HomeMy WebLinkAbout066NOV
Pleasant Harbor Marina and Golf Resort
Grading and Drainage
Engineering Report
May 16, 2012
JEFFERSON COUNTY
Prepared for:
The Statesman Group of Companies
7370 Sierra Morena Blvd. S.W.
Calgary, Alberta, T31-1 4H9
Prepared by
Craig A. Peck & Associates
11402 40th Avenue E.
Tacoma, WA 98446
Table of Contents
Section
Number
Chapter and Section Titles
Page
Number
1.0
PROJECT OVERVIEW
1-1
1.1
History and Background
1-1
1.2
Pre -Developed Conditions
1-2
1.3
Proposed Development
1-3
1.3.1 Alternative 1
1-4
1.3.2 Alternative 2
1-11
1.3.3 No Action
1-11
1.4
Phased Development
1-12
2.0
CLEARING AND GRADING PROPOSAL
2-1
2.1
Existing Conditions
2-1
2.2
Proposed Developed Conditions
2-2
2.3
Design Requirements
2-2
2.4
Project Impacts
2-2
Potential Construction Impacts
2-2
Onsite Gravel Processing
2-6
Stockpiling
2-6
Potential Operational Impacts
2-7
2.5
Mitigation Measures
2-7
2.5.1 Compliance with FEIS Conditions
2-7
2.5.2 Compliance with Board of County Commissioners Conditions
2-8
2.5.3 Applicable Regulations and Commitments
2-9
2.5.4 Other Recommended Mitigation Measures
2-9
2.6
Phased Development
2-10
3.0
STORM DRAINAGE
3-1
3.1
Existing Conditions
3-1
Project Water Shed
3-1
Project Sub -basin
3-1
Topographic Relief
3-1
Geology and Soils
3-2
Site -Specific Drainage Basins
3-2
Wetland
3-2
Hydrologic Characteristics
3-2
Rainfall
3-3
Runoff/Infiltration/Groundwater
3-3
3.2
Proposed Development Conditions
3-3
3.2.1 Alternative 2
3-4
3.2.2 Alternative 1
3-5
3.2.3 No Action Alternative
3-5
3.3
Stormwater Management Standards
3-5
3.3.1 Stormwater Quantity Control
3-6
3.3.2 Stormwater Quality Treatment
3-7
3.4 Project Impacts
3-7
Potential Construction Impacts
3-8
Potential Operational Impacts
3-9
Stormwater Quantity Changes
3-9
Stormwater Quality Changes
3-9
3.5 Mitigation Measures
3-10
3.5.1 Compliance with FEIS Conditions
3-10
3.5.2 Compliance with Board of County Commissioners Conditions
3-10
3.5.3 Applicable Regulations and Commitments
3-13
Wetpools
3-15
Biofiltration
3-15
Oil/Water Separation
3-15
Infiltration
3-15
Filtration
3-16
Emerging Technologies
3-16
3.5.4 Other Recommended Mitigation Measures
3-16
Stormwater Infiltration
3-16
Wetlands
3-17
Stormwater Pumping
3-17
Rainwater Harvesting
3-17
Reduce the Quantity of Stormwater to be Infiltrated
3-17
3.6 Phased Development
3-17
4.0 REFERENCES
4-1
List of Figures
Figure
Number
Figure Title
Page
Number
1.1
Vicinity Map
1-5
1.2
Existing Site Conditions Aerial Photograph
1-6
1.3
Existing Topographic Map
1-7
1.4
Alternative 2: Overall Site
1-8
1.5
Alternative 2: Maritime Village, Marina, and Marina Center Area
1-9
1.6
Alternative 2: Golf Course/Golf Resort Area
1-10
2.1
Alternative 2, Grading Plan — Cuts and Fills — Golf Resort
2-4
2.2
Alternative 2, Grading Plan — Cuts and Fills — Marina Area
2-5
A.1
Alternative 2: Phasing Overall Site
A.2
Alternative 2: Stage I Phase 1
A.3
Alternative 2: Stage I Phase 2
A.4
Alternative 2: Stage I Phase 3
A.5
Alternative 2: Stage II Phase 1
A.6
Alternative 2: Stage II Phase 2
A.7
Alternative 2: Stage II Phase 3
B.1
Soil Infiltration Map
A-1
C.1
Existing Drainage Basins
B-1
C.2
Developed Drainage Basins — Golf Resort
B-2
C.3
Developed Drainage Basins — Marina Area
B-3
CA
Conceptual Infiltration Facility Locations
B-4
List of Tables
Table Page
Number Table Title
Number
2.4.1 Clearing Estimate for Site Plan 2-3
3.2.1 Pleasant Harbor Marina and Golf Resort
Projected Impervious Cover 3-4
List of Appendices
Appendix Appendix Title
Number
Page
Number
A Phased Development Proposal
A-1
B Soil Infiltration Map
B-1
C Storm Drainage Calculations
C-1
1.0 PROJECT OVERVIEW
This report documents existing site conditions and provides analysis of the proposed clearing
and grading and stormwater management for the Pleasant Harbor Marina and Golf Resort, a
Master Planned Resort proposal in the Brinnon Subarea of Jefferson County, Washington.
Included in this report are calculations and analysis of projected impacts associated with
implementing Alternative 2 (Statesman's preferred alternative), qualitative comparisons related
to implementing 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 2007
FEIS, as required 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 design team.
The Pleasant Harbor Marina 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 Meridian (see Figure
1.1). The site is located in the Skokomish-Dosewallips Water Resource Inventory Area (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 Figure 1-4).
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 is a narrow strip of approximately 20 acres that lies along the southeasterly side of U.S.
Highway 101, north of Black Point Road and along the west side of Pleasant Harbor. The Black
Point properties were previously logged by others and developed as a 500 -unit
NACO/Thousand Trails commercial campground. 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 is an
existing use with upland redevelopment proposed.
1.1 History 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
Comprehensive Plan amendments. An Environmental Impact Statement (EIS) was prepared on
the programmatic land use action. Land use alternatives for MPR development (including no
action) were evaluated in that EIS. The Final EIS was published November 27, 2007. The
Jefferson County Board of County Commissioners (BoCC) approved by Ordinance No. 02-
0128-08 amendments to the Comprehensive Plan and a Comprehensive Plan map change to
designate the area Master Planned Resort. The BoCC decision affirmed in Ordinance No. 02-
0128-08 that the site is better suited for a MPR than for commercial timber harvest or
agricultural production; the MPR plan is and will be consistent with all Growth Management Act
(GMA)-derived development regulations pertaining to critical areas and pertaining to all on-site
and off-site infrastructure; service impacts will be mitigated through a Development Agreement;
mitigation requirements shall be adhered to through a site-specific Zoning Code, Development
Agreement, and permit applications. The Ordinance states that the MPR is to be a self-
contained and fully -integrated planned unit development, in a setting of significant natural
amenities, with primary focus on destination resort facilities consisting of short-term visitor
1-1
accommodations. An 18 -hole golf course and up to 890 residential units were approved with the
MPR designation.
The Master Planned Resort designation was approved for the Pleasant Harbor Marina and
Black Point 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 Washington State Environmental Policy Act
(SEPA), as well as the Board's general police power as a legislative body for the purpose of
mitigating potential significant adverse impacts to the environment, adjacent land use, the
existing transportation system, capital facilities, utilities, parks, and public services. BoCC
conditions imposed to mitigate potential adverse impacts related to stormwater management
are discussed in this technical report.
Prior to entering into a Development Agreement with Statesman, and prior to adopting a site-
specific Zoning Ordinance for the MPR site, Jefferson County requires preparation of a
Supplemental Environmental Impact Statement (SEIS). The SEIS will provide project -level
environmental review to supplement programmatic environmental review completed with the
November 27, 2007 FEIS. MPR land use alternatives were evaluated in the programmatic EIS;
therefore, the SEIS evaluates alternative site plans for developing a Master Planned Resort on
the site, each of which would include the features 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 alternatives being evaluated in the Pleasant Harbor Master Planned Resort SEIS
include Alternative 1 that was developed predominantly in response to the Jefferson County
locally -approved Shoreline Master Program (SMP) update (December 2010) that increases the
Shoreline buffer in the Marina/Maritime Village area from 30 feet to 150 feet. Alternative 1
eliminates the buildings proposed in the 2007 FEIS. Alternative 2 is the project proponent's
preferred alternative that further reduced the area of clearing, quantity of grading, and overall
impervious surfaces. For this reason, Alternative 2 is analyzed quantitatively in this technical
report. Qualitative comparisons are made for the other two build alternatives and for the No
Action Alternative.
1.2 Pre -Developed Conditions
Site elevations range from about 270 feet 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 western
portion of the Black Point area to greater than 100 percent along the southern shore bluffs
along Hood Canal.
Both portions of the property were previously logged by others. The Black Point properties were
previously developed as a 500 -unit NACO/Thousand Trails commercial campground for
recreational vehicles, trailers, and tent campers with paved and graveled roads and parking
areas, tent camp sites, recreational vehicle pad sites, picnic areas with shelter buildings, a
recreation building and swimming pool, restroom buildings with septic tank drainfields, a well for
domestic use, gravel borrow areas, an entry guard house, and fenced equipment storage
areas. The estimated impervious cover over this area of the property is approximately 3.1
' The MPR designation 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 in project documents as
the Pleasant Harbor House), a Bed -and -Breakfast House owned by others, a real estate
office, and several wells (see Figure 1.3). The estimated impervious cover over this area of
the property is approximately 1.8 acres. The estimated impervious cover over the total
property is approximately 2 percent.
The site is located in an area of glaciations that occupied the Puget Sound Lowland
approximately 30,000 to 15,000 years ago. It is likely that the glacial ice advanced and
withdrew several times over the project area during the glacial period, depending on climatic
conditions. Thus, geologic material beneath the site consists of sand and gravel outwash
with some glacial till exposures. Depressions and hummocks formed in glacial outwash
material deposited on and around stagnant glacial ice as the underlying ice melted. The
numerous potholes identified on the property (see Figure 1.3) are kettles formed as sand
and gravel was deposited around stagnant ice blocks that subsequently melted. Several of
the potholes have silty soils in the bottom overlying sand and gravel. A soils map and
additional information describing 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 portion of the
Black Point property (Wetland B), one in a local depression southeast of the largest kettle
(Wetland C), and one along the east property line (Wetland D). These are described in more
detail and illustrated in the Wetland and Wetland Buffer Mitigation Plan Report, Pleasant
Harbor Master Planned Resort (GeoEngineers, Inc., January 26 , 2012).
Existing utilities on the site include power, propane storage and distribution, water, and
telephone.
1.3 Proposed Development
The Pleasant Harbor Marina and Golf Resort was submitted as a Master Plan Resort proposal
in 2006 to the Jefferson County Board of County Commissioners (BoCC) as an amendment to
the Comprehensive Plan. By Ordinance No. 01-0128-08 (dated January 28, 2008), the County
Commissioners approved in concept a "self-contained and fully integrated planned unit
development" to consist of an 18 -hole golf course, central resort facility, additional commercial
uses, marina with 285 berths (existing), and up to a total of 890 residential units 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. Figures 1.4, 1.5, 1.6,
and 1.7 illustrate the current proposal for the resort (Alternative 2, the applicant's preferred
alternative).
