HomeMy WebLinkAbout030Michelle Farfan
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peckassoc@ comcast.net
Thursday, March 28,20L3l-:34 PM
Karen Swenson
Rich Schipanski; David W. Johnson; Stacie Hoskins; don@pleasantharbormarina.com;
Garth Mann; amackie@perkinscoie.com
Re: Pleasant Harbor SEIS Chapter 2 - Preliminary Draft for Internal Review
image003jpg; image003jpg; Pleasant Harbor Ch 2, Prelim Draft, CP 3-28-13.doc
Karen,
I apologize for confusing the SEIS site with the MPR site when making my edits regarding water/wells
north of Black Point Road. I have a few question marks that I need to follow up on for myself too.
Craig
From: "Karen Swenson" <kswenson@eaest.com>
To: "David W. Johnson" <dwjohnson@co.jefferson.wa. us>, "Stacie Hoskins"
<shoskins@co.jefferson.wa.us>, don@pleasantharbormarina.com, peckassoc@comcast.net, "Garth
Ma n n" <Ga rth M@statesmancorporation. com >, amackie@ perki nscoie. com
Cc: "Rich Schipanski" <rschipanski@eaest.com>
Sent: Tuesday, March 26,2013 10:17:43 AM
Subject: Pleasant Harbor SEIS Chapter 2 - Preliminary Draft for lnternal Review
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 Apri! 2nd. At that point, we will consolidate all
the edits and comments and revise the document accordingly.
This fulfills Task L of Phase 2 of our contract. We are currently progressing through Task 2 and 3 of Phase 2 (Preliminary
Draft SEIS).
Thanks,
K*rotv Sran*tlo+w
AICP
Senior Planner
2200 SiXh Avenue, Suite 707 | Seattle, WA 98121
206.452.5350 x 1716
1
r-lIlxl =r'
Karbri-'Swenson,
kswenson@eaest.com
2
PRELIMINARY DRAFT FOR INTERNAL REVIEW
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.
Existinq Land Use Desionations
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 County 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 conc€ntration 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
atthe south end of Pleasant Harbor. 1......-. . ....
Full-time and seasonal/recreational 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 adjacent to
Highway 101. Undeveloped areas of the Black Point Peninsula are dominated by stands of
mature second and third growth forest.
Pleasant Harbor Supplemental Draft EIS
ComrnenEd
action (S@tion
here.
[K6]l Include this here if dalt with 6 a sepute
2.6). Othemise, ifpan ofSEIS boundary, delete
March 2013 2-8 Chapter 2
PRELIMINARY DRAFT FOR INTERNAL REVIEW
2.4 Obiectives of the Proposa!
For purposes of SEPA WAC 197-11-440) the following are the applicant's primary objectives
for the proposal:
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 architectural 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 construction 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.
a
a
a
a
a
a
a
o
a
a
a Prevent salt water intrusion risks to potable water wells.
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 I and 2), and a No Action
Alternative.
SDETS 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
Pleasant Hatbor Supplemental Draft EIS
March 2013 2-9 Chapter 2
PRELIMINARY DRAFT FOR INTERNAL REVIEW
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 'l 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
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).
Gomparison of SDEIS Alternatives to 2OO7 EIS Proposed Action
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 lot 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
Pleasant Harbor Supplemental Draft EIS
2007 Ers
Proposed Action
Alternative 1 Alternative 2
Site Area 256 acres 231 acres 231 acres
Total Residential Units 890 units 890 units 890 units
Total Retail/Commercial
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 ac/.es 220 aqes 220 ac/.es
. Residential lJnits o 739 units 828 units o 822 units
. Commercial Sq. Ft.o 63,000 sq. ft.36,000 sq. ft.. 36,000 sq. ft.
Maritime Village Area 36 acres 1 1 acres 1 l acres
r New Residential Units . 151 units . 60 units 66 units
. Commercial Sq. Ft.. 16,000 sq. ft.'13,772 sq. ft.. 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
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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
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 1 01 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 acress
between the Maritime Village improvements at the Black Point Road/U.S. Highway 101
intersec{ion 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 Action, 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 't8-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 structures, 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.
