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HomeMy WebLinkAbout018Michelle Farfan From: Sent: To: Cc: Subject: Attachments: peckassoc@comcast.net Wednesday, February 27, 20L3 12:19 PM Karen Swenson David W. Johnson; Stacie Hoskins Pleasant Harbor - Draft Description of Proposal Draft Project Description - 1.16.13cp.pdf Karen, The attached is the DRAFT that I provided to J.T. in January. ls this an adequate start for you or should I continue? Thank you. Craig 1 Plers.trt Herbor Mester Planned Resort Introduction, Nerrative Description of the Alternatives And Coostructlon Phasing/Sequencing Proposal SITE LocATIoN AND PHYSIcAL CHARACTERISTICS The Pleasant Harbor Master Planned Resort (MPR) is proposed on approximately 257 acres of the 7l 0- acre Black Point Peninsula along th€ wcstern side ofthe Hood Canal. The peninsula is surrounded on the north, south, and east by the waters ofHood Canal. Pleasant Harbor is formed by the west shore ofBlack Point and the east shorc ofthe mainland. The harbor is connected to Hood Canal by a narrow entrance channel at the north end. The site is about 40 miles north of Shelton and 3 miles soutl of Brinnon in Jefferson County, Washinglon, in Sections 15 snd 22 of Township 25 North, Range 2 West of the Willamette Meridian (see Figure _ [Location Map]). Existing land use on the Black Point Peninsula is predominantly lowdensity residential. The Peninsula was previously logged, and single-family homes have b€en constructed on the west and east sides. The northern end of the peninsula is undeveloped. The Washington Department of Fish and Wildlife (WDFW) own approximately 30 acres offorest land on th€ northem portion ofthe peninsula. lmprovements on WDFW land include a public boat launch and picnic area with access fiom Black Point Road, A period of glaciations occurred in th€ Pugel Sound Lowland approximately 30,000 to 15,000 years ago. It is likely that the glacial ioe advsnced and withdrew several times over the project area during the glacial period, depending on climatic conditions. Thus, geologic material beneath the site consists ofsand 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. Numerous potholes identified on the property are "kettles" formed as sand and gravel was deposited around stsgnant ice blocks that subsequ€ntly melted. Several of the kettles have silty soils in the bottom overlying sand and gravel. Three wetlands have been identified on the proposed Master Planned Resort site: one in the largest kettle, a second in a local depression southeast ofthe largest kenle, and a third that extends off-site along the esst property lins. The topography ofthe site ranges from mean se8 level to about 320 feet above mean sea level (msl) on the peninsul4 and from mcan $a level to about 100 feet above msl in the Pleasant Harbor marina area (approximately 150 feet msl at the intersection ofBlack Point Road with U.S. Highway l0l). Slopes on the peninsula, range from less than 2 pErcent in the western portion, to more than I 00 percent in the area of steep coastal bluffs along the south boundary. The high point on the peninsula (at existing grades) occurs in the southeasl portion ofthe proposed MPR site, east of Kcttle C, All areas of the site were fomerly logged by others prior to 1970. Historical aerial photographs reprcduced in lhe Forestry Report prepared for the Pleasant Harbor MPR show that the area now occupied by the Pleasant Harbor Marina was once used as a log dump and log rafting &r€a. The existing nanow loop rosd on the slope and along thc waterfiont in this area ofthe site was created by others to serve that use. Vegetation presently found on the prop€rty consists primarily of an over story of Douglas-fir (Pseudotsuga memiesii) with occurrcnces of red alder (Alnus rubra), black cottonwood (Populus lrichocarpa), bitter cherry (Prunus emarginala), big leafmaple (lcer macrophyllun), and Pacific t 201 1-12-12: vl8 Madrone (Arbutus menziesir). Broadleaf shrubs and other plants found in the understory includo: red- flowering currant (RrDes sanguineum), Soot's broom (Cytisus scoparius), vine maple (Acer circinatum), salal (Gaultheria shallon), nd evergreen huckleberry (l/accinium ovalum). The area that includes the site is within the East Olympic and Hood Canal River basins, and within the Skokomish-Dowewallips Water Resource lnventory Area (WRLA l6). lntermittent sfeams flow through the Maritime Village and marina upland area of the site north of Black Point Road (runoff from