Loading...
HomeMy WebLinkAbout027Michelle Farfan From: Sent: To: Cc: Subject: Attachments: Swenson, Karen < kswenson@eaest,com> Tuesday, March 26,201-310:18 AM David W. Johnson; Stacie Hoskins; don@pleasantharbormarina.com; peckassoc@comcast.net; Garth Mann; amackie@ perkinscoie.com Schipanski, Rich Pleasant Harbor SEIS Chapter 2 - Preliminary Draft for Internal Review Pleasant Harbor Ch 2, Prelim Draft, 3-25-L3.doc; 2-l-2007 Site Boundary.pdf;2-2 -Regional Map.pdf; 2-3-Vicinity Map.pdf;2-4-SEIS Site Bounday.pdf;2-S-Kettles.pdf; 2-6-Wetlands and Streams.pdf;2-7-Alt L Site Plan.pdf; 2-8-Alt 2 Site Plan.pdl;2-9 _Phasing Map.pdf Dear Pleasant Harbor SEIS Team, Here is a preliminary draft of Chapter 2 of the Pleasant Harbor Master Plan SEIS for internal review. A few comments are in the margin, primarily regarding the WDFW access road realignment. lf the WDFW is included in the SEIS, additional information will be added where noted, upon receipt from the applicant's team. lf the realignment is treated as a separate action that will require separate environmental review, these notes will be deleted from the body of the document and the WDFW access road will be addressed in the SEIS as shown in Section 2.6. Please review the Word document and make any direct edits in Track Changes within the document. Also if you have any specific comments regarding a sentence/paragraph, please insert those comments directly into the document as well. Any other global comments or comments about the figures may be made via e-mail to me, with a cc to David Johnson. Please also cc David Johnson when you send me your edits to the Word document. Per the schedule, please complete your review in one week, by 10 am on April 2nd. At that point, we will consolidate all the edits and comments and revise the document accordingly. This fulfills Task 1 of Phase 2 of our contract. We are currently progressing through Task 2 and 3 of Phase 2 (Preliminary Draft SEIS). Thanks, K*re*w Stanapw EIT Karen Swenson, AICP Senior Planner 2200 Sixth Avenue, Suite 707 | Seattle, WA 98121 206.452.5350 x 1716 kswenson @eaest.com 1 PRELIMINARY DRAFT FOR INTERNAL REVIEW GHAPTER 2 This chapter of the P/easant Harbor Supplemental Draft EIS (SDEIS) provides: 1) an overview of the P/easant Harbor Maina and Go/f Resorf Draft and Final EIS (issued by the Jefferson County, Department of Community Development in September 2007 and November 2007, respectively; referred to collectively as the 2007 EIS); 2) an explanation of planning activities that occurred after the 2007 EIS was issued, and why a SDEIS is being prepared; and 3) a description of the Proposal and the Alternatives that are analyzed in this SDEIS. See Chapter 1 for an Executive Summary of the information and analysis contained in this SDEIS and Chapter 3 for a more detailed comparison of the probable significant adverse impacts of the Alternatives to those impacts analyzed under the 2007 EIS Alternatives and analysis of any new significant impacts and mitigation under the SDEIS Alternatives. 2.1 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. ln September 2007, Jefferson County completed a programmatic-level EIS that addressed the probable significant adverse impac{s that could occur as a result of the proposed Comprehensive Plan amendment and MPR approval for the proposed Pleasant Harbor Marina and Golf Resort project. The MPR proposal represented a change in land use for the pro.iect site, from rural to urban, and proposed 890 units of housing, an 18-hole golf course, and commercial space along the marina and at the golf course. A 45- day comment period on the Draft EIS was open from September 5,2007 through October 24, 2007. A Final EIS addressing all comments received on the Draft EIS was issued in on November 27,2007. ln 2008, the Jefferson County Board of County Commissioners (BoCC) conditioned the approval of the Pleasant Harbor Master Planned Resort (BMPR) Comprehensive Plan Amendment with 30 conditions, as well as requiring project-level review of the BMPR proposal (including environmental review of the proposed Zoning Code amendments and draft Development Agreement required to implement the proposal). Accordingly, this Supplemental Environmental lmpact Statement (SEIS) prepared under Chapter 43.21C RCW provides project- level environmental review to supplement programmatic environmental review completed with the 2007 ElS. Since 2008, the applicant has revised the master plan to address the 30 conditions placed on the BMPR Comprehensive Plan Amendment by the BoCC and to comply with the new Shoreline Management Plan (SMP) setback of 150 feet from the Ordinary High Water Mark (OHWM). The new master plan relocates the proposed Maritime Village out of the shoreline management area to a new location near Highway 101. Redevelopment of the marina area is permitted under an existing Binding Site Plan (BSP) which allows for re-modeling or completion of previously approved structures within the existing building footprints. As a result, the site area analyzed in this SDEIS is less than that analyzed in the 2007 ElS. The marina and marina uplands area are not subject to environmental review under the BSP permit; all other areas remain within the SEIS site area and are described in detail in Section 2.3 below. Pleasant Harbor Supplemental Draft EIS March 2013 2-1 Chapter 2 PREUilINARY DRAFT FOR INTERNAL REVIEW lAdd realignment of WDFW road which changes the SEIS boundaryD[Comnt€nEd [XlI: Deleted hcrc if deltwith c a soparatc eclion (S@tion 2.6) 2,2 EI{VI RONMENTAL REVI EW PROGESS Pleasant Hartor Marina and Golf Resort ElS, 2OO7 The 2007 EIS evaluated a Proposed Action for a Comprehensive Plan amendment and Master Plan approval for a Master Planned Resort consisting of a golf course resort, marina, and Maritime Village. The approximately 256-acre resort contained two components: the Golf Course and Resort, located on the Black Point campground portion of the property, to the south of Black Point Road, and the Marina/Maritime Village, adjacent to the current Pleasant Harbor Marina, and north of Black Point Road. See Figure 2-1 for a figure showing the study area under the 2007 EIS; the Proposed Action is the area east of Highway 101 . The main features of the MPR proposal included: Golf Course Resort Area: o A championship 18-hole golf course of 6,200 yards "Links Design". 60,000 sq. ft. resort center with restaurant and lounge with outdoor lanai, conference center and reception, spa, pro shop and offices. 128-unit terrace lofts for resort occupancy o 462 two-story Black Point garden townhomeso 97 one-story Black Point villas. 52 units of staff housingr Class A reuse recycle sewage / effluent / water treatment plant and ponds o A 200 seat community center. A 3,000 sq. ft. restaurant for golfing refreshments and community diningr 739 total residential units in the Golf Course Resort area Marina/Maritime Village Area:o 16,000 sq. ft of commercial area o 63 water-side unitso 40 townhouseso 48 villaso '151 total residential units in the Marina/Maritime Village area Total Units: 890 ln addition to the Proposed Action, two action alternatives (the Brinnon Subarea Plan Alternative and a Hybrid Alternative) and a No Action Alternative were evaluated in the 2007 ElS. The No Action Alternative assumed the Master Plan proposal was withdrawn or denied, and that the area would be developed under the current zoning. The two aclion alternatives were based on the assumption that the balance of the property within the Brinnon Subarea be included in the proposed MPR. The Brinnon Subarea plan (BSAP) alternative assumed that the entire approximately 310-acre area is included within the Master Plan, and as such is subject to the MPR limitations on resort-based urban development. The Hvbrid Alternative assumed that the lands outside the Master Plan proposal develop under the current zoning, but that such development could be accelerated under the current proposal and developed on a timetable in concert with the MPR. Pleasant Harbor Supplemental Draft EIS March 2013 2-2 Chapter 2 PRELIMINARY DRAFT FOR INTERNAL REVIEW The 2007 EIS analyzed nine elements of the environment on a programmatic, non-projecl action level including: Shellfish, Water, Transportation, Public Services, Shorelines, Fish and Wildlife, Rural Character/Population, Archeological and Cultural Resources, and Critical Areas. Supplemental EIS Per the Washington State Environmental Policy Act (SEPA) Rules (WAC 197-1 1-600(4)(d), a Supplemental EIS (SEIS) may be prepared if there are: i) Substantial changes so that the proposal is likely to have significant adverse environmental impacts; or ii) New information indicating a proposal's probable significant adverse environmental impacts. Accordingly, this SDEIS is being prepared due to substantial changes in the proposal and to meet the BoCC conditions of approval of the MPR Comprehensive Plan Amendment, as noted above in Section 2.1.The SDEIS supplements the programmatic FEIS prepared in 2007 for the Comprehensive Plan amendment that approved the MPR boundary, adopted by the County in Ordinance No. 01-0128-08, and satisfies the conditions within that ordinance. Preparation of this SDEIS has been carried out following the procedures set forth in WAC 197- 11-620, as detailed below: 1) An SEIS shall be prepared in the same way as a draft and final EIS WAC 197- 11-400 to 197-11-600), except that scoping is optional. The SEIS should not include analysis of actions, alternatives, or impacts that is in the previously prepared ElS. 2) The fact sheet and cover letter or memo for the SEIS shall indicate the EIS that is being supplemented. 