HomeMy WebLinkAbout054@jrsfrr€
Pleasant Harbor tarlna and Golf Reeort
Grading and [lralnagn
Engineerlng Report
May 18.2012
Prcparcdtor
The $absman Group of Companies
7370. Slena Morena Blvd. S.W-
CalgaryAlberta, T3H 4Hg
Prepredby:
Cra[ A Ped< &Assodatee
11fiz40ftAvenue E.
Ta@ma, WA 98446
,
Sectbn
Number
1.0
1.1
1.2
1.3
3.0
3.1
2.0
2.1
2.2
2.3
2.4
2.5
2.6
1.4 Phased Development
CLEARING AND GRADING PROPOSAL
Existing Conditions
Proposed Developed Conditions
Design Requirements
Project lmpacts
Potential Construction lmpacts
Onsrfe G nvel Processing
Stockplllng
Potential Operational lmpacts
Mitigation Measures
2.5.1 Compllance wlth FEIS Conditions
2.5.2 Compllance wlth Board of County Commlssloners Conditions
2.5.3 Applicable Regulations and Commitments
2.5.4 Other Recommended Mitigation Measures
Phased Development
STORM DRAINAGE
Existing Condltlons
Project Water Shed
Project Sub-basin
Topographic Relief
Geology and Solls
Site€peclflc Dralnage Basins
Wetland
Hyd rologic Characteristics
Rainfall
R u n of f/ I nf I I t rati o n / G ro u n d w at e r
Proposed Development Conditions
3,2.1 Alternative 2
3.2.2 Altemative 1
3.2.3 No Action Altemative
Table of Contents
Chapter and Section litles
PROJECT OVERVIEW
History and Background
Pre-Developed Condltions
Proposed Development
1.3.1 Alternative 1
1.3.2 Alternative 2
1.3.3 No Actlon
Stormwater Management Standards
3.3.1 Stormwater Quantity Control
Page
Number
1-1
1-1
1-2
't-3
14
1-11
1-11
1-12
2-1
2-1
2-2
2-2
2-2
2-2
2-6
2-6
2-7
2-7
2-7
2-8
2-9
2-9
2-10
3-1
3-l
3-1
3-1
3-1
3-2
3-2
3-2
3-2
3-3
3-3
3-3
3-4
3-5
3-5
3-5
3-6
3.2
I
3.3
3.4
3.5
3.3.2 Stormwater Quality Treatment
ProJect lmpacts
P ote nti al Con stru ction I m p acts
P ote nti al O pe ntion al I m p a cts
Sto rmw ate r Q u antity Ch a ng e s
Stormwater Quality Changes
Mitigation Measures
3.5.1 Compliance with FEIS Conditions
3.5.2 Compliance with Board of County Commissioners Conditions
3.5.3 Appllcable Regulations and Commitments
Wetpools
Blofiltration
OilMater Separation
lnflltratlon
Filtration
Emerging Technologies
3,5,4 Other Recommended Mitigation Measures
Stormwater I nfl ltration
Wetlands
Stormwater Pumping
Rainwater Harvesting
Reduce the Quantity of Stormwater to be lnfiltrated
Phased Development
REFERENCES
3-7
3-7
3-8
3-9
3-9
3-9
3-1 0
3-10
3-10
3-13
3-15
3-15
3-15
3-15
3-16
3-16
3-16
3-16
3-17
g-17
3-17
3-17
3-17
4-1
3.6
4.0
Figurc
Number
1.1
1.2
1.3
1.4
1.5
1.6
2.1
2.2
Llst of Flgures
Figurc Title
Vicinity Map
Existing Site Conditions Aerial Photograph
Existing Topographic Map
Alternative 2: Overall Site
Altemative 2: Maritime Village, Marina, and Marina Center Area
Alternative 2: Golf Course/Golf Resort Area
Altemative 2, Grading Plan - Cuts and Fills - Golf Resort
Altemative 2, Grading Plan - Cuts and Fills - Marina Area
Alternatlve 2: Phasing Overall Slte
Altematlve 2: Stage I Phase 1
Altematlve 2: Stage I Phase 2
Altemative 2: Stage I Phase 3
Altemative 2: Stage ll Phase 1
Altemative 2: Stage ll Phase 2
Altemative 2: Stage ll Phase 3
Soil lnfiltratlon Map
Existing Drainage Basins
Developed Drainage Baslns - Golf Resorl
Developed Drainage Baslns - Marlna Area
Conceptual lnfl ltratlon Facllig Locatlons
Llst of Tables
Table Title
Clearing Estlmate for Slte Plan
Pleasant Harbor Marina and Golf Resort
Projected lmpervlous Cover
List of Appendlces
AppendlxTitle
Phased Development Proposal
Soil lnfiltration Map
Storm Drainage Calculations
Number
Page
Page
Number
2-3
34
Page
Number
A-1
B-1
c-1
1-5
1-6
1-7
1-8
1-9
1-10
2-4
2-5
A-1
B-l
B-2
B-3
B4
A.1
4.2
A.3
A.4
4.5
A.6
4.7
8.1
c.1
c.2
c.3
c.4
Table
Number
2.4.1
3.2.1
Appendix
Number
A
B
c
t
1.0 PROJECT OVERVIEW
This report documents existing site condltions and provides analysis of the proposed clearlng
and grading and stormwater management for the Pleasant Harbor Marlna and Golf Resort, a
Master Planned Resort proposal in the Brinnon Subarea of Jefferson County, Washington.
lncluded in thls report are calculations and analysls of proJected impacG associated with
lmplementing Alternative 2 (Statesman's prefened alternative), qualitative comparisons related
to lmplementing Alternative 1 or 2, and the No Action Alternative. The report concludes with a
discussion of mitigation measures as they relate to commitments made in the November 2OOl
FEIS, as requlred by Jefferson County Board of County Commissioners Conditions imposed
through Ordinance No. 01-0128-08, as required by applicable regulations and proposed by the
applicant, and additional measures for consideration suggested by the stormwater deslgn team.
The Pleasant Harbor Marlna and Golf Resort site is approximately 257 acres in area and is
located on the Olympic Peninsula adjacent to Hood Canal in southern Jefferson County in
Sections 15 and 22 of Township 25 North, Range 2 West of the Willamette Merldian (see Figure
1.'l). The site is located ln the Skokomish-Dosewallips Water Resource lnventoryArea (WRIA
16), and is part of the East Olympic and Hood Canal River Basins.
The site consists of two distinct areas: the Black Point properties where the Pleasant Harbor
Golf Course/Golf Resort is proposed and the Maritime Village/Marina Center (see Flgure 14).
The Black Point properties are approximately 220 acres in size, located on the southwest
portion of Black Point east of SR 101 and south of Black Point Road. The Marina/Maritime
Village ls a nanow strip of approximately 20 acres that lles along the southeasterly side of U.S.
Highway 101, north of Black Polnt Road and along the west side of Pleasant Harbor. The Black
Polnt properties were previously logged by others and developed as a 500-unit
NACO/Thousand Trails commercialcampground. Adjacent land uses on the west and east
sides include single-family dwellings, a Washington Department of Fish and Wildlife WDFW)
boat launch, and undeveloped land on the north side. The Pleasant Harbor Marina ls an
existlng use with upland redevelopment proposed,
1.1 Hlstory and Background
The Statesman Group of Companies (Statesman) 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
Comprehenslve Plan amendments. An Environmental lmpact Statement (ElS) was prepared on
the programmatic land use action. Land use alternatives for MPR development (including no
action) were evaluated in that ElS. The Final EIS was published November 27,2007. The
Jefferson Coung Board of County Commissioners (BoCC) approved by Ordinance No. 02-
0128-08 amendments to the Comprehensive Plan and a Comprehenslve Plan map change to
deslgnate the area Master Planned Resort. The BoCC decision afflrmed in Ordinance No. 02-
0128-08 that the site ls befter suited for a MPR than for commercla! timber harvest or
agrlcultural production; the MPR plan is and will be consistent with all Growlfr Management Act
(GMA)-derived development regulations pertaining to critical areas and pertaining to all on-site
and off-site infrastructure; service impacts wlll be mitigated through a Development Agreement;
mitlgatlon 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-lntegrated planned unit development, in a setting of significant natural
amenities, with primary focus on destination resort facllities consisting of short-term visitor
1-1
accommodations. An 18-hole golf course and up to 890 residential units were approved with the
MPR designation.
The Master Planned Resort deslgnatlon was approved for the Pleasant Harbor Marina and
Black Polnt property owned by Statesman east of U.S. Highway '1011, 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 Washingrton Stiate Environmental Policy Act
(SEPA), as well as the Board's general police power as a legislative body for the purpose of
mitigating potential signiftcant adverce impacts to the environment, adjacent land use, the
existing transportation system, capital facilities, utilities, parks, and public services. BoCC
conditions imposed to mltigate potential adverse impacts related to stormwater management
are discussed in this technlcal report.
Prior to entering into a Development Agreement wlth Statesman, and prlor to adopting a site-
specific Zoning Ordinance for the MPR site, Jefferson Goung requlres preparation of a
Supplemental Environmental lmpact Statement (SEIS). The SEIS will provide project-level
environmental review to supplement programmatic environmentral review completed with the
November 27,20A7 FEIS. MPR land use altematives were evaluated in the programmatic EIS;
therefore, the SEIS evaluates altemative site plans for developing a Master Planned Resort on
the site, each of which would include the features previously approved in principle by the BoCC:
an 18-hole golf course and up to 890 residential units (predominantly for short-term visitor use).
This technical report has been prepared in support of the SEIS.
The site plan altematives being evaluated in the Pleasant Harbor Master Planned Resort SEIS
lnclude Alternatlve 1 that was developed predominantly in response to the Jefierson Coupty
locally-approved Shoreline Master Program (SMP) update (December 2010) that increases the
Shoreline buffer in the Marina/Maritime Mllage area ftom 30 feet to 150 feet. Altemative 1
eliminates the buildings proposed in the 2007 FEIS, Altemative 2 ls the project proponent's
prefened altemative that further reduced the area of clearing, quantlty of grading, and overall
impervious surfaces. For this reasonr Alternative 2 is analyzed quantitatively ln this technical
report. Qualitative comparisons are made for the other two build alternatives and for the No
Action Alternative.
1.2 Pre-DevelopedCondltlons
Site elevations range from about 270 teet above mean sea level (MSL) in the north central
portion of the Black Point area, to MSL along the southern boundary of the site on Hood Canal
and in Pleasant Harbor, Slopes on the property vary from less than 2 percent in the westem
portion of the Black Point area to greater than 100 percent along the southem shore blufis
along Hood Canal.
Both portions of the property were previously logged by others. The Black Point propertles were
previously developed as a 500-unit NAcOffhousand Trails commercial campground for
recreationalvehicles, trailers, and tent campers with paved and graveled roads and parking
areas, tent camp sites, recreatlonal vehicle pad sites, picnic areas with shelter buildings, a
recreation building and swimming pool, restroom bulldings with septic tank drainflelds, a well for
domestic use, gravel borrow areas, an entry guard house, and fenced equlpment storage
areas. The estimated impervious cover over this area of the property is approximately 3.1
t The MPR deaignation also encompasses a Bed-and-Breakfast House owned by others.
1-2
acres. The Marina/Maritime Village area contains a 285-berth marina with associated
convenience store/deli, restroom building, two swimming pools, laundry building, paved and
unpaved roads and parking, a single-family residence (identified ln project documents as
the Pleasant Harbor House), a Bed-and-BreaHast House owned by others, a real estate
office, and several wells (see Figure 1.3). The estimated impervlous cover over this area of
the property is approximately 1.8 acres. The estimated impervious cover over the total
property is approximalely 2 percent.
The site ls located in an area of glaciations that occupied the Puget Sound Lowland
approximately 30,000 to 15,000 years ago. lt 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 glacialtill exposures. Depressions and hummocks formed in glacialoutwash
material deposited on and around stagnant glacial ice as the underlying ice melted, The
numerous potholes ldentified on the property (see Figure 1.3) are kettles formed as sand
and gravel was deposited around stagnant lce blocks that subsequently melted. Several of
the potholes have silty soils in the bottom overlying sand and gravel. A soils map and
additional information descrlbing site soils are provided in Appendix B. Three (3) wetlands
have been identified on the site: one in the largest kettle in the north-central portlon of the
Black Point property (Wetland B), one in a local depression southeast of the largest kettle
(Wetland C), and one along the east proper$ line (Wetland D). These are described in more
detail and lllustrated in the Wetland and Wetland Buffer Mitigation Plan Report, Pleasant
Hahor Master Planned Resorf (GeoEngineers, lnc., January 26 ,20121.