U.S. Highway l0l and the hillsido above) and discharge into Pleasant Harbor. There ar€ no existing stream coursos on th€ Black Point Peninsula portion ofthe property. Existing utilities in both arpas ofthe sit€ include electsical power, propane gas, polable wat€r from wells, wastewater r€atment and disposal in on-site sewage disposal syst€ms, telephone, and solid waste collection and transport. PRINCTPAL FEATURES OF THE f,XtSTTNG MARTNA/MARMIME VILLAGE The Marina/Maritime Village portion of the proposed MPR site encompasses approximately 36.3 acre.s extending northeuterly along the east side ofU.S. Highway l0t from the Black Point Road intersection to the north end of the Pleasant Harbor Marina. The existing marina was developed in the late 1960s. Vehicular acccss is provided from U.S. Highway l0l at the north end of the site. The marina is also accessible by private boat or float plane, Existing improvements within the Marina/Maritime Villagc area ofthe proposed MPR include: o A real estate office adjacent to U,S. Highway l0l r A driveway to lhe Bed-and-Breakfast Harbor House ownod by others (access from U.S, Highway l0l The Pleasant Harbor House owned by Statesman Corporation A grocery store./convenience store/deli and ollice at the marina Restrooms, showers and laundry Swimming pool with change rooms An asphalt-paved and gravel one-way loop road and parking areas adjacent to the shoreline and up the slope above the grocery store/convenience store/deli Septic tanks, sewage pumps, frrel tanks, wells and pumps, and water storage tanks A matlna. The area ofthe MPR site proposcd for GolfCourse,/Golf Resort development (approximately 220.4 acres) was previously developed by others in the 1950s as a campground. The 500-unit Thousand Trails commercial campground has paved and graveled roads and parking areas, tent camp sites, recreational vehicle (RV) pad sites, picnic areas with shelter buildings, an activity center and swimming pool, restroom buildings with s€ptic tanks and drain fields, wells for water supply, gavel bonow 8reas, an entry guard house, and fenccd equipment storage areas. A Conditional Use permit was obtained by the previous owner in December 2006 to rc-establish a portion of the site as a commercial campground including a 60 unit commercial campground. The oampground was in use until late 2007. Some minor grading occuned on the site to create level campsitcs and roadways. Gravel borrow pits werc excavated east of the large kenle near the ccnter of the site and in the fenced storage area near the campground entrance. 2 201 l-12-12: vl8 from review of the MPR review. ma a n area rs area are including in a ng [ll8&t Eaeh eonsultant should add to ths existint eanditiens desoriptirur !o inelude features relevant to -*ciruneltsi4- Both the Pleasant Harbor Marina and the Black Point Peninsula have access from U.S. Highway l0l. The peninsula is also served by Black Point Road (see Figure J. BRIET HISToRY AND BACKGRoUND oF THE MASTER PLANNED RESoRT DESIGNATToN Statesman Corporation appli€d to Jefferson County for a Comprehensive Plan amendment in 2006 for a Master Plannod Resort (MPR) designation in the Brinnon subarea. This spplication was processed with the County's 2007 docket of annual Comprchensive Plan mendments. An Environmental lmpacl Statement (EIS) was prepared on the programmatic land use action. Land use gltematives for MPR development (including no action) were evaluated in that EIS. fie Final EIS was published November 27,2007,The leflerson County Board ofCounty Commissioners (BoCC) approved by Ordinance No. 02- 0l2E-0E smendments to the Comprehensive Plan and a Comprehensive Plan map cbange to designate the area Master Planned Resort. The BoCC decision affirmed in Ordinance No. 02-0128-0E 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 pefaining to critical areas and pertaining to all on-site and oflsite infrastructure; service impacts will be mitigated through a Development Agrcement; mitigation requirements shall be adhered to through a site- specific Zoning Code, Development Agre€ment, and permit applications. The Ordinance states thal lhe MPR is to be a self-contained and fully-integrated planned unit development in a setting of significant natural amenities, with primary focus on destinstion resort facilities consisting of short-term visitor accommodations. An 'l 8-hole golf course and up to E90 residential units were approved with the MPR designation. No more than l0 p€rcent oftotal rcsidential