HomeMy WebLinkAbout009a
L
PueesANT Heneon
PLEASANT HARBOR MARINA AND GOLF RESORT & SPA
The following report is a presentation of the history of approximately 257 acres that is located
1.5 miles south of Brinnon, Washington, and consists of two distinct parcels known as the
Marina Uplands (+l- 35 acres of which l5 acres are aquatic), and the Black Point Lands (+l- 221
acres).
It is important to note that the history of the property dates back to the turn of the 20th century,
where Pleasant Harbor was recognized as a recreational area as well as a 'feeder' for the logging
industry because of its passive waters.
During the 1960's through to 2008 the property incorporated a 500 unit Campground for
recreational vehicles and campers plus an extensive road network, electrical and water utilities
for campers, and a series of septic systems and open camp fires. The Black Point lands appear to
have been logged twice since the early 1900's.
The Marina Uplands also dates back to the same period that includes a grocery store, a laundry
and washroom for boaters, a pool and service building, as well as holding tanks for a lift system
to pump waste to lands of the north of U.S. Highway l0l. The DNR lease was renewed in 2008
for 35 years to accommodate the existing2S9 moorage slips.
During the late 1990's and the early years of the 21st century, a local group submitted for a
Master Planned Resort designation for the property through a Jefferson County Comprehensive
Plan change. Although never developed, the designation was recognized. The property was sold
to The Statesman Group in 2008 with their American office in Scottsdale, Arizona and a
Canadian office in Calgary, Alberta.
To compensate for impacts to the environment, transportation, planning, and engineering; the
Developer provided a 2007 application for a Master Planned Resort through a Final
Environmental Impact Statement (FEIS). This document site is subject to 30 conditions and
memorandums of understanding (MOU's).
The Developer-Applicant addressed the 30 Conditions and MOU's, by amending the proposal
and preparing technical reports for a draft Supplemental Environmental Impact Statement (SEIS)
by 2010.
9300 E. Raintree Drive, Suite 100
Scottsdale, AZ 85260 USA
Telephone: (480)248-3300
Fax 480-248-3700
www.statesmanresorts.com
MARINA AND GOLF REsORT
Prior to submission of the draft SEIS, the BOCC for Jefferson County amended the
Shoreline Management Plan that extended the shoreline setbacks for the Marina Uplands
from 30 feet to 150 feet of the OHWM. This revision caused the Developer-Applicant to
create a new site plan with alternatives and relocate the Maritime Village since it had
been siruated within the revised setbacks.
THE PHASING PLAN FOR DEVELOPMENT:
1) Stage 1: PHASE 1A:
This Phase is no longer included within the SEIS. The marina and marina uplands are
subject to an existing Binding Site Plan (BSP) which allows for re-modeling or
completion of previously approved structures. Permits for this re-modeling work have
either been received or are pending.
* Replace 3 docks (D-E-F), plus the Pier(s) and waste water piping.
* Replace the electrical to these docks to code.
* Replace the fuel tanks, the fuel pumps and the associated piping.
* Remodel the laundry and boaters shower and washroom to code.
* Remodel the Pool and Service Building to code.
* Re-Place the Grocery Store, Lounge and Yacht Club (same footprint).
* Add temporary amenities for families such as Bar-B-Q's, aZip-Line, and a
children' s Euro-Bungee Jumping.
* Completion of the boater's storage building.
2) Stage 1: PHASE 1B:
This site servicing Phase commences the installation of the Waste Water Treatment Plant
which involves the Mitigation Plan for the wetland in Kettle B. Kettle B is a term for an
existing depression in the Black Point Lands created during the ice-age. (see reports of
Subsurface Group). This Kettle will be cleaned of organics and plants prior to relocating
non-organic materials within the cavity to reduce its volume and to form a polyethylene
lined +/- I million gallon reservoir for recycled water. The replacement of the wetland is
planned for Kettle C where partial cleaning of the lower portion of the cavity will
accommodate a doubling of Kettle B wetland area. (Report of Geo-Engineers)
The Water Storage Vault will be constructed including pumping facilities to
accommodate the need for potable water and fire safety.
The Black Point Lands have yielded exceptional construction materials to off-set the
usual transportation needs to import and export materials. Proposed onsite operations
include onsite gravel crushing, sorting, and concrete batch plant to produce gravels for
road building and concrete for buildings and sands to be mixed with imported peat for
and golf course construction. This area will be centrally located within the site to
provide screening from neighboring properties.
Energy for all phases will be provided by Mason County PUD #l
Stage 1: PHASE 2:
The Maritime Village building and short-terrn accommodation buildings for boaters have
been relocated outside ofthe 150 foot Shoreline setback area.