3) Unless the SEPA lead agency wants to prepare the SEIS, an agency with jurisdiction which needs the SEIS for its action shall be responsible for SEIS preparation. According to SEPA Rules (WAC 197-1 1-620(1)), scoping is optional for a SEIS; however, the County elecled to proceed with scoping to inform and engage the public. A notice of scoping for the SEIS was issued on October 13,2009, and mailed to adjacent property owners, affected agencies, and interested parties, posted as a legal notice in the newspaper, and posted on the site. An extended 45-day scoping period was conducted from October 13, 2009 to November 30, 2009. Agencies, affecled tribes and members of the public were invited to comment on the scope of the SEIS, alternatives to be considered, mitigation measures, probable significant adverse impacts, and licenses or other approvals that may be required. A Scoping Meeting was held at the Brinnon Public School on October 28, 2009. The majority of the comments received during scoping were specific to "Elements of the Environment" as outlined in WAC '197-'11-444. See Appendix A for an Overview of the SDEIS Scoping. Pleasant Harbor Supplemental Draft EIS March 2013 2-3 Chapter 2 PRELIMINARY DRAFT FOR INTERNAL REVIEW Both the Fact Sheet and Cover Letter of the SDEIS state that this SDEIS is being prepared to supplement 2007 Pleasant Harbor Maina and Golf Resort Draft and Final E/S, in accordance with WAC 197-11-620(2). As with the 2007 ElS, Jefferson County is the lead agency for purposes of SEPA review. The County's Planning Director serves as the Responsible Official for the SEPA review. This SDEIS includes all elements addressed in the 2007 FEIS with the addition of the following elements of the environment: earth, air quality, plants, energy and natural resources, housing and employment, light and glare, aesthetics, utilities, and fiscal analysis. 2.3 SITE DESCRIPTION Location The Pleasant Harbor site is located in south Jefferson County on the western shore of Hood Canal, about 1.5 miles south of the unincorporated community of Brinnon. More specifically, the site is located on a 710-acre peninsula known as Black Point that is surrounded by the waters of Hood Canal on the north, south and east, and is bordered by US H\/VY 101 to the west. Pleasant Harbor is an all-weather deepwater harbor formed by the west shore of Black Point and the mainland, and is connected to Hood Canal by a narrow channel at the harbor's north end. See Figwe 2-2 for a regional map and Figure 2-3 for a vicinity map. The project site for purposes of this SEIS consists of 13 parcels and is located on approximately 232 acres;221 acres are located south of Black Point Road, 1 1 acres are located north of Black Point Road. See Figure 2-{ for the site boundary. As noted above, the marina area has been removed from the SEIS site boundary, as this area is now subjecl to an existing Binding Site Plan, which does not require additional environmental review. The Binding Site Plan (BSP) allows redevelopment of structures within existing footprints only. The marina area includes the area north of the Pleasant Harbor House and the existing Bed and Breakfast (not owned by the applicant), and includes a grocery store, lounge, yacht club, pool and service building, laundry, boaters shower and washroom. The BSP includes replacing the grocery store, lounge and yacht club within the same building footprint, and remodeling the pool and service building, laundry, boaters shower and washroom to comply with code, and completion of a boater's storage building. lRdd boundary of WDFW road realignment?> l. . . . . . _ . Existinq Site Character and Uses The Pleasant Harbor site as delineated in this SEIS is generally comprised of two distinct areas: 1) the generally forested area to the north of Black Point Road which includes two structures near the northern site boundary; and 2) a former RV park/campground (hereafter referred to as the Black Point campground) to the south of Black Point Road. An existing real estate office is located at the interseclion of Black Point Road and Highway 101. The area from this intersection to the BSP boundary is forested with a mostly gravel pathway that connects Black Point Road with the marina area. Two single family residences are located at the north boundary ofthis area including the Pleasant Harbor House, and a Bed & Breakfast ComtrutEd [Kll: Deleted hqe if d6lt with a . sep@tc &crion(Sdiq 2.6) Pleasant Harbor Supplemental Draft EIS March 2013 24 Chapbr 2 PRELIMINARY DRAFT FOR INTERNAL REVIEW Currently, the Black Point campground located to the south of Black Point Road is unused and consists of overgrown vegetated areas (trees, shrubs, and grasses), a system of paved and graveled roads, paths, parking areas, tent camp sites, recreation vehicle (RV) pad sites, picnic areas with shelter buildings, an activity center and swimming pool, playground equipment, restroom buildings with septic tanks and drain fields, wells for water supply, gravel borrow areas, an entry guard house, and fenced equipment storage areas. None of the buildings within the former Black Point campground are in use. The southern portion of the site is a steep bluff (100+ feet high) and a narrow beach fronting the shellfish beaches on the Duckabush River delta south of the Black Point peninsula. A small path presently leads from the top of the bluff to the beach, but no development is located in proximig to the bluffu or the beaches. KAdd WDFW road?>l Past Uses The majority of the Pleasant Harbor site was previously developed as a 500-unit RV parUcampground (NACO/Thousand Trails) which was established about 50 years ago. Prior to that, the site was logged. A Conditional Use permit was obtained by the previous owner of the site in December 2006 to re-establish a portion of the site as a commercial campground, including a 60 unit commercial campground. This was in use until late 2007. Vehicular and Pedestrian Access Direct access to the Pleasant Harbor site is provided via Black Point Road. No vehicular access currently exists from Black Point Road to the north within the site area; however, a mostly gravel pedestrian path connects Black Point Road and the Pleasant Harbor Marina that is overgrown in some areas. Vehicular access to the Pleasant Harbor House and the Bed and Breakfast is via the marina area which ac@sses Highway 101 (see Figure 24). Vehicular entry to the existing campground is via Old Black Point Road, an undefined County Road that seryes as the first 0.04 miles of the existing entrance into the campground. Old Black Point Road interests with Black Point Road at approximately 0.05 miles from Highway 101 . Public access to the campground is currently restricted via an entry gate at the entrance to the campground. The existing campground contains a network of privately-owned paved and gravel roads and paths. kAdd description of existing WDFW roadfl Veoetation Existing vegetative cover on the site is remnant from earlier logging activities and the former Black Point campground. Vegetation consists primarily of an over story of Douglas-fir with red alder, black cottonwood, bitter cherry, big leaf maple and Pacific Mardone. Understory includes broadleaf shrubs, red flowering currant, Scot's broom, vine maple, salal and evergreen huckleberry. Pleasant Harbot Supplemental Draft EIS March 2013 Comnr€nEd flGll: Deletad herc if delt with o a sepmte action (Sction 2.5) Crmntentcd [K4I: Deleted here if dqlt with r a sepante action (Swtion 2.6) 2-5 Chaptet 2 PRELIMINARY DRAFT FOR INTERNAL REVIEW Toooqraohv The site is characterized by several relatively flat terraces, interspersed with steep slopes and a series of kettles or depressions. The topography of the site ranges from mean sea level (msl) to about 320 feet above msl on the peninsula, and from msl to approximately 100 ft. above msl in the area north of Black Point Road. Slopes on the peninsula range from less than 2 percent in the western portion of the site, to more than 100 percent in the area of steep coastal bluffs along the south boundary. The high point on the peninsula (at existing grades) occurs in the southeast portion of the site. Kettles The Black Point campground area contains several "kettle" depressions, formed when blocks of ice buried in glacial moraines melted. The largest of these kettles, Kettle B in the north-central portion of the site, occurs in impervious soils and supports a wetland. Other kettles on the site occur in porous soils and are well-drained. Refer to Figure 2.5 for the location of existing kettles on the site. Wetlands Three wetland systems have been delineated in the central and eastern portions of the site. 