Pleasant Harbor Supplemental Draft EIS
March 2013 2-11 Chapter 2
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Golf Course
The first nine golf course fainivays would be developed along the eastern side of the site. The
second nine fain,lrays would be developed along the south and west sides of the property (see
Figures 2-7 and 2-8). Golf course fainruays would be located in areas of permeable soils to
allow for infiltration of storm water runoff to recharge the local groundwater aquifer. Portions of
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 shortterm 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 2-1 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 Villaqe
The Maritime Village would be located near the interseclion 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 13,772 lo 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.
Pleasant Harbor Supplemental Draft EIS
March 2013 2-12 Chapter 2
PRELIMINARY DRAFT FOR INTERNAL REVIEW
Table 2-1
SDEIS Action Altematives Comparison -Residential and Commercial
Architectural Concept
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 Arcess
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-fr. 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 extent practicable, the Marina Access Drive would be used by visitors to travel
Pleasant Harbor Supplemontal Draft EIS
Alternative'l Alternative 2
Residential -#of units
Golf Resort Area
. Golf Terraces o 500 units 520 units
. Sea View Villas . 200 units 206 units
. Golf/Alpine Vistas . 76 units 44 units
. Staff Qua(ers . 52 units 52 units
Maritime Village Area
o Reunion House o 12 units o 12 units
. Harbor View House 12 units 12 units
. Maritime Village Building 36 units 42 units
. Existing Residences - to
remain
2 units 2 units
Total Residential Units 890 units 890 units
Total RetaiUCommercial sq
ft.
49,772 sq. ft.52,650 sq. ft.
Golf Resort Area . 36,000 sq. ft.. 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 . 290 stalls o 366 stalls
Golf Users o 63 stalls o 133 stalls
o Maritime Village Area . 228 stalls e 128 stalls
Transit Stop o 60 stalls o 60 stalls
Total Structured Parkinq 1,003 stalls 712 stalls
Golf Resort Area o 999 stalls o 636 stalls
o Maritime Village Area a 4 existing stalls a 76, including 4
existing stalls
Total Parkins 1,536 stalls 1,399 stalls
March 2013 2-13 Chapter 2
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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 entrance 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.
Parkino
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 aciivated 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 Keftle B is converted to a retention
pond.
Stormwater
Under both Alternatives 1 and 2, golf course fainrays 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
Plaasant Harbor Supplemental Draft EIS
March 2013 2-14 Chapter 2
PRELIMINARY DRAFT FOR INTERNAL REVIEW
reconstructed as a new created wetland, would also receive site runoff if Kettle B reached
capacity.
Power and Comm u n ication
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.
Centurylink is the communication provider for telephone and DSL internet service for existing
customers. Broadband is coming to the area, with government agencies gefting connected first
in mid-2013 and then will be pvailable 1to thegqleql publlq in (da!e),
Shoreline
Commented [ks7]: Information from Diue Colemm. Confim
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)
be administered by pne or more local Tribesl. ___
in a conservation easement to
Gomparison of Action Alternatives
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 underAlternative 2, compared with only 33 acres (or 14 percent) underAlternative
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 underAlternative 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).
Pleasant Harbor Supplemental Draft EIS
March 2013
Will this be addres*d in the tribal MOU?Comnrented
2-1 5 Chapter 2
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Alternative I
The Alternative 1 site plan represents a modification to the site plan analyzed in the 2007 EIS to
refleci 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
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 101.
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 fainivays would be similar to the 2007 EIS Proposed Action,
with the exception of the fairuvays in the far southeastern corner of the property (Faimays 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 reduce the built or impervious footprint on the site, the majorig
of the units (500) would be located in four Golf Terrac€ 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 Tenace 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 Villaoe
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
l The Bed-and-Breakfast, which is owned by others, would remain with a corresponding minor reduclion in the overall
developable land area within the MPR compared to the approved FEIS.
Pleasant Harbor Supplemenf'l Draft EIS
March 2013 2-16 Chapter 2
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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
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.
lRccess to the Washington State Department of Fish and Wildlife boat launch would be revised
to incorporate it with the four way interseclion of Black Point Road and the Maritime Village and
golf resort entrances.
Landscapino
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 Fainray 14, as these fainrays will be developed
during later construction of the project. A sprinkler irrigation system would be installed to
temporarily maintain plants kept in this area for relocation during phased development of the
site.
Alternative 2
The Alternative 2 site plan was modified from Alternative 1 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 Villaoe
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.