Master Planned Resort development under Alternative 2 would include:
♦ Residential structures with a mix of single-family detached homes, single-family
attached dwelling units, and multi -family multi -floor dwelling units: up to 890 units, total.
♦ Commercial areas within the Golf Course/Golf Resort area (30,800 sf), within the
Maritime Village (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 habitat areas to be preserved.
1-3
Stormwater and utility infrastructure, including water, sewer, reclaimed water, and
franchise utilities. (Pleasant Harbor Utility District)
Onsite power generation.
1.3.1 Alternative 1
The Alternative 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 compared 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 within existing
building footprints in the Marina Center (marina upland) area. The marina buildings will be
rehabilitated within the current footprints of the existing structures. Roadway widening and road
realignment to meet the requirements 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 Alternative 1 site plan to a new 3 -story building
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 marina 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 Alternative 2 (12,700 lineal
feet compared to 13,750 If) although Alternative 1 required a widened golf cart/service road
approximately 1750 If in length to provide emergency vehicle access 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 commercial development;
approximately 33 acres of permanent natural open space; an 18 -hole golf course; services and
utilities (e.g., water supply, wastewater collection and treatment to Class "A" 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 8 acres and a
total approximate water volume of 60,000,000 gallons. Total site grading would be
approximately 2,200,000 cubic yards.
1-4
VICINTTY MAP
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Figure 1. 1
CRAIG A. PECK & ASSOCIATES
email; peckassoc@comcast.net
comcast.net
December 20, 2011
Figure 1.2 - Existing Site Conditions Aerial Photograph
1-6
PLEA
SECTIONS 15 & 22, TOWNSHIP 25N., RANGE 2W., W.M. Hoon CANA
CRAIG A. PECK & ASSOCIATES
e-mail: peckassoc@comcast.net
December 20, 2011
GRAPHIC SCALE
500 0 250 500 1000 2000
( IN FEET )
I inch = 500 ft.
PLEASANT HARBOR MARINA & GOLF RESORT
SECTIONS 15 & 22, TOWNSHIP 25N., RANGE 2W., W.M. 0 /
LEGEND
PROJECT BOUNDARY
- SHORELINE _ _ _ -
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e-mail: peckassoc@comcast.net
December 20, 2011
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1.3.2 Alternative 2
The Alternative 2 site plan was modified to improve constructability by relocating buildings,
roads, and the golf course to blend with existing site conditions. The placement of the buildings
was adjusted to ensure they are placed on undisturbed soil. The golf course was redesigned to
retain the existing contours and to minimize site disturbance. Kettle B would not be significantly
reconfigured by mass grading as in Alternative 1. The grading would produce an irrigation pond
with a water surface area of approximate 12 acres and a total approximate water volume of
123,000,000 gallons. The total quantity of mass grading is approximately 1,000,000 cubic
yards.
The Marina Center (marina upland) area has remained as designed in Alternative 1. Minor
design changes were completed in the Maritime Village area. The Maritime Village building
now includes 42 residential units on the east (rear) side in three stories with two stories of
commercial space (16,270 sf) at the front. The total number of parking spaces has increased
with the addition of a parkade under the Maritime building for residents and staff of the
commercial spaces. Surface parking lots are provided at the intersection of U.S. Highway 101
for visitors and Marina slip owners. The Reunion House, Harbor View House, Pleasant Harbor
House and the Bed and Breakfast Harbor House would all remain the same as Alternative 1.
The designed intersection of Black Point Road and the access to the WDFW boat launch has
been relocated approximately 1300 feet to the east of its current location.
Residential units would be decreased by 6 in the Golf Course/Golf Resort area; transferred from
the increased Maritime Loft building of Alternative 1. In order to reduce the built area, the Golf
Terrace buildings have been increased from four to five stories in height (approximately 60 feet
for Terrace 2, 3 and 4, and 70 feet for Terrace 1). The total number of units within the Golf
Terrace buildings has increased by 20 units to 520 from the Alternative 1 layout. The number of
Sea View Villas has been increased by 6 units to 206 units total. The Golf Vista units have
been decreased to a total of 44 units. The Staff/maintenance building and waste water
treatment plant remains the same as Alternative 1. Building positioning has been revised to
allow foundations to be placed on undisturbed soil for the majority of buildings, which allows
them to work with the existing site contours more efficiently than Alternative 1. The golf course
has also been redesigned to integrate it into the existing site conditions. The Alternative 2
recreational amenities have also been repositioned to work better with the existing site layout.
The Alternative 2 on-site electrical power generation proposal would utilize an integrated
system of geothermal (geo-exchange) technology, combined heat and power (CHP) derived
from co -generation systems fueled by 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 site that will be regraded. The size of undisturbed areas will
be significantly increased from the Alternative 1 plan (33 acres) to Alternative 2 plan (75 acres).
Native vegetation, as well as ornamental shrubs, perennials and annuals will be placed in select
locations at the Marina Center, Maritime Village, Terrace buildings and along meandering
pathways to create a parkland atmosphere.
1.3.3 No Action Alternative
If the Pleasant Harbor Marina and Golf Resort did not proceed, there would be no need for the
site preparation and utilities infrastructure described in this report until another development
proposal was submitted at some future time. Based on the site Comprehensive Plan
designation, it is presumed that the site would not be developed further and would continue to
operate as a 60 -unit recreational vehicle park currently permitted by the Jefferson County
Health Department and a 285 -berth marina and until a Master Planned Resort could be
successfully implemented, whether by Statesman at some future time, or by others.
1.4 Phased Development
Statesman proposes to complete the Pleasant Harbor Marina and Golf Resort over a period of
10 years in response to market demand. A detailed construction sequence is described and
illustrated in Appendix A to this report. The Maritime Village building would be the first
commercial/residential structure to be constructed. Other residential structures in the Maritime
Village area could be subsequently constructed, or the Golf Resort Terrace 1
commercial/residential building could be next in the construction schedule. Approximately 50 to
100 residential units per year would be built and made available for occupancy following the
construction of Terrace 1. Full build -out is expected to be complete 5 to 6 years from
commencement of construction.
1-12
2.0 CLEARING AND GRADING PROPOSAL
This section describes potential earthwork, clearing and grading operations that would occur
onsite to support the development, and identifies impacts and alternative means to mitigate
those impacts for the following items:
♦ Clearing and grading activities to create suitable areas for the golf course and
building/residential pads.
♦ Onsite gravel processing to create road -building material, building materials, utility trench
backfill, and building pads.
♦ Clearing and grading in and around sensitive areas
2.1 Existing Conditions
The existing 257 -acre site has variable topography and landscape, shaped by the repeated
advance and retreat of continental glaciers, and grading for the campground and its roads. Site
topography is generally rolling in nature, with average grades ranging from approximately 2 to
more than 100 percent. Maximum grades exceed 100 percent (1 ft horizontal to 1 ft vertical,
1:1) along the southern shore bluffs facing Hood Canal (see Figure 1.3). Aerial topographic
surveys of the area indicate 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 property line, with
0.274 acre on the project site of its approximate 0.5 to 1.0 -acre total area. This wetland is the
headwater of a drainage that flows easterly to Fulton Lake and continues easterly to Hood
Canal approximately 0.5 mile to the east.
Five (5) streams have been identified on the property in the Marina Center/Maritime Village
area (GeoEngineers, January 27, 2012). These streams are classified as Type N (non -fish
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
functions 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. Existing
development includes paved and unpaved road and campsites, office buildings, restroom
buildings, storage buildings, well houses, and picnic shelters. Electric and telephone services, 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 understory of shrubs (GeoEngineers, January 27, 2012). Coniferous trees
2-1
include Western hemlock, Douglas fir, Western red cedar, and Eastern white pine. Deciduous
trees on the site include Pacific madrone, red alder, and big leaf maple. The understory includes
ocean spray, Pacific ninebark, salal, evergreen huckleberry, red huckleberry, bracken fern, deer
fern, sword fern, Scot's broom, and Himalayan blackberry. Wetland area vegetation includes
Scouler's willow, salmonberry, hardhack, baldhip rose, thimbleberry, lady fern, slough sedge,
and false lily -of -the -valley.
2.2 Proposed Developed Conditions
To complete development of a suburban -density Master Planned Resort under either of the two
conceptual "build" alternatives, significant clearing of vegetation, demolition of structures, and
grading would be required in areas south of Black Point Road not designated as sensitive or
protected. Under Alternative 2, grading in the existing marina area (i.e., what is called the
Marina Center on Alternative 2 site plans) would be limited to localized roadway realignment to
improve marina tenant, visitor, and emergency service vehicle access. Over the entire resort
project site, it is expected that approximately 162 acres or 67 percent of the land will be cleared
and graded. Grading of the site will require moving approximately 1,000,000 cubic yards of
earth. In the developed condition of the resort, approximately 13 percent of the site will be
impervious surfaces such as roofs, roads, parking areas, walkways, or recreational facility
improvements. Stormwater will be conveyed and control as required by Jefferson County and
State regulations. Sewage will be collected and treated onsite to Class A standards in a
wastewater reclamation plant. The Class A effluent will be reused onsite for fire protection and
irrigation, and thus returned 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 tank will be
constructed. The proposed location is west of the Terrace 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.
Alternatives 1 and 2 would involve limited clearing and grading in area of the existing marina to
provide two-way vehicular circulation by widening the existing roads and increase curve radii to
minimum standards of the Fire District. Approximate 2 acres would be cleared and
approximately 1500 cubic yards of earth would be moved.
2.3 Design Requirements
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:
♦ Final Geotechnical Investigation (Subsurface Group, LLC, December 9, 2008)
♦ Soil and Earth Impact and Mitigation (Perrone Consulting, Inc., P.S., January 12, 2012)
♦ Habitat Management Plan (GeoEngineers, January 27, 2012)
♦ Wetland and Wetland Buffer Mitigation Plan Report (GeoEngineers, January 26, 2012)
2.4 Project Impacts
Potential Construction Impacts
To complete development of a suburban -density Master Planned Resort under either of the two
conceptual "build" alternatives, significant clearing of vegetation and grading would be required
2-2
Buffers will be established for any protected area including slopes, and guidelines will be
created for work that could occur in the buffers, subject to restoration and/or enhancement
requirements. Slope instability and erosion would be possible if clearing and grading occurred
either on slopes or close to the toe of slopes. Erosion from instabilities could contribute to
sediment in wetlands and streams.
The site plan and grading plan illustrate that the majority of the areas not designated as
protected would be cleared as outlined in Section 2.2, and topography would be significantly
altered (see Figure 2.1). Table 2.4.1 shows the percentage of the site that would be cleared and
graded. Total site grading is estimated to be approximately 1,000,000 cubic yards.