units are to be permanently occupied, and short- term residenti&l units must at all times be not less than 65 percent oftotal residential units. The Master Planned Resort dosignation was approved for the Pleasant Harbor Marina and Black Point property owned by Statesman east of U,S. Highway l0lr, subject to 30 conditions imposed by Jefforson County Ordinance No. 02-0128-08. The BoCC conditions were imposed through the County's legislative authority under thc Washington State Environmental Policy Act (SEPA), ro well as the Board's geneml police power as a legislative body for the purpose ofmitigating potential significant adverse impacts to the environment, adjacent land use, the existing transportation system, capital facilitics, utilities, parks, and public services. BoCC conditions imposed to mitigate potential adverse impacts related to are discussed in this technical report, ie{x-+eastaed-+er{b$ preliCed rvith Jsl)' 30 I0 Cir;tribution eloltcmetivc sitc plans srC prqiee+ infenn lien,l SUPPLEMENTAL EIS REQUIRED Prior to entering into a Development Agrsement with Stalesman Corporation and prior to adopting a site- specific Zoning Ordinance for the MPR site, Jefferson County requires preparation of a Supplemental Environmental lmpact Stat€ment (SEIS), The SEIS will provide project-level environmental review to supplement progrmmatic environmental review completed with the November27,2007 FEIS. MPR land use altematives were evaluated in the programmatic EIS; therefore, the SEIS evaluatgs allemative sile plans for developing a Master Planned Resort on the site, each of which would include the features Thc MPR designation also encompasses a Bed-and-Breakfast Houre omed by others. 3 201 l-12-12: vl8 previously approved in principle by the BoCC: an l8-hole golfoourse and up to E90 residential units (predominantly for short-term visitor use). r.pert(s) thay preyieusly prepsrC fer lhs sm€ €l€mont of tbo onvirenm€nti in sup-6rt of th€ November en the 2005 3004 d^cuments, .vhieh rnry have provided baserr.e i-ronlticn, for exrmple.l DESCRPTTON OF THE MPR PROPOSAL AND ALTERNATIVES Tho site plan alternatives being evaluated in the Pleasant Harbor Master Planned Resort SEIS include a site plan that was developed lo address BoCC conditions of approval and th€ Jerferson County locally - approvod Shoroline Master Program (SMP) update (December 2010) that increases the Shoreline buffer in the Marina/Maritime Village arca from 30 fect to 150 fcet (Altemative l); and the cunent (201l) site plan reviscd from Alternativs I to make more efficient use of the site and to minimizp environmental impacts (Alternative 2). More descriptive information about each altemative is provided below and in a Comparison of Altematives table, Featurc! Common to Any Actlon Alterngtive Each ofthe site plan altemalives includes an l8-hole golfcouse, 890 residential units, and commercial developmcnt for resort-related services within the Pleasant Harbor MPR. The location, configuration, type and numbcr of residential units and commercial space differ somewhat between the altematives, as do the amenities to be provided within the development. Structures within the existing Pleasant Harbor Marina would be renovated or replaced,.irlothtltenetive* Undcr any altemative, improvemcnts would be made to Black Point Road, and to the intersection of Black Point Road with U,S. Highway l0l. A l2-ft widc (with tum-outs) Marina Access Drive would be improved parallel to the esst side of U.S. Highway l0l between Black Point Road and the existing marina. In order to keep Resort Eaffic internal to the site to the maximum extent practicable, the Marina Acccss Drive would bc used by visitors to travel betw€en the main enhance parking lot and the muina. This drive would accommodate twc'way shuttle vehicle service and emergency vehicle access betwccn Blsck Point Road and the marina. Access to the GolfCoursdGolfResort from Black Point Road would be controllcd by a gate with a guard house. Parking for slip owners and Resorl visitors would be created at the inters€ction of Black Point Road with U.S. Highway l0l, with shuttlc servioe from the parking area lo the marina using the Marina Access Drive. The existing real estlte office at this intersection would be eliminated. Provisions would be made for this use within the commercial space of the Maritime Village. Other types of commercial uses anticipated within the Marina Village include a possible restaurang dive shop, sightseeing cruises, gifts, and