HomeMy WebLinkAbout061PROPOSAL to, EIS SERVICES
For
Pleasant Harbor Master Planned Resort
Supplementa! Environmental Impact Statement
Submitted to
Jefferson County
Jul1t 20, 20/ 2
HTIBTUMEN
720 Sixth Sfteet S, Suite 100
I(irkland, WA 98033
425.284.540
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720 Sixth Street South, Suite 100
Kirkland, Washington 98033
Tele phone : 425 -451-7 4N
Fax: 425-451-7800
www.eaest.com
July 20,2OL2
Mr. David Wayne Johnson, Associate Planner
Jefferson County Department of Community Development
62l Sheridan Street
Port Townsend, WA 98368
Subject: Pleasant Harbor Master Planned Resort Supplemental EIS Proposal
Dear Mr. Johnson:
EAlBlumen is pleased to submit our proposal to provide SEPA Supplementa! Environmental lmpact
Statement (SEIS) services for the Pleasant Harbor Master Planned Resort (MPR) Project. The following
materials introduce EA I Blumen; highlight our current and past experience relevant to the Pleasant
Harbor MPR Project SEIS; describe our approach to the SEIS; and, provide a preliminary cost estimate
and schedule.
As described in the attached Proposal, EA I Blumen is a professional services firm specializing in
SEPA/NEPA environmental review, growth management planning, land use entitlement and permitting,
and project management. We are committed to delivering responsive, high-quality and personalized
service to our public and private sector clients.
EA lBlumen is a recognized for our expertise in the management of SEPA/NEPA compliance for large
and small projects, plans and programs in urban, suburban, and rural settings throughout the region. We
have prepared over 400 ElSs under SEPA and NEPA, including for large complex and controversial mixed-
use projects, many of which are located in waterfront settings and include resort features such as golf
courses and marinas. The following are representative examples of our EIS experience on projects
similar to the Pleasant Harbor MPR (several of these projects are described in more detail in the
attached material):
. Semiahmoo Resort Community EIS - Blaine
r Waterfront District Redevelopment Project EIS - Bellingham
o Point Ruston Mixed-use Development EIS - Tacoma/Ruston/Metro Parks, Tacoma
. Quendall Terminals Redevelopment Project EIS - Renton
. Hyla Crossing/Rowley Center Redevelopment Project EIS - lssaquah
o Shelton Hills Mixed-use Development EIS - Shelton
. Yesler Terrace Mixed-use Development EIS - Seattle
. Snoqualmie Ridge Planned Community EIS - Snoqualmie
. White Horse Golf Course and PUD EIS - Kitsap County
o Port Ludlow Resort Community EIS - Jefferson County
o Southport Mixed-Use Development EIS - Renton
o Boeing Renton Comprehensive Plan Amendment EIS - Renton
o Port of Seattle North Bay Master Plan EIS - Seattle
. Lakepointe Mixed-use Redevelopment Project EIS - Kenmore
o Redmond Ridge Urban Planned Development - King County
r Bremerton South Kitsap lndustrial Area EIS - Bremerton
lefferson County
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These projects included analysis of elements of the environment similar to those preliminarily identified
for review in the Pleasant Harbor MPR Project SEIS, including: groundwater, stormwater, plants &
animal habitat, shorelines, wetlands, land use (including rural character issues), aesthetics, public
services, and utilities. EAlBlumen has demonstrated expertise in managing the environmental review
process, providing analysis of land use, aesthetics (views), and public services; managing preparation of
technical analyses; and, assisting lead agencies through the SEPA process.
EA lBlumen specializes in working with diverse teams of technical consultants in the preparation of SEPA
documents. Our approach to the Pleasant Harbor SEIS effort will be to coordinate with the existing
experienced team of technical experts assembled for the project, including the peer review team. We
have successfully worked with many of the current team members in the past including ESA Adolfson,
Transportation Engineering Northwest (TENW), GeoEngineers, and Cultural Resource Consultants (Glenn
Hartmann).
We are available to immediately initiate work on the SEIS and have the resources to complete this
project in an efficient and timely manner. Our past experience testifies to our ability to prepare
thorough and sufficiently detailed EIS documents on a tight timeline that are valuable to the decision
makers. We have identified several initial steps to facilitate a quick start to the EIS and ultimate
completion in an efficient manner.
EAlBlumen welcomes the opportunity to provide SEPA SEIS services for the Pleasant Harbor MPR
Project. We understand the importance of this project to the County and applicant, and are excited
about the opportunity to work with you to successfully complete the SEPA process. Please call either of
us if you have any questions or need further information on this Proposal.
Sincerely,
EAlBlumen
?fl1,(IVUB4,-
Richard Schipanski-
Manager, Planning and
Environmental Review
Nimish Desai
Vice President
Pacific Business Unit Director
lefferson County
Pleasant Horbor Supplementol EIS
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Table of Contents
SECTION 1 - lntroduction to EAlBlumen ...................1
SECTION 2 - Relevant Project Experience .3
SECTION 3 - Project Understanding 7
SECTION 4 - Overall SEIS Approach/Scope of Work 9
SECTION 5 - Preliminary Cost Estimate 13
SECTION 6 - Timeline 15
SECTION 7 - References L7
lefierson County
Pleosont Horbor Supplementol EIS
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SECTION 1 - lntroduction to EAlBlumen
EA !BIumen is a professional services firm providing:
o SEPA/NEPAenvironmental compliance;
o Growth management planning;
o Land use entitlement and permitting; and,
o Proiect management to the public and private sectors.
Our senior staff each has substantial experience in successfully managing the environmental review
process on a wide range of projects over the past 2O-plus years. Our clients include counties, cities, port
districts, tribes, universities, hospitals, school districts, businesses, and real estate developers.
