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HomeMy WebLinkAbout029Michelle Farfan From: Sent: To: Cc: Subject: Attachments: don@PHM <don@pleasantharbormarina.com> Thursday, March 28,201312:55 PM 'Swenson, Karen'; 'David W. Johnson'; 'Stacie Hoskins'; peckassoc@comcast.net; 'Garth Mann'; amackie@perkinscoie.com 'Schipanski, Rich';'Diane Coleman' RE: Pleasant Harbor SEIS Chapter 2 - Preliminary Draft for Internal Review Pleasant Harbor Ch 2 Prelim Draft 3-25-13.dc edit.docx Hi Karen, I made comments on page 7 and the end of page 27 I hope my interpretation of your description of the water system was correct, and my comment makes sense. Please call my cell 206-714-1482 if needed. don Don Coleman Maintenance & Security Supervisor ma rina phone 360-7 96-4611. don @ pleasa ntha rborma rina.com www. pleasa ntha rborma rina.com From: Swenson, Karen [mailto:kswenson@eaest.com] Sent: Tuesday, March 26,2073 10:18 AM To: David W. Johnson; Stacie Hoskins; don@pleasantharbormarina,com; peckassoc@comcast.ne! Garth Mann; amackie@ perkinscoie.com Cc: Schipanski, Rich Subject: Pleasant Harbor SEIS Chapter 2 - Preliminary Draft for Internal Review Dear Pleasant Harbor SEIS Team, Here is a preliminary draft of Chapter 2 of the Pleasant Harbor Master Plan SEIS for internal review. Afew 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 1of Phase 2 of our contract. We are currently progressing through Task 2 and 3 of Phase 2 (Preliminary Draft sEls). 1 Tha n ks, K*rotwSvto*ttow 4t Karen Swenson, AICP Senior Planner 2200 Sixth Avenue, Suite 707 | Seattle, WA 98121 206.452.5350 x 1716 kswenson(deaest.com 2 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 Marina and Golf Resort Draft and Final EIS (issued by the Jefferson County, Department of Community Development in September 2007 and November 2007, respectively; referred to colleciively 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 impacts 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 project 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 Dnft EIS Itarch 2013 2-1 Chapter 2 PRELIMINARY DRAFT FOR INTERNAL REVIEW lAdd realignment of WDFW road which changes the SEIS boundary?>[ 2.2 ENVI RONMENTAL REVI EW PROGESS Pleasant Harbor Marina and Golf Resod 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-'l tor 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 officeso 128-unit terrace lofts for resort occupancy o 462 two-story Black Point garden townhomes. 97 one-story Black Point villas o 52 units of staff housing o Class A reuse recycle sewage / effluent / water treatment plant and ponds o A 200 seat community center o A 3,000 sq. ft. restaurant for golfing refreshments and community dining. 739 total residential unils in the Golf Course Resort area Marina/Maritime Village Area:o 16,000 sq. ft of commercial areao 63 water-side units. 40 townhouseso 48 villaso 151 total residential units in the Marina/Maritime Village area Total Units: 890 ln addition to the Proposed Action, two ac{ion alternatives (the Brinnon Subarea Plan Alternative and a Hybrid Alternatlve) 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 ac{ion 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 ComtnenEd I Kl] I Deleted hcre if dalt with o a sepmte action (Sction 2.6) 2-2 Chapter 2 PRELIMINARY DRAFT FOR INTERNAL REVIEW The 2007 EIS analyzed nine elements of the environment on a programmatic, non-project action level including: Shellfish, Water, Transportation, Public Services, Shorelines, Fish and Wildlife, Rural Characler/Population, Archeological and Cultural Resources, and Critical Areas. Supplemental EIS Per the Washington State Environmental Policy Act (SEPA) Rules (WAC 197-11-600(4Xd), a Supplemental EIS (SEIS) may be prepared if there are: i) Substantial changes so that the proposal is likely to have significant adverse environmental impacls; or ii) New information indicating envi ronmenta I im pacls. a proposal's probable significant adverse 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- 'l 1-620, 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 elected 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, affected 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 specificto "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 Resoft 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 Location SITE DESGRIPT!ON 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 71o-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\A/Y '10'l 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 harbo/s north end. See Figure 2-2 for a regional map and Figure 2-3 for a vicinity map. The projecl site for purposes of this SEIS consists of 13 parcels and is located on approximately 232 acresi 221 acres are located south of Black Point Road, 'l 1 acres are located north of Black Point Road. See Figure 2.4 for the site boundary. As noted 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 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. lAdd 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 parucampground (hereafter referred to as the Black Point campground) to the south of Black Point Road. An existing real estate office is located atthe intersection 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 Pleasant Harbor Supplemental Draft EIS CommenEd [X2l: Delered here if dalt with c a sepmtc action (S@tion 2.6) March 2013 24 Chapter 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 proximity to the bluffs or the beaches. lnao wonru road?>l Past Uses Commented flCll: Delet€d herc if d.dt with u e scpm& action (S*tioo 2.6) ComtnenEd I K4] : Deletrd here if dalt with s a sepmre action (Section 2.6) 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 lale 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 accesses Highway 101 (see Figure 2-4). Vehicular entry to the existing campground is via Old Black Point Road, an undefined County Road that serves 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 road?>l____________ Veoetation Existing vegetative cover on the site is remnant from earlier logging aclivities 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 Harbor Supplemental Draft EIS March 2013 2-5 Chapter 2 PRELIMINARY DRAFT FOR INTERNAL REVIEW Topoqraohv The site is characlerized 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 acre.€ 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 S0-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, Critical 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 Suoplv - 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 Pleasant Harbor Supplemenhl Draft EIS a March 2013 2-6 Chapf€,r 2 PRELIMINARY DRAFT FOR INTERNAL REVIEW Bed & Breakfast_Al!_-9Ile serves as backuo water supplv for the Pleasant Harbor House and Marina. Another well located witihin the site area near the Pleasant Harber Heuse at the north end of the marina propertv serves as primarv water supDlv to the Pleasant Harbor House and 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. . 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 101. 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. lRunoff from WDFW road?N Power, Propane Gas, and Communication Pleasant Harbor Supplemental Draft EIS a Comin€nEd il(51: Deleted here if delt with s I sepete actiotr (Section 2.6) March 2013 2-7 Chapter 2 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.