an upgradcd groc€ry storc/convenience store and deli. The proposed architectural concrpt for fie buildings within the Muina/Maritime Village is a Cape Cod waterfront style incorporating soms ston€ and cc.dar accents. Buildings in tho Golf Resort, integrated around the golfcourse, aro proposed in the stylc ofa rustic mountain r€sort with stone detailing, oedar accents, and high gabled roofelements. Under either site plan altemative, the main building at ths Golf Resort would be thc Golf Tenace and Conference Center/Spa. At four stories in height (appmximately 48 feet) for Altemative I and five stories in height for Altemative 2 (approximarcly 70 feet) and located at approximately elevation 260 feet mean sea level (msl), this would be the tallest building within the development. A 3-story Maintenance Building with StaffQuarters to be provided nesr the gated €ntry to the development is also a consistenl 4 201 l-12-12: vl9 asa action within the Binding Site feature of proposed development under any action alternative. The maintenance portion of this building would provide ground-level golfcart and mow€r storage and servicing and maintenance supplies for the grounds and golf course. Residential units (52) in the upper two stories would provide housing for employees. Employee parking would be provided in a surface lot associsted with the Maintenance Building/Staff Quarters. The Master Planncd Resort would be mostly self-suflicient with regard to utilities. An on-site wastewater treatment plant is proposed, capable ofproducing Class A reclaimed wat€r for beneficial reuse within the developmcnt. Statesman Corporation roccived approval ofwater rights from thc Washington Departmenl of Ecolory on June 15, 2010 to scrvc lhe site. One or more wells and I water storage tank will be completed on the property. Stormwater managemenl systems for the control and treatment of runoff during oonstruction and in the completed condition ofthe development would be provided on th€ site in accordance with the Washingon Depanment of Ecolory 2005 Stormwater Management Manwl lor lTestem lYashington. Under any altemative site plan, golf course faimays would be located in areas of pemeable soils to allow for infiltration ofstorm water runoffto recharge the local groundwater aquifer. The firs nine golfcourse fairways would be developed along thc emtcm side of the site. Thc second nine fairuays would be develope.d along the south and west sides ofthe prop€rty. Portions ofthe area to be used for GolfCourse development would be left undeveloped (or restored) for the retention of wetlands and buffers, and for storage of golf course irrigation water (Class A reclaimed water from the wastcwster treaEnent plant process, and site runoffdirected to Kettle B). Existing local depressions throughout the site would bc used to collect and retain runofffor infiltration, The proposal includes preserving a riparian buffer along the south/southwest bluffofthe peninsula. This buffer would permanently preserve the 200-ff wide Shoreline Environment and a ste€p slope setback (up to an additional 35 feet wide in places) in a conservation easement to be administered by one or more loml Tribes. Alternative I The Altemative I site plan was doveloped through the BoCC conditions ofapproval and in rcsponsc to the Jefferson County locally-approved Shoreline Master Program (SMP) update (Decernber 2010), that requires a I 50'ff shoreline buffer in the marina upland area compared to the 30-t setback in the adopted Shoreline Master Program ( I 9E9; revised I 993, I 996, and I 998). The shoreline buffer (i.e., an area where no n€w structures would be allowed) significantly modified the Marina Centerfl\,Iaritime Village dcvelopment conccpt for thc Master Planned Reson. See the Alternative I figures: Overall Site, Maritime Village and GolfCoursey'Resort (December 12,201 l). Redev€lopment for mainlenance, repair and renovation is now limited to occur within existing building footprints in the Marina Center (marina upland) area, Therefore, residential and commercial development proposed in the FEIS site plan for this arca is relocated in the Altemative I site plan to a new 3-story building proposed at the intercection ofBlack Point Road with U.S. Highway l0l. A new Marina Lofts building at the inlersection would include 36 residential units on the east (rear) side ofthe building with two stories (12,500 square feet) ofcommcrcial space at the ftont (west side, facing U.S. Highway l0l). 