Table 2.4.1. Clearing Estimate for Site Plan
Land Use
IF-
Estimated Clearing
(acres)
Percentage of the Site to be
Cleared
Alternative 2
162
67
Alternative 1 clearing and grading is greater than that of Alternative 2 because of the golf course
design philosophy difference. In Alternative 1 the golf course design used larger gentler graded
sloping areas of play in contrast to the Alternative 2 golf course design that used existing site
topography with limited areas of grading. Residential units were consolidated into larger
buildings in Alternative 2 to reduce the areas of clearing and grading.
A detailed description of habitat values in areas to be cleared is provided in the Wildlife Habitats
and Impact Assessment prepared for the project (GeoEngineers 2008).
The Wetland and Buffer Mitigation Plan (GeoEngineers, Inc., August 21, 2008) will be evaluated
by the Washington State Department of Ecology and Jefferson County decision makers.
2-3
PLEASANT HARBOR MARINA & GOLF RESORT
SECTIONS 15 & 22, TOWNSHIP 25N., RANGE 2W., W.M.
GRAPHIC SCALE Figure 2.1
000 0 200 600 600 1600
GOLF RESORT
( IN FEET) GR
T1A
7�DING PLAN
1 inch = 400 ft. CUTS & FILLS
® ® NATIVE
TOTAL PROJECT AREA = 256.72 Ac. CRAIG A. PECK & ASSOCIATES
THINNED PROPOSED IMPERVIOUS: 30.60 Ac. = 12 % e-mail: peckassoc@comcast.net
PROPOSED PERVIOUS: 226.12 Ac. = 88 % January 6, 2012
PROPOSED NATIVE: 80.04 Ac. = 31.18%
PLEASANT HARBOR MARINA & GOLF RESORT
SECTIONS 15 & 22, TOWNSHIP 25N., RANGE 2W., W.M.
' J
sne roan uneepstra '
see saotun seri] suriz ic�yae ic�.y�s 'rcuyee ,gtnoe
MRotar�ii /--
Ino 01 -11 -ll norM 3 looters WAIWI RCDESIGN 11-02-10 '
TOTAL PROJECT AREA = 256.72 Ac.
i
PROPOSED IMPERVIOUS: 30.80 Ac. • 12 %
PROPOSED PERVIOUS: 228.12 Ac. -88%
/
PROPOSED NATNE: 75.60 Aa -29%
❑ NATIVE
.e
,
GRAPHIC SCALE
i
bZZ
,- Figure 2.2
( IN FEET )
1 inch = 400
MARITIME VILLAGE
GRADING PLAN
CUTS & FILLS
CRAIG A. PECK & ASSOCIATES
e-mail: peckassoc@comcast.net
December 20, 2011
Onsite Gravel Processing
Another earthwork impact would be excavation and grading in areas with suitable gravel
material to be used for onsite construction material. The intent of this element of the proposal is
to utilize existing gravel material for purposes such as golf fairway sand -plating, road building,
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 Fairways 8 (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 distances. The
estimated quantity of gravel available from excavated material processing on the site is
approximately 440,000 cubic yards (in-place material). The estimated quantity of sand
available from excavated material processing on the site is approximately 490,000 cubic yards.
Using a 30 percent swell factor, it is estimated that it would require approximately 30,000 large
off-road transport vehicle trips to move this material from the source to its 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 associated with excavation;
screening of the gravel and rock crushing operation; and onsite hauling and distribution of
material when placing 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 scrapers, excavators, bulldozers, wheeled front -
loaders; a portable screening plant, feed -hopper, portable gravel crusher, finishing crusher,
water trucks, highway/off-road trucks for transport, conveyor belt systems, and vibratory/sheep-
foot compactor rollers.
Stockpiling
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 chipping, 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 stockpiled for
reuse in stream and wetland restoration projects both on- and off-site. Although it is difficult to
assess with any certainty approximate quantities of material 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 in diameter will exist for each area cleared. Once each
phase of the development site is completely cleared, the material will be chipped or otherwise
disposed off-site. Excavators, stump pullers, bulldozers and off-road and highway trucks are
possible machinery that will be needed for this activity.
Topsoil material 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
cleared, approximately 400 to 800 cubic yards of topsoil could be scrapped from the site. The
2-6
quantity of material 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. Topsoil stockpiles may be as large as 30 feet high and 90 feet in diameter.
Scrapers, bulldozers, front -loaders, excavators, conveyor belts, and off-road trucks are the
types of equipment that may be used for this activity.
Potential Operational Impacts
There would be no clearing and grading in the developed condition of the Master Planned
Resort after all construction is complete.
There would be no earthwork impacts if no development activity took place under the No Action
Alternative.
2.5 Mitigation Measures
Mitigation commitments and requirements for clearing and grading impacts would be essentially
the same whichever "build" alternative is selected for implementation.
2.5.1 Compliance with FEIS Conditions
Mitigating Conditions for clearing and grading were noted in Chapter 5, of the Pleasant Harbor
Marina and Golf Resort Final EIS. Each of these conditions and how they have been
addressed by the proposal follows.
Construction period NPDES general permits will need to be obtained from WDOE and
conditions followed to control stormwater during construction to assure no offsite discharge.
A general permit following the requirement of the NPDES will be obtained from WDOE. No
direct discharge of runoff from the golf course to Hood Canal will occur. However, offsite
discharges of treated and controlled runoff will occur in locations where existing drainage basins
discharge onto adjacent properties including Pleasant Harbor.
All construction shall be covered by a stormwater management plan from Jefferson County to
show how stormwater shall be collected, treated, infiltrated, or discharged to prevent any
turbidity, sediment, or other contaminants from reaching the harbor or waters of Hood Canal.
A Stormwater Management Plan will be prepared that meets the requirements of Jefferson
County and the Stormwater Management Manual for Western Washington including discharge
quality limits. Limits for allowable discharge concentrations of pollutants such as turbidity,
sediment, and other contaminants have been established in the NPDES for Washington State.
Meeting a discharge requirement eliminating any discharge containing turbidity, sediment, or
other contaminant exceeds generally accepted requirements and thus is not believed to be the
intent of this condition.
All stormwater crossing newly constructed surfaces shall be collected and treated on site before
discharge, including the golf course fairways, where irrigation and stormwater runoff shall be
collected, treated, retained, and infiltrated on site with no direct offsite discharge.
2-7
All stormwater runoff from new pollution generating impervious surfaces must be treated before
discharge to on or off site locations to comply with Stormwater Management Manual for
Western Washington. To the extent practicable treated runoff will be reused and infiltrated on
the site. Collection, treatment, and infiltration of golf course runoff is proposed. Discharge from
existing basins to offsite locations are to be maintained including locations in the Maritime
Village, Marina Center, treatment plant area, bus stop, Wetland D, and Maintenance and Staff
Building.
A stormwater site plan that includes a construction stormwater pollution prevention plan shall be
developed by the proponent and reviewed and approved by Jefferson County prior to
conducting land disturbing activity on the site.
A Stormwater Site Plan containing a Construction Stormwater Pollution Prevention Plan will be
completed by the proponent for review and approval of Jefferson County prior to any land
disturbing activity on the site.
All stormwater from impervious surfaces shall be captured and treated to Puget Sound Water
Quality standards (2005 edition) before discharge.
Stormwater runoff from impervious surfaces will receive treatment that is required by the
Stormwater Management Manual for Western Washington and Puget Sound Water Quality
standards (2005 edition) before to discharge.
Construction and grading permits shall require stormwater management plans to demonstrate
no discharge to waters of Pleasant Harbor or Hood Canal of any contaminants, turbid waters, or
sediments as a result of operations.
Stormwater Management Plans and Construction Stormwater Pollution Prevention Plans will
demonstrate compliance with requirements of the NPDES permit requirements regarding
allowable concentrations 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 Stormwater Site Plan will illustrate how all stormwater from impervious surfaces of the
improved golf course areas will be captured, treated, reused, and infiltrated.
2.5.2 Compliance with Board of County Commissioners Conditions
BoCC Condition 63.m states that no deforestation or grading shall be permitted prior to
establishing adequate water rights and adequate water supply. The water right was obtained in
2010 and adequate water supply will be provided by the existing onsite wells and an additional
well as development water demand requires.
BoCC Condition 63.q requires that a soil study must prove that site soils are conducive to the
infiltration proposed. That soil study (Subsurface Group, LLC. November 21, 2008) has been
completed and the infiltration rates to be used for final design of stormwater facilities are
illustrated in Appendix B.
W
BoCC Condition 63.w requires to the extent possible the preservation of trees that have
diameters of 10 -inches or greater. The site and development plans for the buildings, roads,
parking areas, and golf course to the extent possible allows for the preservation of those trees.
However, due to the nature of a golf course and residential development a significant
percentage of vegetation (approximately 63 percent) on the site will be removed. Relocation
and replanting of existing trees and shrubs on the site is proposed during the landscaping of the
site by developing an onsite nursery for temporary storage of native plant stock.
2.5.3 Applicable Regulations and Commitments
To minimize potential instability associated with newly -constructed steep slopes as well as
existing steep slopes, the proposal includes locating all roadways and building foundations
outside a setback from the top of the slope equal to the height of the slope. Where additional
geotechnical and engineering analyses show that safety requirements can be met, the width of
this setback may be reduced. Drainage would be directed away from steep slopes to areas
where infiltration would not impact slope stability.
Mitigation measures for impacts to kettle wetlands and wetland buffers are described in a
separate technical report prepared for the project (GeoEngineers, Inc., January 26, 2012).
Noise associated with gravel processing could be addressed by appropriate location and
orientation of plant facilities away from sensitive areas and sensitive receivers. Temporary
screens could be erected around this equipment to minimize sound levels transmitted off-site.
Consideration should also be given to the proximity of existing haul routes and batching plants
to sensitive areas and sensitive receivers. Existing haul roads on the site (former commercial
campground and logging roads) will be utilized. The gravel source and onsite gravel processing
capability would minimize the need for heavy-duty hauling vehicles to transport this construction
material on local roads and State highways for a prolonged period of time. Most construction
vehicle traffic associated with road building would occur internal 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 activity. Topsoil stockpiles will have a
greater potential for erosion by wind or precipitation; therefore, they should be covered per
standard Best Management Practices in addition to being located out of the way of disturbance,
and away from sensitive areas.
All clearing and grading activities, including stockpiling, would be conducted in compliance with
Jefferson County and Washington State Department of Ecology (Ecology) regulations. 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 Western Washington (SWMMWW). Water trucks could be
filled from onsite wells or stormwater ponds for daily use in dust control, as needed. Additionally,
exposed soils could be covered with a number of mulch or cover materials as outlined in the
SWMMWW.
The contractor would be required to comply with applicable regulations for work near wetland
buffers and steep slope buffers.
Construction -related noise would be regulated by Chapter 173-60 of the Washington
Administrative Code (WAC). Work hours would be limited to allowable hours provided 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 from temporary
construction sites as a result of construction activity.