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, see Figure 2.6), and is 0.475 acres in area. The second isolated wetland (Wetland C) is located southeasterly of the largest kettle and is 0.279 acres in area. The eastern wetland (Wetland D) occurs on both sides of the east property line, with 0.274 acres on the project site of the total 0.5 to 1.0 acre area. This wetland is the headwater of a drainage that flows easterly to Fulton Lake and continues easterly to Hood Canal approximately 0.5 miles to the east. Refer to Section 3.7, Critical Areas, for further information on wetlands. Streams Two streams flow through the site north of Black Point Road (See Figure 2.6). Both streams are seasonal streams that do not support fish use or habitat and are classified as Type Ns streams that require a 50-foot buffer per Jefferson County Code (JCC 18.22.270). Both streams flow east under Highway 101 where they flow through a series of culverts within the project site and discharge at the southwestern end of Pleasant Harbor. Stream B is located north of Stream A. Refer to Section 3.7, Gritical Areas, for further information on streams. Existino Utilities Water The water system infrastructure within the site area presently includes supply wells, storage facilities and distribution wells. Water Suoolv - Three wells supply water to the site including an existing well south of Black Point Road that provides water for the Black Point campground. Two additional wells north of Black Point Road serve the site area; one well provides water to the a Pleasant Harbu Supplemenbl Draft EIS March 2013 2-6 Chapter 2 a PRELIMINARY DRAFT FOR INTERNAL REVIEW Pleasant Harbor House, and another serves the Bed & Breakfast. Another well located witihin the site area near the Pleasant Harbor House serves the marina area outside of the site boundary. Two remaining wells within the site located north of Black Point Road serve areas outside the site boundary on the Black Point Peninsula. Water Storaoe - One storage tank currently serves the site: a wood stave tank on top of the hill in the southeast quadrant of the Black Point campground. A metal storage tank outside of the site boundary located in the marina upland area serves the marina area. r Water Distribution - A water distribution system is present within the Black Point campground to provide water directly to campsites in the north central area, the lodge building, restroom building, pool, storage building area and park entrance buildings. This system is not currently fully funclional. The limited extent water distribution system located within the marina upland area is outside of the site boundary. Sanitary Sewer The existing wastewater collection, treatment and discharge system on the site consists of gravity sewer collection systems, septic and pump tanks, pumps, forcemains, and subsurface drainfields. The Pleasant Harbor House has its own septic tank, pump tank, and pump. The forcemain discharges into the gravity collection system within the marina (within the BSP area, outside of the site area) and flows through the marina septic tank, pump tank, pumps, and into the drainfield across US Hwy 1 01 . The Bed and Breakfast is served by its own septic system. There are several septic systems throughout the Black Point campground area that are currently not in use. These include systems near the restroom buildings, lodge building and entrance building. Stormwater Most natural runoff on the site is presently contained in the kettles or is filtered through natural vegetation. 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. Untreated surface drainage from U.S. Highway 101 is collected in roadside ditches and 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. kRunoff from WDFW road?>l Power, Propane Gas, and Communication Existing utilities in both areas of the site include electrical power, propane gas and telephone. Electricity is supplied to the site via the Mason County PUD. Propane gas is utilized by the adjacent marina and surrounding residential uses. Natural gas is not provided in the area. Centurylink is the communication provider in the area for telephone and DSL internet service. CenturyLink is the only DSL option in the area and is currently not available to new DSL customers. HughesNet is a rural satellite internet service provider in the area. Pleasant Harbor Supplemental Draft EIS Comm€nH U(5I: Deleted hse if datt with s & separale action (Seclion 2.6) March 2013 2-7 Chapter 2 PRELIMINARY DRAFT FOR INTERNAL REVIEW Existinq Land Use Desiqnations Comprehensive Plan The Comprehensive Plan Designation for the site is Master Planned Resort (MPR), which was adopted by the Board of County Commissioners in 2008. Prior to this Comprehensive Plan Amendment, the area was designated Rural Residential. Zoning The Comprehensive Plan Amendment in 2008 changed the land use designation for the site, but the zoning for the site will not change until a development agreement and site-specific zoning regulations are adopted by the Board of Coung Commissioners. Prior to adopting a site- specific zoning ordinance for the MPR site, Jefferson County requires preparation of this SEIS. Upon adoption a site-specific zoning regulations, the site will be zoned MPR-BRN Brinnon. Surroundino Land Uses The site is within the greater Brinnon Subarea Planning Area which extends to the county line on the south, a United States Forest Service (USFS) campground (Rainbow Campground) on the north, Hood Canal on the east, and the Olympic National Park on the west. The majority of the surrounding lands in the Brinnon Subarea are forest lands owned by the federal and state government and private timber companies. The Brinnon Subarea Planning Area is generally characterized by low density residential development with a remote, rural character. There is also a small concentration of retail and commercial services in Brinnon, approximately 1.5 miles north of the site. lmmediately north of the site, the Pleasant Harbor Marina contains 285 boat slips, a grocery store/convenience store/deli and office, restrooms, showers and laundry, and a swimming pool. These structures are being redeveloped within their existing footprints under an existing Binding Site Plan, as noted above in Sections 2.1 and2.3, I East of the site, to the north of Black Point Road, the Washington State Department of Fish and Wildlife (WDFW owns about 30 acres of forest, which contains a boat ramp and picnic facilities at the south end of Pleasant Harbor. I Full-time and seasonaUrecreational dwelling units are dispersed over the remainder of the Black Point Peninsula, with the largest concentration along Rhododendron Lane at the northeast tip of Black Point and a smaller concentration off of Roberts Road at the southeast corner adjac€nt to Highway 101 . Undeveloped areas of the Black Point Peninsula are dominated by stands of mature second and third growth forest. 2.4 Obiectives of the Proposal For purposes of SEPA WAC 197-1 1440) the following are the applicant's primary objectives for the proposal: CommcnEd [K6ll Include this hre if delt with r a sepmte action (S@tion 2.6). Othwise, if part of SEIS boudary, delete herc. Pleasant Harbor Supplemental Draft EIS March 2013 2-8 Chapter 2 a a a a a a a a a PRELIMINARY DRAFT FOR INTERNAL REVIEW Designate sufficient buildable land for residential development to accommodate the economic feasibility by providing a variety of housing types to support an array of amenities. Encourage designs that complement the natural setting and promote the alpine and maritime village theme. Establish appropriate styles, materials and scale of development that contribute to a consistent and complimentary arch itectu ral character. Encourage the use of the extensive pathway system and open space and reduce reliance on motorized transport. Reduce the impact on environmentally sensitive areas by designing a road network to preserve and protect more ofthe natural vegetation, drainage courses, and slopes. Establish the siting of buildings to reduce impacts on sensitive areas. lncorporate a fire protection plan that preserves a beautiful blend of forest and home by adopting FireSmart planning principles that combine clearing of selective undergrowth with the use of proven non-combustible cpnstruction materials. lncorporate a well designed system for potable and non-potable water conservation and treatment. lncorporate a state-of-the-art sewage and effluent treatment plant to deliver Class A water. Eliminate the risks to Hood Canal from the eutrophication effects of poor development. Prevent salt water intrusion risks to potable water wells.a 2.5 DESGRIPTION OF THE SDEIS ALTERNATIVES ln order to disclose environmental information that is relevant to the approval of a Development Agreement and adoption of a zoning ordinance for the Pleasant Harbor Golf Course and Resort, this SDEIS evaluates two development alternatives (Alternatives 1 and 2), and a No Action Alternative. SDEIS Alternatives Summary ln order to conduct a comprehensive environmental review, a range of Alternatives are included in this SDEIS that both fulfill the applicant's objectives and provide a useful tool for the decision- making process. These alternatives create an envelope of potential development for the analysis of environmental impacts under SEPA. See Figure 2-7 and Figure 2-8 for illustrations of the site plans for potential development under Alternatives 1 and 2. The Alternatives include a site plan that was developed to address BoCC conditions of approval and the Jefferson County locally - approved Shoreline Master Program (SMP) update (December 2010) that increases the Shoreline buffer in the Marina/Maritime Village area from Pleasant Harbor Supplemental Draft EIS March 2013 2-9 Chapter 2 PRELIMINARY DRAFT FOR INTERNAL REVIEW 30 feet to 150 feet (Alternative 1 ); and a modification of Alternative 1 to make more efficient use of the site and to minimize environmental impacts (Alternative 2). Comparison of SDEIS Alternatives to 2OO7 EIS Proposed Actlon The 2007 EIS Proposed Action included a master plan for a golf course resort on the Black Point campground and the marina area. Since 2008, the applicant has revised the master plan to address the 30 conditions placed on the BMPR Comprehensive Plan Amendment by the BoCC and to comply with the new Shoreline Management Plan setback of '150 feet. The