The Maritime Village including surface and subsurface parking will be accessible from
Black Point Road. Jefferson Transit and Mason County Transit will be provided a bus
stop.
These Stage I lands will be serviced with potable water pumped from the existing and a
second well.
The Maritime Village consists of 11,700 sf of commercial on the main level and a second
floor providing a new Yacht Club and Real Estate office. With views towards Pleasant
Harbor, I and2 bedroom Resort-Condos (42) will be available for short-term stays within
the three storey architectural Maritime motif.
Two smaller buildings will be placed between the Maritime Village building and the
marina. . These buildings will cater to groups such as wedding parties, yacht clubs, and
family reunions where 12 single bedroom suites open to a generous main kitchen and
grand room. (Reunion House & Harbor View House have surface parking provided).
Black Point Road will be relocated to form a perpendicular intersection with U.S.
Highway l0l. Turn lanes will be constructed on U.S. Highway l0l and on Black Point
Road.
The reconstruction for the Marina Uplands access/egress road will be improved to meet
fire codes, as well as the Marina Access Drive.
Electric shuttle carts assist pedestrians not wanting to walk to the Marina.
The Geothermal heat and cooling system is a thermal-conductivity program based upon
an engineered series of core holes and closed polypropylene loops circulating fluids
through heat pumps that warm or cool air moved via interior space fan coil units. All
structures are engineered after Phase lA to be on geothermal for heat and cooling and
domestic water plus the heating of the lagoon pool and spa waters. (see LEED report )
Approximately 25o/o of the conductivity exchange will take place in the basin of the
Reservoir.
Sewer pump stations are required to move sewage to the wastewater treatment plant.
Stage 2: PHASE 1:
This phase consists of clearing and contouring of the +l- 60 acres for the Fairways, T-
Boxes and Greens for Pleasant Harbor Golf Resort. Since the Golf Course will be mainly
developed during the dry-period, this phase will incorporate 2 developmental and
growing seasons including sand-peat-organic seeding and geothermal enhanced ground
warming greens for growth maturation.
Construction of the stormwater detention pond and stormwater pump station will be
completed to prevent golf course runoff from entering Hood Canal. Runoff will be
pumped to the completed Kettle B irrigation pond.
All of the Golf Clubhouse and amenities for golf are incorporated within the Terrace
Building l. (Olympic Mountain House) This 4 storey (North-East view) and 6 storey
(South-West view) has been designed to maximize the sea views as well as accommodate
for the substantive grade drop to the SW.
Residents will be able to enjoy evening shows such as the Olympic Orchestra or
Indigenous events in the Amphitheatre.
There is a total of I 91 Resort Condos of I , 2, or 3 bedroom designs for short-term stays
plus 36,000 sf for Conferences, the Health Center and Spa, plus Restaurants and Lounge.
Guest parking will be below grade along with the resort laundry. Additional guest and
golfer's parking will be surface grade.
Staff Housing of 52 twin bedroom suites are planned for this phase above the concrete
Agra-Center. This structure is the center for maintenance and storage of lawn equipment
and golfcarts.
A separate smaller service building on the west side of the surface parking provides two
separate storage areas; one for organic fertilizers and the other for non-phosphate
cleansers. A separate area with splash-pads is used to safely & to conveniently wash
equipment.
Above grade commercial fuel is stored within an enclosed area on the perimeter of the
Waste Water Treatment plant.
Stage 2: PHASE 2:
The balance of the 4 storey Terrace Buildings 2,3, and 4 are constructed with a concrete
below grade parkade, plus a steel framed structure including sprinklers. (Total 329 Resort
Condos for short-term stays).
The Pleasant Harbor Golf Resort is opened to the public upon the completion of the
widening and re-construction of Black Point Road leading to the stately gated entrance.
Those looking to retire at Pleasant Harbor for 6 months of enjoyable weather, purchase
one of 36 SEA-VIEW retirement VILLAS or 38 ALPINE family VISTAS in this phase.
Sanitary sewer pump stations are required to move sewage for treatment during this
phase as well as the final phase 3.
Stage 2: PHASE 3:
The balance of the construction representing a further 170 SEA VIEW retirement
VILLAS and 6 ALPINE family VISTAS will meet the needs of the Mature Purchaser and
a second home for Families.
The Golf Course Half-Way Chalet provides lunches and snacks for the Golfers or those
out for a beautiful walk overlooking the Puget Sound.
PRESERVING THE ENVIRONMENT & VALUES
* a NET ZERO BALANCE OF WATER WITHDRAWN AND
INFILTRATED BACK TO THE AQUIFER.