2.5.4 Other Recommended Mitigation Measures
More thorough geotechnical evaluations could be performed to characterize subsurface
conditions at the time of each phased development proposal to address erosion potential, slope
stability, and other potential earth impacts. All proposed development should be designed and
constructed to prevent stormwater runoff from discharging onto slopes in a concentrated
manner.
2.6 Phased Development
To complete development of a suburban -density Master Planned Resort, significant clearing of
vegetation, demolition of structures, and grading would be required in all areas not designated
as sensitive or protected. It 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 involve work in three
areas as shown on Figure A.2 in Appendix A: Wastewater Treatment Plant, Water Storage tank,
and construction materials processing site. The Wastewater Treatment Plant site includes a
retaining 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
distribution system. The tank would eventually be buried to blend into the surrounding
development. The construction materials processing site will be used to sort, crush, and
stockpile site soils for use during construction of the concrete structures, asphalt roads,
drainage/infiltration facilities, and the golf course. Its proposed central location on the site is
near the existing well and away from occupied neighboring properties (see Figure A.1).
Stage I Phase 2 development will include widening U.S. Highway 101 and the southerly
relocation of its intersection with Black Point Road, constructing surface parking and a Jefferson
Transit/Mason Transit bus stop area, relocating the Washington State Department of Fish and
Wildlife boat launch road, widening and minor realignment of the marina entrance drive and
internal roadways, constructing commercial and residential structures and associated parking
north of Black Point Road. Several retaining walls less than 10 -feet in height will be required
along the U.S. Highway 101 right of way line, the east property line, within the marina road
system, and within stream crossing corridors.
Stage II Phase 1 development will include constructing the Terrace 1 building, the largest
commercial/residential building within the resort, and clearing and grading for the golf course,
road beds, and building pads. There are three initial grading objectives for golf course
construction.
a. The first 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 conclusion of grading, the bottom elevation of the reservoir for the
Class A treated reuse water reservoir would be approximately 125 feet, or approximately 65 feet
2-10
higher than the existing bottom elevation. The surface area of the irrigation pond within the
reformed kettle will be approximately 12 acres. Earthwork for this reconfiguration will involve
moving approximately 300,000 cubic yards of material.
b. The second grading objective is to fill and reform the southeast portion of the Black Point
properties 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 existing low
point to form a uniform berm with a minimum elevation of approximately 152 feet. This berm
would provide the form for golf course Fairway 10 (see Figure 1.6). This fairway 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 (right) side of the fairway. This pond would
also collect runoff from the roadway, buildings, and the areas surrounding Fairways 7, 9, and
portions of 8. This elevating and re -contouring of the existing drainage basin would direct runoff
from the developed fairways, roads, and structures to the pond for conveyance out of the newly
formed drainage basin to prevent discharge of golf course runoff 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 (Kettle
C) to create a wetland to replace the existing wetland in the bottom of Kettle B. The existing
bottom elevation of Kettle C is approximately 85 feet. The finished elevation of the created
wetland will be approximately 110 feet.
Stage II Phase 2 development will be comprised primarily of building construction, improvement
of Black Point Road, and completion of the golf course. Building construction will include the
maintenance building and employee housing, large- and moderate -scale residential buildings,
and buildings that contain sewage pumps, irrigation/fire protection pumps, water pumps, and
electric energy generators. Roads and infrastructure will be completed to provide resident and
service access to these buildings and/or next phase. Black Point Road improvements will
include providing structural base, pavement type and depth, and lane number and width
sufficient for anticipated resort and neighborhood traffic volumes. Golf course completion will
include installation of irrigation systems, fine grading/shaping, and seeding/grow-in. Some
fairways may have received temporary vegetation to provide soil stability during the wet season
and thus may require re -shaping and seeding to complete the 18 fairways.
Stage II Phase 3 will complete the construction of structures of large, moderate, and small-scale
residential buildings, and buildings that contain sewage pumps, stormwater pumps, and electric
energy generators. Roads and infrastructure will be completed to provide resident, guest, and
service access.
It is anticipated that gravel base for the roads and building pads would come from within the
Pleasant Harbor Marina and Golf Resort property. Existing haul roads (former commercial
campground and logging roads) would be used to transport material from the gravel extraction
and processing area in the eastern portion of the site throughout the development area.
As grading begins in future phases of the development, it is possible that some areas may
require more fill than cut or visa versa. Under these circumstances, it may be necessary to
move material from a future phase area (but for which a Grading Permit has been issued) 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 materials are disturbed.
2-11
3.0 STORM DRAINAGE
This section describes options for the management and mitigation of stormwater generated
within the Pleasant Harbor Marina and Golf Resort. The potential impacts of storm drainage
infiltration on the Black Point aquifer are presented in reports prepared by Subsurface Group,
LLC (December 9, 2008).
3.1 Existing Conditions
Existing stormwater runoff conveyance systems in the form of culverts are located under Black
Point Road and in the streams and drainages north of Black Point Road including the marina
area. Untreated surface drainage from U.S. Highway 101 is collected roadside ditches and is
conveyed to culverts that pass the runoff under the highway to open channels and other culverts
to discharge in Pleasant Harbor. Drainage that begins upslope from the highway is also
discharged to the roadside ditches and highway culverts.
Based on studies performed by Subsurface Group, LLC, the hydrology of the Black Point aquifer
is strongly influenced by recharge over the upland areas including Pleasant Harbor Marina and
Golf Resort.
Project Watershed
The site is located in the Hood Canal Watershed, within the Skokomish-Dosewallips Water
Resource Inventory Area (WRIA 16).
Project Sub -Basin
The proposed Pleasant Harbor Marina and Golf Resort development is 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 Marina and Golf Resort. Recharge could be increased by
locating the infiltration facilities in areas where there is greater direct flow to the aquifer.
Topographic Relief
Topography in the area of the project site and the Puget Sound region in 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 site, elevations
range from a high of 270 feet in the north central area of the Black Point properties to 0 feet
along the property line and within Pleasant Harbor, at the Marina Center. The Black Point area
of the project site contains several kettles, one of which occurs in impervious soils and supports
a wetland, while the others occur in porous soils and are well -drained.
3-1
Geology and Soils
A Soils and Geology Report was completed for the site by Vincent J. Perrone, P.E. on August
10, 2007 (Subsurface Group, LLC). This evaluation, based on 66 test pits and 3 deep borings
throughout the site, states that the majority of onsite soil explorations generally identified soils
as Vashon Age glacial sands and gravels and confirmed the Natural Resource Conservation
Service (NRCS) soil designations. The NRCS soil maps show onsite soils as a combination of
Grove, Hoodsport, Coastal Beaches, and Rough Broken Land series soils.
The drainage analysis performed using the Western Washington Hydrology Model (WWHM)
software provides for selection of site soil type as either till, outwash or saturated. During final
design of the resort, the soil type in the WWHM drainage basin calculations will be based on the
soil map prepared by Subsurface Group (Figure C.1). This map shows infiltration rates of the
site from soil logs and proposed finished grades from the grading plan.
Site -Specific Drainage Basins
Craig A. Peck & Associates analyzed the topographic map of the site prepared by
GeoEngineers from LIDAR data and delineated thirteen (13) existing drainage basins within the
Black Point properties. Of these existing drainage basins, seven (7) drain away from the site,
but only three (3) of these drain directly to Hood Canal. Runoff from six (6) drainage basins
presently enters local depressions, remains within the site and is infiltrated. These areas are
shown in AppendixC, FigureC.1. Five (5) existing drainage basins were identified within the
Marina Center/Maritime Village area of the site. Each of these basins presently drains to
Pleasant Harbor.
Wetlands
Wetlands are present on the project site, as described in the Wetland Delineation report
prepared for the site (GeoEngineers, Inc., July 20, 2006B). Wetlands are important natural
resources that provide multiple stormwater benefits, including groundwater recharge, sediment
capture, detention, biofiltration, flood attenuation, and stream channel erosion protection.
Wetlands can be severely degraded by stormwater discharges from urban development due to
pollutants in runoff and disruption of natural hydrologic functions. Changes in water levels and
changes in frequency and duration of inundations are of particular concern.
Three (3) wetland systems were identified on the Black Point properties. Wetland B is located in
the large central kettle (Kettle B). Wetland C is located in a smaller depression to the southeast
of the central kettle. Wetland D is located along the east central property line (see Figures 1.3
and ). Wetlands B and C are isolated systems located in kettle basins with no outlet to
surface waters. Wetland D is the headwater of a drainage that flows easterly to Fulton Lake and
continues easterly to Hood Canal (a distance of approximately 0.5 mile).
Implementation of the GeoEngineers Wetland and Wetland Buffer Mitigation Plan (January
2012) will ensure that these features are preserved, replaced, and/or enhanced during site
development.
Hydrologic Characteristics
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. WWHM 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 Santa Barbara Unit Hydrograph (SBUH)
Method for preliminary design of the pumped conveyance system from the Fairway 10 pond to
Kettle B within the development area. Isopluvial maps produced by the U.S. Department of
Commerce were used to establish 24-hour precipitation amounts for use in the SBUH models.
Runoff/Infiltration/Groundwater:
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).
Infiltration of precipitation and surface water seepage account for the primary sources of aquifer
recharge.
3.2 Proposed Developed Conditions
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 -
condition impervious area. Final site design will occur at the time of each phased development
application and will identify smaller sub -basins including offsite 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
runoff.
093
Table 3.2.1. Pleasant Harbor Marina and Golf Resort projected impervious cover.
Proposed
Area Impervious Surfaces
BASIN (in acres) (in acres)
1
24.38
2.20
2
59.74
16.91
3
25.79
2.34
4
4.75
0.32
5
4.87
0.00
6
1.92
0.00
7
13.68
3.18
8
12.71
0.00
9
7.39
1.25
10
5.42
0.00
11
6.70
0.00
12
10.18
0.31
13
3.18
0.00
14
17.95
0.00
15
3.34
0.00
16
1.32
1.03
17
2.94
1.87
18
0.99
0.47
19
0.76
0.39
20
2.41
0.61
Source: Site Plans, Appendix A.
3.2.1 Alternative 2
Proposed building densities and areas of open space are important in determining the amount
of impervious and pervious surfaces, both of which are significant inputs to stormwater drainage
models.
Alternative 2 (the Statesman preferred alternative) would result in approximately 88 percent of
the site being retained in open space in the form of the golf course, natural areas, and buffers.
Natural areas, those not being initially cleared and graded, total approximately 80 acres.
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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.
In the final design, where development patterns and topography allow, more numerous small
distributed bioretention facilities will be designed along roads, parking areas, and fairways rather
than the larger facilities with larger conveyance systems. To the extent practicable, runoff from
roof areas will be infiltrated near the structures producing the runoff. Parking areas where slope
and subsoils are suitable, will be paved with pervious pavements to eliminate runoff. This
approach to stormwater management will be used to more closely mimic the pre -developed
hydrology of the site.
The basis for stormwater management on the site is to infiltrate runoff near its source or collect
and treat runoff as required near its source and convey it to the irrigation pond for storage, to be
used for irrigation 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 runoff from over irrigating while providing adequate moisture
for plant uptake. Replenishment of the aquifer from irrigation during the dry season is expected
to be minimal.