SDEIS Alternatives have been drafted to conform to these 30 conditions and the SMP setback, and reduce the potential for environmental impacts associated with the proposed Master Plan. While both Alternative 1 and Alternative 2 include a golf course and the same total number of residential units as the 2007 EIS Proposed Action, the distribution of the units are more consolidated under the SDEIS Alternatives in order to reduce the amount of impervious area. The layout of the golf course in Alternative 2 is also revised to reduce the amount of cut and fill necessary, preserve more natural vegetation, and more closely follow the existing topography. See Table 2-1 lor a basic comparison between the 2007 EIS Proposed Action and the SDEIS Alternatives. Table 2-1 2007 EIS and SDEIS Alternatives Comparison The 2007 EIS Proposed Action included a golf course and resort with 890 residential units and approximately 79,000 square feet of commercial uses located on the Black Point campground and the upland portion of the marina area. Under the current proposal, the number of total residential units remains the same, but the overall square footage of commercial uses has been reduced to less than 50,000 square feet. Redevelopment for maintenance, repair and renovation in the Marina Center (marina upland) area is now limited to occur within existing building footprints, under a separate existing Binding Site Plan permit. Marina rowhouses, townhouses and stepped/stacked townhouses, illustrated Pleasant Hatbor Supplemenbl Draft EIS 2007 Ets Prooosed Action Altemative 1 Alternative 2 Site Area 256 acres 231 acres 231 acres Total Residential Units 890 units 890 units 890 units Total RetaiUCommercial sq. ft. 73,000 sq. ft 49,772 sq. ft.52,650 sq. ft. Maritime Village location Adjacent to marina Upland near Black Point Road/U.S. Hwy 101 intersection Same as Alternative 1 Golf Course Area 22O aqes 220 ac/res 220 acres . Residential Units o 739 units . 828 units o 822 units . Commercial Sq. Ft.. 63,000 sq. ft.. 36,000 sq. ft.. 36,000 sq. ft. Maritime Village Area 36 acres 11 acres 1 1 acres . New Residential Units '151 units o 60 units . 66 units r Commercial Sq. Ft.'16,000 sq. ft.. 13,772 sq. fl.. 16,650 sq. ft Golf Course Cut and Fill 2.2 million cy 2.2 million cy 1 million cy March 2013 2-10 Chapter 2 PRELIMINARY DRAFT FOR INTERNAL REVIEW in the 2007 ElS, are eliminated from the proposed site plan on the north side of Black Point Road. The commercial development and a portion of the residential development proposed in the 2007 EIS site plan for the marina area is now relocated to a new 3-story building proposed at the intersection of Black Point Road with U.S. Highway 101 . Compared to the 2007 EIS Proposed Action, an increase in surface parking would be created on the north side of Black Point Road by a more southerly realignment of the Black Point Road/U.S. Highway 101 intersection. The one-way access (Marina Access Drive) from Black Point Road to the waterfront proposed in the 2007 EIS would instead be used for two-way shuttle service and emergency vehicle access between the Maritime Village improvements at the Black Point Road/U.S. Highway 101 intersection and the marina. Access to the Washington State Department of Fish and Wildlife boat launch would be revised to accommodate safe access to the Maritime Village. Compared to the 2007 EIS Proposed Ac{ion, residential units would be increased in the Golf Course/Golf Resort area, transferred from reduced development in the Maritime Village area of the site. ln order to reduce the built or impervious footprint on the site, the majority of residential units are now housed in four Golf Terrace buildings. The number of original two-story Black Point Townhouses has been reduced significantly and renamed to the Golf Vistas or Alpine Vistas. The number of one-story Black Point Villas has approximately doubled and renamed the Sea View Villas. Under the 2007 ElS, the staff quarters and maintenance building was located in the northwestern corner of the site. Under the current proposal analyzed in the SDEIS, the staff quarters and maintenance building has been relocated to the northeast corner of the site, but still contains 52 units and remains at 3 stories in height. Golf course fairuvays have been modified from the 2007 FEIS proposal, particularly under Alternative 2 to more closely follow existing site topography. Tennis courts have also been added, as well as a swimming pool within the Golf Resort area. Features Gommon to Alternatives I and 2 Alternatives 1 and2 include development of an 18-hole golf course, 890 residential units, and commercial development for resort-related services. The location, configuration, and type of residential units and commercial space differ somewhat between the alternatives, as do the amenities to be provided within the development. Under both alternatives, significant clearing of vegetation, demolition of existing struclures, and grading would be required in areas of the Black Point campground not designated as sensitive or protected. Structures within the existing Pleasant Harbor Marina would be renovated or replaced, as a separate action within the existing Binding Site Plan permit. This project under the existing BSP does not require additional SEPA review and is not evaluated in the SDEIS. Golf Course The first nine golf course fairways would be developed along the eastern side of the site. The second nine fainivays would be developed along the south and west sides of the property (see Figures 2-7 and 2-8). Golf course fairways would be located in areas of permeable soils to allow for infiltration of storm water runoff to recharge the local groundwater aquifer. Portions of Pleasant Harbor Supplemental Draft EIS March 2013 2-11 Chapbt 2 PRELIMINARY DRAFT FOR INTERNAL REVIEW the golf course area would be left undeveloped (or restored) for the retention of wetlands and buffers, for wildlife corridors, and for storage of golf course irrigation water (Class A reclaimed water from the wastewater treatment plant process, and site runoff directed to Kettle B). Golf Resort A range of housing and golf support uses would be provided throughout the golf course area. The Golf Resort would include a primary building four to five stories in height, with a conference center, restaurant, and spa, along with Golf Terrace residential units on the upper floors and structured parking below the building (see Figure 2-7 and 2-8). Three similar Golf Terrace residential buildings would accommodate additional resort visitors. These Golf Terrace units would provide over half of the short-term rental units within the resort. The two-story Golf Vista/ Alpine Vista residential units would be smaller buildings with less than 10 units per building. The SeaView Villas would be single-story buildings with less than 10 units per building, providing opportunities for home ownership within the resort. See Table 2-'l below for a breakdown of units within the Golf Resort. A three-story Maintenance Building with Staff Quarters to be provided near the gated entry to the development is also a consistent feature of proposed development under both Alternative 1 and 2. The maintenance portion of this building would provide ground-level golf cart and mower 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 associated with the Maintenance Building/Staff Quarters. Maritime Villaoe The Maritime Village would be located near the intersection of Black Point Road and Highway '101. This is a departure from the 2007 ElS, in which the Maritime/Marina Village was located closer to the waters of Pleasant Harbor. ln response to the_new Shoreline Management Plan, which requires a setback of 150 feet from the Ordinary High Water Mark (OHWM), the Maritime Village is now proposed to be located uphill with the primary access off of Black Point Road near the intersection with SR 101. The largest structure within the Maritime Village would be three stories in height. The structure would be built into the existing topography, with two stories visible from Highway 101 to the west and three stories visible internal to the site to the west. lt would accommodate 36 to 42 residential units and provide 13,772to 16,650 square feet of commercial space, depending on the alternative. Two additional three-story buildings to the north of the proposed Maritime Village building would provide 12 residential units each that could be rented out for group gatherings. See Table 2-1 below for a breakdown of units within the Maritime Village. Table 2-l SDEIS Action Altematives Comparison -Residential and Commercial Pleasant Harbor Supplemental Draft EIS Alternative 1 Altemative 2 Residential -#of units Golf Resort Area . Golf Terraces . 500 units o 520 units . Sea View Villas . 200 units o 206 units . Golf/Alpine Vistas . 76 units o 44 units March 2013 2-12 Chapf3,r 2 Alternative 1 Alternative 2 . Staff Quarters 52 units 52 units Maritime Village Area . Reunion House . 12 units . 12 units . HarborView House 12 units 12 units o Maritime Village Building 36 units 42 units . Existing Residences - to remain 2 units 2 units Total Residential Units 890 units 890 units Total Retail/Gommercial sq. ft. 49,772 sq. ft.52,650 sq. ft. o Golf Resort Area o 36,000 sq. ft.o 36,000 sq. ft. a Maritime Village Area a 13,772 sq. ft.a 16,650 sq. ft. Total Surface Parking 641 stalls 687 stalls Golf Resort Area o 290 stalls . 366 stalls Golf Users . 63 stalls . 133 stalls . Maritime Village Area . 228 stalls . 128 stalls Transit Stop . 60 stalls . 