* a STATE-of-ART WASTEWATER TREATMENT PLANT FOR
CLASS 'A' WATER FOR IRRIGATION AND FIRE SMART.
* a MULTI-PURPOSE RESERVOIR FOR STORAGE OF CLASS A
RECYCLED WATER, PLUS A DzuVING RANGE, PLUS WALTZING
WATER EVENING ENTERTAINMENT.
* a LOW ENERGY CONSUMPTION SYSTEM FOR GEOTHERMAL
HEAT AND COOLING, PLUS WATER CONSERVATION, PLUS
LOW CONSUMPTION LED LIGHTING.
* BELOW GRADE PARKING TO REDUCE IMPERVIOUS AREA TO
APPROXIMATELY 12%
* STIMULATE THE ECONOMIC RECOVERY OF THE AREA WITH
NEEDED QUALITY JOBS AND STAFF HOUSING.
* STORM WATER DETENTION AND PUMPING SYSTEM WITH
BACK-UP GENERATORS TO PREVENT SURFACE RUN-OFF TO
HOOD CANAL FROM GOLF COURSE FAIRWAYS.
* NON COMBUSTIBLE STEEL AND CONCRETE CONSTRUCTION
FOR RECYCLED BENEFITS & LEED SHADOWING.
* DARK SKY EXTERIOR LIGHTING STANDARDS.
* ELIMINATION OF SYNTHETIC NITRATES AND PHOSPHATES
THAT NEGATIVELY IMPACT THE AQUIFER
* DAKOTA PEAT MIXTURE FOR ROOT ENHANCEMENT AND
REDUCING WATER IRRIGATION PLUS NATURAL FERTILZER.
T REDUCED TREE REMOVAL AND LESS ACREAGE FOR
GOLF FAIRWAYS. REPLANTING PROGRAM IN DISTURBED
AREAS.
* SAFE ACCESS/EGRESS WITH RECONFIGURATION OF THE
INTERSECTION OF HIGHWAY IOI AND BLACK POINT ROAD, &
ACCESS/EGRESS TO THE PLEASANT HARBOR BOAT LATINCH.
* ELECTRIC SHUTTLE SERVICE BETWEEN MARITIME VILLAGE
AND THE MARINA.
* PROMOTE HEALTHY LTVING & PEDESTRIAN WALKING PATHS.
THE SKY IS JUST A LITTLE BLUER....,
.....OVER PLEASANT HARBOR RESORT
Site @ Delineated Wetlands
-^.aa Delineated Streams (----.., 80-ft Wetland Buffer
7s-ftStream Buffer i 150-ft Wetland Buffer
Notes:
1. The locations of all features shown are approximate.
2. This drawing is for information purposes. lt is intended to assist in
showing features discussed in an attached document. GeoEngineers, lnc.
can not guarantee the accuracy and content of electronic files. The master
file is storBd by GeoEngineers, lnc. and will serve as the official record of
this communication.
3. lt is unlawful to copy or reproduce all or any part thereof, whether for
personal use or resale, without permission.
Wetland and Stream Map
Pleasant Harbor Master Planned Resort
Brinnon, Washington
GToENGTN EERS lfr Figure 6
1,000 1,000
-{b"
0
Feel
Data Sources: 2005 Aerial lmagery from ESRI Prime World 2D.