2 The Bed-and-Breakfast, which is owned by others, would remain with a corresponding minor reduclion in the overall
developable land area wilhin the MPR compared to the approved FEIS.
Pleasant Harbor Supplemental Draft EIS
CommenEd IK9]: Delete rhis pangnph here if dalt with as a
sep@te action (Setion 2.6)
March 2013 2-17 Chapter 2
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The largest of the three new buildings would be the Marina Village building, which is proposed
at the intersec{ion of Black Point Road and U.S. Highway 10'1. 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
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 at the intersection of U.S. Highway 101 , for visitors 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 current locatiorl. ____________-
Golf Course
Compared to Alternative 1, the golf course under Alternative 2 is designed to more closelyfollowexistingsitecontoursandtominimizesitedisturban@.@
more anoular in nature and with varvino orientations. comoared 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 Terracc 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 toAlternative 1, the positioning and placement of the buildings underAlternative 2 is
adjusted to ensure placement on undisturbed soil and to work within the existing site contours.
The recreational amenities under Alternative 2 are 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 t (see Table 2-1).
Landscapino
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
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Table 2-2
Action Altematives Comparison
ALTERNATTVE 1 (2010-2011)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 ft9 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
height; 371,400 sq ft)
Building Heights and Square Footage:
Golf Resort:
Golf Terraces: Four buildings, 5 stories (58 ft 9 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)
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ALTERNATTVE I (201 0-201 1 )ALTERNATIVE 2 (20121
Maintenance Building and Staff Quarters; One building, 3 stories
(39 ft 87,000 sq ft)
Maritime Village:
Maritime Village 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 Breakfast 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 1
Retain Existing Bed and Breakfast House (owned by others)
Short Term Stay vs. Long Term Stay Units:*
Short Term Tourist Residential Units: 560 (67%o)
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 Units: 278 (33%)
Commercial Development Proposed:
Golf Resort: 36,000 sq ft
Maritime Village:'13,772 sq ft
Total Commercial Development:49,772 sq ft
Commercial Development Proposed:
Golf Resort 36,000 sq ft
Maritime Village: 16,650 sq ft
Tota! Commercia! 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 Program update. Existing
Proximity of Structures to Pleasant Harbor OHWM:
Same as Alternative 1.
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ALTERNATIVE 1 (2010.201 1)ALTERNATTVE 2 (2012)
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 to/from 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 ac@ss to U.S. Highway '101 .
Maintenance Building and Staff Quarters:
Relocated this building along with the resort main entrance to the
northeast corner of the site (adiacent to Black Point Road). 52
MainGnance Building and Staff Quartens:
Same requirements as Alternative 1.
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ALTERNATIVE 1 (20I0.2011)ALTERNATTVE 2 (20121
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 Fainrvay 2 or west of Fairway 7 (rather than
west of Fairway 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 Fairuay 8.
Wastewater Reclamation Plant (WRP):
Nutrient Removal Aclivated 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 Plant (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 Proposal 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.
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ALTERNATTY E 1 l2O1 0-201 1l ALTERNATIVE 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
lmpervious Area:
13o/o
!mpervious Area:
12o/o
Pervious Area
Pervious Disturbed Area: 170 Ac or 73o/o
Natural Area: 33Ac 14%
Total Pervious Area'.21O 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 Bufferc:
Maritime Village: 25 ft Minimum building setback
Golf Resort: 25 ft Minimum building setback
Perimeter Buffers:
Same requirements as Alternative 1
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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:
o Construct Wastewater Treatment Planto Construct Water Storage Tank with new piping distributiono Create Construction Materials Processing Location on Golf Course Site
Phase 2:o Maritime Village Buildingo Reunion Houseo Harbor View House. SR 101 and Black Point Road lntersection lmprovements. Develop second wello Construct Marina Access Drive
Stage ll:
Phase 1:. Create Wetland in Kettle Co Golf Terrace and Conference Center/Spao Begin Golf Course Construction
Phase 2:o Golf Terraces 2, 3, and 4o Seaview Villas (36 units)o Golf Vistas (38 units)
r Maintenance Building and Staff Qua(ers. Complete Golf Course Construction. Reconstruct Black Point Road. Construct Sanitary Sewer Pump Stations
Phase 3:o Remainder of Seaview Villaso Remainder of Golf Vistas (6 units). Construct Halfway House (drink bar) at Fairway 9o Construct Sanitary Sewer Pump Stations
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No Action Alternative
Under the No Action Alternative, it is presumed (based on the Comprehensive Plan MPR
designation for the properg and absence of site-specific zoning)3, 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 subjec{ 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:
Float Plane Dock at the Pleasant Harbor Marina
Renovation/Reconstruction of Marina Buildings
a
a
a boat ramp access road to establish new entran@ further east on
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 Buildings
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 subjecl 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 Altcrnative from FEIS is still valid since the zonint will not chahge until the Development Agreement and Zoning Egulations are
si8ned bv BoCC- see Citizens v. Mount Vernon.