60 stalls Total Structured Parkins 1,003 stalls 712 stalls Golf Resort Area o 999 stalls . 636 stalls a Maritime Village Area a 4 existing stalls a 76, including 4 existing stalls Total Parking 1,536 stalls 1,399 stalls PRELIMINARY DRAFT FOR INTERNAL REVIEW Architectural Conceot The proposed architectural concept for the buildings within the Maritime Village is a Cape Cod waterfront style incorporating some stone and cedar accents. Buildings in the Golf Resort are proposed in the style of a rustic mountain resort with stone detailing, cedar accents, and high gabled roof elements. Site Access Under both Alternatives 1 and 2, improvements would be made to Black Point Road, and to the intersection of Black Point Road with U.S. Highway 101. A 12-ft wide (with turn-outs) Marina Access Drive would be constructed parallel to the east side of U.S. Highway 101 between Black Point Road and the existing marina. ln order to keep Resort traffic internal to the site to the maximum e)dent practicable, the Marina Access Drive would be used by visitors to travel between the main entrance parking lot and the marina. This drive would accommodate two-way shuttle vehicle service and emergency vehicle access only, between Black Point Road and the marina. Access to the Golf Course/Golf Resort from Black Point Road would be controlled by a gate with a guard house at the primary entran@ in the northeastern corner of the site. The northwestern access point from Black Point Road would provide emergency and service access only, and would be controlled by a gate. Pleasant Harbor Supplemental Draft EIS March 2013 2-13 Chaptet 2 PRELIMINARY DRAFT FOR INTERNAL REVIEW Parkinq Parking for marina slip owners and Resort visitors would be provided at the intersection of Black Point Road with U.S. Highway 101 , with shuttle service from the parking area to the marina using the Marina Access Drive. The existing real estate office at this intersection would be removed. Provisions would be made for this use within the commercial space of the Maritime Village. Parking would be primarily provided under the proposed residential buildings, with surface parking also provided for the Golf Terrace buildings, for the staff/maintenance building, and for the three Maritime Village buildings. Surface parking would also be provided within the site for golf guests. Utilities The resort would be largely self-sufficient with regard to utilities, as described below: Water Domestic water would be provided under existing water rights granted by the Washington Department of Ecology on June 15, 2010. The existing onsite well within the Black Point campground would be rehabilitated plus a second well would be drilled in one of two potential locations. The two wells would be available to provide the capacity needed to serve the resort. A below-grade 260,000-gallon water storage tank would be constructed on the property near the main conference center. An on-site wastewater treatment plant is proposed capable of producing Class A reclaimed water for irrigation. The plant would be designed to treat 280,000 gallons per day. Sanitary Sewer A wastewater reclamation plant would be located in the northwest corner of the site, utilizing a nutrient removal aclivated sludge process with clarifiers and Class A filtratation. Effluent use during initial phases of development would include sprinkler irrigation in the native plant nursery and subsurface drainfields in the west area of the site until Kettle B is converted to a retention pond. Stormwater Under both Alternatives I and 2, golf course fairways would be located in areas of permeable soils to allow for infiltration of stormwater runoff to recharge the local groundwater aquifer. Kettle B would be partially filled and lined with synthetic liners to receive site runoff along with Class A effluent from the wastewater treatment plant for irrigation. Kettle C, which would be reconstructed as a new created wetland, would also receive site runoff if Kettle B reached capacity. Power and Communication Electricity would continue to be supplied to the site via the Mason County PUD. Geothermal exchange within Kettle B would be utilized for heating and cooling of buildings. Pleasant Harbor Supplemental Draft EIS March 2013 2-11 Chaptet 2 PRELIMINARY DRAFT FOR INTERNAL REVIEW Centurylink is the communication provider for telephone and DSL internet service for existing customers. Broadband is coming to the area, with government agencies getting connected first in mid-2013 and then will be pvailable [e ttre Setefe! pqDjig i'! (Oete), Shoreline ComnEnted [k57]: lnfomation from Dime Coleme. Coofim timefime. The proposal includes preserving a riparian buffer along the south/southwest bluff of the peninsula. This buffer would permanently preserve the 200-ft wide Shoreline Environment and a steep slope setback (up to an additional 35 feet wide in places) in a conservation easement to be administered by pne or more local Tribeq. Gomparison of Action Altematlves While both Alternative 1 and Alternative 2 include a golf course and the same total number of residential units, the layout of the golf course and the distribution of the residential units within Alternative 2 are revised to reduce the amount of disturbed area, reduce the amount of cut and fill necessary, preserve more natural vegetation, and to more closely follow the existing topography. Alternative 1 clearing and grading would be greater than that of Alternative 2 because of the golf course design philosophy difference. ln Alternative 1, the golf course design would use larger gentler graded sloping areas of play in contrast to the Alternative 2 golf course design that would use existing site topography with limited areas of grading. Total site grading would be 2.2 million cubic yards under Alternative 1, compared to approximately 1 million cubic yards under Alternative 2. Approximately 80 acres of natural area (33 percent of the total site acreage) will be preserved under Alternative 2, compared with only 33 acres (ort4 percent) under Alternative 1. Under Alternative 2, Kettle B would not be significantly reconfigured by mass grading as would occur under Alternative 1. Under Alternative 1, Kettle B would have a total water volume of 60 million gallons, whereas underAlternative 2, Kettle B would have double that capacity at 123 million gallons. To reduce the built area within the Golf Resort under Alternative 2, the total number of buildings is reduced to 36, as compared to 52 buildings under Alternative 1. As a result, the four Golf Terrace buildings are one story greater in height than under Alternative 1. Building positioning has been revised to allow foundations to be placed on undisturbed soil for the majority of the buildings, which allows the structures to fit into the existing site contours more efficiently than Alternative 1. Due to the concentration of buildings under Alternative 2 as noted above, the impervious surface area underAlternative 2 is slightly less (12 percent) than Alternative 1 (13 percent). Alternative I The Alternative 1 site plan represents a modification to the site plan analyzed in the 2007 EIS to reflect the BoCC conditions of approval and in response to the Jefferson County locally- approved Shoreline Master Program (SMP) update of December 2010 (see Figure 2-7). Site Pleasant Harbor Supplemental Draft EIS March 2013 CommenEd IXBI: will this be addressed in the tribal MOU? 2-15 Chapter 2 PRELIMINARY DRAFT FOR INTERNAL REVIEW plan modifications associated with the BoCC conditions generally relate to reducing the impervious surface on the site by consolidating the residential units into fewer buildings. Site plan modifications associated with the SMP update primarily relate to the relocation of the Maritime Village from the shoreline area to an upland area near the intersection of Black Point Road and U.S. Highway 10'1. Alternative 1 includes development of an 18-hole golf course with 890 residential units, including 828 units in the Golf Resort area and the remaining 62 in the Maritime Village area. Golf Course The golf course layout would be similar to the 2007 ElS, utilizing large gentle graded sloping areas of play. The orientation of the faimays would be similar to the 2007 EIS Proposed Action, with the exception of the fainrvays in the far southeastern corner of the property (Fainrays 7-9), which would be aligned in a more north-south orientation than the east-west orientation proposed in the 2007 ElS. Golf Resort A total of 828 residential units would be provided in the Golf Course/Golf Resort area of the site under Alternative 1 . ln order to reducc the built or impervious footprint on the site, the majority of the units (500) would be located in four Golf Terrace buildings; each 4 stories in height. An additional 200 units would be located in 31 one-story Sea View Villas buildings, and 76 units would be located in 1 3 Golf Vistas buildings. A 3-story staff quarters and maintenance building would be located in the northeast corner of the site, containing 52 residential units. Tennis courts would be provided adjacent to three Golf Terrace buildings, as well as a swimming pool next to Golf Terrace 3 building. Other recreational amenities proposed adjacent to the Golf Terrace 1 building include a bocce ball court, pool and deck area. Parking would be provided under the proposed Golf Vistas and Sea View Villas buildings, as well as under the Golf Terrace buildings. Surface parking would be provided for the Golf Terrace buildings as well. The staff/maintenance building would include surface parking, and surface parking stalls would