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 Poinl Road by a more southerly realignment of the Black Point Rosd/U.S. Highway l0 intcrsection in Alt€mstive l. Marina rowhouses, townhouses and stepped/stacked townhouses, illustrated in the FEIS, would be eliminated from the site plan on lhe north side of Black Point Road in Alternative l. A new residential- type structure is proposed in this uea of the Altemative I site plan to accommodate group gatherings. 5 20ll-12-12: vl8 Two ofthese buildings are proposed: Reunion House and Harbor View House. They would provide a common area and kirchen facilities for renbl residents staying in 12 individual rooms. The Marina Access Drive would be upgraded to provide access to these two buildings. The Bed-and-Breakfast Harbor House owned by otlcrs would remain, with a coresponding minor reduction in the overall devetopable land area within the MPR compared to the approved FEIS, The Pleasant Hubor House omed by Statesman Corporation may be renovatod with no change to the footprint of the structure. +tccxistinfs*imminf peel end ehmF reem builCing for mrine slip ewners weuld b€ r€tairod *ith minor modifieations; or roeenstruetcC, Existint builCinge in the mering spknC eres weulC bs reeensgueteC u,ithh thcir ortisling bctlcr cunc rrdiir rs nquircC by fnc rcguletien* This rveulC imprevc s*fcty anC clse ef aeecsc fer lergc vehieles like gsrbrg. cell.etien trueks snC emergenet vehieles; md prcvide bcttcr conrrcctivity for iF -beal* The one-way access (Marina Access Drive) &om Black Point Road to the waterfront proposed in the FEIS would be used in Altemative I for two-way shuttle seruice and emergency vehicle access between the Maritime Village improvements at the Black Point Road/U.S. Highway I0l intersection and the marina. Acc€ss to the Washington State Departrnent of Fish and Wildlife boat launch would be revised to incorporate it with the four way intersection of Black Point Road md the Maitime Village md golf r€sort entrances. The total number of residcntial units within the Maritime Village area of the MPR would be reduced to 66 new unis in three new buildings, and the existing Pleasant Harbor House, and the Bed-and-Breakfast House (owned by others), Residential units would be incrrased to 828 in the GolfCourse/GolfResort area, transferred from reduced dcvolopment in the Marina/Maritime Village ilea of the site. In order to reduce the built or impervious footprint on the site, the majority (500 units) of residential units are now housed in four Golf Terrace buildings; each of 4 stories in height. The number of original Black Point Townhouses and Villas has been rcduced and renamed to the GolfVistas (76 units, a two storey product on an underground parkade) and 200 Sea View Villas (a one storey product on and underground pukade). The staff quarters and maintenance building has been relocated from the northwest comer to the northeast comer ofthe site, but still contains 52 units and remains at 3 stories in height. Golfcourse fairways have been modified slightly from the FEIS proposal. Tennis courts have boen added adjacent to three GolfTenace buildings, as well asaswimmingpoolncxttoGolfTenace3building. OtherAlternativelrecreationalamenitiesproposed adjacent to the GolfTerace I building include a bocce ball court, pool and deck area. ie+ eystcms foelcd by bieCieeol snd limited use ef eveilable power frorn IUB, The landscaping proposal includes re-vegetating disturbed areas using healthy trees and shrubs harvested from areas ofthe site that will be cleared. Consideration will be given to the use ofnative vegetation as well as omamental shrubs, perennials and annuals in select locations at the+ffi€nt6 Maritime Village, Terrace Buildings, and along meandering pathways. Landscape restoration in the Marina Center (marina upland) area ofthe site is planned to create a park-like setting with amenities for seating and sun- rain protection. The proposal includes creating a temporary native plant nursery south ofthe wastewater treatment plant site in the area of Fairway 14, as these fairways will be developed during Stage Il oonstruction. A sprinkler inigation system -preccss will be installed to temporuily maintain plants kept in this area for rclocation during phased development of tho site. 5 201 l-12-12: vl8 Alternative 2 The Altemative 2 site plan was modified to improve constructability by refining the development within the existing conditions ofth€ site to minimize environmental impacts. The