Existing utilities on the site include power, propane storage and distribution, water, and
telephone.
1.3 Proposed Dcvelopment
The Pleasant Harbor Marina and Golf Resort was submitted as a Master Plan Resort proposal
ln 2006 to the Jefierson County Board of County Commlssloners (BoCC) as an amendment to
the Comprehensive Plan. By Ordlnance No. 014128-08 (dated January 28, 2008), the County
Gommlssloners approved in concept a "self-contained and fully integrated planned unit
developmenf to consist of an 1&hole golf course, central resort facility, additlonal commercial
uses, marina with 285 berths (existing), and up to a totral of 890 residential un'rts including onsite
employee housing, subject to development of a zoning code, development agreement and
permit applications, and subject to 30 conditions set forth in the ordinance. Flgures 1.4, 1.5, 1.6,
and 1.7 illustrate the current proposal for the resort (Alternatlve 2, the applicant's prefened
alternatlve).
Master Planned Resort development underAlternative 2 would include:
Residentlal structures with a mix of single-family detached homes, single-family
attached dwelling units, and multLfamily multi-floor dwelling unlts: up to 890 uniE, totral
Commerclal areas within the Golf Course/Golf Resort area (30,800 sf), within the
Maritime Mllage (16,270 sf), and at the Marina Center (3,500 sf).
An 18-hole golf course, recreational facilities (tennis courts, pools), and open space
Wetlands and streams with buffers and wildlife habltat areas to be preserved.
1-3
a
0
o
o
)
o Stormwater and utility inftastructure, including water, sewer, reclaimed water, and
franchise utilities. (Pleasant Harbor Utili$ District)
o Onsite power generation.
1.3.1 Alternative 1
The Altemative 1 site plan was modified from the site plan contain in the FEIS and subsequent
site plans 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 oompared to the 30-ft setback in the adopted Shoreline Master Program (1989; revised
1993, 1996, and 1998) at the time the FEIS conceptual site plan was prepared. The substantial
shoreline buffer (i.e., an area where no new structures would be allowed) significantly modified
the Marina Center/Maritime Village development concept for the Master Planned Resort.
Redevelopment for maintenance, repair and renovation is now limited to occur wlthin existing
building footprints in the Marina Center (marina upland) area. The marina buildings will be
rehabilitated within the current fooprints of the existing structures. Roadway widening and road
realignment to meet the requlrements of the previously approved Binding Site Plan and Fire
District will occur. Therefore, residential and commercial development contemplated in the FEIS
site plan for this area is relocated in the Altemative 1 site plan to a new 3-story bullding
proposed at the intersection of Black Point Road with U.S. Highway '101. Parking would be
provided in surface parking lots at this intersection for visitors, residents and marlna slip owners.
An increase in surface parking would be created on the north side of Black Point Road by a
southerly realignment of the Black Point Road/U.S. Highway '10 intersection. The overall length
of project roads would be slightly less with Alternative 1 than with Alternalive 2 (12,700 lineal
feet compared to 13,750 lf) although Alternative 1 required a widened golf carUservice road
approximately 1750 lf in length to provide emergency vehicle acoess to the east side of the site.
The land use plan for Alternative 1 includes 890 total dwelling units in duplexes, 4-plexes, 6-
plexes, 8-plexes, 9-plexes, and 4-story Terrace buildings. Parking is to be provided underneath
buildings within the Golf Resort. Surface parking would be provided in the Marina/Maritime
Village area;approximately 50,570 square feet (sf) of retail commercialdevelopment;
approximately 33 acres of permanent natural open space; an 18-hole golf course; services and
utilities (e.9., water supply, wastewater collection and treatment to Class 'n" standards,
stormwater management facilities, electrical power and communications), and improvement of
Black Point Road from U.S. Highway 101 to the proposed site entrance at the northeast corner
of the development. The Alternative 1 is expected to be completed in phases over a ten- (10)
year period.
Alternative 1 would yield suburban residential densities of approximately 3.5 dwelling units per
gross acre (890 units/257 acres) while concentrating that density into compact building
footprints that minimize overall impervious surface areas to more rural densities of
approximately 13 percent site coverage (see Figure 1.4). The site plan locates golf course
fairways in areas of higher permeable soils to allow for infiltration of site stormwater runoff to
recharge the local groundwater aquifer, Existing local depressions throughout the site would be
used to collect and retain site runoff for infiltration. Kettle B was to be reconfigured by mass
grading to create the irrigation pond with a water surface area of approximate I acres and a
total approximate water volume of 60,000,000 gallons. Total site grading would be
approximately 2,200,000 cubic yards.
14
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1,3,2 Altemative 2
The Alternatlve 2 slte plan was modified to improve constructabllity by relocating buildings,
loads, and the golf course to blend wlth exlsting site conditlons. The placement of the bulldlngs
was adJusted to ensure they are placed on undisturbed soil. The golf cource was redesigned to
retain the existing contouns and to mlnlmlze site disturbance. Kettle B would not be significantly
reconfigured by mass grading as in Alternative 1. The gradlng would produce an irrlgatlon pond
wlth a water surfaoo area of approxlmale 12 acres and a total approxlmate water volume of
123,000,000 gallons. The total quantity of mass grading is approxlmately 1,000,000 cubic
yards.
The Marina Center (marina upland) area has remained as designed in Altemative 1. Minor
design changes were completed in the Maritime Village area. The Maritlme Village building
now lncludes 42 resldential units on the east (rear) side ln three etories wlth two stories of
commercial space (16,270 sf) at the front. The total number of parking spaces has increased
with the addition of a parkade under the Marltlme building for resldents and staff of the
commercial spacds. Surface parking lots are provided at the lntersection of U.S. Hlghway 101
for vlsitors and Marina slip owners. The Reunion House, Harbor View House, Pleasant Harbor
House and the Bed and Breakfast Harbor House would all remaln the same as Altemative 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 cunent locatlon.
Residential units would be decreased by 6 in the Golf Course/Golf Resort area; transfened from
the increased Maritime Lofl building of Altemative 1. ln order to reduce the built area, the Golf
Tenace buildings have been increased from four to five stories in helght (approximately 60 feet
for Tenace 2, 3 and 4, and 70 feet for Tenace 1). The total number of units wlthin the Golf
Tenacs buildings has increased by 20 units to 520 from the Altematlve 1 layout. The number of
Sea View Villas has been lncreased by 6 unlts to 206 units total. The Golf Vista unlts have
been decreased to a total of 44 unlts. The Staff/maintenance buildlng and waste water
treatment plant remains the same as Alternative 1. Building posltlonlng has been revised to
allow foundations to be placed on undisturbed soil for the maJority of buildlngs, which allows
them to work with the existing site contours more efflciently than Alternatlve 1. The golf course
has also been redesigned to integrate it into the existing site conditions. The Altemative 2
recreational amenities have also been repositloned to work better wlth the existing slte layout.
The Altemative 2 on-site electrical power generation proposal would utilize an integrated
system of geothermal (geo-exchange) technology, combined heat and power (CHP) derlved
from co4eneration systems fueled by diesel and use of available power from Mason County
PUD.
The landscaping proposal includes re-vegetation of disturbed areas using healthy trees and
shrubs harvested from areas of the slte that wlll be regraded. The slze of undisturbed areas will
be significantly increased from the Alternative 1 plan (33 acres) to Altemative 2 plan (75 acres).
Native vegetration, as wellas omamsntalshrubs, perennials and annuals will be placed in select
locations at the Marina Center, Maritime Village, Tenace buildings and along meandering
pathways to create a parkland atmosphere.
1.3.3 No Actlon Alternatlve
1-11
lf the Pleasant Harbor Marina and Golf Resort did not proceed, there would be no need br the
site preparation and utilitles infrastructure described in this report until another development
proposal was submitted at some futurc time. Based on the site Comprehensive Plan
designation, it ls presumed that the site would not be developed further and would contlnue to
operate as a OGunit recreational vehicle park cunently permitted by the Jefierson Gounty
Health Department and a 285-berth marina and until a Master Planned Resort could be
successfully lmplemented, whether by Statesman at some future time, or by others.
1.4 Phased Development
Statesman prcposes to complete the Pleasant Harbor Marina and Golf Resort over a period of
10 years in response to market demand. A detalled construc{ion sequence is described and
illustrated in Appendix A to this report. The Maritime Village bullding would be the first
commercial/residential structure to be constructed. CIher residential structures in the Marltlme
Vlllage arsa could be subsequently constructed, or the Golf Resort Terrace 1
commercial/resldentlal buildlng could be next in the construction schedule. Approximately 50 to
100 resldentlal unlts per year would be bullt and made available for occupancy followlng the
construction of Tenace 1. Full build-out is expected to be complete 5 to 6 years from
commencement of construction.
)1-12
2,0 CLEARINGAND GRADING PROPOSAL
This section describes potential earthwork, clearing and gmding operaflons that would occur
onslte to support the development, and ldentiffes lmpacts and altemative means to mltlgate
those impacts for the following ltems:
o Clearing and grading activities to create suitable areas for the golf course and
buildlng/residential pads.
o Onsite gravel processing to create road-bullding materlal, building materials, utility trench
backfill, and building pads.
o Clearlng and grading in and around sensitive areas.
2.1 ExlstlngCondltlons
The existing 257-acre site has variable topography and landscape, shaped by the repeated
advance and retreat of continental glaclers, and grading for the campground and its roads. Site
topography is generally rolling ln nature, with average grades ranging from approxlmately 2 to
more than 100 percent. Maximum grades exceed 100 percent (1 t horizontal to 1 ft vertical,
1:1) along the southern shore blufis facing Hood Canal (see Figure 1.3). Aerial topographic
surveys of the area lndicate that elevations range from a high of approximately 270 feet in the
north central portions of the Black Point properties to a low of 0 feet along shore of Hood Canal
and Pleasant Harbor. The Black Point area contains several "kettle'depressions, formed when
blocks of ice buried in glacial moraines melted. The largest of these kettles in the north-central
portion of the Black Point properties occurs in impervious soils and supports a wetland. Other
kettles on the site occur in porous soils and are well-drained.
Three (3) wetland systems have been delineated on the property. These are located in the
central and eastern portions of the site as previously described in Section 1.2. The two western
wetlands are small, isolated systems with no outlet. The first isolated wetland is located at the
bottom of the largest kettle (Wetland B in Kettle B), and is 0.475 acre in area. The second
isolated wetland (Wetland C) is located southeasterly of the largest kettle and is 0.279 acre in
area. The eastern wetland (Wetland D) occurs on both sides of the east propefi llne, with
0.274 acre on the project site of its approximate 0.5 to 1.O-acre total area. This wetland is the
headwater of a drainage that flows easterly to Fulton Lake and continues easterly to Hood
Canalapproximately 0.5 mile to the east.
Five (5) streams have been identified on the property in the Marina Center/Maritlme Village
area (GeoEngineers, January 27, 2012). These streams are classlfied as Type N (non-lish
bearing). No streams occur within the Black Point properties, emphasizing the depressional
topography prevalent throughout the landscape of this area. Wetland systems, along with their
functlons and values, are described in the same technical report prepared for the site
(GeoEngineers, January 27, 2012).
Existing vegetative cover is remnant from of earlier logging activities and development as a
500-unit NACO/Thousand Trails seasonal campground for trailer and campers. Existlng
development includes paved and unpaved road and campsitss, office buildings, restoom
buildings, storage buildings, well houses, and picnic shelters. Electric and telephone servlces, a
propane storage and distribution system, water distribution systems, septic tanks and
drainfields are in-place. Most of the land is covered by second-growth mature coniferous forest
with a healthy underctory of shrubs (GeoEngineers, January 27, 20121. Goniferous trees
2-1
I
include Westem hemlock, Douglas fir, Westem red cedar, and Eastern white pine. Declduous
trees on the site include Paciflc madrone, red alder, and big leaf maple. The understory includes
ooean spray, Pacific nlnebark, salal, evergreen huckleberry, red huckleberry, bracken fern, deer
fern, sword fern, Scot's broom, and Himalayan blackberry. Wetland area vegetiation includes
Scouler's willow, salmonberry, hardhack, baldhip rose, thimbleberry, lady fern, slough sedge,
and false lily-of-the-valley.