Pleasant Harbor Supplementol Druft EIS
March 2013 2-26
f,ealigned WDFW
Black Point Roa{Commentei, [KU]: If part of the SEIS, then delae here
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feallgned 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
WDF1 / 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 WDF'\A/ 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:
Potential impacts from development on the transportation network;
Potential impacts from redevelopment on public services providers due to demand for
fire and police services, from employees and visitors to the site;
Potential impacls from development on existing views from surrounding 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
1_The potential opportunity to provide economic opportunity to the region through tourism.
Should "loss of tax revenue that would benefit oublic services (police. fire. ems. school)"
be mentioned here?
a
a
a
a
a
a
Pleasant Harbor Supplemental Druft EIS
March 2013 2-27
Commented IK12]: If paIt of the SEIS, thea delete subssion
here
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Figures to be included in document:
Figure 2-'l: 2007 EIS Project Area
Figure 2-2: Regional Map
Figure 2-3: Vicinity Map
Figure 24: 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
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March 2013 2-28 Chapler 2
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CHAPTER 2
This chapter of the P/easant Harbor Supplemental Draft EIS (SDEIS) provides: 1) an overview
of the P/easant Harbor Maina 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 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 ChapterI 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 BAGKGROUND
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 5,2OO7 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 Highrvay!!$-!!wv 101 . Redevelopment of the marina
area is permitted under an existing Binding Site Plan (BSP) which allows for re-modeling or
completion of previously approved structures within the existing building footprints. As a result,
the site area analyzed in this SDEIS is less than that analyzed in the 2007 ElS. The marina and
marina uplands area are not subject to environmental review under the BSP permit; all other
areas remain within the SEIS site area and are described in detail in Section 2.3 below.
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lAdd realignment of WDFW road which changes the SEIS boundary?>l
2.2 ENVI RONMENTAL REVI EW PROGESS
Pleasant Hartor Marina and Golf Resort ElS, 2OO7
The 2007 EIS evaluated a Proposed Action for a Comprehensive Plan amendment and Master
Plan approval for a Master Planned Resort consisting of a golf course resort, marina, and
Maritime Village. The approximately 256-acre resort contained two components: the Golf
Course and Resort, located on the Black Point campground portion of the property, to the south
of Black Point Road, and the Marina/Maritime Village, adjacent to the current Pleasant Harbor
Marina, and north of Black Point Road. See Figure 2-1 fot a figure showing the study area
under the 2007 EIS; the Proposed Action is the area east of !!.$H$hway-_[94101 . 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 wilh restaurant and lounge with outdoor lanai, conference
center and reception, spa, pro shop and officesr '128-unit terrace lofts for resort occupancyr 462 two-story Black Point garden townhomeso 97 one-story Black Point villas
o 52 units of staff housing. 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 diningo 739 total residential units in the Golf Course Resort area
Marina/Maritime Village Area:o 16,000 sq. ft of commercial areao 63 water-side unitso 40 townhouseso 48 villasr 15'l total residential units in the Marina/Maritime Village area
Total Units: 890
ln addition to the Proposed Action, two aclion 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 action 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 31O-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.
@mnrented [Kll: Deleted hqe if deslt with a a sep@re action
(Scction 2.6)
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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 Character/Population, Archeological and Cultural Resources, and Critical Areas.
Supplementa! 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 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 forthe
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-
'l 1400 to 197-1 1-600), 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 Oclobell3,2009, 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 45day 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.