also be provided within the site for golf guests. Maritime Villaqe A total of 62 residential units are proposed within the Maritime Village area. Of the total, 60 units would be located in three new buildings, and the remaining two units are existing buildings that would be retained (Pleasant Harbor House and the Bed-and-Breakfast).1 The Pleasant Harbor House, which is owned by the applicant, could be renovated with no change to the footprint of the structure. The largest of the three new buildings would be the Marina Village building, which is proposed at the intersection of Black Point Road and U.S. Highway 101. The Marina Village building would include 36 residential units and 13,772 sq. ft. of commercial space. The remaining 24 l The Bed-and-BreaKast, which is owned by others, would remain with a conesponding minor reduclion in the overall developable land area within the MPR compared to the approved FEIS. Pleasant Harbor Supplemental Draft EIS March 2013 2-1 6 Chapter 2 PRELIMINARY DRAFT FOR INTERNAL REVIEW residential units would be located in two buildings (12 units each) designed to accommodate group gatherings (Reunion House and Harbor View House). These would provide a common area and kitchen facilities for rental residents staying in 12 individual rooms. The Marina Access Drive would be upgraded to provide access to these two buildings from the Maritime Village building as well as the marina. Surface parking would be provided at the U.S. Highway 101/Black Point Road intersection for Maritime Village visitors and marina slip owners. Surface parking for transit users would be provided south of the intersection. lAccess to the Washington State Department of Fish and Wildlife boat launch would be revised to incorporate it with the four way intersection of Black Point Road and the Maritime Village and golf resort entrances. Landscapinq Under Alternative 1, the landscaping proposal includes re-vegetating disturbed areas using healthy trees and shrubs harvested from areas of the site that would be cleared. Consideration would be given to the use of native vegetation as well as ornamental shrubs, perennials and annuals in select locations at the Maritime Village, Terrace Buildings, and along meandering pathways. The proposal includes creating a temporary native plant nursery south of the wastewater treatment plant site in the area of Fairway 14, as these fairways will be developed during later construction of the projecl. A sprinkler irrigation system would be installed to temporarily maintain plants kept in this area for relocation during phased development of the site. Altemative 2 The Alternative 2 site plan was modified from Alternative 'l to improve constructability by refining the development to further minimize environmental impacts. The primary modification under Alternative 2 is the golf course design which uses existing site topography with limited areas of grading. Maritime Villaqe A total of 68 residential units are proposed within the Maritime Village area under Alternative 2. Of the total, 66 units would be located in three new buildings, and the remaining two units are existing buildings that would be retained (Pleasant Harbor House and the Bed-and-Breakfast).2 The Pleasant Harbor House, which is owned by the applicant, could be renovated with no change to the footprint of the structure. The largest of the three new buildings would be the Marina Village building, which is proposed at the intersection of Black Point Road and U.S. Highway 101. The Marina Village building would include 42 residential units and 16,650 sq. ft. of commercial space. The remaining 24 residential units would be located in two buildings (12 units each) designed to accommodate group gatherings (Reunion House and Harbor View House). These would provide a common , The Bed-and-BreaKast, which is owned by others, would remain with a corresponding minor reduclion in the overall developable land area within the MPR compared lo the approved FEIS. Pleasant Harbor Supplemental Draft EIS Commenhd [K9l: Delete this pegBph here if dslt with u a separate action (Section Merch 2013 2-17 Chapter 2 PRELIMINARY DRAFT FOR INTERNAL REVIEW area and kitchen facilities for rental residents staying in 12 individual rooms. Parking would be provided in an underground parkade for residents and staff of the commercial spaces and in surface parking lots atthe intersection of U.S. Highway 101 , forvisitors and Marina slip owners. Surface parking for transit users would be provided south of the intersection. [he designed intersection of Black Point Road and the access to the WDFW boat launch would be relocated approximately '1300 feet to the east of its cunent locatiort, Golf Course Compared to Alternative 1, the golf course under Alternative 2 is designed to more closely follow existing site contours and to minimize site disturbance. Accordinolv. the fairwavs are more anqular in nature and with varvino orientations, compared to Alternative '1. with substantial elevation differences. Golf Resort A total of 822 residential units would be provided in the Golf Course/Golf Resort area of the site under Alternative 2. ln order to reduce the built or impervious footprint on the site, the majority of the units (520) would be located in four Golf Terrace buildings; each 5 stories in height. An additional 206 units would be located in 23 one-story Sea View Villas buildings, and 44 units would be located in 5 Alpine Vistas buildings. A 3-story staff quarters and maintenance building would be located in the northeast corner of the site, containing 52 residential units. Compared to Alternative 1, the positioning and placement of the buildings under Alternative 2 is adjusted to ensure placement on undisturbed soil and to work within the existing site contours. The recreational amenities under Alternative 2 arc also repositioned to work better with the existing site layout. Structured and surface parking would both be provided as with Alternative 1, but with slightly fewer stalls for the Golf Terrace buildings and significantly less stalls for the Sea View Villas buildings. Additional surface parking would be provided on site for golf users. Less parking would be available overall compared to Alternative 1 (see Table 2-1). Landscapinq The landscaping proposal under Alternative 2 includes re-vegetation of disturbed areas using healthy trees and shrubs harvested from areas of the site that would be regraded, but the amount of disturbed areas would be significantly reduced as compared to Alternative 1 . Native vegetation, as well as ornamental shrubs, perennials and annuals would be placed in select locations at the Maritime Village, Terrace buildings and along meandering pathways. See Table 2-2 below for a full comparison of the two action alternatives. Pleasant Harbor Supplemental Draft EIS lKlol: (Seaioo Commented sepuate action Delde this sent6ce if d@lt with 6 a 2.6',) 2-18 Chapter 2ttarch 2013 PRELIMINARY DRAFT FOR INTERNAL REVIEW Table2-2 Action Alternatives Gom parison ALTERNATTVE 1 (2010-201 1)ALTERNATTVE 2 (20121 Number of Buildings and Units: Golf Resort: Fifty-two buildings, 828 residential units Maritime Village: Three new buildings, 60 new residential units Total New Buildings 55 Existing Buildings lncluded ln MPR 890-Unit Count: Pleasant Harbor House - 1 Bed and Breakfast House - 1 Number of Buildings and Units: Golf Resort: Thirty-six buildings, 822 residential units Maritime Village: Three new buildings, 68 new residential units Total New Buildings: 39 Existing Buildings lncluded ln MPR 890-Unit Count: Pleasant Harbor House - 1 Bed and Breakfast House - 1 Number of Buildings and Units: Golf Resort: Golf Terraces: 500 units Golf Vistas: 76 units Sea View Villas: 200 units Maintenance Building and Staff Quarters; 52 units Maritime Village: Maritime Village Building: 36 units Reunion House: 12 units Harbor View House: 12 units Number of Buildings and Units: Golf Resort: Golf Terraces: 520 units Alpine Vistas: 44 units Sea View Villas: 206 units Maintenance Building and Staff Quarters; 52 units Maritime Village: Maritime Village Building: 42 units Reunion House: 12 units Harbor View House: 12 units Building Heights and Square Footage: Golf Resort: Golf Terraces: Four buildings, 4 stories (47 ft I inches in height; 724,000 sq ft) Golf Vistas: Thirteen buildings, 2 stories (27 ft9 inches in height; 123,000 sq ft) Sea View Villas: Thirty-one buildings, 1 story (28 ft 5 inches in heiqht 371,400 sq ft) Building Heights and Square Footage: Golf Resort: Golf Terraces: Four buildings, 5 stories (58 ft I inches to 70 ft in height 612,674 sq ft) Alpine Vista: Five buildings, 2 stories (27 ft 4 inches in height; 71,280 sq ft) Sea View Villas: 23 buildings, 1 story (28 ft 5 inches in height; 382,542 sq ft) Pleasnt Harbor Supplemental Draft EIS March 2013 2-19 Chapter 2 Plqsant Harbor Supplemental Draft EIS March 2013 PRELIMINARY DRAFT FOR INTERNAL REVIEW ALTERNATTVE 1 (2010-2011)ALTERNATTVE 2 (20121 Maintenance Building and Staff Quarters; One building, 3 stories (39 ft; 87,000 sq ft) Maritime Village: Maritime Mllage Building: One building, 3 stories (39 ft height; 71,886 sq ft) Reunion House and Harbor View House: Two buildings, 3 stories (39 ft height; each 8,892 sq ft) Existing Pleasant Harbor House: One building, 1 story Existing Bed and Breakfast House: One building, to remain (counted as one residential unit) Maintenance Building and Staff Quarters: One building, 3 stories (39 ft; 87,000 sq ft) Maritime Village: Maritime Village Building: One building, 3 stories (52 ft 3 inches height, 72,453 sq