We have accomplished SEPA compliance for a myriad of project types, including: resort communities,
waterfront and mixed-use developments, planned communities, residential developments, port
terminals and facilities, retail centers, office complexes, mining and industrial operations, institutional
projects, correctional facilities, transportation/infrastructure improvements, and neighborhood and sub-
area plans (see Section 2 - Relevant Project Experience for details).
EA I Blumen has substantial experience in managing the EIS process for large and small projects
throughout the Pacific Northwest. Among these are some of the most complex and most controversial
projects in the region, requiring a range of technical disciplines and a creative approach to the
environmental review process. Our management services include facilitating the EIS scoping process,
organizing and managing EIS teams, preparing Draft and Final EIS documents, and assisting lead agencies
through document issuance and the project review process. EA I Blumen staff has successfully prepared
over 400 SEPA/NEPA EIS documents for public and private clients. None of our past SEPA/NEPA
documents have been successfully challenged from an adequacy standpoint.
EA I Blumen has direct and relevant experience leading the planning and environmental review process
and providing environmental services for our clients. Hallmarks of the support we provide to our clients
include:
Senior staff involvement: our senior staff members typically participate in all phases of our
projects. We work closely with the client and other team members to set strategies and identify
and resolve issues.
Extension of the client's staff: we can serve in a variety of capacities, including project
management, technical analysis, community outreach, public presentations, and other areas of
support to the client.
A fully coordinated approach: our coordinated approach maximizes flexibility and
responsiveness to inevitable project changes.
Effective relationships with agencies: based on our strong relationships with local, state, and
federal agencies, we can assist the client in arriving at positive inter-jurisdictional solutions.
Project completion within titht timelines: we recognize that quick and responsive products are
often required to meet funding and planning schedules; we have a proven track record in
meeting these requirements.
We are committed to delivering responsive, high-quality personalized service, and strive to fully
understand and implement our clients' objectives.
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SECTION 2 - Relevant Project Erperience
ln this section, we profile EAlBlumens's relevant project experience. We have specifically selected a
sample of projects that is (1) directly pertinent to the Pleasant Harbor project, and (2) demonstrates the
breadth of our experience to meet your goals for this project. The table below provides a summary of
key features of representative EAlBlumen project experience. Short descriptions of each project listed
below follows the table.
Semiahmoo Resort Community
Waterfront District Redevelopment Project
Point Ruston Mixed-use Development
Quendall Terminals Redevelopment Project
Hyla Crossing/Rowley Center Redevelopment Project
Shelton Hills Mixed-use Development
Yesler Tenace Redevelopment Project
Snoqualmie Ridge Planned Community
White Horse Planned Unit Development
Port Ludlow Resort Community
Semiahmoo Resort Community SEIS - Blaine
EAlBlumen is in the process of preparing the SEPA SEIS for the proposed
Resort Semiahmoo project, located in the City of Blaine. The proposed
project includes three Planned Unit Developments (PUDs) at Resort
Semiahmoo, updates to the Resort Semiahmoo Master Plan, and an
amendment to the City of Blaine Comprehensive Plan. The Semiahmoo
Resort Village PUD includes condominium units, commercial space, public
open space, parks, and associated parking on the Spit Tip area of Resort
Semiahmoo. Commercial space, including retail space and restaurants,
would be provided within renovated areas of the existing hotel, as well as
within renovated existing buildings on the Spit Tip. The Semiahmoo Marina Phase 2 PUD includes new
boat slips within the existing marina area of Resort Semiahmoo and the development of two parallel
habitat benches along the shoreline to provide mitigation for potential project impacts. The Burnside
Village PUD consists of multifamily residential units, commercial space, a community park, a public
storage facility, and surface parking in the Uplands area of Resort Semiahmoo. The SEIS will address a
broad range of environmental issues, including: water resources; plants and animals; land use;
aesthetics; historic and cultural resources; transportation; public services; and, construction impacts.
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Waterfront Redevelopment Project EIS - Bellingham
EAlBlumen was retained by the Port of Bellingham to lead the SEPA EIS
effort on the New Whatcom redevelopment project (now called the
Waterfront District). The Port and the City of Bellingham joined forces to
master plan and redevelop approximately 215 waterfront acres, a portion
of which were acquired from the Georgia Pacific Company in 2005.
EA I Blumen assisted the Port in conducting EIS Scoping and coordinated
with the Port and the City in the formulation of strategies for SEPA review
and overall entitlements. The EIS addresses long-term redevelopment
alternatives with a mix of marine, industrial, office, institutional, retail and residential uses, and is
intended to support a Planned Action Ordinance, indicating environmental review for the
redevelopment has been accomplished at this stage. EA lBlumen managed a team of six technical
consultants and served as lead environmental consultant with the Port and the City throughout the
SEPA process. Ultimately, a Comprehensive Scheme of Harbor lmprovements will be adopted by the
Port, a subarea plan will be approved by the City (consistent with the Growth Management Act) and a
Development Agreement will be executed between both parties that will guide long-term
redevelopment of the site. The Final EIS was issued in December 2008. Subsequent to the issuance of
the Final Planned Action ElS, EA I Blumen assisted the Port of Bellingham and the City of Bellingham with
the Planned Action Ordinance.
Point Ruston Mixed-use Development EIS - Tacoma/Ruston/Metro Parks, Tacoma
EA I Blumen prepared the SEPA EIS for Point Ruston -- a major mixed-use
development at the former ASARCO property on Commencement Bay -
partially within the City of Tacoma, the Town of Ruston, and the
jurisdiction of Metro Parks, Tacoma. The 82-acre site had served as a lead
and copper smelting and refining operation for nearly 100 years. The plant
was closed and was included on EPA's National Priorities List. A Consent
Decree was executed and clean-up of the site undertaken. Redevelopment would be phased and would
consist of up to 230,000 square feet of retail and commercial space, a 150-room hotel, approximately
1,000 dwelling units, 50 acres of public parks, recreation areas and open space, and parking for an
estimated 3,700 vehicles. Key environmental issues analyzed in the EIS included: land use (consistency
with plans, policies and regulations, as well as compatibility with surrounding land uses); aesthetics
(height, bulk, scale and view impacts); housing; environmental health; public parks, recreation, open
space; public services and utilities; and, transportation. The project required extensive coordination with
each of the three major jurisdictions, as well as community outreach and involvement. The Final EIS was
issued in March 2008.