Runoff of fresh water is an important element for the health of Pleasant Harbor and Hood Canal.
Preventing existing runoff quantities from entering these water bodies is inadvisable and/or
prohibited by State and local regulations. Collecting, treating for contaminant removal, and
releasing the runoff at controlled rates to Wetland B, surrounding properties, and Pleasant
Harbor is proposed to meet the intent of BoCC Condition 63 (q).
3.2.2 Alternative 1
Alternative 1 would result in 87 percentage of the overall site being retained in open space in the
form of the golf course, natural areas, and buffers. The basis for stormwater management on
the site would be similar to Alternative 2. However, the use of pervious pavement was not
proposed in Alternative 1 resulting in higher local rates and volumes of runoff.
3.2.3 No Action 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 marina and upland support services,
with a 60 -unit commercial campground on the Black Point properties. No new stormwater
management facilities would be provided. Existing pervious and impervious 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
depressions and existing vegetation would infiltrate, evaporate, and/or transpire nearly all
precipitation that falls on the site.
3.3 Stormwater Management Standards
The Washington Department of Ecology (Ecology) 2005 Stormwater Management Manual for
Western Washington (SWMMWW) includes the latest technology and sciences. However,
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Jefferson County has required a more stringent restriction than the SWMMWW by mandating in
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 direct runoff
to Hood Canal specifically from the golf course fairways 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 Marina Center, Maritime
Village, parking area fronting Black Point Road, wastewater reclamation plant, Maintenance
Building and its associated parking area, and treated and dispersed fairway discharge to
Wetland D along the east property line. However, SWMMWW addresses control of runoff up to
the 50 -year event and not less frequently occurring events such as those that could have a
return frequency of 500 years or longer. Estimates of these runoff rates and volumes from these
events have not been prepared. By extrapolating rainfall data for the single event from isopluvial
maps or from data used to develop the WWHM continuous model, higher rates of rainfall can be
developed to project this runoff. However, if the runoff direction 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 Impact Development (LID) techniques will be used. The techniques of Low Impact
Development differ from traditional development in that they are applied at a smaller scale and
are designed to more closely replicate pre -development hydrology by managing stormwater
closer to its source in small drainage areas, rather than creating large stormwater facilities for
larger drainage basins. Techniques that retain or replace natural land cover, minimize
impervious surfaces, and maximize infiltration of stormwater should be used as much as
possible to enhance aquifer recharge that currently occurs on the Pleasant Harbor Marina and
Golf Resort site. Representative methods for stormwater quality treatment are described below
in Subsection 3.5.
3.3.1 Stormwater Quantity Control
The goal of stormwater quantity control is to protect downstream areas from erosion and
flooding due to increases in the peak rate and frequency of runoff from developed areas. As
presented earlier in this report (Section 3.1), the Black Point properties contain many closed
basins with no offsite downstream discharge. The Marina Center and Maritime Village areas
discharge directly to Pleasant Harbor/Hood Canal at the present time and will continue to do so
in the developed condition of the site. Therefore, prevention of channel erosion due to increases
in the rate and frequency of runoff will be required. Runoff from reconstructed and widened U.S.
Highway 101 and Black Point Road may require control of the flow rate prior to discharge into
Pleasant Harbor. SWMMWW requires that runoff rates from developed areas must not exceed
pre -developed rates ranging from 50 percent of the 2 -year peak flow up to the 50 -year peak
flow. Traditional methods of stormwater quantity control typically include a series of storm drain
pipes or surface structures to convey runoff from the project site to large retention/detention
ponds or infiltration ponds at a location with the lowest elevations of the site drainage basin.
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The flow control standards of SWMMWW are used to determine if a proposed stormwater
facility would provide a sufficient level of mitigation for the additional runoff from developed
areas of the site. Two flow control standards in the SWMMWW — "Flow Control" and "Wetlands
Protection" — specify flow frequency and flow duration ranges for which post -development runoff
cannot exceed pre -development runoff. Wetland Protection requires that discharges to wetlands
must maintain the hydrologic conditions, hydrophytic vegetation, and substrate characteristics
necessary to support existing and designated beneficial uses within these features.
The Western Washington Hydrology Model (WWHM) is a continuous runoff model, developed
through funding by the Washington Department of Ecology. This model is used to size
stormwater control facilities to mitigate the effects of changing land cover due to development.
The model is based on long-term rainfall data collected in the local area, and is expected to
produce a more accurate estimate of basin runoff than single -event models that were used prior
to the development of the WWHM. The Quilcene weather station is used by WWHM to predict
rainfall amounts and duration for the Black Point area using a multiplication factor of 1.44 to
model increased runoff quantities.
Drainage calculations using the single event Santa Barbara Unit Hydrograph methodology have
been completed for the predesign of the Basin 1 stormwater pond and stormwater pump
station. Single event runoff modeling continues to be generally used to size stormwater
conveyance systems. Preliminary calculations (see Appendix C) indicate that the stormwater
detention pond on Fairway 10 is to be approximately sized at 0.9 acre at its top with a pond
depth of approximately 10 feet. The pump station is preliminarily designed with a combination
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 (respectively) above the pond bottom to
pump stormwater runoff from Basin 1 into the Basin 2 irrigation pond. The combination of
pumps must provide for 100 percent redundancy and have emergency standby power to
prevent fairway runoff directly to Hood Canal. During final design the actual size of stormwater
management facilities will be determined.
Infiltration (groundwater recharge) from the irrigation pond begins to occur when the irrigation
pond water surface rises above the pond liner elevation. If the water surface elevation continues
to rise in the irrigation pond, a long control weir will begin to divert an increasing greater
proportion of pond discharge to Kettle C. The stormwater runoff that has been diverted to Kettle
C during periods of high runoff will be contained within the Kettle and infiltrated through the
walls of the kettle. The plants in the created wetland at the bottom of Kettle C will be tolerant of
this infrequent flooding.
3.3.2 Stormwater Quality Treatment
Water quality treatment facilities are designed to remove pollutants contained in stormwater
runoff. The pollutants of concern include sand, silt, and other suspended solids; metals such as
copper, lead, and zinc; nutrients, bacteria, viruses, organics, and pesticides. As required by the
Department of Ecology, final design of these facilities will be sized to contain the runoff volume
from the statisical 91St percentile, 24-hour runoff volume resulting from the WWHM continuous
runoff model. Runoff from most roof surface materials is not currently required by SWMMWW
to received treatment. During final design, to the extent practicable, multiple smaller facilities will
be used within the drainage basins including those for roof drainage near each building. Runoff
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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 Project Impacts
Stormwater impacts that would result from implementing the Alternative 2 site plan will increase
the rate and volume of runoff from developed surfaces within the Master Planned Resort. These
increases will vary in each basin depending on the changes in character of the impervious
surface, pervious surface type, and topographic changes. Basins 16, 17, and 18 are examples
of larger percentages of change because of significantly higher percentages of impervious
surface being constructed.
Alternatives 1 and 2 would result in greater rates and volumes of runoff to be controlled at the
marina prior to discharge than the existing condition due to new impervious surfaces resulting
from widened roads and parking areas. Runoff rates and volumes for the area south of Black
Point Road for Alternatives 2 would be similar to Alternative 1. There would be no alteration of
stormwater runoff, infiltration, evaporation or transpiration if no development activity took place
under the No Action Alternative.
Beginning in 2006 and continuing into Spring of 2008, Subsurface Group, LLC conducted field
investigations and a groundwater modeling program to assess potential impacts to the aquifer
that could result from stormwater infiltration within the Pleasant Harbor Marina and Golf Resort
development. Results from those studies indicate that development will increase groundwater
recharge by approximately 10 percent; this is largely due to removal of existing vegetation that
currently allows rainfall to evaporate transpire by the vegetative cover.
Potential Construction Impacts
Construction stormwater impacts associated with site development would be largely related to
the potential for wind and water erosion of disturbed and exposed soils during earthwork
activities described in detail in Chapter 2 of this report. During construction, stormwater
management measures described in Section 3.5 below will be implemented to limit or reduce
potential impacts for sediment -laden water and wind-blown particles to leave the site.
It is not anticipated that sediment -laden water from exposed soils within the Pleasant Harbor
Marina and Golf Resort development could enter Hood Canal directly or leave the project site,
provided that proper protective measures are taken. Hood Canal and Wetland D could receive
possible sediment -laden water if proper protective measures are not taken; however, final
project design will include erosion/sedimentation control best management practices (BMPs) to
protect these areas.
Other areas of the proposed development would direct runoff to existing or newly -created
depression areas for the purpose of infiltrating water into the ground or detaining surface runoff
for treatment and release to either an onsite area better suited for infiltration or release to
adjoining properties. The runoff to be infiltrated would be treated to the extent required by
SMMWW.
MR
Along the perimeter of the proposed development, it is possible that sediment -laden water from
either existing areas or newly -graded areas could cross the property line onto adjacent land
parcels if proper mitigation measures were not installed. Grading activities (described in Chapter
2 of this report) would alter the size of the existing drainage basins. If altered, stormwater
drainage characteristics would change by directing runoff from an existing basin to another
location within a different basin. Areas within the Master Planned Resort site that contain soils
with higher rates of permeability would receive runoff from areas with soils with lower rates of
permeability. Detailed final designs may redirect runoff into different basins with better
permeability so that runoff could be retained onsite.
Potential Operational Impacts
Operational impacts associated with stormwater can be characterized as changes in 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 Quantity Changes:
The amount of rain that falls onto the site would be no different from the existing condition.
Differences would occur in the amount of runoff 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 vegetation, a lower percentage of rain that falls on the site might infiltrate to the aquifer.
Instead, 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
survive, transpiring the water back into the atmosphere. Findings of groundwater and
transpiration studies indicate that the proposed development would increase the stormwater
recharge into the groundwater by approximately 10 percent as a result of removing existing
vegetation (Subsurface Group, LLC, December 9, 2008).
Section 3.2 of this report describes proposed developed conditions of the site as existing
impervious 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 removing
existing vegetation and replacing it with impermeable surfaces. landscaped areas, and golf
course surfaces with less transpiration characteristics than existing vegetation, the impact would
be an increase in total runoff that enters the stormwater management facilities of the Pleasant
Harbor Marina and Golf Resort.
Stormwater Qualitv Chanaes
The project site in its currently developed condition contains pollutant -generating impervious
surfaces; therefore, the quality of stormwater runoff that infiltrates into the ground could be
expected to contain pollutants. New pollutant -generating impervious surface roads and parking
lots and pervious surfaces of the golf course would introduce additional quantities of pollutants
to the site during construction and long-term in the form of oils, gasoline, other mechanical fluids
used to operate motorized equipment, and materials used to maintain the golf course
vegetation. These pollutants would have the potential to degrade the quality of water being
infiltrated into the ground if 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
maintained by the owner/developer when construction is complete, whereas buildings 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 final design and approval process.