Lambsrt Confomal Conic, Washington State Plane North, North American Datum '1983
I I I j 7I-I
f,tIa
fr
trT
r I I
I
l I
I €+Jdhrp0
a
@*[
\rf#land GA
I
,'gdlhnrlf,d
I
Iu
I L
L
oo
F
ido
o
t
\
\
f;79f'rl
E
.l
\.4it r-ra;'ri
{&
'''$f
r'
j,7
\]r
,t
F,
I*'
v,l
1;
x
l*
*
\\
STORAGE TANK
Project Name:PLEASANT HARBOR
Master Planned Resort
Alternative 2: Phasing Overal! Site
Date: February 11, 2013
EXISTTNG PTIASAXT HARBOR I'ARINA BINDING SITE PIJN
IIARINA IYPROVEYENIS UNDER SEPARATE REYIEIV
EXISTING BED AND
(NO yODTFTCATTON
REUNION
HARBOR YIEW
I'ARITITlE
BUILDING
US 101
HIGHWAY
SCAII IN
'TEI
PueasANT HRReoR
-
MARINA AND GOLF RESORT
-flt*il|til
Davld Hamllton Archltect
wA 9230
1 -800-662-7765
PHASING
STAGE I
P}IASE I
CONSTRUCT WASTEWATER TREATMENT PLAT{T
CONSTRUCT WATER STORAGE TANK
WTTH NEW PIPING DISIRIBUTION
CREATE CONSTRUCTION MATERIAIS
PROCESSING I.OCATION ON
GOLF COURSE SITE
PHASE 2
MARMME VILLAGE BUILDING
42 UNITS
1I,7M S.F. COMMERCIAL
REUNION HOUSE
12I.'NITS
HARBOR VIEWHOUSE
12 TJNITS
US HIGHWAY 1OI AND
BT.ACKPOINTROAD
INTERSECTION
IMPROVEMENTS
DEVELOPSECOND WELL
CONSTRUCT MARINA ACCESS DRIVE
STACE II
SEA I,TVEL PIIASE I
CREATE WETIAND IN KETTLE C
GOLFTERRACE
& CONF-ERENCE CENTER/SPA
I9I UNITS
36,000 S.F. COMMERCIAL
BEGIN GOLF COURSE CONSTRUCTION
WDFW BOAT
UNDER SEPARATE REVIEW
PHASF] 2
GOLF TERRACES
TERRACE2,3,AND4
329 UNrrS
SEA VIEW VILLAS
36 IJNITS
GOLF VISTAS
38I,]NITS
MAINTENANCE BUILDING
AND STAFF QUARTERS
52 UNITS
COMPI-E'fE GOLF
CONS-TRUCTION
COURSE
RECONSTRUCT BI-ACK POINT
ROAD
CONSTRUCT SANITARY
SF]WER PUMP STATIONS
PHASII3
SEA VIEW !'ILT-I\S
170 UNTTS
GOLFVISTAS
6 UNITS
CONSTRUCT TIALF.WAY HOUSE
KETru B
\
\\
\\
7
I
I
\\
t
I
I
L
/
7
f
\
/
-)
v
//
__
\
I
'l \
,/
7
-/
-/
Wj'-a
77
aL I
t
\
-/
o
=e
T
__
E---
u
MARITIME VILLAGE
2OO-FT SHORELINE ENVIRONME
AND CONSERVATION EASEMENT
NT
THE RESERVOIR
IOO MILLION GAL1ON STORAGE OF CTJSS A \IATER IRRIGATION
OI GOL} CDURSL D81YI.\G RNNGE
W^LTZNG WTTERS FOR EVENING ENTERT.{INMENT
NET ZERO IMPACTON THE AQUITER
CEOTI]ERMAL HEAL'I'I{Y HEITING & COOLINC UTILITY
TIIE SEAVIEW VILL"AS
RETIREMENT HOJSING FOR MATURE OWNER
TOW{NERGY CONSI,]MPTION FIXTURES
DN RI(.SKY I .IGHTINO ST.AND.{RDS
THE ALPINE VISTAS
SECOND TIOME FOR FAMILIES
BELO}V GRADE P^RIiING TO REDUCE IMPERYIOUS AREA
THE GOLF COURSE
6500 YARDS OF CIIIMPIONSHIP GOI.F t TREE-STIRUB PRESERYITION
ONLY 60 ACRES OF IRRIGATED SOD
LOW-W.{TER-USE FTOM DAXOTA PEAT ROOTING PROGRAM
NATUR\L FERTILIZATION AND PEST CONTROIS
THE lOTh FAIRWAY POND
I.OWEST CONTOUR ACCUMULATES SURFACD WATER TOR RECYCLING
OENER.{TOR-LIFT SIATION T-,OVES WATER TO RESERVOIR
PLEASANT HARBOR MARINA & GOLF RESORT & SPA
PRESERVING THE ENVTRONMENT
NDLRGROLND PARI(INC'I'O REDUCE IMPIRVIOUS AREA
-IO S IIMI]LA IT YE^R ROUND IOURISM
TERRACE 1
BUILDING
PLEASANTHARBOR MARINA
NO ADDI'I IONAL S I'RUC IURES OU I SIDTJ OF I HE BSP BU I WI IIIIIi I HE
-SMP SHORELINE SE1'BACKS
EEGIJLAR NMNTINRING OF 1 TIE WA]ERS OF ]I]E HARBOR REGULA'I'IONS
FOR BOATERS ON ENVIRONMENTAL STEWARDSHIP
THE MARITIME VILLAGE
STEEL RETAIL{ONDOTEL DIRECT BLACI(POtIiT ROAD ACCESS
CI]ESI' PARKINO PRDSERYING SHORELINE
WASTE.WATER TREATMENT
PRODUCES RECYCLED WATER FOR CLASS A USES
THE RESORTTERRACES
NULTI{EVEL I AND 2 BEDROOM CONDOTETS
AMPHITHEATER
ENTERTAINMEI{T OLYMPIC PHILII.ARMONIC TO INDIGENOUS EVENTS
MARITIME VILLAGE
HOUSE
HARBOR VIEW
HOUSE
EXISTING
},ARINA
SHORELINE
SEA LEVEL
MARITIME
BUILDING
JEFFERSON
AND
STOP
us 101
HIGHWAY
TENNIS
GOLF COURSE RESERVOIR
PueaseruT HARBoR
STEEP SLOPE
RIPARIAN BUFFER
GOLF COURSE
AND RESORT
-WAY
N
*@,
S
L
fltHtil
DERGROUNO WATER
ACCESS ROAD
BOAT LAUNCH
w\#W
RESERVOIR
\
I
c
7
I-aI
\
o
\
I
\u,on
- r $Lil &il
I
FE
I
II
STAGI Iffil$ I
staot I
PI{ASE 2
sTAGI I
ffiASE T
STAGT I
HASE 2
ilace I
Pt{as: 3
4 ,/
t,
r.,
(D
tl {
{
I*M \I
PLEASANT HARBOR MRINA REGUUR MONITOR]NG OF IHE WATERS
OT THE HAREOR REGULANONS FON SOATIRS ON ENVIRONMENTAI.