QuendallTerminals Redevelopment Project EIS - Renton
EA I Blumen was retained by the City of Renton and
Century Pacific LLP to manage and prepare the SEPA
EIS for redevelopment of Quendall Terminals, an
approximately 21.S-acre site located in the northern
portion of the City of Renton along Lake Washington.
Proposed development would include approximately
800 multifamily residential units, 245,000 square feet
of office space, and 30,500 square feet of retail and restaurant space. The site has received a Superfund
designation from the U.S. Environmental Protection Agency (EPA) and will undergo cleanup/remediation
prior to redevelopment, under the oversight of EPA. The impact analyses in the EIS assumed an
existing/baseline condition subsequent to cleanup/remediation, which required EA I Blumen to develop
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a thorough understanding of the cleanup process through review of previously written technical
documents and communication with natural environment consultants. EAlBlumen also managed the
communication of this information to our EIS sub-consultants. The EIS required careful consideration of
the impacts of the proposed mixed-use redevelopment on the remediated site. Transportation,
aesthetics, and land use were other important issues analyzed in the ElS. The Draft EIS was issued in
December 2010; preparation of an EIS Addendum is underway.
Hyla Crossing and Rowley Center Redevelopment Project EIS - lssaquah
EA I Blumen was retained by the City of lssaquah to prepare a SEPA
Planned Action EIS for proposed redevelopment of the approximately 75-
acre Hyla Crossing and Rowley Center areas, located in Central lssaquah.
The redevelopment is intended be a demonstration project illustrating the
City of lssaquah's development vision for the Central lssaquah Subarea,
and would transform the Hyla Crossing and Rowley Center Areas into a
new mixed-use neighborhood with office, commercial-light industrial,
retail, and residential uses, as well as open space and trails. The EIS analyzed four alternatives, ranging
from 860,000 to 6.5 million square feet of mixed-use redevelopment. Key environmental issues that
were evaluated included, water resources (including the analysis of four storm water management
scenarios, two that would directly discharge runoff to Lake Sammamish), critical areas/plants and
animals (including potential impacts to Tibbetts Creek, wetlands, and plant and animal habitat), and
transportation/parking. The EIS also represented the potential aesthetic and view impacts of the
proposed redevelopment, assuming two building height scenarios, and assessed the project's
compliance with relevant plans, policies, and regulations. The FEIS was issued in December 2011.
Shelton Hills EIS Mixed-use Development EIS - Shelton
EAlBlumen is managing preparation of a full-scope SEPA EIS for a
proposed mixed-use development on approximately 700 acres located in
the City of Shelton. At full build-out, the development will include over
500,000 square feet of retail uses, an SO-acre business park, 280 acres of
residential uses, and 375 acres of parks and open space. A significant
challenge for the development that will be analyzed in the EIS includes
insufficient and failing road infrastructure at the access to the site from
U.S. Highway101. The compatibility of the development with the adjacent regional airport will also be
evaluated. Finally, the EIS will address natural environment issues related to the project, such as the
Department of Ecology cleanup actions at Goose Lake and a closed landfill adjacent to the site.
EA I Blumen is assisting the City and applicant in defining the EIS strategy, including EIS alternatives and
the potentialto prepare a Planned Action ElS.
Yesler Terrace Redevelopment Project EIS - Seattle
EA I Blumen served as the lead environmental consultant for the
SEPA/NEPA EIS associated with the redevelopment plan for Yesler
Terrace, Seattle's oldest public housing development. The project is
located on an approximately 37-acre site in the First Hill Neighborhood
owned by the Seattle Housing Authority. The goal of redevelopment is to
create a mixed-income, mixed use community that is intended to better
serve existing and future residents. The existing public housing project will be redeveloped into 3,000 to
5,000 mixed-income residential units, 800,000 to 1.5 million square feet of office space, 50,000 to
100,000 square feet of retail space, and 5 to 8 acres of parks and open space. The EIS was a joint
SEPA/NEPA document, as the project will include federal funding. The EIS is also intended to fulfill SEPA
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requirements for Planned Action environmental review for future development of the majority of the
site. For each possible alternative, the EIS provided an extensive analysis of environmental, community,
transportation and other potential impacts. The Final EIS was issued April 2011.
Snoqualmie Ridge Planned Community EIS - Snoqualmie
master plan. EA I Blumen staff served as lead consultant for the two subsequent project-level ElSs for
Snoqualmie Ridge - an EIS on a specific Mixed-Use Plan for the 1,300-acre property, and a separate EIS
on construction of the Snoqualmie Ridge Parkway, a 3.5-mile extension of SR-18 north of l-90 to SR-202
A Development Agreement was successfully executed and all projects were approved. Snoqualmie
Parkway was constructed; SR 1 is near build-out; and SR 2 is under construction.
White Horse PUD and Golf Course EIS - Kitsap County
EA I Blumen staff was the lead consultant for a full scope SEPA EIS
associated with the 450-acre Whitehorse Planned Unit Development
(PUD), located southwest of the community of Kingston, in
unincorporated Kitsap County. The project includes an 1-8-hole golf
course, 186 single-family homes and 38 lots. Key environmental issues
analyzed in the EIS included earth, water quantity and quality, plants and
animals. EA I Blumen staff worked closely with the land planner and golf
course designer to respond to and resolve environmental issues. The project was approved by Kitsap
County and constructed.