3.5 Mitigation Measures
It must be shown that proposed development and associated construction activities would not
adversely affect aquifer recharge, would comply with local, State, and Federal source protection
requirements, and would meet the water quality requirements of Ecology's SWMMWW.
The Pleasant Harbor Master Planned Resort development would mitigate the impacts identified
in Section 3.4 above in compliance with applicable regulations. Permanent and temporary
erosion/sedimentation control facilities will be designed during the final design stage 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 control (ESC) measures are both proposed and required to minimize
these effects during construction. ESC measures would minimize soil erosion once the natural
vegetative cover has been removed, and would minimize the occurrence of sediment from those
same areas migrating into wetlands, streams, or Hood Canal. Within the limits of Pleasant
Harbor Marina and Golf Resort, water bodies to protect include delineated wetlands that will
remain, the created wetland in Kettle C, streams, Pleasant Harbor/Hood Canal, and the aquifer.
3.5.1 Compliance with FEIS Conditions
Mitigating Conditions for stormwater runoff 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 will be produced and approved by Jefferson County prior
to any land disturbing activity on the site. Stormwater management plans will show how
stormwater will be collected and treated to levels required by Jefferson County, Washington
State, and Puget Sound Water Quality Standards (2005 Edition) to limit turbidity, sediments, or
other contaminants from reaching Pleasant Harbor, Hood Canal, or the aquifer. Stormwater
runoff crossing newly constructed surfaces will be captured, controlled, and treated before
discharge to surface water or infiltrated to the aquifer. Runoff from the golf course including any
resulting from irrigation will be captured, treated, and retained for infiltration onsite with no direct
discharge to Hood Canal.
3.5.2 Compliance with Board of County Commissioners' Conditions
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 runoff will drain along fairways into either the
stormwater pond on Fairway 10 or into Kettle C. Collected runoff in the stormwater pond will be
pumped to the Kettle B irrigation pond for reuse or infiltration.
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 in 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 is appropriate for
preliminary comparisons of drainage options for the entire site. Because significant areas of
clearing and grading will occur to create fairways and developed areas of the resort, soils for the
developed condition could be modeled as till during final design to obtain conservatively high
runoff rates and volumes as indicated by the conditions of approval. Through review of the Soils
and Geology Report (Subsurface Group, 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 corner of the Black Point area and includes
Fairway 10 embankment and stormwater retention pond. It consists of 24.38 acres of forest.
Runoff from this basin presently leaves the site and enters Hood Canal.
Basin 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. It 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. It 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. It is 4.87 acres in size. This basin slopes to
a closed depression with the basin.
Basin 6:
Drainage Basin 6 is located west of Basin 3 and east of Basin 2, and is 1.92 acres in area. All
stormwater will drain to existing Wetland C.
Basin 7:
Drainage Basin 7 is located in the northeast corner of the site. It 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 irrigation pond.
3-11
Basin 8:
Drainage Basin 8 is located along the north property line of the site and is centrally located. It is
12.71 acres in size. Runoff is contained within two existing local depressions.
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 local depression.
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, is 10.18 acres in size, and will contain the newly
created wetland in Kettle C. Runoff will 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. It drains to a
local depression.
Basin 14:
Drainage Basin 14 is located north of Basin 13 and is 17.95 acres in size. Runoff drains to the
north and discharges into a local depression on the Washington Department of Fish and Wildlife
(WDFW) property north of Black Point Road. The release of this runoff will have to be controlled
to replicate the existing conditions or prior forested conditions.
Basin 15:
Drainage Basin 15 is located north of Basin
WDFW. It is 3.34 acres in size. No clearing
Runoff from this site flows to Pleasant Harbor
14 and the majority of the basin is owned by
or grading is currently proposed in this basin.
Basin 16:
Drainage Basin 16 is located at the northwest corner of the Black Point site. It is 1.32 acres in
size. Release of runoff from this basin will have to be controlled to replicate the existing
conditions or prior forested conditions. The runoff will flow through the WDFW property and into
a local depression on the WDFW property.
Basin 17:
Drainage Basin 17 is located at the southwest corner of the Maritime Village area, adjacent to
the north side of Black Point Road. It is 2.94 acres in area. Runoff from Basin 17 will require
detention and treatment prior 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. It is 0.99 acres in
size. Runoff from Basin 18 will require detention and treatment prior to release to Pleasant
Harbor through the WDFW property.
Basin 19:
Drainage Basin 19 is located north of Basin 18. It is 0.76 acres in size. Runoff from Basin 19
presently discharges to Pleasant Harbor. Runoff from Basin 19 will require detention and
treatment before release to Stream A and Pleasant Harbor.
Basin 20:
Drainage Basin 20 is located north of Black Point Road in the WDFW property. It is 2.41 acre in
size. Runoff from Basin 20 presently flows to Pleasant Harbor. Runoff from Basin 20 will require
detention and treatment prior to release to Pleasant Harbor.
Marina:
The marina lies within the Shoreline Master Program area and will be rehabilitated within the
current footprints of the existing structures. Roadway widening and road realignment to meet
the requirements of the Binding Site Plan and Fire District will occur. Existing pollution
generating impervious surfaces are not treated for runoff quality at this time. Replacement
impervious surfaces must meet the runoff treatment and control mandates of the SWMMWW
while continuing discharge of Pleasant Harbor to maintain flow of freshwater runoff to the marine
environment.
Proposed grading of golf course Fairways 10, 11, and 12 will result in runoff flowing away from
Hood Canal in the future rather than toward Hood Canal as it does in the existing condition. This
redirection of runoff by altering topography (i.e., regrading the area) will prevent direct discharge
of golf course runoff to Hood Canal as required by a BOCC Condition 63 (q).
3.5.3 Applicable Regulations and Commitments
At the time of this writing, applicable stormwater management regulations include the
Washington Department of Ecology (Ecology) 2005 Stormwater Management Manual for
Western Washington (SWMMWW). The SWMMWW would be the current governing document;
therefore, all stormwater management facilities for the site, both during construction and in the
developed condition would be designed and maintained in accordance with this guidance.
The Stormwater Management Plan to be developed during the final design phase for this
development will comply with the then current SWMMWW. The Plan also commits to
implementing new technologies Jefferson County will adopt over time as this development is
constructed, as well as the use of sustainable design techniques.
Prior to any construction activity onsite, a National Pollutant Discharge Elimination System
(NPDES) Individual Construction Stormwater Permit will be obtained. This permit will notify the
appropriate authorities of construction activities that have the potential to discharge sediment -
laden water to waters of the State, so that regulatory agencies can observe such activities to
make certain that no such discharge occurs, and work with the contractor to implement more
appropriate in-place ESC measures, if necessary.
3-13
Also before construction is permitted, a Stormwater Pollution Prevention Plan (SWPPP) and
Spill Prevention Control and Countermeasures (SPCC) Plan will be prepared that provides
guidance to the contractor on how to deal with varying degrees and types of runoff problems to
prevent sediment -laden water and wind-blown particles from leaving the site, 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 surface or groundwater
systems. The SPCC would not guarantee that spills would not leave the site; however, they
function to prevent such occurrences 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
infiltration. 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 management of stormwater at developed sites can be divided into three
main categories:
♦ Practices to address the amount and timing of stormwater flows
♦ Practices to address prevention of pollution from potential sources
Practices to address treatment of runoff to remove sediment and other pollutants.
The first 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 activities as they apply
to different 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 in order to provide an overview of design 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 infiltration. Due to the diversity of uses in a sustainably -developed
Master Planned Resort, different combinations of methods for runoff treatment may be used
during final design of the stormwater management system, including:
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Wetpools:
Wetpools provide runoff treatment by allowing settling of particulates during quiescent conditions
(sedimentation), by biological uptake, and by vegetative filtration.
Specific BMPs such as Wetponds, Wet Vaults and Stormwater Treatment Wetlands may be
used for small drainage areas such as parking lots or small sections of residential areas. This
type of treatment option may be considered for areas with poorly draining soils that would not
support infiltration facilities.
Biofiltration:
Biofiltration uses vegetation in conjunction with slow and shallow -depth flow for runoff treatment.
As runoff passes through the vegetation, pollutants are removed through the combined effects of
filtration, infiltration, and settling.
Specific BMPs such as Basic Biofiltration Swales, Wet Biofiltration Swales, Basic Filter Strips
and Narrow Area Filter Strips would be used in the final design as treatment components for all
proposed land uses on the site.
Oil/Water Separation:
Oil/water separators remove petroleum product residues floating on top of stormwater. There
are currently two general types of separators — the American Petroleum Institute (API)
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 traffic.
Infiltration:
Infiltration refers to the use of the filtration, adsorption, and the biological decomposition
properties of soils to remove pollutants. Infiltration can provide multiple benefits including
pollutant removal, peak flow control, groundwater recharge, and flood control.
Specific BMPs such as Infiltration Basins, Infiltration Trenches and Bio -infiltration Swales would
be used during final design in all areas in the project, with treatment provided if necessary.
Infiltration in some form would be the primary means of aquifer recharge for the Pleasant Harbor
Marina and Golf Resort development. Multiple facilities with small drainage areas would be the
preferred option during the final design process. Infiltration trenches located beneath roadway
margins to treat roadway runoff and within fairways with soils having higher permeability to
infiltrate large volumes of project runoff are one probable options in this project.
Filtration:
Various 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 Filtration could be used during
final design in areas of the project such as the Maritime Village, Marina Center, or along steeper
roads where limited adjacent areas for use of other BMPs are available. Treatment catch
basins, manholes, and vaults containing these media could be used prior to discharge of runoff
to Pleasant Harbor/Hood Canal to comply with BoCC Condition 63 (q).
3-15
Emerging 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 manufactured storm drain structures
continue to undergo testing. Both provide stormwater treatment options that maximize limited
useable space. Permeable pavement is also a treatment option that could be used during the
development of this project. Pavement is a major contributor to developed -condition runoff.
Significant reductions in runoff can be realized with the use of porous asphalt and concrete,
aggregate pavers, and plastic grid systems. Roadways, driveways, parking lots and sidewalks
could all be constructed with permeable pavement systems.
Bioretention areas, also called "rain gardens," are shallow landscaped depressions that can be
integrated into parking lots, along roadways or other areas of commercial or residential use as a
landscape amenity. Stormwater treatment occurs in rain gardens through the chemical,
biological and physical properties of plants, microbes and soil filtering stormwater pollutants.
The dual benefit 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 Mitigation Measures
Other mitigation measures recommended for consideration by the stormwater management
design team include:
Stormwater Infiltration:
There are some areas within the site that have slow to moderate rates of infiltration. Until the
actual allowable rate of infiltration of the soil at each facility can be determined, the facilities 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 management system that will minimize hydrologic alterations to existing wetlands.