redesign ofthe golfcourse to flow within the existing contours and to minimize site disturbanse was a fundamental factor. The positioning and placement ofthe buildings were adjusted to ensur€ they are place.d on undisturbed soil and to work within the contours. @TheMaritimeVillagebuildingnowincludes42residential units on the east (rcar) side in three stories witl two stories ofcommercial space (16,000 s0 at the front. The available parking has increased with the addition of an underground parkade for residents and staffof the commcrcial spaces and in surface parking lots at the intersection ofU.S, Highway l0l, 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 Altemative l. :Flteq*imcineqlec4m @.ThedesignedintersectionofBlackPointRoadandthe access relocated 1300 feet to the east of its curent increased Maritime Loft building of Altemalive l. ln order to reduce the buih area, the Golf Tenace buildings have been increased from four to five stories in height (approximately 60 feet for Terrace 2, 3 and 4, and 70 feet for Terace l). The total number of units wilhin the Golf Tenaoe buildings has increased by 20 unis to 520 from thc Alternative I layout. The number of Sea View Villas has been increased by 6 units to 206 units total, The Golf Visa units h&ve been decrtased to I total of 44 units. Tho StafVmointenance building and waste water testment plant remains the sam€ as Altemative L Building positioning has beon revised to allow foundations to be placed on undisturted soil for the majority of buildings, which allows them to work with the existing site contours more elliciently than Alternative l. The golfcourse has slso been redesigned to allow it to flow and be worked into the existing site conditions. The Altemative 2 recrealional amenities have also been repositioned to work better with the existing site lsyout, Tho r\ltornativo 2 en site olsotrieel pswor teneratien prepesol weuld ut:lise an intogretC systcm ef leothormal-(teo exohmEe) toel-nelesr; esmbined hoat and pewer (CHP) CerivaC frem ee gencretien The landscaping proposal inoludes re-vegetation of disturbed areas using healthy trees and shrubs harvested from areas of the site that will be regraded, but the amount of disturbed ar€as will be significantly rcduced from the Altemative I plan, Native vegetation, as well as omamental shrubs, perennials and annuals will be placcd in select losstions at the ilcine€cntri Maritime Village, Terrace buildings and along meandering pathways. ,CJtct*rti{aj-€ene€e NO ACTION ALTERNATIVE If the Pleasant Harbor Marina and Golf Resort did not proceed, it is presumed (based on the 7 201 l-12-12: vl8 is outside the as a separateac@ss Comprehensive Plan MPR designation for the property 6nd absence of site-specific zoning)2, that the site would not be further devcloped at this time. The owner would continue to operate the 285-berth marina and could perform maintenance, repair and replacemenl on existing improvements until a Master Planned Resort could be successfully implemented, either by the prcsent owner or by others, or the zoning changed back lo rural residential through a comprehensive plan amendment. Campground use of the Black Point Peninsula pmperty could resume under a the existing Conditional Use permit MLA03-00577. PHASED DEVELOPMENT PRoPOSAL Statesman Corporation proposes to complete the Pleasant Harbor Marina and Golf Resort over the course ofapproximately l0 years, or in response to market demand, STAGE Ir Phsle I Begin clcaring drainage basins that produce no runoffthat leaves the site (Basins 2, 4, 5, 6, E, 9, 10, ll, 12 and 13) and that will provide excavatod material for construction Eggregates m.t€rial processing or for mass fill ofKettles B and C. The entire Kettle B uea will bc cleared. l,arge ereas where deep excavation is proposed lie to the south, wes! and north ofthe kettle. K€ttle B will res€ive approximately 300,000 cubic yards of fill before it can be finish-gradod and lined with synthetic lincrs to start receiving site runoff and Class A efTluent from the wastewater trestmenl plant. Liners could be installed during the wel season, though dry season installation is prefcnod. Channels and culverts to be constructed will convey surface water runoffoverflows to infiltration areu within golf course fairways. Place erosion control measures and redirect runoff into the large k€ttle (Kettle B) prior to clearing and rough-grading to creste the construction aggregates material processing site/plant(s), The relativcly