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Both the Fact Sheet and Cover Letter of the SDEIS state that this SDEIS is being prepared to
supplement 2007 Pleasant Harbor Marina 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
Location
SITE DESCRIPTION
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 bV ltS-XtAAfg.S. l'Uat 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 Figure 2-2tot 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 2.0 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 construction of a storaoe buildinq shown within the
BSP boundarv and redevelopment of structures withinl@i1 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?>Comrn€nEd [K4: Dclered here if dqlt with s a sepmte action
(Section 2.6)
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 hile-lhree
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 intersection of Black Point Road and H{rh*ay!!$.
Hwv 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
Pleasant Harbor Supplemenhl Draft EIS
March 2013 24 Chaptet 2
PRELIMINARY DRAFT FOR INTERNAL REVIEW
located at the north boundary of this area including the Pleasant Harbor House, and a Bed &
Breakfast
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.
lnoa wonru road?>f
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
SomeareaS.VehicularaccesStothePleasantHarborHouseffiisvia
the marina area which accesses Highway 101 and access to the Bed and Breakfast is direct via
and qravel drivewav (see Figure 24).
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 interglgests 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.
FAdd description of existing WDFW road?>l
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
Pleasant Harbor Supplemental Draft EIS
C.ommented ilGrl: Deleled her6 if dalr with s s sep@re action
(Sw{ion 2.6)
Comtn€nEd [K4l: Delcted here if d@lt with s I sepmte acrion
(Section 2.6)
March 2013 2-5 Chapter 2
PRELIMINARY DRAFT FOR INTERNAL REVIEW
broadleaf shrubs, red flowering currant, Scot's broom, vine maple, salal and evergreen
huckleberry.
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 "keftle" 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 SO-foot buffer per Jefferson County Code (JCC 18.22.270). Both streams flow
east under High*ay!!$-!!wv 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.
Existinq Utilities
Water
The water system infrastructure within the site area presently includes supply wells, storage
facilities and distribution re{Eplpilg.
Pleasant Harbor Supplemental Draft EIS
March 2013 2-6 Chapter 2
a
PRELIMINARY DRAFT FOR INTERNAL REVIEW
Water Supolv --+nrs+four wells supply water to the site including an existing well south
of Black Point Road that provides water for the Black Point campground. I'te-fblee.
additional wells north of Black Point Road serve the site area; one well provides water to
the Pleasant Harbor House and the marina, anC another serves the Bed & Breakfast
and a third well at the north end of the BSP area serves as a reserve water source the
the marina area. Anether well le€a
o remaining wells within
the site located north of Black Point Road serve areas outside the site boundary on the
Black Point Peninsula.
Water Storaqe - 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 cunently fully functional. 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 U.S. 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
a
Comlnented [KsI: Delet€d h6€ if dalt with s s sepsEi€ adion
(S*tion 2.6)
March 2013 2-7 Chapter 2
PRELIMINARY DRAFT FOR INTERNAL REVIEW
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 sunounding residential uses. Natural gas is not provided in the area.
Centurylink is the communication provider in the area lor 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.
Existing Land Use Desionations
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 County 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,
East of the site, to the north of Black Point Road, the Washington State Department of Fish and
Wildlife WDFW) owns about 30 acres
at the south end of Pleasant Harbor.
of forest, which contains a boat ramp and plcnic facilities
.@mmented [K6I: Include rhis herc if dalt with s a sepmte
action (Section 2.6). Otheruise, if pm of SEIS boudary, delete
here.Full-time and seasonal/recreational 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 adjacent to
Highway 101 . Undeveloped areas of the Black Point Peninsula are dominated by stands of
mature second and third growth forest.
Pleasant Harbor Supplemental Draft EIS
March 2013 2-8 Chaptet 2
PRELIMINARY DRAFT FOR INTERNAL REVIEW
2.4 Oblectlves of the Proposa!
For purposes of SEPA (WAC 197-1 1440) the following are the applicant's primary objectives
for the proposal:
. 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 architectural charac{er.
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 protec{ more of the natural vegetation, drainage courses, and slopes.
Establish the siting of buildings to reduc€ 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 construction materials.
lncorporate a well designed system for potable and non-potable water conservation and
treatment.
a
a
a
a
a
a
a
a
a
a
lncorporate a state-of{he-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.
2.5 DESCR!PTION 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_[g1iq3[ Go[ eeu+se
an4Resort, this SDEIS evaluates two development alternatives (Alternatives 1 and 2), and a No
Action Atternative.