Port Ludlow Resort Community EIS - Jefferson County
EA I Blumen staff was retained by Pope Resources to serve as lead
consultant on the SEPA EIS for the Port Ludlow Resort's 10-year
Development Program update. The 1,200-acre site is located adjacent to
Ludlow Bay in Jefferson County. The Development Plan includes: 700
residential units, a 100-slip marina expansion, approximately 50,000
square feet of additional commercial space, construction of a new golf
course clubhouse and an additional 18 holes, and development of
supporting infrastructure and utilities. Concurrent with the EIS on the 10-year Development Plan,
EAlBlumen staff prepared a project-specific EIS on a new 36-room inn, the lnn at Port Ludlow.
EAlBlumen staff managed a team of eight technical consultants in completing the environmental review
for both ElSs. The environmental review supported a variety of federal, state, and local permits,
including a U.S. Army Corps of Engineers Section 10 Permit, HPA Approval, and a Shoreline Substantial
Development Permit. EA I Blumen staff assisted in the identification and resolution of key technical
issues, including utility capacity, archaeological resources, groundwater withdrawal and quality, and
transportation access/circulation. Construction of the lnn at Port Ludlow and the marina was completed
in the 1990s. Construction of other components of the Development Plan is ongoing.
lefferson County
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EA I Blumen staff has had an ongoing role on Quadrant's Snoqualmie
Ridge planned community since 1986. At build-out, Snoqualmie Ridge will
feature approximately4,000 residential units, a business park, retail
center, golf course, schools and extensive recreation and open space
system. EA lBlumen staff successfully managed and prepared three
separate SEPA EIS documents over an 18-year period (for SR 1, SR 2 and
Snoqualmie Parkway). The first EIS for Snoqualmie Ridge addressed
annexation by the City of Snoqualmie and 25-year build-out under a
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SECTION 3 - Project Understanding
We understand that Jefferson County is seeking to complete a Supplemental Environmental lmpact
Statement (SEIS) for the Pleasant Harbor MPR. The proposed resort is located on approxim ately 257
acres of the 710-acre Black Point Peninsula along the western side of the Hood Canal south of Brinnon
ln 2OO7 , Jefferson County completed a programmatic-level ElS, and in 2008 they approved a
comprehensive plan amendment to establish a boundary for the Pleasant Harbor resort. A condition of
approval was that all subsequent project-level development be analyzed in a SEIS.
The Pleasant Harbor MPR Project SEIS will include the nine elements of the environment analyzed in the
2007 programmatic-level EIS (shellfish, water, transportation, public services, shorelines, fish and
wildlife, rural character/population, archeological/cultural resources, and critical areas), in addition to
the following elements: earth, air quality, plants, energy and natural resources, housing and
employment, light and glare, aesthetics, utilities, and fiscal analysis. Three action alternatives and a no-
action alternative will be analyzed in the SEIS. Alternative 1 is the developer's proposal as described in
the 2007 EIS; Alternative 2 is similar to the developer's proposal but modified to comply with the
conditions of approval; and, Alternative 3 is similar to Alternative 2 with additional modifications to the
marina development to comply with the updated Jefferson County Shoreline Master Program, and
rebalancing of residential units on the golf resort side of the MPR.
We gather that a considerable amount of work has been performed in support of the SEIS to date,
including: scoping of the SEIS, drafting descriptions of the three EIS alternatives, completion of draft
technical reports, and peer/County review of these reports. We understand that the technical reports
have been revised based on these comments; EA I Blumen will either incorporate these revised reports
into the SEIS, or reports that have received a second round of review by Adolfson and the County.
We understand that the SEIS will be completed through a third-party agreement between the applicant,
the County, and the SEPA consultant.
It is anticipated that a preliminary Draft SEIS will be prepared by early fall.
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Jelferson County
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SECTION 4 - Overall SEIS ApproachfiItlork Plan
EAlBlumen's approach to the SEPA process for the Pleasant Harbor SEIS will be to prepare
comprehensive documentation that identifies and resolves the key environmental issues and mitigation
as early in the process as possible. Based on our substantial experience preparing ElSs for mixed-use
development projects, including resort/waterfront projects, we will be cognizant of the County's needs
and expectations throughout the SEPA process. Furthermore, our approach will be as time and cost
efficient as possible - given the overall goal of producing a legally-defensible, adequate document that
can withstand a potential challenge and serve as a useful tool for decision makers in the short- and long-
term.
Overall Approach
Hallmarks of EA I BIumen's approach for the Pleasant Harbor SEIS include:
o Understand and fulfillJefferson County's expectations as lead agency;
e Prepare the SEIS in a timely and cost efficient manner;
r Prepare an SEIS that provides an effective balance of both certainty and flexibility for future
development app! ications;
o Ensure that the SEIS process is unbiased and transparent; and,
o Ensure that the SEIS is a complete, adequate, and legally defensible document that can
withstand a potential appeal.
To initiate the SEPA process, we will quickly gain an in-depth understanding of the existing work that has
been prepared for the SEIS. We assume that the applicant's technical team will continue to provide
support on the SEIS, and that we will use and build upon the existing information and studies prepared
for the SEIS to date. EA I Blumen has successfully worked with several of the existing technical team
members in the past, including GeoEngineers, TENW, and Cultural Resource Consultants (Glenn
Hartmann), as well as staff at ESA Adolfson; these relationships will be invaluable for the Pleasant
Harbor SEIS effort.
Good communication will be a key feature of EA I Blumen's approach to the Pleasant Harbor SEIS. We
will communicate with and update the County and applicant on any issues that arise in a timely manner.
For example, at the outset of the SEIS effort, we will quickly review the existing project description and
technical analyses to confirm their adequacy for use in the SEIS. We will prepare a memo that we will
circulate to the county and applicant that summarizes our findings, and outlines any additional
information/analysis that will be required to prepare the SEIS.