Stormwater Pumping:
In drainage Basins 1, 2, and 12 where runoff has a high potential to enter Hood Canal,
construction of embankments that change the direction of surface flow would direct runoff away
from Hood Canal and into natural and created detention areas including the lined stormwater
pond on Fairway 10. This redirection of runoff away from Hood Canal will address BoCC
Condition 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 runoff during
pumping to the irrigation pond. The location and preliminary size of the stormwater pond and its
pumping facilities is illustrated on the Alternative 2 Site Plan, Figure This runoff would be
conveyed to Basin 2 by a combination of pumps. The pumps equipped with standby emergency
power supply would eliminate direct discharge to Hood Canal from these basins. This concept is
illustrated in Appendix C, Figure C.3. Surface ponding in existing 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 with suitable rates of permeability to infiltrate
stormwater to the aquifer.
Rainwater Harvesting:
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 irrigation 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 Quantity of Stormwater to be Infiltrated:
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 quantities.
3.6 Phased Development
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 consistent with emerging technology. Treating
stormwater in small facilities 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 infiltrated in the Stage Il, Phase 1 development area located in the
central and southeast portion of the Black Point properties has the potential to impact the
aquifer. Stage II, 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 area of the site. However, there may be
opportunities to create larger regional facilities such as the Basin 1 pumping system to the
irrigation 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 facilities with the capacity to handle runoff from 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.
Rainwater Harvesting:
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 irrigation 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 Quantity of Stormwater to be Infiltrated:
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 Id reduce runoff quantities.
3.6 Phased Development
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 consistent with emerging technology. Treating
stormwater in small facilities close to the sourcoul
s,d simplify phased development of the site.
Small onsite stormwater management facilitieas 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 infiltrated in the Stage II, Phase 1 development area located in the
central and southeast portion of the Black Point properties has the potential to impact the
aquifer. Stage Il, Phase 1 development will include clearing and mass grading of the large kettle,
southeast embankment area, /and initial construction of e golf course. Design of the
stormwater management system will rely on this information to itigate adverse impacts using
methods similar to those described above in Section 3.5. Each Kase of the project will have
stormwater management facilities designed for that area of the site. However, there may be
opportunities to create larger regional facilities such as the Basin 1 pumping system to the
irrigation 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 facilities with the capacity to handle runoff from future phases of the development
may increase aquifer r1charge.
3-17
APPENDICES
Appendix A
Phased Development Proposal
Statesman Corporation proposes to complete the Pleasant Harbor Marina and Golf Resort over
the course of approximately 10 years, or in response to market demand.
STAGE I: Phase 1
Begin clearing drainage basins that produce no runoff that leaves the site (Basins 4, 5, 7,
13, and 14) and that will provide excavated material for construction aggregates material
processing or for mass fill of Kettles B and C. The entire Kettle B area will be cleared. Large
areas where deep excavation is proposed lie to the south, west, and north of the kettle.
Kettle B will receive approximately 300,000 cy of fill before it can be finish -graded and lined
with synthetic liners to start receiving site runoff and Class A effluent from the wastewater
treatment plant. Liners could be installed during the wet season, though dry season
installation is preferred. Channels and culverts to be constructed will convey surface water
runoff overflows to infiltration areas within golf course fairways.
Place erosion control measures and perhaps redirect runoff into the large kettle (Kettle B)
prior to clearing and rough -grading to create the construction aggregates material
processing site/plant(s). The relatively flat, centrally -located site proposed for materials
processing is at the base of one of several 40+ foot cut areas. This will be the source of
construction materials and fill material for early portions of the project. As excavation
progresses and runoff is directed northward, Drainage Basin 13 will be expanded to the
south which will allow for additional clearing. If clearing is limited to the south edge of the
Drainage Basin 13, work could progress into the wet season. Existing roads on the site
could be used to transport materials.
• Build the construction aggregates material processing plant and begin operations.
• Construct the 260,000 gallon underground water storage facility and water piping to the
existing well. Rough grade the resort road from the water storage facility to Black Point
Road. Install water main and sewer piping from the water storage facility to Black Point
Road in the resort road alignment.
• Install erosion control measures along the base of the wastewater treatment plant site prior
to clearing. Place fill material behind a retaining wall to create the site for construction of the
wastewater treatment plant. Construct the treatment plant. Construct the co -generation unit
to power the treatment plant.
• Clear area south of treatment plant site to create a temporary native plant nursery for trees
and shrubs removed during site development that will be relocated within the project area.
STAGE I: Phase 2
• Develop the second on-site well. Connect the well to the domestic water distribution system
as soon as practicable after rough grading the areas through which this piping must pass.
• Place erosion control measures at the edge of the buffer along the east property line of the
Maritime Village area of the site prior to clearing. Grade the building, parking, and entry
roads to prepare this area for construction.
• Install erosion control measures along the existing (unpaved) marina access drive that
parallels U.S. Highway 101.
• Widen and reconstruct the Marina Access Drive between Black Point Road and the marina.
• Install erosion control measures, implement traffic controls, and relocate utilities in
preparation for constructing improvements to the Black Point Road/U.S. Highway 101
intersection relocation and expansion. Reconstruct and realign Black Point Road and
expand U.S. Highway 101. Underground utility services must cross Black Point Road. The
WDFW boat launch access road intersection with Black Point Road will be reconfigured and
reconstructed concurrent with the Black Point Road/U.S. Highway 101 intersection
reconstruction.
• Install the sewage collection system, water distribution/temporary fire protection system,
reuse water systems, electrical power transmission, and communications facilities to serve
the wastewater treatment plant, the marina area, and Maritime Village Building.
• Construct Maritime Village building, Harbor View House, Reunion House, roads, utilities,
and parking lots.
• Widen existing roadways to 20 feet for two-way and 12 feet for one-way travel, and provide
turn-arounds. Construct a new section of road between the existing marina access road and
upper parking area to increase the curve radius for larger vehicles (including firefighting
equipment.
• Clear and excavate the small "hill" from U.S. Highway 101 on the north side of the marina
access road to improve sight distance and visibility for entering vehicles.
• Relocate the fuel storage tanks and equipment closer to U.S. Highway 101, near the unused
pool.
STAGE I: Phase 3
• Relocate existing marina office, convenience store, deli, and self-service laundry to the new
Maritime Village building.
• Remodel/reconstruct the Marina Center (marina upland) commercial uses.
• Remodel/reconstruct existing swimming pool and change building at the marina.
• Install sewage pumps and forcemains to convey sewage from the marina and marina
upland facilities to the wastewater treatment plant. Abandon the existing septic tank
drainfield that now serves the marina buildings and moored vessels.
STAGE II: Phase 1
• Construct the wetland in the bottom of the south kettle (Kettle C). This kettle is to be
converted to a created wetland with an enhanced buffer. The bottom of the basin will be
filled approximately 30 feet to create a relatively level wetland. Fill materials will be selected
from on-site materials that have low permeability, such as those that may be found in the
existing wetland to be filled in the large kettle (Kettle B). Buffer enhancement may take the
form of clearing invasive plant species and replacement with native plant material harvested
from the site or purchased from local nurseries. Temporary irrigation may be required for the
wetland and the buffer plantings to improve the survival rate during the first growing season.
The existing closed drainage basin and the drainage basin created in the developed
condition around Kettle C will provide and maintain hydrology for the created wetland. When
wetland creation in Kettle C is complete, construct a fence around the buffer edge to prevent
construction activities and resort visitors from entering and potentially damaging the wetland
and buffer vegetation.
Place erosion control measures along the east property line buffer of the Golf Course/Golf
Resort area of the site near Black Point Road to prepare this area for construction of the
Golf Terrace 1 access road. Excavated materials from the Maintenance Building/Staff
Quarters area, Golf Terrace 1, and from Fairways 3 and 4 could be used to construct this
road embankment. Install the storm drainage system within the road to direct runoff to
stormwater treatment and detention facilities south of the golf resort entrance.
Complete the Golf Terrace 1 building pad and associated parking areas. This construction
may not require significant additional erosion control measures since the runoff can be
directed to the enclosed drainage basin to the south.
Install the sewage collection system, water distribution system, fire protection system (a
function of the fairway/landscape irrigation system), reuse water systems, power
transmission, and communications facilities to serve the Golf Terrace 1 building, and the
Maintenance Building/Staff Quarters.
Install erosion control measures and clear sufficient area during the dry season to rough -
grade Fairways 11 and 12 and construct the embankment for Fairway 10, including the
stormwater detention pond. This grading will form Drainage Basin 1. Large areas of
excavation lie to the north and northwest of Fairway 10. The detention pond will be lined
with synthetic liners to prevent saturation of the new embankment. Pumps will be
permanently installed adjacent to these ponds to move collected runoff northward into the
irrigation pond (Kettle B). These pumps will have emergency backup power and may be
powered by cogeneration units. Construction of the embankment, ponds, pumps,
forcemains, and soil stabilization must be completed during the dry season. It might be
necessary to delay completion of Fairways 7, 8, 9, 10 and part of Fairway 11 until the dry
season in the following year.
• Install erosion control and wetland buffer area protection along the west side of Wetland D
(along the east property line of the Golf Course/Golf Resort area of the site) before work
begins on Fairways 3, 6, and 8. Since this drainage basin (Basin 3) discharges to Wetland D
and then offsite, it may require that clearing and grading in this area occur in the dry season.
These fairways will require stabilization before the wet season begins.
Grading activity to form Fairways 1, 2, 12, 13, 14, 15, 16, 17, and 18 could occur during wet
weather. The area north of Fairway 14 may require additional erosion control measures
near the wastewater treatment plant site in order to work during wet weather conditions. The
preferred method of fairway construction will proceed in the order of clearing and grubbing,
rough grading, drainage installation, irrigation installation, fine grading, and seeding
progressing along the fairways using specialized types of equipment. This will allow a
minimum of clearing and grubbing to occur and will reduce the amount of time the ground is
not being actively worked. The fairways in many cases can be seeded and stabilized before
the wet season arrives.
Rough -grade roads, driveways, and building pads for improvements that will be made in
Stage II Phase 2 and Stage II Phase 3 as part of adjacent fairway construction. Installation
of underground wet and dry utilities can be delayed until the Stage II Phase 2 and Phase 3
building construction occurs. Sanitary sewer service will require pumping raw sewage from
the south-central portion of the site. A pump station will be required west of the tees for
Fairways 2 and 18 southwest of the irrigation pond (Kettle B).
STAGE II: Phase 2
• Install erosion/sedimentation control measures around building construction sites to protect
completed portions of the golf course (if any). Buildings to be constructed in Stage II include
Golf Terrace 2 west of Fairway 16; Golf Terrace 3 east of Fairway 14; Golf Vistas south of
Fairway 15 and west of Fairway 18; and the Maintenance Building and Staff Quarters north
of Fairway 3.
• Extend roads and utility services to the Stage II Phase 2 building sites.
• Construct two sanitary sewer pump stations: one southwest of Kettle B to serve building
construction to the west, southwest, and south (Sea View Villas and Golf Vistas), and one
adjacent to the Maintenance Building/Staff Quarters.
• Construct the sanitary sewer pump station and co -generation unit at the Maintenance
Building/Staff Quarters.
• Reconstruct Black Point Road from the end of Stage I Phase 2 intersection improvements
east of U.S. Highway 101 to the resort east entrance in the northeast corner of the Golf
Course/Golf Resort area of the site. Install erosion/sedimentation control measures, as
required.