2.2 Proposed Developed Gonditions
To complete development of a suburbandensity Master Planned Resort under either of the two
conceptual "build" alternatives, significant clearing of vegetation, demolltlon of structures, and
gradlng would be required in areas south of Black Point Road not deslgnated as sensitlve or
protected. Under Altemative 2, grading ln the exlstlng marlna area (1.e., what ls called the
Marlna Center on Altemative 2 site plans) would be limited to locallzed roadway realignment to
lmprove marina tenant, visitor, and emergency service vehicle acoess. Over the entire resort
projoct site, lt is expected that approximately 162 acres or 67 percent of the land will be deared
and graded. Grading of the site will require moving approximately 1,000,000 cubic yards of
earth. ln the developed condltlon of the resort, approximately 13 percent of the site will be
impervious surfaces such as roofs, roads, parking areas, walkways, or recreational facillty
lmprovements. Stormwater will be conveyed and control as required by Jefierson County and
State regulations. Sewage will be collected and treated onsite to Glass A standards in a
wastewater reclamation plant. The Class A effluent will be reused onsite for fire protectlon and
irrigation, and thus retumed as recharge to the local aquifer. Existing and new wells will provide
domestic water supply for the resort. A below-grade 260,000 gallon water tiank will be
constructed. The proposed location is west of the Tenace 1 building (see Figure 1.4). As each
phase of development occurs and areas are stabilized with either permanent or temporary
methods, another area would be cleared and graded.
Altematives 1 and2 would involve limited clearing and grading in area of the existing marina to
provide two-way vehicular circulation by widening the existlng roads and increase curve radiito
minimum standards of the Fire District. Approximale 2 acres would be cleared and
approximately 1500 cubic yards of earth would be moved.
2.3 DeslgnRequlrements
Clearing and grading activities will comply with applicable State and County regulations at the
time of each phase of development, More restrictive measures may be identified in other
Pleasant Harbor Marina and Golf Resort technical reports, including:
o FinalGeotechnical lnvestigation (Subsurface Group, LLC, December 9, 2008)
o Soiland Earth lmpact and Mitigation (Perrone Consulting, lnc., PS., January 12,2012)
o Habitat Management Plan (GeoEngineers, January 27,20121
o Wetland and Wetland Buffer Mltigation Plan Repoft (GeoEngineers, January 26,2012).
2.4 Prolect lmpacts
P ote ntl al Con stru ctio n I m pacts
To complete development of a suburban-density Master Planned Resort under either of the two
conceptual "build' alternatives, significant clearing of vegetation and gradlng would be required
2-2
Bufiers will be established for any protected area includlng slopes, and guidelines will be
created for work that could occur in the bufiers, subject to restoration and/or enhancement
requiremenb, Slope lnstablllty and erosion would be possible lf clearing and grading occurred
either on slopes or close to the toe of slopes. Erosion from instabllltles could contribute to
sediment in wetlands and streams.
The slte plan and grading plan lllustr:ate that the majorlty of the areas not designated as
protecled would be cleared as outlined in Section 2.2, and topography would be significantly
altered (see Flgure 2.1). Table 2.4.1 shows the percenEge of the site that would be cleared and
graded. Total sltE grading is esflmated to be approxlmately 1,000,000 cubic yads.
Table 2.4.1. Claarlng Estlmate for Slte Plan
Land Use Estlmated Glearlng
(acros)
Percentage of the Slte to bo
Cleared
Altemative 2 162 67
Altemative 1 clearing and gradlng is greater than that of Altemative 2 because of the golf oourse
deslgn phllosophy difierence. ln Altemative 1 the golf cource deslgn used larger gentler graded
sloping areas of play ln contrast to the Alternatlve 2 golt oourse design that used exlstlng slte
topography wlth limited areas of gradlng. Residential unlts were consolldated into larger
bulldlngs in Altemative 2 to reduce the areas of clearing and gradlng.
A detalled descrlptlon of habltat values ln areas to be cleared ls provided in the Wildlife Hablbts
and lmpact Assessment prepared for the proJect (GeoEngineers 2008).
The Wetland and Buffer Mftlgatlon Plan (GeoEnglneers, lnc., August 21,20081will be evaluated
by the Washlngton Strate Department of Ecology and Jefrerson County decision makers.
2-3
PLEASAI{T HARBOR I{ARINA & GOLF RESORT
SECTIONS 15 &22, TOWNSHIP 25N., RANGE 2W., W.M.
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Onsite Gnvel Processino
Another earthwork lmpact would be excavation and grading in areas with suitrable gravel
material to be used for onsite construction material. The intent of this element of the proposal is
to utillze existing gravel material for purposes such as golf fainray sand-plating, road buildlng,
utility trench backfill, building pad construction, and building materials. The main area targeted
for construction materials processing facilities is in the east central portion of the Black Point
properties, west of golf course Fainrays I (see Figures A.1 and A.2 in Appendix A). This
location is approximately 600 feet from the eastern property line and approximately 1200 feet
from the nearest offsite residence thus providing noise reduction over those dlstances. The
estimated quantity of gravel available frcm excavated materlal processing on the site ls
approximately 440,000 cubic yards (in-place material). The estimated quantity of sand
available from excavated material processing on the site is approxlmately 490,000 cubic yards,
Using a 30 percent swell factor, it is estimated that it would require approxlmately 30,000 large
off-road transport vehicle trips to move this material from the sourc€ to itrs final destination
onsite. Use of public roads for transport of excavated materials or aggregates for building
materials would be very limited.
Grades will be altered, but hydrology should not be impacted significantly as areas targeted for
gravel extraction are high points where runoff has high potential to infiltrate or surface-flow to
lower areas.
The contractor should be required to take into consideration noise associaled with excavation;
screening of the gravel and rock crushing operation; and onsite hauling and distribution of
materlal when placlng the equipment and establishing hours of operation in order to minimize
potential adverse impacts to adjacent residential uses in the area. Types of machinery that may
be used for these purposes may include scrapefti, excavators, bulldozers, wheeled front-
loaders; a portable screening plant, feed-hopper, portable gravel crusher, finlshlng crusher,
water trucks, highway/off-road trucks for transport, conveyor belt systems, and vibratory/sheep-
foot compactor rol lers.
Stockoilino
Stumps, branches, topsoil and other materials would be stockpiled on the site as clearing and
grading activities take place. Stumps, branches and other vegetative materials will be stockpiled
for possible wood chlpping, saved for use in landscaping, or disposed offsite. Mobile tree
spades would remove and place trees of manageable size in temporary storage in an onsite
nursery for later transplanting within the site. Other trees and stumps would be stockplled for
reuse in stream and wetland restoration projects both on- and ofr-slte. Although lt ls difficult to
assess wlth any certralnty approxlmate quantities of materlal given the varying conditions and
number of trees throughout the site, it is likely that multiple stockpiles of wood debris
approximately 25 feet high and 100 feet ln diameter will exist for each area cleared. Once each
phase of the development site is completely cleared, the material will be chipped or othenrise
disposed ofi-site. Excavators, stump pullers, bulldozers and off-road and hlghway trucks are
possible machinery that will be needed for this activlty.
Topsoil materlal is expected to be stockpiled as clearing and grading activities occur. Once
clearing and vegetation removal has occurred, it can be assumed that roughly 3 inches to 6
inches of topsoil material may be scrapped off the surface for future use. For Each 1 acre
clsared, approxlmately 400 to 800 cublc yards of topsoil could be scrapped from the site. The
2-6
quantity of materlal to be reused on the golf course or in landscaped areas will be amended by
adding imported peat soils. The unused quantity of this material can placed in non-structural
embankments. Topsoll stockpiles may be as large as 30 feet hlgh and 90 feet ln diameter.
Scrapers, bulldozers, front-loaders, excavators, convoyor belts, and off-road trucks are the
types of equipment that may be used for this activity.
P otentl al O pe ratio n a I I m pacts
There would be no clearing and grading ln the developed condition of the Master Planned
Resort afier all constuctlon ls complete.
There would be no earthwork impacts if no development activity took place under the NoAction
Alternative.
2.5 llltlgationMeasures
Mitigation commitments and raquirements for clearing and grading lmpacts would be essentially
the same whichever'bulld" alternatlve ls selected for lmplementation.
2.5.1 Compllance wlth FEIS Condltlons
Mitigatlng Conditions for clearing and grading were noted in Chapter 5, of the Pleasant Harbor
Marina and Golf Resort Final ElS. Each of these conditlons and how they have been
addressed by the prcposal follows.
Construction period NPDES general permits will need to be obtalned from WDOE and
condltions bllowed to control stormwater during construction to assure no ofrslte discharge.
A genaral permlt followlng the rcqulrcment of fhe NPDES will be obtained from WDOE. No
dlrcct dlscharge of runoff from the golf course to Hood Canal will ocoun Howeve7 offsite
discharges of treated and confiolled runotr wlll occur in locations wherc existlng dnlnage basrns
discharye onto adJacent prcperties lncludlng Pleasant Harbor.
All construction shall be covered by a stormwater management plan from Jefferson County to
show how stormwater shall be collected, treated, lnfiltrated, or discharged to prevent any
turbldity, sediment, or other contamlnants from reaching the harbor or waters of Hood Canal.
A S:tormwater Management Plan wlll be preprcd that meets the rryuircmenfs of Jefferson
County and the Sonnwater Management Manual for Westem Washington lncludlng discharge
qualtty llmlts. Umlts for allowable dlscharge ooncentntbns of pollutants such as turbidlty,
sedlment, and other contaminants have been established in the NPDES for Washington Sfate.
Meeting a dlscharye rcquirement ellminating anv discharge ontalnlng tutbldfi sedlment, or
other conbmlnant exceeds generally accepted requircmenls and fhus is not believed to be the
intent of this condition.
Allstormwater crcsslng newly constructed surfaces shall be collected and treated on site before
discharge, includlng the golf cource falnrays, where inigatlon and stormwater runoff shall be
collected, treated, retalned, and infiltrated on site wlth no direct offsite dlscharge.
2-7
I
All stormwater runoff frcm new pollution generatlng imperuious surfaces must be treated before
discharge to on or off slte lomtions to comply with Stormwater Management Manual for
Westem Washington. To the ertent pructicable treated runoff wlll be reused and infiftmted on
the sffe. Collectlon, treatment, and infiltntion of golf coursa runoff is proposed. Discharye from
existing basins to offslte locations arc to be malntained including locations in the Maritime
Village, Marina Centen trcatmant plant area, bus sfop, Wetland D, and Malntenance and Staff
Building,
A stormwater site plan that lncludes a construction stormwater pollution preventlon plan shall be
developed by the proponent and reviewed and approved by Jefferson County prior to
conducting land dlsturbing actlvlty on the site.
A Stormwater Site Plan containing a Construction &ormwater Pollution Prcvention Plan will be
completed by the proponent for review and apprcval of Jefferson County prior to any land
disturbing activity on the site.
All stormwater from impervlous surfaces shall be captured and treated to Puget Sound Water
Quallty standards (2005 edltlon) before discharge.
Slormwater runoff from imperuious sudaces will recelve trcatment that ls required by the
Stormwater Management Manual for Western Washington and Puget Sound Water Quality
sfandards (2005 edition) before to discharye.
Construction and grading permits shall require stormwater management plans to demonstrate
no discharge to waters of Pleasant Harbor or Hood Canal of any contaminants, turbld waters, or
sediments as a result of operations.
&ormwater Management Plans and Construction fiormwater Pollutlon Prcventlon Plans wlll
demonstnte compllance wlth requlrements of the NPDES permlt requirements rcgarding
allowable concentmtions of any contaminants prior to discharge from the site.
The stormwater management system for all phases shall capture, treat, and infiltrate or store for
reuse all stormwater from impervious surfaces of the improved golf course areas.
The Slormwater Srte Plan will illustrate how all stonnwater frcm lmperulous surfaces of the
improved golf aurse areas will be captured, treated, reused, and infiltrated.
2.5.2 Compllance wlth Board of County Gommlsslonerc Gondltlons
BoCC Condition 63.m stiates that no deforcstation or grading shall be permitted prior to
establlshlng adequate water rlghts and adequate water supply. The water right was obtained in
2010 and adequate water supply wlll be provided by the existing onsite wells and an additional
well as development water demand requlres.
BoCC Condition 63.q requires that a soil study must prove that site solls are conduclve to the
lnflltratlon proposed. That soll study (Subsurface Group, LLC. November 21,2008) has been
completed and the inflltratlon rates to be used for llnal deslgn of stormwater facilities are
illustrated ln Appendix B.
