010 Version 1.1. Annual Output Emissions Rates, WECC Northwest Subregion. Year 2007. Data: Hemisphere Engineering. 58 Emission Factor: USPA. eGRID2010 Version 1.1. Annual Output Emissions Rates, WECC Northwest Subregion. Year 2007. Data: Pleasant Harbor Energy Use Calculations. GeoTiity Systems Corp. Received March 19, 2012. 59 Emissions: Allocation of Emissions from a Combined Heat and Power (CHP) Plant. Greenhouse Gas Protocol Initiative. Version 1.0. Sept 2006. Data: Hemisphere Engineering. Consumption Rates: Caterpillar Inc. 2011. 60 Emission Factors: USPA. eGRID2010 Version 1.1. Annual Output Emissions Rates, WECC Northwest Subregion. Year 2007. Data: Dark Sky and Energy Star High Efficiency Lighting Standards. Signature Lighting Manufacturers. Pleasant Harbor GHG Emissions Report Page 141 Failsafe Canada Inc. 61 Emission Factors: USPA. eGRID2010 Version 1.1. Annual Output Emissions Rates, WECC Northwest Subregion. Year 2007. Data: R Sample. 2012. pers. comms. May 19. 62 Emission Factors: USPA. eGRID2010 Version 1.1. Annual Output Emissions Rates, WECC Northwest Subregion. Year 2007. Data: Spray Smart Irrigation. Aeromaster Innovations Inc. 63 Emission Factors: GHG Calculation Tool, Emission Factors. Washington State Department of Ecology. 2011. Data: Transport Engineering Northwest, LLC. 2012. 64 Emission Factors: GHG Calculation Tool, Emission Factors. Washington State Department of Ecology. 2011. Data (MSW Calculations): IPCC EF Database. 2012. Data (Population): G Mann 2012, pers. comms. April 12. 65 Emission Factors: GHG Calculation Tool, Emission Factors. Washington State Department of Ecology. 2011. Data: Transport Engineering Northwest, LLC. 2012. 66 Emission Factors: GHG Calculation Tool, Emission Factors. Washington State Department of Ecology. 2011. Data: GHG Calculation Tool, Emission Factors. Induced Transportation Emissions. Washington State Department of Ecology. 2011. 67 Emission Factors: GHG Calculation Tool, Emission Factors. Washington State Department of Ecology. 2011. 68 Emission Factors: GHG Calculation Tool, Emission Factors. Washington State Department of Ecology. 2011. Data: SMART Technologies. 2012. Pleasant Harbor GHG Emissions Report Page 142