STEWARDSHIP
ir/rt (FF
$rtrc(
,ott's
HARBOn MRINA CAfEr rc ADoITIONAI STRUCTURES WITHIN THE SMP
SHOREUNI S€IBACXS,
I:iri HOLE I5
'll I
I rttrl
IHE MANTME VII.UGE STIEI. RETAII,<ONDOTEI DIXEC'T BLACK PolNT RD,HOLE I4 U o U -e{}HOIE 4_
,'+--#---.-.
H OLE 6 I I
{rr--=lEI \\
tt\o
HOLE 3
I I3 LEI
-sAZt,I H r8
THE AIPINE VISIAS SECOND HOMTS TOR FMINTS BELOW GRADE PAR(]NG a
HOIE l7 5
t^-'.J o \
II
\-^)a
HOIE 12 1
/HOIE 2
THE COIF COURSE 6500 YARDS OF CHAMPIONSHIP GOIF A IRIT SHRUS
PRESERVATION ONIY 60 ACRES OT IRIIGATED SOD TOW WATER USE TROM
DAKOTA PEAT ROOIING PROGTAM, NATURAI TENIUZATION ANO PTSI
coNno$
IHE R€SoRTTERRACES: LNDEXGROUND PAR(NG TO REDT CE IMPtMUS
ANEA MTNMES TO SIMUhTE YTAR ROUND TOURISM MT'LTII,EV€I, I AND
2 BEDROOM CONOOIELS
HOLE 6I
I
a
:
ta
\
\t'HOIE t I
:: -- -- ,-
orE 8!,r,
LE7
,t,
!
THE SEAVIEW VITUS RETIREMINT HOUSING IOR MATURE OWN€R LOW
ENERGY coNsuMpiroN flxruREs oARK sKy LIGHTTNG srANDARos
o
o
o
o
WASTE YVATE R TnEATMENT: PROoUCES R ECyCt E0 WATT R
FOR CI.ASS A TE USES GEOTHENMAL HEAITHY HEATING &
coouNc urLnY \
THE,*TPHIIHEAIER: ENTERTAINMENT : OLYMPIC
PHITHARMONIC TO INDIGENOUS EVEMS ,6Ih
'qry/olHE tEsElvOlR: | 00 MltllON GAIION STORAGE Or CusS
A WATIT: RRGANON GOTT COURSE DRIVING RANGI
WATTZNG WAIERS TOR EVENING EMERTAINMENT NET
ZENO MPACT ON THE AOUfEN
BE |OTH TARWAY POND: tOwESI CONTOUR
ACCUMUI^NS SURTACE WATER FOR RECYCUNG
GENERATORTIN SIAIION MOVES WATER TO RESERVOIR r0 1(}0 650
UIEIIIAIIRESORTSE@@
,ATI RENDfP'T\,GS ARf ARN57 CONCPIS
AND l/.nftcr lo cHANcE
SCALE IN FEET
HOLE I O
s.
dr,>-
I
I Ir
e,
-
MARTNA AND GOLF RESORT
a
./e
/
i
4
)
\
$
\J
7 r
(
/
\.A
I I
\
rr-!L -l e f.\\\h-L
t/'ttii},
s
.\
ffi"**-s.
!
-\1 r
t
I \\'!
S