2-8
i
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BoCC Condition 63.w requires to the extent possible the preservation of trees that have
dlameters of 1O{nches or greater. The site and development plans for the buildings, roads,
parking areas, and golf @urse to the extent possible allows for the preservatlon of those trees.
Horvever, due to the nature of a golf counrc and resldential development a slgnlficant
percentage of vegetatlon (approximately 63 percent) on the site will be removed. Relocation
and replanting of exlsting trees and shrubs on the slte ls proposed during the landscaping of the
slte by developlng an onslte nursery for temporary storage of native plant stock.
2.5.3 Appllcable Regulatlons and Commltments
To minimize potential instability associated with newly-constructed steep slopes as well as
existing steep slopes, the proposal indudes locating all roadways and bulldlng foundatlons
outside a setback from the top of the slope equal to the height of the slope. Where addltlonal
geotechnical and engineering analyses show that safeg requlrements can be met, the wldth of
this setback may be reduced. Dralnage would be dlrected away from steep slopes to areas
where lnflltratlon would not lmpact slope stabllity.
Mltlgation measures for impacts to kettle wetlands and wetland bufiers are described in a
separate technical report prepared for the projec,t (GeoEngineel€, lnc., January 26,2012).
Nolse associated with gravel processing could be addressed by apprcpriate location and
orientration of plant facilities away from sensitlve areas and sensitive receivers. Temporary
screens could be erected around this equipment to minimize sound levels transmltted ofi-slte.
Consideration should also be given to the proxlmity of existing haul routes and batchlng plants
to sensitive areas and sensltlve recolvers. Exlstlng haul roads on the slte (former commercial
campground and logglng roads) wlll be utlllzed. The gravel sourre and onsite gravel processing
capabili$ would mlnlmlze the need for heavyduty hauling vehlcles to transport this construction
material on local roads and Slate highways for a prolonged perlod of time. Most constuction
vehicle traffc associated wlth road bulldlng would occur intemal to the site.
Vegetation stockpiles will have a relatively low potential for erosion or wind-spread particles, so
these should be located out of the way of construction actlvity. Topsoi! stockpiles wlll have a
greater potential for erosion by wind or preclpitation; therefore, they should be covered per
standard Best Management Practices in addition to belng located out of the way of disturbance,
and away from sensitive aroas.
All clearing and gradlng actlvitles, including stockpillng, would be conducted in compliance with
Jefferson County and Washlngton State Department of Ecology (Ecology) rcgulations. Best
Management Practices for erosion/sedimentation control and construction stormwater
management would be implemented consistent with the Ecology 2005 or later edition of the
Stormwater Management Manual for Westem Washington (SWMMWW). Water trucks could be
filled from onslte wells or stormwater ponds for daily use ln dust control, as needed. Additionally,
exposed soils could be covered wlth a number of mulch or @ver materlals as outllned in the
SWMMWW.
The contractor would be required to comply wlth applicable regulatlons for work near wefland
buffers and steep slope bufiers.
Construction-related noise would be regulated by Chapter 17360 of the Washington
Admlnistrative Code WAC). Work houns would be llmlted to allowable hours provlded under
2-9
State and local laws. Subject to some restrictions on the duration of maximum allowable noise
levels, Section 173-60-050 WAC exempts from regulation sounds originating ftom temporary
construction sites as a result of construction activity.
2.5.4 Other Recommended Mitigatlon Measures
More thorough geotechnical evaluations could be performed to characterize subsurface
condltlons at the tlme of each phased development proposal to address erosion potential, slope
stabllity, and other potential earth impacts. All proposed development should be designed and
constructed to prevent stormwater runoff from discharglng onto slopes in a concentrated
manner.
2.6 Phased Development
To complete development of a suburban-density Master Planned Resort, significant clearing of
vegetation, demolitlon of structures, and grading would be required in all areas not deslgnated
as sensitive or protected. lt can be expected that approximately 160 acres or 63 percent of 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.
The initial phase of clearing and grading on the site (Stage I Phase 1) will lnvolve work in three
areas as shown on Figure A.2 in Appendlx A: Wastewater Treatment Plant, Water Storage tank,
and constructlon materlals processing site. The Wastewater Treatment Plant site includes a
retalning wall along the north property line to create an elevated area suitable for the
requirements of a multi-structure wastewater reclamation plant. The Water Storage tank is sited
on one of the higher elevation portions of the site to provide water pressure for the water
distrlbutlon system. The tank would eventually be burled to blend lnto the sunounding
development. The construction materials processlng site will be used to sort, crush, and
stockpile site soils for use during construction of the concrete struc'tures, asphalt roads,
drainage/infiltration facilities, and the golf course. lE proposed central location on the site ls
near the exlsting well and away from occupied neighboring propertles (see Flgure A.1),
Stage I Phase 2 development wlll lnclude wldening U.S. Hlghway 101 and the southerly
relocation of its intersectlon with Black Polnt Road, constructing surface parklng and a Jefferson
TranslUMason Translt bus stop area, relocating the Washlngton State Department of Fish and
Wildlife boat launch road, widening and minor realignment of the marina entrance drive and
intemal roadways, constructing commercial and residential structures and associated parking
north of Black Point Road. Several retaining walls less than 10-feet ln height will be required
along the U.S. Highway 10'l rlght of way line, the east property line, within the marina road
system, and within stream crossing corridors.
Stage ll Phase 1 development will include constructlng the Tenace 1 building, the largest
commerclal/resldential building within the resort, and clearing and grading for the golf course,
road beds, and building pads, There are three lnitial grading obJectives br golf @urse
construction.
a. The flrst grading objective is to fill the central kettle as an approximately 120 million gallon
reservoir for the Class A treated reuse water produced by the onsite wastewater reclamation
plant, and for stormwater runoff storage. The bottom elevation of the existing kettle is
approximately 60 feet. At the condusion of grading, the bottom elevation of the reservoir for the
Class Atreated reuse water reservoir would be approximately 125 feet, or approximately 65 feet
2-10
higher than the existlng bottom elevation. The surface area of the inigation pond withln the
reformed kettle will be approximately 12 acres. Earthwork for thls reconfiguratlon wlll lnvolve
movlng approximately 300,000 cublc yards of materlal.
b. The second gradlng obJectlve ls to flll and reform the southeast portion of the Black Polnt
propertles above the south shore bluff north of the 200-foot setback line from the ordinary high
water mark. The fill would raise the elevation from approximately 115 feet at the existlng low
point to form a uniform berm with a minimum elevation of approxlmately 152 feet. This berm
would provide the form for gotf cource Fainray 10 (see Figure 1.6). This fairuay would be
shaped to slope away from Hood Canal so that runoff on the fairway would no longer flow
toward Hood Canal but to a pond along the north (rlght) side of the fairway. This pond would
also collect runoff from the roadway, buildlngs, and the areas sunoundlng Falnrays 7, 9, and
portlons of 8. This elevatlng and re-contourlng of the existing dralnage basin would direct runofi
from the developed fainrays, roads, and structures to the pond for conveyance out of the newly
formed dralnage basln to prevent dlscharge of golf course runofi to Hood Canal. The pond
would be lined to prevent saturation of the new embankment. Conveyance from the stormwater
ponds would be by stormwater pumps to the Kettle B irrigation pond.
c, The third grading objective is to clear and fill an area at the bottom of the south kettle (Keftle
C) to create a wetland to replace the exlstlng wetland in the bottom of Kettle B. The existing
bottom elevatlon of Kettle C is approximately 85 feet. The flnished elevatlon of the created
wetland will be approximately 110 feet.
Slage ll Phase 2 development will be comprised primarily of building construction, improvement
of Black Point Road, and completlon of the golf oourse. Bulldlng constructlon will include the
maintenance bulldlng and employee houslng, large- and moderate-scale residential buildings,
and buildings that contain s€wage pumps, lrrlgationlfire protection pumps, water pumps, and
electric energy generators. Roads and infrastructure will be completed to provlde resident and
service a@ess to these buildings and/or next phase. Black Point Road improvements will
lnclude provlding structural base, pavement type and depth, and lane number and width
sufficient for anticipated resort and neighborhood trafiic volumes. Golf course completion will
include installation of irrigation systems, fine grading/shaping, and seedlng/grow-in. Some
fainrays may have recelved temporary vegetation to provide soil stability during the wet season
and thus may require re-shaplng and seeding to complete the 18 falnrays.
Stage ll Phase 3 will complete the constructlon of structures of large, moderate, and small-scale
residential bulldings, and bulldlngs that contain sewage pumps, stormwater pumps, and elec{ric
energy generators. Roads and infrastructure will be completed to provlde resident, guest, and
servlce ac@ss.
It is anticipated that gravel base for the roads and building pads would come from within the
Pleasant Harbor Marlna and Golf Resort property. Exlstlng haul roads (former commercial
campground and logging roads) would be used to transport materlal from the gravel extraction
and processing area ln the eastern portion of the site throughout the development area.
As gradlng begins in future phases of the development, lt ls possible that some areas may
requlre more fill than cut or vlsa vorsa. Under these circumstances, it may be necessary to
move material from a future phase area (but for which a Grading Permit has been lssued) to the
current phase area. The contractor would be required to have proper erosion and sedimentation
control measures in-place at all locations where earth materlals are disturbed.
)2-11
3.0 STORM DRAINAGE
Thls sectlon describes optlons for the management and mltlgatlon of stormwater generated
wlthln the Pleasant Harbor Marina and Golf Resoil. The potential impacts of storm drainage
lnfiltration on the Black Polnt aqulfer are presented ln reports preparcd by Subsurface Group,
LLC (December 9, 2008).
3.1 Exlstlng Condltlons
Existing stormwater runofi @nveyance systems ln the form of culverts are located under Black
Polnt Road and in the streams and drainages north of Black Polnt Road lncluding the marina
area. Untreated surface dralnage from U.S, Highway 101 is collec{ed roadslde dltches and is
conveyed to culverts that pass the runoff under the highway to open channels and other culverts
to discharge ln Pleasant Harbor. Drainage that beglns upslope from the hlghway ls also
dlscharged to the roadside dltches and highway culverts.
Based on studies performed by Subsurface Group, LLC, the hydrology of the Black Polnt aquifer
ls strongly influenced by recharge over the upland areas including Pleasant Harbor Marlna and
Golf Resort.
ProJect Watershed
The site is located in the Hood Canal Watershed, within the Skokomish-Dosewallips Water
Resource InventoryArea (WRIA 16).
Prolect Sub-Basln
The proposed Pleasant Harbor Marlna and Golf Resort development ls located in the southwest
quadrant of Black Point and along the west side of Pleasant Harbor.
Based on studies performed by Subsurface Group, LLC (December 9, 2008), the hydrology of
the Black Point aquifer is strongly influenced by recharge over the upland areas to the west of
Black Point, including Pleasant Harbor Marlna and Golf Resort. Recharge could be increased by
locating the infiltration facilities in areas where there is greater dlrect flow to the aquifer.
Topographlc Relief
Topography ln the arEa of the project site and the Puget Sound region ln general has been
formed by repeated continental glacial advances and retreats. The topography within the
project area is rolling with numerous local depressions and kettles. Slopes range from 0 percent
to more than 100 percent. Based on aerial topographic surveys of the project slte, elevations
range from a high of 270 feet ln the north cantral area of the Black Point propertles to 0 feet
along the property line and wlthln Pleasant Harbor, at the Marlna Center. The Black Point area
of the project site contalns several kettles, one of which occurs in lmpervious soils and supports
a wetland, while the others occur ln porous soils and are welldrained.
)3-1
)
Geology and Solls
A Soils and Geolqy Reporf was completed for the site by Vlncent J. Penone, P.E. on August
10,2007 (Subsurface Group, LLC). Thls evaluation, based on 66 test pits and 3 deep bodngs
throughout the site, states that the maiority of onslte soll explorations generally ldentified soils
as Vashon Age glacial sands and gravels and conflrmed the Natural Resource ConEervation
SeMce (NRCS) solldesignaflons. The NRCS soil maps show onslte soils as a comblnatlon of
Grove, Hoodsport, Coastral BeachEs, and Rough Broken Land serles soils.
The drainage analysls performed using the Western Washington Hydrology Model (WWHM)
softrare provides br selectlon of slte soll type as either till, outwash or saturated. During flnal
deslgn of the resort, the soiltype in he WWHM drainage basin calculations will be based on the
soil map prepared by Subsurface Group (Figure C.1). This map shows inltltration rates of the
slte from soil logs and proposed ffnlshed grades tom the gradlng plan.