Team Organizational Structure
The following chart illustrates our proposed team organizational structure for the Pleasant Harbor SEIS.
It demonstrates our understanding of the roles, responsibilities, and relationships of the Pleasant Harbor
EIS team members, and ensures the efficient production of the Pleasant Harbor SEIS and seamless
interface with the County, applicant, and public throughout the SEIS process.
JelIe6on County
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Peer Review
ESAAdolfson
Applicant
.ftatesman Gmrp, Inc.
Applicant's Technical
Consultants
EAlBlumen Quality
Control
Cretcher Brumer, .\' enior Techrical
Reilea,
EAlBlumen Prime
Consultant/EIS Proiect
Manager
Nclt 5' ch ipa ns ki, llI a nager, P la nning a nd
f:nilronmental Rtrietv
EAI Blumen In-HouseTeam
EIS Preparation
Karen Slwenson, EIS I -ead
Jef Ding Planner
Kisry Holfinger, Planner
As shown by this chart, Jefferson County will be the SEPA lead agency for the SEIS, and is responsible for
the environmental review on the proposed project. The applicant and their technical consultants will
provide data/studies on the project that will be used in preparing the SEIS. EA I Blumen will manage and
prepare the ElS, under the direction of the County. A protocol will be developed with the County for
EAlBlumen's communication with the applicant and their technical consultants.
Key team members for the Pleasant Harbor SEIS from EA lBlumen will include Rich Schipanski, Gretchen
Brunner, and Karen Swenson. Their profiles and a description of their proposed roles on the EIS are
provided below. See Section 8 - Resumes for additional information on Rich, Gretchen, and Karen.
Rich Schipanski is recognized in the region for his expertise in SEPA compliance, public participation,
project management and SEPA environmental analysis. He has over 20 years of SEPA experience,
including for some of the most complex and controversial projects in the region. Rich will serve as the
Project Manager on the Pleasant Harbor SEIS. ln this capacity, he will be the day-to-day contact with the
County, manage preparation of the SEIS, and will oversee budget and schedule compliance.
Gretchen Brunner has over 25 years of experience in SEPA and NEPA compliance, project management,
and technical review for a diverse range of projects, including large resorts, waterfront projects, and
mixed-use projects. Gretchen will serve as the Senior Technical Reviewer on the Pleasant Harbor SEIS. ln
this role, she will independently and comprehensively review all project deliverables to ensure that SEPA
requirements are met and EAlBlumen's high standards have been achieved.
Karen Swenson has over 15 years of experience in SEPA compliance, EIS project management, land use
code development, and planning assistance for various agencies throughout Washington State. Karen
will serve as the EIS lead, and will function as the document's principal author. Karen will be supported
by in-house staff with substantial experience on similar EIS projects.
lefferson County
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SEPAL.eadAgenE
Scope of Work
EA lBlumen will manage preparation of the Pleasant Harbor SEIS, in coordination with the SEIS team and
under the direction of Jefferson County. Following are our overall assumptions for the SEIS.
Overall Assumptions
We assume that draft technical reports in the following areas have been prepared and peer-
reviewed by ESA Adolfson and the County; we will either incorporate these revised reports into
the SEIS, or reports that have received a second round of review by ESA Adolfson and the
County (we will confirm the approach in Phase 1 - Project lnitiation). The reports will be
appended to the SEIS. EA I Blumen will summarize the reports in the text of the SEIS.
o Shellfish (GeoEngineers, lnc.)
o Water (Bender Consulting, LLC and Subsurface Group, LLC)
o Transportation (Transportation Engineering Northwest)
o Shorelines (GeoEngineers, lnc.)
o Fish and Wildlife (GeoEngineers, lnc.)
o Archeological and Cultural Resources (Cultural Resource Consultants - Glenn Hartmann)
o Critical Areas (GeoEngineers)
o Earth (Subsurface Group LLC)
o Plants (GeoEngineers, lnc.)
o utilities (2020 ENGINEERING, lnc., H R Esvelt Engineering)
o Air Quality/Greenhouse Gas Emissions (Failsafe Canada, lnc.)
a EA lBlumen will be directly responsible for preparing the following sections of the SEIS (in
certq!n cases, we assume that information will be provided by the applicant to prepare the
sections, as briefly described below). We will coordinate with the applicant's engineer, Craig
Peck and Associates, to obtain this information.
o Public Services
o Rural Character/Population
o Energy and Natural Resources (based on LEED information provided by the applicant)
o Housing and Employment (based on a jobs study provided by the applicant)
o Light and Glare (based on Dark Sky lighting information provided by the applicant)
o Aesthetics (based on building and landscape design information provided by the
applicant)
o Fiscal Analysis (based on a draft MOU/MOA provided by the applicant)
Phase 1- Project lnitiation
ln order to initiate the SEIS process in an efficient and timely manner, we propose to undertake the
following First Steps:
Coordinate with Jefferson County and the peer review team regarding work performed in
support of the SEIS to date.
Complete a review of the revised technical studies prepared by the applicant's technical team to
confirm their completeness and adequacy for inclusion in the SEIS.
ldentify additional project information/analysis needed to prepare the SEIS (we will prepare an
lnformation Needs Memo that lists this additional information/analysis. The Memo will be the
framework moving forward with the technical analyses and has been a proven and valuable tool
to achieve an efficient start to the EIS).
Prepare a detailed schedule for the SEIS. /'
a
a
a
a
a
Jelferson County
Pleosont Harbor Supplemental El5
EIIIBTUMEN
luly 20,201277
{
Phase 2 - Preliminary Draft SEIS
EA I Blumen will manage preparation of the Preliminary Draft SEIS. Specific tasks that we will accomplish
in this phase include:
1. Complete the Description of the Proposed Actions ond Alternotives chapter of the Draft SEIS
(based on the draft project description prepared by the previous SEPA consultant and additional
information provided by the applicant). We will circulate this chapter to Jefferson County and
the applicant early on for concurrence.