STAGE II: Phase 3
• Install erosion/sedimentation control measures around building construction sites for the
Golf Terrace 4 building north of Fairway 12; Sea View Villas adjacent to Kettle C, north of
Fairways 10, 11, and 12, west of Fairway 7, and south of Fairway 4; and Golf Vistas east of
Kettle C.
• Extend roads and utility services to the Stage II Phase 3 building sites.
• Install the package sanitary sewer pump station at each building in the southeast corner of
the site to serve the buildings north of Fairway 10.
EXISTING
MARINA ACCES:
SANITARY SEWER
PUMP STATION AND -
CO -GENERATION UNIT
EXISTING
EXISTING BED AND BREAKFAST
MODIFICATION PROPOSED
\n
REUNION HOUSE
EM
MARINA ACCESS
NI
DRIVE (PROPOSED
HARBOR VIEW HOUSE
i-_
DFW BOAT LAUNCH
o
MARITIME VILLAGE -
BUILDING >
�CK QO
WASTEWATER
TREATMENT
iRANSIT STOP
PROPOSED)
PLANT AND
GO- GENERATION UNIT
�I R
us 10�
HiGHVVAY
N
'A E
LLE
6w
e IN EECT
1
PLEASANT HARBOR
--- 1,AARINA AND GOLF RESORT .--
David Hamilton Architect
WA 9230
1-800-662-7765
Project Name: PLEASANT HARBOR
Master Planned Resort
Figure: Alternative 2: Phasing Overall Site
PHASING
STAGE
■ PHASE
CONSTRUCT WASTEWATER TREATMENT PLANT
CONSTRUCT WATER STORAGE TANK
WITH NEW PIPING DISTRIBUTION
CONSTRUCT FIRST CO -GENERATION UNIT
AT W WTP SITE
CREATE CONSTRUCTION MATERIALS
PROCESSING LOCATION ON
GOLF COURSE SITE
■ PHASE 2
MARITIME VILLAGE BUILDING
42 UNITS
11,700 S.F. COMMERCIAL
REUNION HOUSE
12 UNITS
HARBOR VIEW HOUSE
12 UNITS
US HIGHWAY 101 AND
BLACK POINT ROAD
INTERSECTION
IMPROVEMENTS
DEVELOP SECOND WELL
CONSTRUCT MARINA ACCESS DRIVE
. PHASE 3
REMODEL/RECONSTRUCT MARINA COMMERCIAL.
3,500 S.F.
REMODELIRECONSTRUCT EXISTING POOL
AND CHANGE BUILDING
STAGE 11
■ PHASE
CREATE WETLAND IN KETTLE C
GOLFTERRACE
R CONFERENCE CENTER/SPA
191 UNITS
36,000 S.E. COMMERCIAL
BEGIN GOLF COURSE CONSTRUCTION
■ PHASE 2
GOLFTERRACES
TERRACE 2,3, AND
329 UNITS
SEA VIEW VILLAS
36 UNITS
GOLF VISTAS
38 UNITS
\ MAINTENANCE BUILDING
AND STAFF QUARTERS
52 UNITS
COMPLETE GOLF COURSE
CONSTRUCTION
RECONSTRUCT BLACK POINT
ROAD
CONSTRUCTSANITARY
SEWER PUMP STATIONS
■ PHASE
SEA VIEW VILLAS
170 uNrrs
pA' GOLF VISTAS
6 UNITS
CONSTRUCT HALF -WAY HOUSE
CONSTRUCT' SANITARY
SEWER PUMP STATIONS
NATER STORAGE TANK BUILDING ����„r • \
�t
CE 1 pa `
KETTLE B 9
i I i
I AA
i W
WETLAND C
AY 2
CON
•' SECOND WELL PRO
LOCATION OPTION
t
EC6ND�VL-CL��
LOCATION
OPTION B
m
® 3:
s
ORNE
AND
---� �,N-
STAGEI
■ PHASE I
CONSTRUCT WASTEWATER TREATMENT PLANT
CONSTRUCT WATER STORAGE TANK
WITH NEW PIPING DISTRIBUTION EXISTING
CONSTRUCT FIRST CO -GENERATION UNIT MARINA ACCES:
AT W WTP SITE
CREATE CONSTRUCTION MATERIALS SANITARY SEWER
PROCESSING LOCATION ON PUMP STATION AND -
GOLF COURSE SITE CO -GENERATION UNIT
MARINA ,
DRIVE (P
HARBOR VIEW
MARITIME
BUILDING
u$ 101
HIGHWAY
EXISTING RESIDENCE:
PLEASANT HARBOR F
(NO MODIFICATION P
EXISTING BED AND BREAK[
(NO MODIFICATION PROPOS
REUNION HOUSE- z
00 550
SCALE IN FEET
PLEASANT HARBOR
- --- MARINA AND GOLF kE. ORT ---
David Hamilton Architect
WA 9230
1-800-662-7765
Project Name: PLEASANT HARBOR
Master Planned Resort
Figure: Alternative 2: Stage I Phase 1
Date: December 13, 2011
MARINA
BOAT LAUNCH
RpPp
"All
TION UNIT
MEAN SEA LEVEL
STORAGE TANK MAI
[
R CE 1
Rw4Y a
8
GATE
STAGE
■ PHASE 2
MARITIME VILLAGE BUILDING
42 UNITS
11,700 S.F. COMMERCIAL
REQ ION HOUSE
12 HARBOR VIEW HOUSE
12 UI`TTS
US HIGHWAY 101 AND
BLACK POINT ROAD
INTERSECTION
IMPROVEMENTS
DEVELOP SECOND WELL
CONSTRUCT MARINA ACCESS DRIVE
EXISTING BED AND
(NO MODIFICATION
REUNION HOU'
MARINA ACCESS
DRIVE (PROPOSED)
HARBOR VIEW
MARITIME
BUILDING
C
0 100 500
SCALE IN FEET
J
,`
PLEASANT HARBOR
MARINA AND GOLF RESOF?
David Hamilton Architect
WA 9230
1-800-662-7765
Project Name: PLEASANT HARBOR
Master Planned Resort
Figure: Alternative 2: Stage I Phase 2
EXISTING
MARINA ACCESS
SANITARY SEWER
PUMP STATION AND
CO—GENERATION UNIT
MARINA
CENTE
EXISTING
MARINA
FW BOAT LAUNCH
RppO
Qp\NS
0
WASTEWATER
TREATMENT
PLANT AND
CO -GENERATION UNIT
Awa
`MEAN SEA LEVEL
STORAGE TANK BUILDING
WET
y 2 /
IR`N a
SECOND WELL A
LOCATION OPTION A U�Y^
�LE
CONSTRUCTION 1
STAGE I
PHASE 3
REMODEURECONSTRUCT MARINA COMMERCIAL
3,500 S.F.
REMODEURECONSTRUCT EXISTING POOL
EXISTING
MARINA ACCESS
AND CHANGE BUILDING
SANITARY SEWER
PUMP STATION AND
CO—GENERATION UNIT
EXISTING RESIDENCE:
PLEASANT HARBOR HOUSE —
(NO MODIFICATION PROPOSE
EXISTING BED AND BREAKFAST
(NO MODIFICATION PROPOSED
REUNION HOUSE 6
MARINA ACCESS
DRIVE (PROPOSED) ,
HARBOR VIEW
MARITIME
BUILDING
US 101
HIGHWAY
WASTEWATER
TREATMENT
PLANT AND
CO -GENERATION UNIT
o sso
XTY SCALEEIN FEET
PLEASANT HARBOR
-- MARINA AND GOLF RESOR
David Hamilton Architect
WA 9230
1-800-662-7765
Project Name: PLEASANT HARBOR
Master Planned Resort
Figure: Alternative 2: Staqe I Phase 3
BOAT LAUNCH
"Opp
pp\NS
SOK
0
MEAN SEA LEVEL
STORAGE TANK
tRW PY 2
SECOND WELL
LOCATION OPTION A
SETTLE -
ISEC
t
CONSTRUCTION
PROCESSING L
CONTROL GATE
TLAND D
STAGE II
PHASE 1
CREATE WETLAND IN KETTLE C
GOLFTERRACE
& CONFERENCE CENTER/SPA
191 UNITS
36,000 S.F. COMMERCIAL
BEGIN GOLF COURSE CONSTRUCTION
DHiMNINjy
WASTEWATER
Qin TREATMENT
ANSIT STOP PLANT AND
ROPOSED) CO -GENERATION UNIT
ZZ
CoA
'GH WAY
l\` L
0 100 500
SCALE IN FEET
STEEP
RIPARIA
PLEASANT HARBOR
-- MARINA AND GOLF RESORT ----
David Hamilton Architect
WA 9230
1-800-662-7765
Project Name: PLEASANT HARBOR
Master Planned Resort
Figure: Alternative 2: Stage II Ph
Date: December 13, 2011
r::��tjq N
U
a
r
III
200 FT SHORELINE
ENVIRONMENT AND
CONSERVATION EAS
STORAGE TANK MAINTE
BUILDIP
R
SECOND WELL
LOCATION OPTION
Fq�Rk
4y 4
WETLAND C
2
N
B
1'�-CONTROL GATE
ra.
CONSTRUCTION MA
Y IO
HOOD CANAL
ID D 1
0
MARITIME VILLAGE^)
BUILDING >7
111
101
iWAY
WASTEWATER
TREATMENT
PLANT AND
CO -GENERATION UNIT
11�
STAGE II
PHASE 2
GOLF TERRACES
TERRACE 2, 3, AND 4
329 UNITS
SEA VIEW VILLAS
36 UNITS
GOLF VISTAS
38 UNITS
MAINTENANCE BUILDING
AND STAFF QUARTERS
52 UNITS
COMPLETE GOLF COURSE
CONSTRUCTION
RECONSTRUCT BLACK POINT
N ROAD
CONSTRUCT SANITARY
SEWER PUMP STATIONS
E
0 100 soo
SCALE IN FEET
STEEP SI
RIPARIAN
PLEASANT HARBOR
---- MAI;iNA AND GOLF RESORT
CMIN
David Hamilton Architect
WA 9230
1-800-662-7765
Project Name: PLEASANT HARBOR
Master Planned Resort
Figure: Alternative 2: Sta a II Phase 2
Date: December 13, 2011
200 FT SH
ENVIRONME
CONSERVATION
STORAGE TANK
I:�uu ►'
.�r►� u o y i
SECOND WEL
LOCATION ON
CONS
PROC
TION 4°
>N BAk'�
NT -
J
1
U
Appendix 8
Soil Infiltration Map
N
W+H K�
S
A, fl
i
► 0
etyD���
moo" C
anal
Figure B.I
SOIL INFILTRATION RATES
SOIL INFILTRATION MAP
t3arbor
pieasa�t
4k
l./
CRAIG A. PECK & ASSOCIATES
e-mail: peckassoc@comcast.net
December 20, 2011
Appendix C
Storm Drainage Calculations
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