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
Pleasant Harbor Supplemental Draft EIS
March 2013 2-9 Chapter 2
PRELIMINARY DRAFT FOR INTERNAL REVIEW
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
30 feetto 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).
Gomparison of SDEIS Alternatives to 2OO7 EIS Proposed Action
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 tor 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
Pleasant Harbor Supplemental Draft EIS
March 2013
2007 Els
Proposed Action
Alternative 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 'l
Golf Course Area 22O a$es 220 acres 220 acles
. Residential Units o 739 units 828 units . 822 units
o Commercial Sq. Ft.o 63,000 sq. ft.36,000 sq. ft.. 36,000 sq. ft.
Maritime Village Area 36 acres 1 1 acres 1 l acres
o New Residential Units 1 51 units . 60 units . 66 units
. Commercial Sq. Ft.16,000 sq. ft.13,772 sq. ft.. 16,650 sq. ft
Golf Course Cut and Fill 2.2 million cy 2.2 million cy 1 million cy
2-10 Chapter 2
PRELIMINARY DRAFT FOR INTERNAL REVIEW
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
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 intersec{ion of Black Point Road with U.S. Highryaft!ry101 .
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. Cighy*a|Ftlq101 intersection. Primarv access to the oolf resort has been relocated
to the northeast corner of the site from the northwest corner of the site.
The one-way access (Marina Access Drive) from Black Point Road to the waterfront proposed in
lhe 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
interseclion 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 Action, 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.
Pleasant Harbor Supplemental Draft EIS
March 2013 2-11 Chapter 2
PRELIMINARY DRAFT FOR INTERNAL REVIEW
Golf Course
The first nine golf course fainrvays would be developed along the eastern side of the site. The
second nine fainrvays 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
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 2-1 below for a breakdown of
units within the Gotf 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 Village
The Maritime Village would be located near the intersection of Black Point Road and Highway
U.S. Hwv 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 *US-_llUry_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 Highrv€flLs-Hrrry_101 to the west and three stories
visible internal to the site to the west. lt would aerommodate 36 lo 42 residential units and
provide 13,772 1o 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-'l
below for a breakdown of units within the Maritime Village.
Pleasant Harbor Supplemental Draft EIS
March 2013 2-12 Chapbt 2
PRELIMINARY DRAFT FOR INTERNAL REVIEW
Table 2-1
SDEIS Action Altematives Comparison -Residential and Commercial
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 'l and 2, improvements would be made to Black Point Road, and to the
intersection of Black Point Road with U.S. Highrrqy-!ury_101. A 12-ft wide (with turn-outs)
Marina Access Drive would be constructed parallel to the east side of U.S. Highmy-Hyry_101
between Black Point Road and the existing marina. ln order to keep Resort traffic internal to the
site to the maximum extent practicable, the Marina Access Drive would be used by visitors to
Pleasant Harbor Supplemental Draft EIS
Alternative 1 Alternative 2
Residential -#of units
Golf Resort Area
. Golf Terraces o 500 units . 520 units
. Sea View Villas o 200 units o 206 units
. Golf/Alpine Vistas . 76 units . 44 units
o Staff Quarters . 52 units . 52 units
Maritime Village Area
o Reunion House 12 units 12 units
. Harbor View House o 12 units o 12 units
. Maritime Village Building o 36 units . 42 units
. Existing Residences - to
remain
. 2 units . 2 units
Total Residential Units 890 units 890 units
Total Retail/Commercial sq.
ft.
52,650 sq. ft.
Golf Resort Area o 36,000 sq. ft.a 36,000 sq. ft.
o Maritime Village Area a 13,772 sq. ft.a 16,650 sq. ft.
Total Surface Parking 641 stalls 687 stalls
Golf Resort Area a 290 stalls a 366 stalls
Golf Users a 63 stalls o 133 stalls
. Maritime Village Area a 228 stalls a 128 stalls
Transit Stop o 60 stalls a 60 stalls
Total Structured Parking 1,003 stalls 712 stalls
. Golf Resort Area e 999 stalls . 636 stalls
a Maritime Village Area a a 76, including 4
existinq stalls
Total Parkins 1,536 stalls 1,399 stalls
March 2013 2-1 3 Chapter 2
49,772 sq. ft.