Slte-Spectflc Dralnage Baslns
Cralg A. Peck & Associates analyzed the topographic map of the slte preparcd by
GeoEngineers from LIDAR data and delineated thirteen (13) existlng drainage basins within the
Black Polnt properties. Of these existing drainage basins, seven (7) drain away from the site,
but only three (3) of these draln dlrectly to Hood Canal. Runoff from six (6) drainage baslns
presently enters local depressions, remalns within the site and ls lnfiltrated. These areas are
shown in AppendixC, FlgureC.l. Flve (5) existing drainage basins were ldentified wlthln the
Marina Center/Maritlme Village area of the site. Each of these baslns presently dnains to
Pleasant Harbor.
Wetlands
Wetfands are present on the project slte, as described in the Wetland Dellneation report
prepared for the site (GeoEngineers, lnc., July 20, 20068). Wetlands are important natural
resour@s that provide multiple stormwater benefits, includlng groundwater recharge, sediment
capture, detention, biofiltratlon, flood attenuation, and stream channel erosion protectlon.
Wetlands can be severely degraded by stormwater discharges from urban development due to
pollutanF in runoff and disruptlon of natural hydrologic functions. Changes in water levels and
changes ln frequency and duratlon of lnundatlons are of particular conc€rn.
Three (3) wetland systems were ldentllled on the Black Point properties. Wetland B ls located in
the large central kettle (Kettle B). Wetland C is located in a smaller depresslon to the southeast
of the central kettle. Wetland D ls located along the east central proporty line (see Figures 1.3
and 1.6), Wetlands B and C are isolated systems located ln kettle basins wlth no outlet to
surface waters. Wetland D is the headwater of a drainage that flows easterly to Fulton Lake and
contlnues easterly to Hood Canal (a distance of approximately 0.5 mlle).
lmplementatlon of the GeoEnglneers Wetland and Wetland Buffer Mlttgatlon PIan (January
20121wlll ensure that these features are preserued, replaced, and/or enhanced durlng site
development.
Hyd rologic Gharacterlstlcs
3-2
Rainfall:
Jefferson County Board of County Commissioners Ordinance No. 01-0128-08 (BoCC) condition
63 (a) requires the use of local data pertinent to the Brinnon area for projection of rainfall and
runoff. The average annual precipitation for Quilcene weather station is more than 56 inches
(Bender Consulting, LLC, December 17, 2008). This quantity of rainfall was used to model
groundwater recharge on the Black Point site to be conservatively lower than using the higher
precipitation rate prescribed by the Washington State Department of Ecology in the continuous
rainfall simulation model used in the Western Washington Hydrology Model v,3 (WWHM).
Historical rainfall information incorporated into that model was provided by 17 precipitation
stations representing the different rainfall regimes in western Washington. \ AryHM uses long-
term (43 to 50 years) precipitation data, and based on the site location, determined a
precipitation factor varying from 1.33 to 1.44 across the project site relative to the Quilcene
station. Runoff modeling was conducted using the Santra Barbara Unit Hydrograph (SBUH)
Method for preliminary design of the pumped conveyance system from the Fainray 10 pond to
Kettle B within the development area. lsopluvial maps produced by the U.S. Department of
Commerce were used to establish 24-hour precipitation amountrs for use in the SBUH models.
Runoff/l nfi ltration/Gro u ndwater :
Approximately half of the annual precipitation that falls on the site is currently lost to the
combined effects of evaporation and transpiration, and nearly all of the remainder infiltrates to
groundwater (Subsurface Group, LLC, December 9, 2008). Only seasonal temporary surface
water conditions have been observed onsite (Bender Consulting, LLC, December 17,2008).
lnfiltration of precipitation and surface water seepage account for the primary sources of aquifer
recharge.
3.2 Proposed Developed Condltlons
This section describes the stormwater management proposal for the Master Plan Resort and
how BOCC Condition 63 (q) will be satisfied. Table 3.2.1 shows the approximate developed-
condltlon impervious area. Final site design will occur at the time of each phased development
application and will identiff smaller sub-basins including ofisite areas, if necessary. The
calculations included in this report were based on developed land cover over till soils for
conservatively high runoff results to estimate the impacts of development on storm drainage
runofi.
3-3
Table 3.2.1. Pleasant Harbor Marina and Golf Resort prolected lmpervlous covor.
I
2
3
I
5
0
7
I
I
10
11
12
l3
14
t5
16
17
18
19
20
24.38
59.74
25.79
4.75
4.87
1.92
13.68
12.71
7.39
5.42
6.70
10.18
3.18
17.95
3.34
1.32
2.94
0.99
0.76
2.41
2.20
16.91
2.U
0.32
0.00
0,00
3,18
0.00
1.25
0.00
0.00
0.31
0.00
0.00
0.00
1.03
1.87
0.47
0.39
0.61
Source: Slte Plans, Appendlx A
3.2.1 Alternatlve 2
Proposed building densitles and arcas of open space are lmportant in determining the amount
of lmpervlous and pervious surfaces, both of which are significant inputs to stormwater drainage
models.
Altematlve 2 (the Statesman prefened altemative) would result in approximately 88 percent of
the site belng retained ln open space in the form of the golf course, natural areas, and buffers.
Naturalareas, those not belng inltially cleared and graded, totral approximately 80 acres.
BASIN
Area
(ln acres)
Propoced
lmpcrvlouc Surfaces
(in acrcs)
3-4
Pervious areas would be a mixture of golf course grasses, native undisturbed areas, and
replanted vegetation areas. Natural forest areas remaining and replanted native vegetation
would provide open space to maximize the benefit to the hydrologic cycle.
ln the final design, where development patterns and topography allow more numerous small
distributed bioretention facilities will be designed along roads, parking areas, and fainrays rather
than the larger facilities with larger conveyanoo systems. To the extent practicable, runoff from
roof areas will be infittrated near the structures producing the runofi. Parking areas where slope
and subsoils are suitiable, will be paved with pervious pavements to eliminate runoff. This
approach to stormwater management will be used to more closely mimic the predeveloped
hydrology of the slte.
The basis for stormwater management on the site is to infiltrate runoff near ib sour@ or collect
and treat runofi as required near lts source and convey it to the lnigation pond for storage, to be
used for lrrigatlon and fire protection. An overflow infiltration system will be designed around the
perimeter of Kettle in addition to a direct piped overflow connection to Kettle C during less
frequent larger rainfall events. The application rate of reuse water for golf course irrigation is to
be computer controlled to prevent runofi from over lrrigating while providing adequate moisture
for plant uptake. Replenishment of the aquifer from inigation durlng the dry season is expected
to be minimal.
Runoff of fresh water ls an lmportant element for the health of Pleasant Harbor and Hood Canal.
Preventing existing runofi quantltles from entering these water bodies is inadvisable and/or
prohibited by State and local regulations. Gollecting, treatlng for contraminant removal, and
releasing the runoff at controlled rates to Wetland B, sunoundlng properties, and Pleasant
Harbor is proposed to meet the intent of BoCC Gondition 63 (q).
3.2.2 Alternatlve I
Alternative 1 would result ln 87 percentage of the overall slte being retalned ln open space ln the
form of the golf course, natural arsas, and buffers. The basis for stormwater management on
the site would be similar to Alternative 2. Howevet the use of pervious pavement was not
proposed in Alternative 1 resulting in higher local rates and volumes of runofi.
3.2.3 No Actlon Alternative
Under the No Action Alternative, it is assumed that the Pleasant Harbor Marina and Golf Resort
site would remain in the existing condition of the 285-slip marlna and upland support servlcss,
with a 60-unit commercial campground on the Black Point propertles. No new stormwater
management facilities would be provided. Existing pervious and lmpeMous surfaces on the
Black Point properties including buildings, paved and unpaved roads, and paved and unpaved
campsites (unless upgraded) would continue to result in the current runoff regime. Natural
depresslons and existing vegetation would infiltrate, evaporate, and/or transplre nearly all
predpitation that falls on the site.
3.3 Stormwater Management Standards
The Washington Department of Ecology (Ecology) 2005 Stormwater Management Manualfor
Westem Washington (SWMM\ A r) includes the latest technology and sciences. However,
3-5
Jefferson County has required a more stringent restriction than the SWMMWW by mandating ln
BoCC Condition 63 (q) that no runoff from the golf course is to enter Hood Canal regardless of
the size or frequency of the runoff event. This requirement is understood to restrict dlrect runoff
to Hood Canal specifically from the golf course fainrays within the Master Planned Resort.
Runoff from areas other than the fairways that discharge to adjoining properties would be
permitted to leave the site following flow control and treatment that complies with SWMMWW
requirements. Examples of these areas of the development include the Marlna Center, Maritime
Village, parking area fronting Black Point Road, wastewater reclamation plant, Maintenance
Building and lts associated parking area, and treated and dispersed fainltray discharge to
Wetland D along the east propefi line. However, SWMM\MIV addresses control of runoff up to
the S0-year event and not less frequently occurring events such as those that could have a
retum frequency of 500 years or longer. Estimates of these runoff rates and volumes from these
events have not been prepared. By extrapolating ralnfall data for the single event from isopluvial
maps or from data used to develop the \MA/HM continuous model, higher rates of rainfall can be
developed to project this runofi. However, if the runoff direc'tion has been changed to prevent
direct discharge to Hood Canal from the golf course, the runoff rate and volume may be
immaterial.
During the final design of stormwater management facilities in the permitting stage of the
project, Low lmpact Development (LlD) techniques will be used. The techniques of Low lmpact
Development differ from traditional development in that they are applied at a smaller scale and
are deslgned to more dosely replicate pre-development hydrology by managing stormwater
closer to its source in small dralnage areast rather than creating large stormwater facllities for
larger drainage basins. Techniques that retaln or replace natural land cover, minimize
impervious surfaces, and maximize inltltration of stormwater should be used as much as
possible to enhance aqulfer recharge that currently occurs on the Pleasant Harbor Marina and
Golf Resort site. Representiative methods for stormwater quality treatment are described below
in Subsection 3.5.
3.3.1 Stormwater Quantlty Control
The goal of stormwater quantlty control is to protect downstream areas from erosion and
flooding due to increases ln the peak rate and frequency of runoff from developed areas. As
presented earlier in this report (Section 3.1), the Black Point prcperties contain many closed
basins with no ofisite downstream dlscharge. The Marina Center and Maritlme Village areas
discharge directly to Pleasant Harbor/Hood Canal at the present time and will continue to do so
in the developed condltion of the site. Therefore, prevention of channel erosion due to increases
in the rate and frequency of runoff wlll be requlred. Runofi from reconstructed and widened U.S.
Hlghway 101 and Blac* Polnt Road may require control of the flow rate prlor to discharge into
Pleasant Harbor. SWMMWW requires that runoff rates ftom developed areas must not axceed
predeveloped rates ranglng from 50 percent of the 2-year peak flow up to the SO-year peak
flow. Tradltional methods of stormwater quantity control typically include a series of storm drain
pipes or surface stuctures to convey runoff from the project site to large retention/dEtention
ponds or infiltratlon ponds at a location with the lorest elevations of the site dralnage basin.
3-6
The flow control strandards of SWMMT/IMI are used to determine if a proposed stormwater
facility would provide a sufficient level of mltlgatlon for the additional runofr from developed
areas of the site. Two flow control strandards ln the SWMMWW -'Flow Control' and 'Wetlands
Protection' - speciff flow frequency and flow duration ranges for whlch post-development runoff
cannot exceed predevelopment runoff, Wetland Protection requlres that dlscharges to wetlands
must maintain the hydrologic conditons, hydrophytic vegetatlon, and substrate characteristics
nscessary to support existlng and designated beneflcial uses wlthln these features.
The Westem Washington Hydrology Model (VVWHM) is a contlnuous runoff model, developed
through fundlng by the Washlngton Department of Ecology. Thls model is used to slze
stormwater control facilities to mltlgate the effects of changlng land cover due to development.
The model is based on long-term ralnfall data collected ln the local area, and is expected to
produce a more accurate estimate of basin runoffthan single-event models that were used prior
to the development of the WWHM. The Quilcene weather statlon is used by \a/WHM to predicl
rainfall amounts and duration for the Black Point area using a multlpllcation factor of 1,44 lo
model increased runofi quantities.