2. Summarize all technical analyses prepared in support of the SEIS.
3. Serve as the principal author of the Preliminary Draft SEIS; directly prepare the Fact Sheet and
Summory chapters, directly prepare certain sections of the Affected Environment/lmpocts
chapter, and incorporate the technical analyses prepared by the applicant's team into the
Affected Environment/lmpocts chapter (see the OverallAssumptions above for our assumptions
regarding responsibilities for the various sections of the SEIS).
4. Produce the Preliminary Draft SEIS for review by Jefferson County and the applicant.
Phase3-DraftSEIS
We will complete and issue the Draft SEIS as follows:
1. Revise the Preliminary Draft SEIS based on comments received.
2. Coordinate production of the Draft SEIS for issuance and public comment.
3. Prepare for and help conduct the Draft SEIS public hearing during the comment period (if held)
to obtain oral comments.
4. Attend public hearing of the Planning Commission's review and recommendation of the SEIS.
Phase4-FinalSEIS
We will prepare the Preliminary Final SEIS, and complete and issue the Final SEIS as follows:
1. Review all written (and oral) comments received on the Draft SEIS.
2. Coordinate with Jefferson County to determine whether any of the comments require further
analysis and the approach to responding to key comments.
3. Assemble responses to comments and summaries of any additional analysis in the form of a
Preliminary Final SEIS for review and comment by Jefferson County and the applicant.
4. Revise the Preliminary Final SEIS based on pertinent comments received.
5. Coordinate production of the Final SEIS for issuance.
lelferson County
Pleosont Horhor Supplementol EIS 12
gIIBLUMEN
July 20,2O12
SECTION 5 - Preliminary Cost Estimate
Our preliminary estimate of the costs to complete the Pleasant Harbor SEIS is provided below. We have
broken down this preliminary estimate by the major EIS phases: Phase 1 - Project lnitiation, Phase - 2
Preliminary Draft SEIS; Phase 3 - Draft SEIS, and Phase 4 - Final SEIS (see the general scopes of work for
these phases described in Section 4 - Overall SEIS Approach/Work PIan). The estimated costs for the
later EIS phases (Phases 3 and 4), while based on our experience on similar projects, are more
speculative, as they depend upon the level and substance of County/applicant comments on the
Preliminary Draft SEIS and subsequent agency and public comments on the Draft SEIS. We anticipate
refining the estimates for Phases 2,3, and 4 based on development of detailed scopes of work and
schedules in collaboration with County staff.
EA I Blumen Preliminary Cost Estimate
Phase 1 - Project lnitiation 55,500
Phase 2 - Preliminary Draft SEIS 540,000
Phase 3 - Draft SEIS 520,000
Phase 4 - Final SEIS 522,000
Total 587,500
Notes: Specific costs for Phases 3 and 4 will ultimately depend upon the level and substance of
comments from the County/applicant on the Preliminary Draft SEIS and Preliminary Final SEIS, and from
the public and agencies on the Draft SEIS. Costs for Phases 3 and 4 do not including printing ofthe
issued SEIS; these costs will ultimately take into account the potential to place the SEIS on the County's
website, and to produce a certain number of CDs of the document.
Following are EAlBlumen's current billing and other rates (i.e. auto mileage, copying, and expenses)
EAlBlumen 2O12 Billing Rates
Rich Schipanski
Gretchen Brunner
Karen Swenson
Michele Sarlitto
Jeff Ding
Kristy Hollinger
Jenny Claflin
Manager, Planning & Environmental Review
Senior Planner
Senior Planner
Senior Planner
Planner
Planner
Administrative
175
740
130
r25
90
80
50
Other Rates:
Auto mileage, per mile $0.55
ln-house photo copies, per page $0.15
Handling charge on subcontractors and expenses 10%
CostTasks
Jefferson County
Pleasont Horbor Supplementol EIS
EITIBLUMEN
luly 20,201273
Staff Title Rate
SECTION 6 - Timeline
As indicated earlier in this proposal, EA I Blumen has considerable experience in the preparation of
thorough and adequate EIS documents on aggressive timelines. Our origination and early start process
have proven successful on numerous previous ElSs for large mixed-use projects. EA I Blumen is
committed to using our expertise to complete a preliminary Draft SEIS by early fall. As shown by this
timeline below, we anticipate completing the SEIS process in approximately 8 months. However, the
actual schedule will depend upon the level and substance of comments that we receive on the
Preliminary Draft and Final SElSs, and on the Draft SEIS.
Project lnitiatiof,
Review and Oonfirmauon d Bisting Documertation
Compile Preliminary Draft SEIS
Peer revrevcounty review period
lnmrporate revi* commentg
Prepareand lssue Draft SEIS
Compile Preliminary Final SEIS
Prepare and lssue Final SEIS. Public
lelferson County
Pledsont Horbor Supplementol EIS
BTIBTUMEN
luly 20,201275
201:2 2(}tB
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SECTION 7 - References
Kristi Tripple - Project Manager
Rowley Properties, lnc.
Phone: 425.392.6407
Project: Hyla Crossing and Rowley Center Redevelopment Project EIS
Chi p Vi ncent - Admin istrator/Pla nning Di rector
City of Renton, Community and Economic Development
Phone: 425.430.6580
Project: Quendall Terminals Redevelopment Project EIS
Mike Stoner - Director of Environmental Programs
Port of Bellingham
Phone: 360.676.2500
Project: Waterfront District Redevelopment Project EIS
lefferson County
Pleasant Horbor Supplemental EIS
gIIBLUMEN
luly 20,201217
!