flat, centrally-located site proposed for materials processing is at the base ofone ofseveral 40+ foot cut areas. This will be the source ofconstruction materials and fill material for early portions ofthe project. As excavation progresses and runoff is directed northward, Drainage Basin 2 will be expanded to the south which will allow for additional clearing. If clearing is limitcd to the south edgc ofthe Drainage Basin 2, work could progr€ss into the wet season, Existing roads on the site could be used to transport materials. Build the construction aggregales malerial processing plant and begin operations. Construct the 260,000 gallon underground water storage facility and water piping to the existing wcll. Rough grade the resort rcad from dre water storage facility to Blask Point Road. Install water main and sewer piping from the watcr storago facility to Black Point Road in the resort road alignment. Inslall crosion control measures along the base ofthe wastewater teatment plant site prior to clearing. Place fill material bchind a retaining wall to cr€ate the site for constnrction of ths wastewater tre{tment plant. Construct the.treatment plant. slsDr.- I\\-@ r ftc IoAdbn Ahrrnativa trom FfE b rtlll v.lld rinc! lhezonlnSwlll not ah.nte untll thc Dlvelgpmanl AtEmatrt andZonint rcgulationr aro r8ned by BoCC- *a Cititensv. Mounl Varnon. 8 201 l-12-12: vl8 a !Clear area south oftratment plant site to create a temporary native plant nursery for trees and shrubs removed duing site development thst will be relocated within the project area. STAGE I: Phue 2 Develop the sccond on-site well. Connect the well to the domestic water distribution system as soon as practicable afrer rough grading the 8reas through which this piping must be routed. Place erosion control moEsures at the edge ofthc buffer along the esst property line ofthe Maritime Village area of the sitc prior to clearing. Grade the building, parking and entry rosds to pr€parc this area for gonstruction. o Install erosion control measures along the existing (unpaved) marina access drive thst parallels U,S. Highway l0l. o Widen and reconstruct the Marina Access Drive between Black Point Road and the marina. a Install erosion control measur€s, implement traffic controls, and rclocate utilities in pr€paration for constructing improvements to the Black Point Road/U.S. Highway l0l interscction relocation md expansion. R€construct and rcalign Black Point Road and expand U.S. Highway l0l. Underground utility services must cross Black Point Road. The WDFW boat launch access road intersection with Black Point Road will be reconfigured and Highway l0l intersection rcconstruction. Install the sewago collection system, water reuse systems, electrical power transmission, and communications facilities to scrv€ th€ w&stewater treatsnenl plant, the marina area, and Maritime Village Building. Construct Maritime Village building, Harbor View House, Reunion Housc, roads, utilities, and parking lots. a tnmaf,oBnd3r eomFuot a now soetion of rood betr'€on tho Gxisting morine oeec66 reeC aflC upper inFseeess road te improye sitht Cistanee ond visibility for ent€rint vehieles, Releeete the foel eterage hnks enC equiprnent eleser e U'S' Highwsy l0l; neor thc unusod psol' +;l}aaetllilCinF a r 9 2011-12-12: vl8 nder separate envi nd STAGE I: Phue3 lnstall sewage pumps and force mains to convey sewage from lhe marina and marina upland facilities to the wastewater treatm€nt plant. Abmdon the existing septic tank drain field that now serves thc marina bui and moorcd vessels. STAGE II: Phue I Construct the wetlsnd in the bottom ofthe south kettle (Kettle C). This kenle is to be convert€d to a created wetland with an enhanced buffcr. The bottom ofthe basin will be filled approximately 30 feet to creato a r€latively level wetland. Fill materials will be seleotod from on-site materials that have low permeability, such es those that may be found in the existing wetland to be filled in the large kettlc (Kenle B). Buffer enhancement may take the form ofclearing invasive plant species and replacement with native plant material harvesled from the site or purchasod from local nurseries. Temporary inigation may bc required for the wetland and the buffer plantings to improve the survival rate during the first growing season. The existing closed drainage basin and thc drainage basin created in the developed condition around Kettle C will provide and maintain hydrolory for the created wetland. When wetland