Dralnage calculatlons using the single event Santa Barbara Unlt Hydrograph methodology have
been completed for the predesign of the Basin 1 stormwater pond and stormwater pump
station. Single event runofi modeling continues to be generally used to size stormwater
conveyanca syslems. Preliminary calculations (see Appendix C) lndlcate that the stormwater
detention pond on Falrway 10 is to be approximately sized at 0.9 acre at lts top wlth a pond
depth of approximately 10 feet. The pump station ls prelimlnarlly deslgned with a combinatlon
of 500 and 1000 gallon per minute pumps to produce flows of 500, 1500, and 2500 gallons per
minute at pond elevations of 0.1, 2.5, and 4.0 feet (respec'tively) above the pond bottom to
pump stormwater runofi from Basin 1 into the Basin 2 irrigation pond. The comblnatlon of
pumps must provide for 100 percent redundancy and have emergency standby power to
prevent fairuay runoff directly to Hood Canal. During final deslgn the actual size of stormwater
management facilities will be determined.
lnfiltration (groundwater recharye) from the inigation pond begins to occur when the inigation
pond water surface rises above the pond liner elevation. lf the water surface elevation continues
to rise in the inigaton pond, a long control weir will begin to divert an increasing greater
prcportion of pond dlscharge to Ketfle C. The stormwater runoff that has been diverted to Kettle
C during perlods of high runoff will be contained within the Kettle and infiltrated through the
walls of the kettle. The plants ln the created wetland at the bottom of Kettle C will be tolerant of
this lnfrequent flooding.
3.3.2 Stormwater Quallty Treatment
Water quality treatment facilities are designed to remove pollutants contrained in stormwater
runoff. The pollutants of concem lnclude sand, sllt, and other suspended solids; metals such as
oopper, lead, and lnc; nutrients, bacterla, vlruses, organics, and pesticides. As required by the
Department of Ecology, final design of these facillties will be slzed to contain the runoff volume
from the statisical 91't percentile, 24-hour runoff volume resultlng from the VW\/HM contlnuous
runoff model. Runoff from most roof surface materials is not cunently required by SWMMWII
to received treatment. Durlng final design, to the extent practlcable, multlple smaller facllities will
be used wlthln the drainage baslns lncludlng those for roof dralnage near each building. Runoff
3-7
Highway 101 and Black Point Road will require treatment for water quality prior to discharge
into Pleasant Harbor. Control of the flow rate may also be required. Those portions of U.S.
Highway 101 that will remain unchanged will continue to discharge untreated runoff through
drainages into Pleasant Harbor.
3.4 Profect lmpacts
Stormwater impacts that would result from implementlng the Altemative 2 site plan will increase
the rate and volume of runoff from developed surfaces within the Master Planned Resort. These
increases wlll vary in each basln depending on the changes in character of the impervious
surfa@, pervious surface type, and topographlc changes. Baslns 16,17, and 18 are examples
of larger percentages of change because of signiftcantly higher percentages of impervious
surface belng constructed.
Alternatlves 1 and 2 would result ln greater rates and volumes of runoff to be controlled at the
marina prlor to discharge than the existing condltlon due to new impervious surfaces resulting
ftom widened roads and parking areas. Runoff rates and volumes for the area south of Black
Point Road for Alternatlves 2 would be similar to Alternative 1. There would be no alteratlon of
stormwater runoff, infiltration, evaporation or transplration if no development activity took place
under the No Action Alternatlve.
Beginnlng ln 2006 and continuing into Spring of 2008, Subsurface Group, LLC conducted field
investlgatlons and a groundwater modeling program to assess potential impacts to the aqulfer
that could resutt from stormwater infiltration within the Pleasant Harbor Marina and Golf Resort
development. Results from those studies lndlcate that development will incrcase groundwater
recharge by approximately 10 percent; this is largely due to removal of existlng vegetation that
cunently allows rainfall to evaporate transpire by the vegetrative cover.
Pote nti al Co n stru ction I m pa cts
Construction stormwater impacts associated with site development would be largely related to
the potential for wind and water erosion of disturbed and exposed solls during earthwork
activitles described in detrail in Chapter 2 of this report. During conetruction, stormwater
manegement measures described in Section 3.5 below will be implemenled to limit or reduce
potential impacts for sediment-laden water and wlnd-blown particles to leave the site.
It is not antlclpated that sediment-laden water from exposed soils wlthin the Pleasant Harbor
Marina and Golf Resort development could enter Hood Canal directly or leave the project site,
provlded that proper protective m€asures are taken. Hood Canal and Wetland D could receive
possible sediment-laden water if proper protective measuros are not taken; however, flnal
project design will include erosion/sedimentration conhol best management practices (BMPs) to
prctect these areas.
Other areas of the proposed development would direct runoff to existlng or newly-created
depression areas for the purpose of inflltratlng water lnto the ground or detaining surface runofi
for treatment and rElease to elther an onslte area better suited for infiltration or release to
adjoining properties. The runoff to be lnfiltrated would be treated to the extent required by
SMMWW.
3-8
Along the perimeter of the proposed development, it ls possible that sediment-laden water from
either existing areas or newlygraded areas could cross the property llne onto adJacent land
parcels if proper mitigation measures were not installed. Gradlng actlvltles (descrlbed in Chapter
2 of this report) would alter the size of the existing drainage basins. lf altered, stormwater
drainage characteristlcs would change by directing runofffrom an exlsting basln to another
location within a different basin. Areas within the Master Planned Resort site that contain solls
with hlgher rates of permeability would receive runofi from areas with soils with lower rates of
permeability. Detrailed finaldesigns may redirect runofi into difierent basins wlth better
permeability so that runofi could be retained onsite.
P ote nti al Ope ratio n al I m pacts
Operational impacts associated with stormwater can be characterized as changes ln the
function of the existing drainage systems as the site changes over time. Forest areas, local
closed depressions or kettles, and wetlands that currently detain and treat stormwater runoff
would be altered. Changes to stormwater quantity and quality would occur with development.
Stormwater Quantitv Chanoes:
The amount of rain that falls onto the site would be no difierent flom the existing conditlon.
Differences would occur ln the amount of runofr that would result when stormwater comes into
contact with the ground or vegetation. On the Black Point properties in their current developed
state as a commercial campground with a low percentage of impervious surfaces compared to
areas of vegetiation, a lower percentage of rain that falls on the site might infiltrate to the aquifer.
lnstead, the runoff might collect in areas with low permeable soils or remain on tree branches
and other vegetation and evaporate into the air. Vegetation will also use water in shallow soils to
survlve, transpiring the water back into the atmosphere. Findings of groundwater and
transpiration studies lndicate that the proposed development would increase the stormwater
recfiarge into the groundwater by approximately 10 percent as a result of removing existing
vegetation (Subsurface Group, LLC, December 9, 2008).
Section 3.2 ol this report describes proposed developed conditions of the site as existing
lmpervious surfaces and vegetation is replaced with new impervious surfaces and less
permeable surfaces on the golf course and in landscaped areas (Table 3.2.1). By removlng
existing vegetation and replacing it with impermeable surfaces. landscaped areas, and golf
oourse surfaces wlth less transplration characteristics than existing vegetation, the impact would
be an increase ln total runofi that enters the stormwater management facilities of the Pleasant
Harbor Marina and Golf Resort.
Stormwater Qualitv Changes:
The project site in ib currenfly developed condition contains pollutantgenerating impervious
surfaces; therefore, the quality of stormwater runofi that infiltrates into the ground could be
expected to contaln pollutants. New pollutantgenerating impervious surface roads and parking
lots and pervious surfaces of the golf course would introduce additional quantitles of pollutants
to the slte during construction and long-term in the brm of oils, gasoline, other mechanical flulds
used to operate motorized equipment, and materials used to maintain the golf @urse
vegetation. These pollutants would have the potential to degrade the quality of water being
infiltrated into the ground lf not properly treated.
3-9
Operational impacts from the development of stormwater management facilities would also
constitute post-construction impacts, in the form of dealing with permanent water quantity and
water quality control facilities and their associated maintenance requirements. Stormwater
management facilities within the Pleasant Harbor Marina and Golf Resort would be owned and
maintrained by the owner/developer when construction ls complete, whereas bulldings would be
individually or collectively owned. Jefferson County would only own and maintain stormwater
management facilities that serve the Black Point Road public right-of-way.
Each stormwater management facility would need to be periodically observed and maintained to
ensure design performance. Procedures for this observation and maintenance will be described
during the finaldesign and approval process.
3.5 Mltigatlonf,leasures
It must be shown that proposed development and associated construction activities would not
adversely affect aquifer recharge, would comply with local, Strate, and Federal souroe protec'tion
requirements, and would meet the water quality requirements of Ecology's SWMMW\ 1.
The Pleasant Harbor Master Planned Resort development would mitigate the impacts identified
in Sectlon 3.4 above in compliance with applicable regulations. Permanent and temporary
eroslon/sedimentation control facilities will be designed during the final design strage for each
phase of development, and installed during the construction process. Probable treatment
methods to be used in final design to accomplish this goal are described in this section.
Erosion/sedimentation contro! (ESC) measures are both proposed and required to mlnlmize
these efiects during construction. ESC measures would minimize soil erosion once the natural
vegetrative cover has been removed, and would minlmize the occunence of sediment from those
same areas migratlng into wetlands, streams, or Hood Canal. Within the limits of Pleasant
Harbor Marina and Golf Resort, water bodies to protect include dellneated wetlands that will
remaln, the created wetland in Kettle C, streams, Pleasant Harbor/Hood Canal, and the aquifer.
3.5.1 Gompllance wlth FEIS Condltlons
Mitigating Conditions for stormwater runofi noted in Chapter 5, of the Pleasant Harbor Marina
and Golf Resort Final EIS will be met by the Stormwater Management proposal. A construction
Stormwater Pollution Prevention Plan wlll be produced and approved by Jefferson County prior
to any land disturbing ac{ivity on the site. Stormwater management plans will show how
stormwater will be collected and trpated to levels required by Jefrerson County, Washington
State, and Puget Sound Water Quality Standards (2005 Edition) to llmlt turbidity, sediments, or
other contaminants from reachlng Pleasant Harbor, Hood Canal, or the aquifer. Stormwater
runofr crossing newly constructed surfaces will be captured, controlled, and treated before
dlscharge to surface water or infiltrated to the aquifer. Runofi from the golf course lncluding any
resultlng from irrlgation will be captured, treated, and retained for infiltration onsite with no direct
dlscharge to Hood Canal.
3.5.2 Compllance wlth Board of County Commlssloners'Condltlons
BOCC Condition 63 (q) requires zero runoff discharge from the golf course directly to Hood
Canal. This requirement is met by grading the fairways along the south side of the course to
3-10
redirects runoff away from Hood Canal. The runofi will drain along fainvays into either the
stormwater pond on Fainray 10 or into Kettle C. Collected runofi in the storrnwater pond will be
pumped to the Kettle B inigation pond for reuse or lnfiltration.
The proposed grading plan was analyzed and eighteen (18) future drainage basins were
delineated within the Black Point properties (Appendix C, Figure C.2). Five (5) drainage basins
delineated ln the Marina Center/Maritime Village were used as future drainage basins in that
area of the site. The level of detail of the drainage basin delineation ls appropriate for
preliminary comparisons of drainage options for the entire site. Because significant areas of
clearing and grading will occur to create fainrays and developed areas of the resort, soils for the
developed condltion could be modeled as till during final design to obtain conservatively high
runofi rates and volumes as indicated by the conditions of approval, Through review of the Soils
and Geology Repoft (Subsurface Grcup, LLC, August 10, 2007) and the soil infiltration map
prepared by Subsurface Group, a selection of till (C) soils would be appropriate to obtain a
conservative calculation result. Existing conditions for the site when modeled as forested till
would produce conservatively high requirements for detention, retention, and infiltration facilities.
Descriptions of the proposed graded basins are as follows:
Basin 1:
Drainage Basin 1 is located in the southeast @rner of the Black Point area and includes
Fainruay 10 embankment and stormwater retention pond. lt consists of 24.38 acres of forest.
Runoff from this basin presently leaves the site and enters Hood Canal.
Basln 2:
Located northwest of Drainage Basin 1, Basin 2 is the largest created basin at 59.74 acres in
size. This basin drains developed areas to the Kettle B infiltration pond.
Basin 3:
Drainage Basin 3 is located north of Drainage Basin 1. lt is 25.79 acres in size. The basin
slopes to a existing Wetland D along the east boundary of the site.
Basin 4:
Drainage Basin 4 is located north of Basin 3 along the east boundary of the site. lt is 4.75 acres
in size. This basin slopes to a closed depression within the basin.