SECTION 8 - Resumes
lelterson County
Pleasont Horbor Supplementol EIS
EIIIBIUMEN
July 20,201279
Mr. Schipanski has 21 years of land use assessment,
environmenta I ana lysis, permitting, a nd project
management/coordination experience for a wide range
of projects including: waterfront redevelopments, mixed-use
developments, education/major institution projects, industrial
mining operations with barge, rail and truck transportation
modes, residential proposals, business park, and industrial
projects. He has coordinated large teams of technical
consultants in support of State Environmental Policy Act (SEPA)
and National Environmental Policy Act (NEPA) documentation,
land use approvals, and permitting. Mr. Schipanski provides
strategic planning services to public and private clients related to
SEPA and NEPA compliance for mixed-use, institutional, and
industrial, and residential projects.
Qualifications
Education
M.C.P.; San Diego State University; City
Planning; 1987
B.A.; Washington State University;
Landscape Architecture; 1 984
Professional Aff i liations/Appointments
American Planning Association
City of Kenmore Planning Commission,
2001-2005
Experience
Years with EA: 9 Total Years: 21
Representative EIS Experience
Waterfront District Redevelopment Project EIS - Bellingham, WA; Client: Port of Bellingham; Role: EIS Project
Monager - Managed preparation of a SEPA Planned Action EIS for the Port of Bellingham's proposed
redevelopment of approximately 216 acres of maritime industrial property on Bellingham Bay to a mixed-use
master plan development. Managed a team of six technical consultants and served as lead environmental
consultant with the Port and the City throughout the SEPA process.
Hyla Crossing ond Rowley Center Redevelopment Project EIS - lssoquoh, WA; Client: CiA of lssaquoh; Role: EIS
Project Director - Directed preparation of a SEPA Planned Action EIS for redevelopment of the approximately 75-
acre Hyla Crossing and Rowley Centersite located in Central lssaquah to a mixed-use development. Key
environmental issues that were evaluated in the EIS included: water resources (with three stormwater
management scenarios), critical areas/plants and animals (including potential impacts to Tibbetts Creek, wetlands
and Lake Sammamish), and transportation/parking. The EIS also represented the potential aesthetic and view
impacts of the proposed redevelopment.
Shelton Hills Mixed-use Development EIS - Shelton, WA; Client: Holl Equities; Role: EIS Project Director -
Directing preparation of a SEPA EIS for mixed-use development of the approximately 700-acre site located in the
City of Shelton. The E15 will analyze the full complement of elements of the environment. Compatibility of the
development with the adjacent regional airport will be evaluated. Natural environment issues related to the
project will also be addressed.
Snoquolmie RidgePlonned Community ElS - Snoquolmie; Client: Quodront Corp.; Role: Assistont Project Manoger
- Assisted in managing preparation of several SEPA ElSs for the Snoqualmie Ridge Planned Community, including:
annexation by the City of Snoqualmie and 25-year build-out under a master plan, and two subsequent project-level
ElSs (one for a specific Mixed-Use Plan for the 1,300-acre property, and another for construction of the
Snoqualmie Ridge Parkway).
White Horse PUD ond Golf Course EIS - Kitsop County; Client: Pope Resources; Role: EIS Project Monqger -
Managed preparation of a full-scope EIS for the 450-acres Whitehorse Planned Unit Development and golf course.
Key environmental issues analyzed in the EIS included earth, water quantity and quality, plants and animals.
Worked closely with the land planner and golf course designer to respond to and resolve environmental issues.
Lokepointe Mixed-Use Redevelopment Project EIS- Kenmore, WA; Client: King County, Role: EIS Projed
Monager - Managed preparation of the proposed conversion of a contaminated industrial site on Lake
Washington to a mixed-use development with marina, shoreline improvements, and major transportation
infrastructure facilities. The full-scope EIS was completed within a 1-year time period.
Jefferson County
Pleasont Horbor Supplementol EIS
EIIIBLUMEN
luly 2O,207221
Rich Schipanski, Manager, Planning and Environmental Review
Ms. Brunner has 27 years of experience in project management,
land use assessment, environmental review services, and Qualifications
permitting assistance for a wide variety of projects, including Education
some of the largest and most complex in the Puget Sound B.L.A.; University of Washington; Landscape
region. she successfully managed environmental review for Architecture; 1983
resort communities, mixed-use and residential developments, B.A.; Whitman Coltege; Biology; 1976
large master planned communities, shopping centers, major
downtown towers, mining operations, Experience
infrastructure/transportation facilities, and institutionar projects. Years with EA: 9 Total Years: 27
ln total, she has managed and prepared over 100 environmental
impacts statements (ElSs) under the State Environmental Policy
Act (SEPA) and National Environmental Policy Act (NEPA) for projects throughout the region.
Representative EIS Experience
Hylo Crossing ond Rowley Center Redevelopment Project EIS - lssoguoh,WA; Client: City ol lssoquoh; Role: EIS
Project Manager - Managed preparation of a SEPA Planned Action EIS for redevelopment of the approximately
75-acre Hyla Crossing and Rowley Center site located in Central lssaquah to a mixed-use development. Key
environmental issues that were evaluated in the EIS included: water resources (with three stormwater
management scenarios), critical areas/plants and animals (including potential impacts to Tibbetts Creek, wetlands
and Lake Sammamish), and transportation/parking. The EIS also represented the potential aesthetic and view
impacts of the proposed redevelopment.
Shelton Hills Mixed-use Development Eli - Shelton, WA; Client: Hall Equities; Role: El9 Proiect Msnager -
Managing preparation of a SEPA EIS for mixed-use development of the approximately 700-acre site located in the
City of Shelton. The E15 will analyze the full complement of elements of the environment. Compatibility of the
development with the adjacent regional airport will be evaluated. Natural environment issues related to the
project will also be addressed.