ft) Reunion House and Harbor View House; Two buildings, 3 stories (36 ft 7 inches height; each 8,892 sq ft) Existing Pleasant Harbor House: One building 1 story (same as Alternative 1) Existing Bed and Breakfast House: One building to remain (counted as one residential unit). Number and Type of Residential Units Proposed within the Maritime Village: Maritime Village Building: 36 units located up the hillside away from the waterfront Reunion House and Harbor View House: 24 units in two buildings located up the hillside away from the waterfront. Retain Existing Pleasant Harbor House Retain Existing Bed and BreaKast House (owned by others) Number and Type of Residential Units Proposed within the Maritime Village: Maritime Village Building: 42 units located up the hillside away from the waterfront. Reunion House and Harbor View House: 24 units in two buildings located up the hillside away from the waterfront. Retain Existing Pleasant Harbor House - same as Alternative I Retain Existing Bed and Breakfast House (owned by others) Short Term Stay vs. Long Term Stay Units:* Short Term Tourist Residential Units: 560 (67%) Long Term Tourist Residential Unib: 278 (33%) Short Term Stay vs. Long Term Stay Units: Short Term Tourist Residential Units: 560 (67%) Long Term Tourist Residential Unib: 278 (33%) Commercial Development Proposed: Golf Resoil: 36,000 sq ft Maritime Village: 13,772 sqft Total Gommercial Development 49,772 sq ft Commercial Development Proposed: Golf Resort 36,000 sq ft Maritime Village: 16,650 sq ft Total Gommercial Development 52,650 sq ft Proximity of Structures to Pleasant Harbor OHWM: Modified earlier plan to relocate all proposed residential units outside the 150 ft Shoreline buffer proposed in the County's locally-approved Shoreline Master Proqram update. Existing Proximity of Structures to Pleasant Harbor OHWM: Same as Alternative 1. 2-20 Chapter 2 ALTERNATTVE 1 (2010-2011)ALTERNATTVE 2 (20121 structures at the waterfront to be repaired and replaced within existing footprints under a pre-existing Binding Site Plan, outside of this SEIS. No new buildings are proposed in this area, Repair and widening of existing roadways and reconfiguration of parking areas would also occur. Length of Project Roads Proposed: Overall length of projects roads approximately 12,700 lf. Combined WDFW boat launch access road with Maritime Village access. Does not include approximately 1750 lf of combined golf cart, service road, EMS access through east side fairways. Length of Project Roads Proposed: Overall length of project roads approximately 13,750 lf. Relocated WDFW boat launch access road 1300 feet east of current location. Marina Access to/from Black Point Road: Construct the Marina Access Drive (12 ft wide with turn outs) to be used for two way shuttle service and emergency vehicle access. Marina Access tolfrom Black Point Road: Same as Alternative 1. Main Entrance to the Golf Resort: Resort main entrance control gate relocated from previous plans to the northeast corner of the site with primary access from Black Point Road. U.S. Highway 101 intersection realigned further south. Main Entrance to the Golf Resort: Same requirements as Alternative 1 Provisions for Transit Service: Surface parking at the Black Point Road/U.S. Highway 101 intersection significantly revised compared to FEIS, due to relocation of the Marina Village residential units and approximately 13,772 sq ft of commercial development from the waterfront area to the intersection. Parking to be used by marina slip owners, resort visitors, and transit riders. Bus stop and bus loop drive proposed for transit access to U.S. Highway 101. Provisions for Transit Service: Surface parking at the Black Point Road/U.S. Highway 101 intersection revised slightly from Alternative 1. 16,650 sq ft of commercial development from the waterfront area to the intersection. Parking to be used by marina slip owners, resort visitors, and transit riders. Bus stop and bus loop drive proposed for transit access to U.S. Highway 101 . Maintenance Building and Staff Quarterc: Relocated this building along with the resort main entrance to the northeast corner of the site (adiacent to Black Point Road). 52 Maintenance Building and Staff Quarters: Same requirements as Alternative 1. Pleasnt Harbor Supplemental Draft EIS March 2013 PRELIMINARY DRAFT FOR INTERNAL REVIEW 2-21 Chapter 2 PRELIMINARY DRAFT FOR INTERNAL REVIEW ALTERNATIVE 1 (2010.2011)ALTERNATTVE 2120121 residential units proposed in the upper 2 stories of this structure. Domestic Water Supply Proposal: Ground water supply from on-site wells. Two options for second well location: west of Fairuay 2 or west of Fairway 7 (rather than west of Fairuay 9) as a result of water riqht neqotiations. Domestic Water Supply Proposal: Ground water supply from on-site wells. Two options for second well location: east of Fairway 2 or west of Fairway 8. Wastewater Reclamation Plant (WRP): Nutrient Removal Ac'tivated Sludge Process with Clarifiers and Class A Filtration proposed to produce Class A reclaimed water. WRP to be relocated to northwest corner of site. Effluent use during initial phases of development will include sprinkler irrigation in the native plant nursery and subsurface drain fields in the west area of the site until Kettle B is converted to a retention pond. Wastewater Reclamation PIant (WRP) : Same requirements as Alternative 1. Energy Proposal: Electrical supply up to the limit of availability from Mason County PUD; on-site biodiesel co-generation and geothermal sources proposed. Energy Proposal: Electrical supply up to the limit of availability from Mason County PUD; on-site propane and geothermal proposed. Wetland Mitigation Proposa! for Placement of Fill in the Large Kettle: Create a replacement wetland in the bottom of the smaller of the two Kettles (Kettle C) and retain this Kettle feature within the development. Wetland Mitigation Proposal for Placement of Fill in the Large Kettle: Same requirements as Alternative 1. Amenities (4): Golf Terrace 1 building to have a restaurant, lounge, spa, conference and meeting rooms, chapel and billiards room. The Maritime Village building near Black Point Road/U.S. Highway 101 intersection would provide approximately 13,772 sq ft of retail/commercial space, including a restaurant and the relocated deli, grocery, convenience store from the marina upland area. Amenities (4): Golf Terrace 1 building would be the same as Alternative 1. The Maritime Village building near Black Point Road/U.S. Highway 101 intersection would increase to approximately 16,650 sq ft of retail/commercial space, including a restaurant and the relocated deli, grocery, convenience store from the marina upland area. Pleosant Harbor Supplemental Draft EIS Itarch 2013 2-22 Chapter 2 PRELIMINARY DRAFT FOR INTERNAL REVIEW ALTERNATTVE 1 (2010-2011)ALTERNATTVE 2 (20121 Recreational Amenities (4) (in addition to the golf course, driving range and putting green): Renovated swimming pool in the marina upland area for use by slip owners; two new swimming pools on the golf resort side, three hot tubs, three tennis courts, a Bocce ball court, billiard and game rooms, a common-use fire pit, and amphitheater. Walking paths throughout. Turn Building eliminated in Alternative 1. Recreational Amenities (4) (in addition to the golf course, driving range and putting green): One new swimming pool on the golf resort side, two tennis courts, a Bocce ball court, billiard and game rooms, a common- use fire pit, and amphitheater. Walking paths throughout. Turn Building by Hole #9 Impervious Area: 13o/o lmperuious Area: 12o/o Pervious Area Pervious Disturbed Area: 170 Ac or 73o/o Natural Area: 33Ac 14% Total Pervious Area: 210 Ac or 87o/o Pervious Area Pervious Disturbed Area: 133 Ac or 55% Natural Area: 80 Ac or 33% Total Pervious Area: 213 Ac or 88% Perimeter Buffers: Maritime Village: 25 ft Minimum building setback Golf Resort: 25 ft Minimum building setback Perimeter Buffers: Same requirements as Alternative 1 Pleasant Harbor Supplemenbl Draft EIS March 2013 2-23 Chapter 2 PRELIMINARY DRAFT FOR INTERNAL REVIEW Phasing The applicant proposes to complete the Pleasant Harbor Marina and Golf Resort over the course of approximately 10 years, or in response to market demand. The phasing plan for development under Alternative 2 is as follows (see Figure 2-9): Stage l: Phase 1:. Construct Wastewater Treatment Planto Construct Water Storage Tank with new piping distribution. Create Construction Materials Processing Location on Golf Course Site Phase 2:o Maritime Village Buildinge Reunion House. Harbor View Houseo SR 101 and Black Point Road lntersection lmprovements o Develop second wello Construct Marina Access Drive Stage ll: Phase 1:. Create Wetland in Kettle Co Golf Terrace and Conference Center/Spa. Begin Golf Course Construction Phase 2:. Golf Terraces 2, 3, and 4o Seaview Villas (36 units). Golf Vistas (38 units)o Maintenance Building and Staff Quarterso Complete Golf Course Construction. Reconstruct Black Point Roado Construct Sanitary Sewer Pump Stations Phase 3:. Remainder of Seaview Villaso Remainder of Golf Vistas (6 units)o Construct Halfway House (drink bar) at Fairway 9o Construct Sanitary Sewer Pump Stations Pleasant Hafior Supplemental Draft EIS March 2013 2-21 Chapter 2 PRELIMINARY DRAFT FOR INTERNAL REVIEW No Action Alternative Under the No Action Alternative, it is presumed (based on the Comprehensive Plan MPR designation for the property and absence of site-specific zoning)s, that the site would not be further developed at this time. Campground use of the Black Point Peninsula property could resume under the existing Conditional Use permit MLA03-00577. 