Basin 5:
Drainage Basin 5 is located west of Basins 3 and 4. lt is 4.87 acres in size. This basin slopes to
a closed depression with the basin.
Basin 6:
Dralnage Basin 6 ls located west of Basin 3 and east of Basin 2, and is 1.92 acres in area. All
stormwaterwilldrain to existing Wetland C.
Basin 7:
Drainage Basin 7 is located in the northeast corner of the site. lt is 13.68 acres in size. This
basin slopes to the east boundary of the site at Black Point Road. A stormwater detention pond
will be created at this location to control the rate of discharge to the east or to allow stormwater
pumping into the inigation pond.
3-1 1
Basin 8:
Drainage Basin I is located along the north propefi line of the site and is centrally located. lt is
12.71 aqes in size. Runoff is contained within two existing localdepresslons,
Basin 9:
Drainage Basin 9 is located south of Basin 8 and is 7.39 acres in area. Runoff is contained
within the basin in an existing localdepression.
Basin 10:
Drainage Basin 10 is located along the southwest boundary of the site directly south of Basin 9.
Basin 10 is 5,24 acres in size. Runoff is contained within the basin in an existing local
depression.
Basin 11:
Drainage Basin 11 is located south of Basin 10. This basin is 6.70 acres in size and will drain to
an existing local depression.
Basin'12:
Drainage Basin 12 is located east of Basin 11, ls 10.18 acres in size, and willcontain the newly
created wetland in Kettle C. Runoffwill be directed into Kettle C.
Basin 13:
Drainage Basin 13 is in the southwest corner of the site and is 3.18 acres in area. lt drains to a
local depression.
Basin 14:
Drainage Basin 14 is located north of Basin 13 and is 17.95 acres in size. Runoffdrains to the
north and discharges into a local depresslon on the Washington Department of Fish and Wildlife
(WDFW) property north of Black Point Road. The release of this runoffwill have to be controlled
to replicate the existing conditlons or prior forested conditions.
Basin 15:
Drainage Basin 15 is located north of Basin 14 and the majority of the basin is owned by
WDFW, lt ls 3.34 acres in size. No clearing or grading is cunently proposed in this basin.
Runofffrom thls site flows to Pleasant Harbor
E@!.0:
Dralnage Basin 16 ls located at the northwest corner of the Black Point site. lt is 1.32 acres in
size. Release of runoff from this basin will have to be controlled to replicate the existing
condltlons or prior forested conditions. The runoff will flow through the WDFW propefi and into
a local depression on the WDFW prcperty'.
Basin 17:
Drainage Basin 17 is located at the southwest oomer of the Maritime Village area, adlacent to
the north side of Black Point Road. lt is 2.94 acres in area. Runoff from Basin 17 will require
detentlon and treatment prlor to release through the WDFW property and into Pleasant Harbor.
3-12
Basin 18:
Drainage Basin 18 is located north of Basin 17 and east of U,S. Highway 101. lt is 0.99 acrss in
size. Runofi from Basin 18 will require detention and treatment prior to release to Pleasant
Harbor through the WDFW property,
Basln 19:
Drainage Basln 19 is located north of Basin 18. lt ls 0.76 acres in slze. Runofffrom Basln 19
presently dlscfrarges to Pleasant Harbor. Runoff from Basin 19 wlll requlre detention and
treatment before release to Stream Aand Pleasant Harbor,
Basin 20:
Drainage Basin 20 is located north of Black Point Road in the WDFW property. lt is 2.41 acre ln
size. Runofffrom Basin 20 presently flows to Pleasant Harbor. Runoff from Basin 20 wlll requlre
detention and treatment prior to release to Pleasant Harbor.
Marina:
The marlna lies wlthin the Shoreline Master Program area and will be rehabllltated withln the
cunent footprints of the existing structures. Roadway wldenlng and road realignment to meet
the requirements of the Binding Site Plan and Fire District will occur. Exlsting pollutlon
generating impervious surfaces are not treated for runofi quality at thls time. Replacement
impervious surfaces must meet the runofi treatment and control mandates of the SWMMWW
while continuing discharge of Pleasant Harbor to maintain flow of freshwater runoffto the marlne
environment.
Proposed grading of golf course Fainrays 10, 11, and 12 will result in runofi flowlng away from
Hood Canal in the future rather than toward Hood Canal as it does in the existing conditlon. Thls
redirection of runoff by altering topography (i.e., regrading the area) will prevent direct discharge
of golf oourse runofi to Hood Canal as required by a BOCC Condition 63 (q).
3.5.3 Applicable Regulatlons and Commltments
At the time of thls writlng, applicable stormwater management regulations include the
Washington Department of Ecology (Ecology) 2005 Stormwater Management Manual for
Western Washington (SWMMWW). The SWMMWW would be the cunent goveming document;
therefore, all stormwater management facllities br the site, both durlng conetruction and in the
developed condition would be deslgned and maintralned in accordance wlth thls guidance.
The Stormwater Management Plan to be developed durlng the flnal design phase for this
development will comply with the then cunent SWMMWW. The Plan also commits to
implementing new technologies Jefierson County wlll adopt over tlme as thls development is
constructed, as well as the use of sustainable deslgn techniques.
Prlor to any constructlon activity onslte, a Natlonal Pollutant Dlscharge Elimlnatlon System
(NPDES) lndividual Constructlon Stormwater Permit will be obtained. Thls permit wlll notff the
appropriate authorities of construction actlvltles that have the potentlal to dlscharge sedlment-
laden water to waters of the Slate, so that regulatory agencles can observe such activities to
make certain that no such discharge occurs, and work with the contrac'tor to implemant more
apprcpriate inplace ESC measures, if necessary.
3-13
Also before construction is permitted, a Stormwater Pollution Prevention Plan (SWPPP) and
Spill Preventlon Control and Countermeasures (SPCC) Plan will be prepared that provldes
guldance to the contractor on how to deal with varying degrees and types of runof problems to
prevent sediment-laden water and wind-blown particles from leaving the slte, as well as how to
manage spills and accidents in the event that a spill occurs. The target area would not be the
entire Pleasant Harbor Marina and Golf Resort site, but rather the smaller more specific area
under construction at any given time. Multiple SWPPPs and SCPPs will be prepared over time
as the site is developed. The SWPPPs and SPCCs should address protection of abutting
properties (developed sites, wetlands, steep slopes, drainage systems, etc.) from areas
undergoing development, or areas being used to support construction, including but not limited
to gravel processing areas, vehicle staging areas, and stockpile areas.
The intent of the SPCC Plan is to ensure that contractors are capable of containing spills, even
toxic spills as soon as possible before harmful substances could enter surfaca or groundwater
systems. The SPCC would not guarantee that spills would not leave the site; however, they
function to prevent such occunences to the extent practicable.
To the extent that ESC, SWPPP and SPCC Plans are properly and effectively prepared, made
available, and implemented during design and construction, the potential for water quality
degradation downstream, within groundwater areas, or within the aquifer is expected to be
minimized.
During development of the Pleasant Harbor Marina and Golf Resort site, drainage basins will be
segregated into multiple sub-basins to provide both water quality and quantity control as close to
the point of origin as possible, or as needed to convey stormwater to those areas best suited for
infiltrafion, The goal of 100 percent dispersion will be attained with multiple infiltration facilities
intermixed within the development to capture and infiltrate smaller portions of stormwater runoff
near the point of origin. Ecology has established Best Management Practices (BMPs) that
include schedules of activities, prohibitions of practices, maintenance procedures, managerial
practices, and structural features to prevent or reduce adverse impacts to waters of the State.
BMPs for long-term managsment of stormwater at developed sites can be divided into three
main categories:
o Practices to address the amount and timing of stormwater flows
o Practlces to address preventlon of pollution from potential sources
o Practices to address treatment of runoff to remove sediment and other pollutants.
The lirst and third categories are addressed in detail in Sections 3.3.1 and 3.3.2 of this report.
The second category of BMPs typically involves guidance on day-to-day actiMties as they apply
to difrerent land uses, and therefore is not applicable to long-range planning. The section below
further expands on the third category: treatment of runoff to remove sediment and other
pollutants ln order to provide an overview of deslgn alternatives.
A step-by-step selection process for stormwater quality treatment facilities has been developed
by Ecology and serves as a guide to determine the level of treatment necessary based on land
cover and land use prior to lnfiltratlon. Due to the dlversity of uses in a sustainably-developed
Master Planned Resort, different ombinations of methods for runofi treatment may be used
during finaldesign of the stormwatEr management system, includlng:
3-14
Wetoools:
Wetpools provide runofftreatment by allowing settling of particulates during quiescent conditions
(sedimentation), by biological uptake, and by vegetative filtration.
Specific BMPs such as Wetponds, Wet Vaul6 and Stormwater Treatment Wetlands may be
used for small drainage areas such as parking lob or small sections of resldential areas. This
type of treatment option may be considered for areas with poorly drainlng soils that would not
support infiltration facilitles.
Biofiltration:
Biofiltration uses vegetation in conjunction with slow and shallow-depth flow for runoff treatment.
As runoff passes through the vegetation, pollutants are rsmoved through the combined effecb of
fi ltration, infiltration, and settling.
Speciflc BMPs such as Basic Bloflltration Swales, Wet Biofiltration Swales, Basic Filter Strips
and Narrow Area Filter Strips would be used in the final design as treatment components for all
propased land uses on the site.
OilMater Seoaration:
Oil/water separators remove petroleum product residues floating on top of stormwater. There
are cunently two general types of separators - the American Petroleum lnstitute (APl)
separators, and coalescing plate (CP) separators. Both use gravity to remove floating and
dispersed oil.
Oil/water separation BMPs could be used in final design for surface parking lots or in areas of
high volumes of vehicle trafiic.
lnfiltration:
lnfiltration refers to the use of the filtration, adsorption, and thE biological decomposition
properties of soils to remove pollutants. lnliltration can provide multiple benefits including
pollutant rsmoval, peak flow control, groundwater recharge, and flood control.
Specific BMPs such as lnfiltration Baslns, lnfiltration Trenches and Biolnfiltration Swales would
be used durlng llnal design in all areas in the project, with treatment provided if necessary.
lnfiltration in some form would be the primary means of aqulfer recharge for the Pleasant Harbor
Marina and Golf Resort development. Multiple facilltles wlth small drainage areas would be the
preferred option during the final design process. lnfiltration trenches located beneath roadway
margins to treat roadway runofi and within fairways with soils having higher permeability to
lnffltrate large volumes of project runoff are one probable options ln thls project.
Flltratlon:
Varlous media such as sand, perlite, zeolite, and carbon can be used to remove low levels of
total suspended solids from stormwater. Specific BMPs such as Flltration could be used during
final deslgn ln areas of the projecl such as the Maritlme Vlllage, Marina Center, or along steeper
roads where llmlted adJacent areas for use of other BMPs are avallable. Treatment catch
baslns, manholes, and vaults contalning these medla could be used prlor to discharge of runoff
to Pleasant Harbor/Hood Canalto comply with BoCC Conditlon 63 (q).
3-1 5
Emerqing Technologies:
These are new technologies that have not yet been evaluated using approved protocols, but for
which preliminary data indicate that they may provide a desirable level of stormwater pollutant
removal.
Some of the emerging technologies may turn out to be excellent options for the Pleasant Harbor
Marina and Golf Resort project. Catch basin inserts and manufac'tured storm drain structures
continue to undergo testing, Both provide stormwater treatment options that maximize limited
useable space. Permeable pavement is also a treatment optlon that could be used durlng the
development of this project, Pavement is a major contributor to developed+ondition runoff.
Signlficant reductions in runoff can be realized with the use of porous asphalt and concrete,
aggregate pavers, and plastic grid systems. Roadways, driveways, parking lob and sidewalks
could all be constructed with permeable pavement systems.
Bioretention ansas, also called 'rain gardens," are shallow landscaped depresslons that can be
integrated lnto parklng lots, along roadways or other areas of commercial or resldential use as a
landscape amenlty. Stormwater treatment occuftr in rain gardens through the chemical,
blologlcal and physlcal properties of plants, microbes and soil filtering stormwater pollutants.
The dual beneflt of stormwater treatment and landscape area make this form of treatment an
efficient and sustainable option for many small drainage area settings.
3.5.4 Other Recommended Mitigatlon Measures
Other mitigation measures reoommended for consideratlon by the stormwater management
design team include:
@:
There ara som€ areas withln the slte that have slow to moderate rates of lnfiltration. Until the
actualallowable rate of lnflltraflon of the soll at each faclllty can be determined, the facllitles may
need to be sized to retain water to allow for a slower release.