Quendoll Terminols Redevelopment Project El9 - Renton, Woshington; Client: Century Pacific, LLC; Role: EIS
Project Monager - Managing preparation of a SEPA EIS for a mixed use project on an approximately 25-acre
"Superfund" site adjacent to Lake Washington. The EIS addresses the relationship between ongoing
cleanup/remediation efforts with U.S. Environmental Protection Agency on the site and the SEPA EIS process for
the eventual redevelopment, particularly related to geotechnical issues, critical areas, and public access. Visual and
transportation impacts analysis are also addressed.
Woterfront District Redevelopment Project EIS- Bellinghom, WA; Client: Port ol Bellinghom; Role: EIS Senior
Plonner - Assisted in authoring the SEPA Planned Action EIS for the Port of Bellingham's proposed redevelopment
of approximately 216 acres of maritime industrial property on Bellingham Bay to a mixed-use master plan
development. Prepared the water and biological resource-related sections, and provided quality control and
quality assurance on the SEPA documents.
Redmond Ridge Urban Plonned Development, King County, WA; Client: Quodront Corporation; Role: EIS Project
Monoger - Managed preparation of SEPA ElSs for various phases of the proposed Urban Planned Development
on approximately 1,000 acres in King County. Coordinated the work of six technical consultants. Addressed the
following key issues in the EIS: water resources, geotechnical issues, critical areas, transportation, and public
services. The relationship of proposed urban development to surrounding rural uses was evaluated in the ElS.
Port Ludlow Resort Community, teffercon County, WA; Client: Pope Resources; Role: EIS Projed Monoger -
Managed preparation of the the SEPA EIS for the Port Ludlow Resort's 10-year Development Program update. The
approximately 1,200-acre site is located adjacent to Ludlow Bay in Jefferson County. A programmatic EIS was
prepared on the Developoment Plan, and a project-specific EIS on the new inn and marina expansion. Assisted in
the identification and resolution of key technical issues, including utility capacity, archaeological resources,
groundwater withdrawal and quality, and transportation access/circulation.
lelferson County
Pleasant Horbor Supplementol EIS 22
gTIBLUMEN
luly 20,2072
Gretchen Brunner, Senior Planner
Karen Swenson, Senior Planner
Ms. Swenson has 18 years of experience in project
management, land use entitlement, environmental analysis,
comprehensive planning, subarea/master planning, land use
code development, and permitting assistance for cities,
counties, and ports throughout Washington State.
Karen has drafted GMA comprehensive plan documents and
SEPA analyses for both project-related and programmatic
actions. Karen's experience includes the preparation ofjoint
comprehensive plans/environmental impact statements (ElSs),
as well as ElSs for subarea plans adopted as planned actions.
Qualifications
Education
M.P.; University of Virginia; Urban and
Environmental Planning;'l 992
B.A.; Pacific Lutheran University; Economics
and Earth Science; 1988
Registrations/Ce rtif ications
American lnstitute of Certified Planners;
1996
Professional Aff iliations/Appointments
Representative EIS Experience American Planning Association
Yesler Terroce Redevelopment Project Els - seottle, wA; client: City of Duvall Planning Commission; 2000-
CollinsWoermon; Role: EIS Project Monqger - Managed 2007
preparation of the SEPA EIS for redevelopment of Yesler Experience
Terrace, Seattle's oldest public housing development, located on Years with EA: 2 Total Years: 18
approximately 28 acres in the First Hill neighborhood. Managed
the efforts of a team of technical consultants in the fields of transportation, historic and cultural resources, air,
noise, environmental health, geology, water resources and public utilities. Directly prepared analyses of land use,
relationship to plans and policies, aesthetics, socioeconomics, environmentaljustice and public services (including
parks and recreation, schools, fire services, police services and community services).
Energy Northwest SEPA Planning Seruices - Kolamo, WA; Client: Energy Northwest; Role: Eli Project Manoger -
Overseeing review of the SEPA EIS for a natural gas fired combustion turbine at the Port of Kalama. Managing the
efforts of at team of technical consultants in the fields of geology, air quality, noise, critical areas, utilities,
transportation, and historic resources. Directly preparing the analyses of land use, relationship to plans and
policies, population and employment, and aesthetics.
Downtown Puyollup Comprehensive Plan Amendment EIS - Puyallup, WA; Client: City of Puyollup; Role: EIS
Project Manoger - Managed preparation of the SEPA EIS for comprehensive plan amendments, development
code amendments, and the formation of a Transfer of Development Rights program to increase the density and
land use intensity in Downtown Puyallup. Analyzed two alternatives with varying levels of associated population
and employment. Coordinated a team of technical consultants in the fields of transportation, utilities, and
stormwater. Directly prepared the analyses of land use, relationship to plans and policies, historic resources, public
services, a nd aesthetics.
Main Street Axton Corridor EIS - Ferndale, WA; Client: City ol Ferndole; Role: EIS Project Manager - Managed
preparation of the EIS for a subarea-wide Planned Action EIS to support future commercial development in a 443-
acre area centered around the Main Street/Axton exit from lnterstate 5 to the City of Ferndale. Prepared a
Planned Action EIS that will support future streamlined environmental review for qualified projects. Coordinated a
team of technical consultants in the fields of transportation, land use, and public utilities. Directly prepared the
analysis of public services.
South Kitsap lndustriol Areo EIS - Bremerton, WA; Client: City ol Bremerton; Role: Senior Planner - Assisted in
authoring the sub-area Planned Action EIS to support future industrial development in a 3,500-acre area recently
annexed to the City of Bremerton. Prepared a Planned Action EIS that will support future streamlined
environmental review for qualified projects. Helped manage the efforts of the team of technical consultants in the
fields of transportation, cultural resources, natural environment (wetlands, geologically hazardous areas, water
resources, and plants and animals), greenhouse gas. Directly prepared the analyses of land use, relationship to
plans and policies, and aesthetics.
Pleasont Horbor Supplementol EIS 23 tuly 20,2072