2.6 SEPARATE ACTIONS Two separate projects would occur independent of the Proposed Actions/ElS Alternatives, and may be subject to additional environmental review at the time that permit applications are submitted. Agency decisions regarding environmental review under SEPA would be required prior to issuance of any applicable permits and approvals. Separate projects known to be planned or proposed in the vicinity of the Pleasant Harbor Master Planned Resort include: a a a Float Plane Dock at the Pleasant Harbor Marina Renovation/Reconstruction of Marina Buildings Realigned WDFW boat ramp access road to establish new entrance further east on Black Point Roa{Commented [KUl: If pd of the SEIS, fien delete hqe Float Plane Dock The applicant is investigating the possibility of establishing a float plane dock at the Pleasant Harbor Marina to allow seaplanes access to the harbor. A Substantial Shoreline Development Permit would likely be required. The float plane dock would allow air access to the area for the general population, marina users, and resort visitors. lt is assumed that the seaplanes would land outside the mouth of Pleasant Harbor and taxi into the harbor itself. Renovation/Reconstruction of Marina Bulldings As noted in Section 2.1 and 2.3 above, the marina area has been removed from the SEIS site boundary, as this area is now subject to an existing Binding Site Plan which does not require environmental review. The Binding Site Plan (BSP) allows redevelopment of structures within existing footprints only. The BSP includes replacing the grocery store, lounge, and yacht club within the same building footprint, and remodeling the pool and service building, laundry, boaters shower and washroom to comply with code, and completion of the boater's storage building. 3 The No Action Alternative from FEIS is still valid since the zonint will not change until the Development Agreement and Zoning rcgulations are signed by BoCC-see Citizensv. MouhtVernon. Pleasant Harbor Supplemental Draft EIS March 2013 2-25 Chapler 2 PRELIMINARY DRAFT FOR INTERNAL REVIEW lReallgned WDFW Boat Raml The boat ramp access road at the southern end of Pleasant Harbor was originally constructed by the Washington State Department of Fish and Wildlife (WDFW) in 2003. As designed, the WDFW driveway does not meet geometric standards, nor does it provide adequate sight distance onto Black Point Road. ln addition, the configuration of the proposed Maritime Village also impacts the alignment of the roadway. ln order to resolve the driveway spacing issue and deficient sight distance conditions at this unsafe existing intersection, the applicant has a tentative agreement with WDFW to realign the upper portion of the WDFW boat launch access roadway further east and intersect with Black Point Road approximately 1,000 feet east of SR 101. Separate environmental review under SEPA would be required prior to issuance of any applicable permits and approvals for this project. 2.7 BENEFITS and DISADVANTAGES IMPLEMENTATION OF THE PROPOSAL of DEFERRING The benefits of deferring approval of the Proposed Actions and implementation of Pleasant Harbor Master Plan include deferral of: a a Potential impacts from development on the transportation network; Potential impacts from redevelopment on public servicrs providers due to demand for fire and police services, from employees and visitors to the site; Potential impacts from development on existing views from sunounding areas; Potential impacts from development on water resources and critical areas onsite and in the surrounding area. The disadvantages of deferring approval of the Proposed Actions and implementation of development include deferral of: The potential opportunity to create a golf course development with a variety of housing types to support a range of site amenities; The potential to site buildings that complement the natural setting and reduce the impact on environmentally sensitive areas by preserving more of the natural vegetation, drainage courses, and slopes. The potential direct and indirect employment associated with construction and operation of the proposed project; and a The potential opportunity to provide economic opportunity to the region through tourism. Pleasant Harbor Supplemental Draft EIS March 2013 2-26 a a a ! a Commltbd [K12]: If pErt of the SEIS, thm del€te subs*tioo here Chapter 2 PRELIMINARY DRAFT FOR INTERNAL REVIEW Fagures to be included in document: Figure 2-1 : 2007 EIS Project Area Figure 2-2: Regional Map Figure 2-3: Vicinity Map Figure 2-4: SEIS Site Boundary Figure 2-5: Kettles Figure 2-6: Wetlands & Streams Figure2-7: Alternative 1 Site Plan Figure 2-8: Alternative 2 Site Plan Figure 2-9: Phasing Map Appendices to be included at end of document (or separate volume): Appendix A: SEIS Scoping Summary Pleasant Harbor Supplemental Draft EIS March 2013 2-27 Chapter 2 Pleasant Harbor Supplemental Draft EIS c.bc s6c .\rdQ ,#t s "cd* -+\rn a , Rd @ a nrn a a , - a'qbc, w, ,a II \F'/Lllac Sometvtlcrc h ^fmcAntirucr ! ---+l E*l 't I I I I t{t I ,-- E"r,o b E /@ OualitYColrdlsti \g,"d*?ots+o I q fo az ?*.,I'TIA I ,*en \ ^p--l ! B EJd I eb *,J @ C$etrt !lr',E' uo t I q&*oqr*,fd +oqnn*". I I b I Rd EG I I \\ \ I E J I \\_ \__J - - 2007 EIS Site Boundary t North Source.' EA, Google, 2013 Figure 2-1 2007 EIS Site BoundaryEXIflH.#;: iI1000lr E IlE--ln- -t "/ @ ./ a I I I a - ./ % d Pleasant Harbor Supplemental Draft EIS Seittle Hill'Silv.r Firr North Creck -<"{ q (D Belfair @ JanGll krlel a , ,l ,\ Stete Parh @ @l Strtc Park ,ttr (l) Stdte lsff I!ro*m I t North Source.' EA, Google, 2013 Figure 2-2 Regiona! MapHttr#ffi;: fapcr Paine l Puger Sound l ;;,\bab 8e /&_ \Suqurmirh Ooscw'lhpg stale Park @ a. ,/ Project Site \' Pott crharrt qay 7, 7 i )\Barnbndg6 lsland .\Lake I lB16ndIMrnchsrler Port ) (@ Lincoln Park Ij{ East Renton Highlands @ ,/l-f rf t \ )J Olalla *ffi E. I / East .{Des a i Qi/ar$mrailer Hdb'f a Union Point D€lianceAilondd.a Park Unrversty Place l- 1 I Steilacoomr1' I Pleasant Harbor Supplemental Draft EIS I t North Source.' EA, Google, 2013 Figure 2-3 Vicinity MapHtffi#,ffi;: llmi I l2rD ! Oabot Aty Jaai(aoCw @ Oqrawtilrps StdG Park a Altm Project Site *+P-tno ^a Sentc B€lch statr Pa* a S.abtrl &ry I ) t 1 1 \, Pleasant Harbor Supplemental Draft EIS 1000 il +b# + %rn ,€ ***o *ndP E s6 ,r* .\roe ,d" + s?q.Atc E{t atldd @ fl"tn $ "cde Plea3.d Hsrbor ^Mama BIB I a, ,l .l I L I I \ Rd bt "3 / A'%ho. Rd @ \\ r* \oo v kt Libc Somaltpre ln ^TmaAriliilcr ! t aI ( \ a ) \ \ I \_r_ (& \ € B6! ..dd -I I & I !&,tE aO +d \t t \ r r SEIS Site Boundary t North Source.' EA, Google, 2013 Figure 24 SEIS Site BoundaryHltr##,:: .t II-I oYo% @ -/ Pleasant Harbor Supplemental Draft EIS Section 3: Maritime Vi!!age/Marlna Ssctlon 2: Marltlme Vlllage/Marlna Section 1: Golf Resort 2,000 HarM Slele Peil "@, 0 { II P ,-{H'ir" t,t/ PlebsAnltt/i ,i\-r' !2/l {' -,'-'t, I ) bq 2,000 \ I I I \ t LooP\ I I %* JuPiter -+bgo \o. 6,tt..' EoY I o6 ,'t,-{l . \..'' ,ot- g- aP;g--r{i-- thl r ! 6. o,o Qo I I I OoqaOuq ) I Feet Source.' GeoEngineers, 201 2 Figure 2-5 KettlesHtff#ffi;: a0 sonttto ' .s0 oot"l I \ \ \;-t t.L I I Pleasant Harbor Supplemental Draft EIS Site I Delineated Wettands *@,^^+ Delineated Streams ( ' 75-ft Stream Buffer i ) 80-ft Wetland Buffer : 150-ft Wetland Buffer 'r,ooo 0 1,000 Feet Source.' GeoEngineers, 201 2 Figure 2-6 Wetlands and StreamsHtff#,ffi;: \ ,l I ) \ FFfiqp0 \ a / \I t ,- ?r ITffiffi -il F t. It Lr ?,l I t, I Pleasant Harbor Supplemental Draft EIS ux]T Dn ld Harnltto Arttltac'twA61Ofi.77'A Pndotilil: nrAaAxrumSrPtu[.lhqt Exrtr: Ianch 25, ZO13 oJruem _, &as'lmE SIIOREUNE M&MW ^Bs&r,m, YARITIME YILI.AGE I @ffilEI ffimaItMI0[.mru - awvl4IDtm @milMsEDorND lREIcAst\. ,. sE LE,EL I IIII I I MWWtmlt'zu.reru tElWam Iffi mwm AUIED MMarlu.@ WreNONreqEDtm .Mlrryrr.Dt]xil @(f,@fu316r A TIEII GOLF COURSE AND RESORT WELL OPIION B Source.' JMH Architects, 201 3 Figure 2-7 Alternative 1 Site PlanHI#H,ff;: t{ RBOR VtEt RECONSTRUCIED TARIXAcElrfEi wfllllN ExtsnNG FOOTP$NT EXEnXC SiYllllllNG TARMIE BUITDINC us]IoR OUI{ER REUI{ION HOUSE PLEASAM HARBOR I ( t f XETITI E il ll c 6 .}-s l.l D PLEASANT HARBoR - MARINA ANOGOTF R€IORT - 200 FT S{OREUI{E At{D @t{sERryATDt{ IENNIS IENNIS rlTIE it Pleasant Harbor Supplemental Draft EIS Darrld HamllEr ArcHEctwagat-oclzG Prglact Nrrr: ffi aruu l!f,!r'EVU!r.6ME @dENrCqeza4rlET nrdgvre &^E^6 rca .."''a I @rcmrcql4a!tmIIDU.@ SHOREUNE glilM Ilm ffim{tm MIffirEMQre3lft[ MWWEIMtarp.@ lmroulM MvrruTM ErrilEArl LEYEL MIrcWMMlmc Wmmumm) M&lryeAmM[m9@U. BUILDIIIG g0 0 GOLF COURSE AND RESORT Source.' JMH Architects, 201 3 Figure 2-8 Alternative 2 Site PlanHl*,,H,ffi;: 2OO-FT SI{OREUNE Pt.E rs t{T HOT'SE r ntll^ vAilTtraE BUIrtt{G vrstloR OtmIER GAIE r rEmr I P].EASAIIT HAREORLat i Pln r.d REt FIOUF:1ft.r6.flv. ,! ahrall Gll- PLEAS.A.NT HARBoR - MARINAANDGO{TRE5Of,T - us ,0, HIGHWAY @ t-t----------A3TD 4L YARITIME Pleasant Harbor Supplemental Draft EIS slrE r[ miffilEHmuMMl TBEUU uuw rE,H UITTIil.M us ,0t HI6'IWAY EErld HrrnftfiArth]DctwA@r-o*fr! Prql6tN-'r: trtataxrHrm5?tlfrrrdiEt rutr PLEASANT HARBOR - MARltlA,\ND @tF RESOfiI - it flmi !g!g!9EImt mtffirffiffioilErwartrca(BNWWMM mmu1runmrr&ADdor@@m I *IL*** tlxD[mu,@ utflmr'cEgtmrwlm UMAYUNE,EwlNMre re@El mmEm !!^SC! 3 tllrE I %-*r*" @Mlre@auImImu,rerum@caiDamucara mt@rcErc1l'Natm &wuIM o,maIM Immmr[QrMlrt3m om@mm mIEmIgD MMmmBm ffit lwuilm @BaIN! MruTAYM MNIYaEiEm Source.' GMH Architects, 201 3 Figure 2-9 Phasing MapHlffi#,frr,:: r- tr I I Erfl.: I N tr