Wetlands:
The stormwater design team will work closely with the wetlands biologist to develop a
stormwater menagem€nt system that will minimize hydrologic alterations to existing wetlands.
Stormwater Pumoino:
!n drainage Basins 1, 2, and 12 where runofi has a high potential to enter Hood Canal,
constructlon of embankmenb that change the direction of surface flow would dlrect runofr away
from Hood Canal and lnto natural and created detention areas including the llned stormwater
pond on Fainray 10. This redirection of runoff away from Hood Canal will address BoCC
Gondition 63 (q) to eliminate direct golf course fairway runoff to Hood Canal. The created
stormwater pond would be sized during final design to collect and hold the runofi durlng
pumping to the inigation pond. The locatlon and prellmlnary size of the stormwater pond and its
pumping facilities is illustrated on the Altemative 2 Site Plan, Figure XX. This runoff would be
conveyed to Basln 2by a combinatlon of pump. The pumps equipped with standby emergency
power supply would eliminate direct discharge to Hood Canalfrom these basins. This concept ls
lllustrated ln Appendix C, Figure C.3. Surface ponding in exlsting kettles and depressed areas
3-16
and subsurface infiltration beds designed under some roads and parking areas would be
constructed using soils processed on the site wlth suitable rates of permeability to infiltrate
stormwater to the aquifer.
Rainwater Harvestino:
Measures such as ralnwater harvesting (i.e., collecting and storlng stormwater for beneflclal
use, such as irrlgatlon, ftre floW etc.), and drought-tolerant landscaplng could minimize
requlrements for inigatlon wlth potable water. Although rainwater harvesting may not be
economlcalon a large scale, it ls a measure that could be implemented on case-by-case basls.
Reduce the Quantity of Stormwater to be lnflltrated:
Measures to reduce the amount of stormwater to be infiltrated could include increasing
evaporation and transpiration by lntroducing vegetation that requires signlficant quantities of
water to survive, and/or by reducing the amount of new impeMous surface proposed. Certain
areas of the slte not planned for development could be reserved for maintalning or adding
vegetation to maximize evapotranspiration. Reduction of roadway width to the minimum
acceptable to Jefferson County and the local fire district would reduce runof quantities.
3.6 Phased Developmant
As described in Section 1.3 of this report, the Pleasant Harbor Marina and Golf Resort would be
developed in phases over approximately 10 years. The planning and approval process for the
Master Planned Resort will allow a creative approach to designing stormwater management
systems that will be sustainable, efficient, and oonsistent with emerging technology. Treating
stormwater in small facilities close to the source could simpliff phased development of the site.
Small onsite stormwater management facilities, as well as larger facilities can be built as
development occurs. Areas with poor soils and low inflltration rates have been ldentifled and
incorporated into plannlng for stormwater management facilities.
Slormwater runofi that will be infiltrated in the Stage ll, Phase 1 development area located in the
central and southeast portion of the Black Point properties has the potential to impact the
aquifer. Stage ll, Phase 1 development wlll include clearing and mass grading of the large kettle,
southeast embankment area, and lnitial construction of the golf course. Design of the
stormwater management system will rely on this information to mitigate adverse impacts using
methods similar to those descrlbed above in Section 3.5. Each phase of the project will have
stormwater management facilities designed for that area of the site. However, there may be
opportunlties to create larger regional facilities such as the Basln 1 pumping system to the
irrlgatlon pond with overflow to Kettle C and infiltration systems to better utilize site
characteristics that would increase infiltration into the aquifer. Design and construction of these
larger regional faclllties with the capacity to handle runoff ftom future phases of the development
may increase aquifer recharge.
3-17
designed under some roads and parking areas would be constructed using soils processed on
the site with suitable rates of permeability to infiltrate stormwater to the aquifer.
Ralnwater Harvestlno:
Measures such as rainwater harvesting (i.e., collecting and storing stormwater for beneficial
use, such as irrigation, fire flow, etc.), and drought-tolerant landscaping could minimize
requirements for inigation with potable water. Although rainwater harvesting may not be
economical on a large scale, it is a measure that could be implemented on case-by-case basis.
Reduce the Quantitv of Stormwater to be lnfiltrated:
Measures to reduce the amount of stormwater to be infiltrated could include increasing
evaporation and transpiration by introducing vegetation that requires significant quantities of
water to survive, and/or by reducing the amount of new impervious surface proposed. Certain
areas of the site not planned for development could be reserved for maintaining or adding
vegetation to maximize evapotranspiration. Reduction of roadway width to the minimum
acceptable to Jefferson County and the local fire district would reduce runoff quantlties.
3.6 Phased Development
As described in Section 1.3 of this report, the Pleasant Harbor Marina and Golf Resort would be
developed ln phases over approximately 10 years. The planning and approval prccess for the
Master Planned Resort will allow a creative approach to designing stormwater management
systems that will be sustainable, efficient, and consistent with emerging technology. Treating
stormwater ln small facllities close to the source could simplify phased development of the site.
Small onsite stormwater management facilities, as well as larger facilities can be built as
development occurs. Areas with poor soils and low infiltration rates have been identified and
incorporated into planning for stormwater management facilities.
Stormwater runoff that will be lnfiltrated in the Stage ll, Phase 1 development area located in the
central and southeast portion of the Black Point properties has the potential to impact the
aqulfer. Stage ll, Phase 1 development will include clearing and mass grading of the large kettle,
southeast embankment area, and initial construction of the golf course. Design of the
stormwater management system will rely on this information to mitigate adverse impacts using
methods similar to those described above in Section 3.5. Each phase of the project will have
stormwater management facilities designed for that erea of the site. However, there may be
opportunities to create larger regional facilities such as the Basin 1 pumping system to the
inlgation pond wlth overflow to Kettle C and infiltration systems to better utilize site
characteristics that would increase infiltration into the aquifer. Design and construction of these
larger regional facilities with the capacity to handle runofffrom future phases of the development
may lncrease aquifer recharge.
3-17
Appendices A to C are on flle wlth the County
SEIS Soil and Earth lmpacts and Mitigation
PERRONE CONSULTING, INC., P.S
Geotechnlcal & Undarground Enginearing 11220 Fleldstono Lan6 NE
Bolnbrldge lsland, Washlngton 98'110
I el: 2@-77 8-8074 Fax; 206.780-5669
ynvr4/. per/oneconsultlng.corn
January 12,2A12
Davld Wayne Johnson, Associate Planner
Department of Communlty Dovelopment
621 Sheridan St
Port Townsend, WA 98368
Subject: Supplemental Environmental Impact Statement
Soiland Earth lmpacts & Mitlgation
Pleasant Harbor Marina and Golf Resort
Brinnon, Washington
Perrone Consulting Project #06101
Dear Mr, Johnson:
Thls report summarizes our geotechnical englneering and geotogic evaluation of the soil and earth
environmental impacts and mitigations for Master Planned Resoil Alternatives MPR-l and MPR-2
at the proposed Pleasant Harbor Jvlarina and Golf Resort in Bilnnon, 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 supploments our August 10, 2007 'Soil and Earth
lmpacts and Mitigation report prepared for the ElS,
We understand that Alternative MPR-1 site plan (see Figure 1) was developed through the BoCC
conditions of approval and ln response to lhe Jefferson County locally-approved Shoreline Mastor
Program (SMP) update (December 2010), that requlres a 150-ft shoreline buffer ln the marina
upland area compared to the 30-ft setback ln the adopted Shoreline Master Program . The
shoreline buffer (i,e., an area where no new structuros would be allowed) slgnificantly modified the
Marina Center/Marltlme Village development concept for the Master Planned Resort, eliminating
the previously proposed new marina center buildings.
Alternative MPR-2 sito plan (see Figure 2) was modlfied to improve constructability by refining the
development withln the existing conditlons of tho site to mlnirnhe environmental impacts, We
undersland that the golf course was redesigned to flow within tho existing contours and the building
locatlons were adjusted so they are placed on undlsturbed natlve soil in excavated areas (cuts)
instead of on compacted fills. The Marlna Centor (marina upland) area ls the same as ln
Alternatlvo MPR-1 with minor changes taking place ln tho Maritlme Village area,
Environmental lmpacts of the New Alternatlves
Alternatives MPR-1 and MPR-2 contain allof the earth and soll lrnpacts previously described in the
FEIS. Similar to the previous alternatives, site grading will be acmmplished as a balanced cut and
fill with significant quantities of fill being placed in the existlng kettle holes whlch wilt become
stormwater retention ponds. While the balanced cut and fill quantities for MPR-1 are slmilar to
those ln the ElS. Alternative MPR-2 quantities have been slgnlflcantly reduced from about 2 mlllion
CY to about 1 million CY,
Site grading would occur primarily ln the rosidential dwolling arlas, golf resort builcling areas,
roadways, retention pond areas and in the treatment plant area. These site aroas will be stripped
of vegetation and topsoil to expose the underlying soils which urlll be excavated or buried by
ptacing new compacted fill. During construction, these aree will be exposed to increased
C:\ProJecls\08101-Pleasant Harbotr\?o Roports\SEIS\Technlcal Menrool 12 t2.docx
@
{
Mr. David Wayno Johnson
January 12, 2012
Paga 2 of 3
stormwater runoff and erosion into adjacenl intermittent streams in the fMaritlme Village and Marina
Area and ln the south sido 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 vehlcle access for both MPR-1 and MPR-2. Over
the entke resort project site, it is expected that for Alternative MPR-2 approximately 162 acres or
67 percent of the land will be clearod and graded. As each phase of development occurs and
areas are stabilized with either permanent or temporary methodc, 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 stoep slopes along Hood Canal since the facilities wiil be designed to capture surfaco 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 traffb lhat would occur lf the material
were imported from off-site sources. Nearly all of the excavated material at the site (excluding any
organlc topsoil or forest duff materlal at the ground surface) will be suitable for uso as compacted
structural fill or coutd 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) ls sumrnarlzed ln Table'l along with the available aggregate
supply based on a total excavated volume of about 1,000,000 CY.
TABLE 1 . ESTIMATED AGGREGATE QUAIIITITIES
Eslimated Aggre gate Quantlttes (CY)
Item Gravel Sand PEat
Average supply
Demand
Supply less Demand
440,000
77,400
362,600
490,000
97,600
392,500
0
33,700
-33,700
The demand is based on the followlng assumptions:c 50,000 CY of concrete will be needed for buildings. Base course layer thlckness under roads and parking areas is 8 inchesr Base course layer thickness under parkade slabs is '12 inches.. Fainvays will have a 10-inch thick sand layer,. Fairways and greons will have a 4-inch thick layer of peal.
As seen from Table 1, the estimated gravel and sand supply far exceeds the demand whereas
there ls an insufficient supply of naturally occurring peat at the site.
Con stru ctio n of Ro adw ays
Environmental impacts as presented in the EIS remain appropriate. There are no significant
differences between the environmentalimpacts of MPR-I and MPR-2.
Construction of Retention Ponds
Environmental impacts as presented ln the EIS remaln approprlate, There are no slgni{icant
differonces between the environmental impacts of MPR-1 and MPR-2.
@rro*o*E coNsuLTNc, INC., P.s
I
(
Mr. David Wayne Johnson
January 12, 2012
Page 3 of 3
Construclion of Houses, Hotels and Watar Treatment Buildings
Environmental impacts as presented in the EIS romain appropriate, Envlronmental impacts for
MPR-2 will be less than for MPR-1 due to lhe lower number of proposed structures in MPR-2.
Conslruction of Underground Utilltles
Environmental impacts as presented ln the EtS remaln appropriate. There are no slgnificant
differences between the environmentalimpacts of MPR-1 and MPR-2,
Mltlgatlon Measures
The mitlgation moasures addre.ssed ln the EIS remaln appropriate and apply to both Alternatives
MPR-1 and MPR-2.
Slgnlflcant Unavoldable lmpacts
Both Alternatives MPR-1 and MPR'2 would permanently alter the natural r
in the ElS. Alternative MPR-2 would have loss lmpact to the envimnment
site stripping and quantity of cut and fill.
topography as described
due to the lower area ot
We trust that thls lnformatlon suits your curront needs, lf you need addilional information, please
contact us.
Very Truly Yours,
PERRONE CONSULTING, INC., P.S.
l)li
1112t12
t2
tfJ
:i.J,i'i':
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.
@oo**o*E coNsurJINc, INc., P.s
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