creation in Kettle C is complote, 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 ofthe GolfCourse/GolfResort area of th€ site near Black Point Road to propare this area for construction of the Golf Tenace I access road. Excavated materials from the Maintenance Building/Staff Quarters area and from Faimays 3 and 4 could be used to construct this road embankmenl. Install the storm drsinage system within the road to direct runoffto storm wster treatment 8nd detention facilities. Complete the Golf Terracs I building pad snd associated parking areas, This construction may not require significant additional erosion oontrol measures since the runoff can be directed to the enclosed drainage basin to the south. lnstall the sewage collection system, water distribution system, fire protection qystem (a function of the fairwayilandscape inigation system), rcuse water systems, power transmission, and communications facilities to serve thc ColfTenace I building, and the Maintenance Building/Staff Quarters. lnstall erosion control measures and clear sufficient area during the dry season to rough-grade Fairways I I and I 2 and constnrct the embcnkment for Faimay 10, including a lined detention ponds. This grading will form Drainage Basin L Large areas of excavalion lie to the east and wesl of Fairuay l0 and the building site to the north. The detention pond will be a synthetic liner to prev€nt soil saturation. Pumps will be permanently installcd adjacent to these ponds to move collected runoff northward into the irrigation pond (Kettle n). Construction of lhe embankment, ponds, pumps, force mains, and soil stabilization must be completed during the dry season. It mi8ht b€ necessary to delay completion of Faimays 7, E, 9, l0 and part of Fairway I I until the dry season in thc following year. 10 2011-12-12: v|8 a lnstall erosion conhol 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 Faimays 3, 5, 6 and 8. Since this drainage basin (Basin l0) discharges to Wctland D and then offsite, it may require that clearing and groding in this area occur in the dry season. Fairways 1,2,3,12,13,14,15, I6, l7,and lScouldbeworkedduringwelweather,Theareanorthof Fairway 14 may require additional erosion control measures near the wastewater treatment plant site in order to work during wet wcather conditions. The prefened method offairway construotion will proceed in the order of clearing and grubbing, rough grading, drainage installation, irrigation installstion, fine grading, and seeding progressing along the fairways using specialized types of equipment. This will allow a minimum ofclearing and gubbing 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 stabilired before thc wet season arives. . Rough-grade roads, driv€ways, and building pads for improvements that will be made in Stage II Phase 2 and Stage II Phase 3 as part ofadjacent fairway construction. Installation ofunderground wet and dry utiliti€s can be delayed until the Sage II Phase 2 and Phase 3 building construction occu6. STAGE II: Phgse 2 Install erosion/sedimcntation control measures around building construction sites to prolect completed portions ofthe golfcourse (ifany). Buildings to be constructed in Stage ll include Golf Terrace 2 wsst of Fairway l6; Golf Temcc 3 north of Fairuay l2; Golf Terrace 4 east of Fairway l7; Golf Vistas south of Fairway 15 and west of Fairway 18 and the Maintenance Building and Staff Quarters north of Fairway 4. r Extend roads and utility services to the Stage II Phase 2 building sites. Construct two sanitary sewer pump ststions: one to the west of Kettle B to serve building construction to th€ west and southeast, and one adjacent to the Maintenance Building/StaffQusrters to serve that building and buildings to t}e south. Construct the sanitary scwer pump station eod-c€+cn ialM+ at the Maintenance Building/Staff Quarters. Reconstruct Black Point Road from the end of Stage I Phase 2 intersection improvements east ofU.S. Highway l0l to the r€son east €ntrance in the northeast omer of the Colf Coume/Golf Resort area of the site. lnstall erosion/sedimentation control m€asures, as required, STAGE II: Phsse 3 Install erosiory'sedimentalion control measur€s around building construction sites for the Sea View Villas adjacent to Kenle B, north of Fairways l0 and I l, w€st of Fairuay 8, and south of Fairway 4; and Golf Vistas east of K€ttle C. 11 201 l-12-12: v|8 a Extend roads and utility services to the Stege II Phase 3 building sites. iow t2 201 l-12-12: vlE a