4 existing stalls
PRELIMINARY DRAFT FOR INTERNAL REVIEW
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 entrance 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.
Parkinq
Parking for marina slip owners and Resort visitors would be provided at the intersection of Black
Point Road with U.S. gight raftlq101, 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-liTerracC_U.
An on-site wastewater treatment plant is proposed capable of producing Class A reclaimed
water for irrigation. The plant would be designed to treat 280,000f1 gallons per day.
Sanitary Sewer
A wastewater reclamation plant would be located in the northwest corner of the site, utilizing a
nutrient removal activated sludge process with clarifiers and e.h€r-+-filtratetionl!9jlgd@
Class A efflent. Effluent use during initial phases of development would include sprinkler
irrigation in the native plant nursery and subsurface drainfieldslf,) in the west area of the site
until Kettle B is converted to a retention pond.
Stormwater
Under both Alternatives 1 and 2, golf course fairuvays 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 and fire proteciion. Kettle C,
Pleasant Harbor Supplemental Draft EIS
March 2013 2-14 Chapter 2
PRELIMINARY DRAFT FOR INTERNAL REVIEW
which would be reconstructed as a new created wetland, would also receive site runoff if Kettle
B reached capacity.
Power and Comm unication
Electricity would continue to be supplied to the site via the Mason County PUD. Geothermal
exchange within Kettle B and in drill wells would be utilized for heating and cooling of buildings.
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-201 3 and then will be fivailable [S the seletq! prlblig i! (qeQ),
Shoreline
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 Tribesl.
Comtrurtrd [b7l: Infomtim fiom Diue Colemm. Cooffm
time&me.
Commented [K8l: Will rhis be addressed in the tribal MOU?
Gomparison of Action Alternatives
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
aooroximately 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 underAlternative 2, compared with only 33 acres (or 14 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 under Alternative 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 underAlternative 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).
Pleasant Harbor Supplemental Draft EIS
March 2013 2-15 Chapter 2
PRELIMINARY DRAFT FOR INTERNAL REVIEW
Alternative {
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
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 101.
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 fairways would be similar to the 2007 EIS Proposed Action,
with the exception of the fairways in the far southeastern corner of the property (Fairways 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 reduce 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 Tenace 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 Villaoe
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
l The Bed-and-Breakfast, which is owned by others, would remain with a corresponding minor reduction in the overall
developable land area within lhe MPR compared to the approved FEIS.
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March 2013 2-16 Chaphr 2
PRELIMINARY DRAFT FOR INTERNAL REVIEW
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. gigh$/afHwv 101 . The Marina Village building
would include 36 residential units and 13,772 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
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. CighwafHql0l/Black Point Road interseclion
for Maritime Village visitors and marina slip owners. Surface parking for transit users would be
provided south of the intersection.
lRccess 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 Faimay 14, as these fairways will be developed
during later construction of the project. 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 1 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 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
CommenEd [K9]: Delete this pmgraph here if delt with as a
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March 2013 2-17 Chapter 2
PRELIMINARY DRAFT FOR INTERNAL REVIEW
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. Highrve1l-!l4101 . 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
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 at the intersection of U.S. Cighwaftlq_101, for visitors and Marina slip
owners. Surface parking for transit users and marina and resort visitors would be provided south
of the interseclion.
[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 current locatiort. _ _
Golf Course
Compared to Alternative 1, the golf course under Alternative 2 is designed to more closelyfollowexistingsitecontourSandtominimizesitedisturbance.@
more anqular in nature and with varvinq orientations. compared to Alternative 1, with substantial
elevation d ifferences.
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 toAlternative 1, the positioning and placement of the buildings underAlternative 2 is
adjusted to ensure placement on undisturbed soil and to work within the existing site contours.
The recreational amenities under Alternative 2 are 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).
Landscapino
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.
Pleasant Harbor Supplemental Draft EIS
March 2013 2-18 Chapter 2
Comm€nted [K10]: Delete dlis seat@e if d€lt with d a
sepmte action (Sdion 2.6)
PRELIMINARY DRAFT FOR INTERNAL REWEW
See Table 2-2 below for a full comparison of the two action alternatives.
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March 2013 2-19 Chapter 2
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Table2-2
Action Alternatives Comparison
ALTERNATTVE 1 (2010-2011 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: 't2 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 9 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 9 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)
Pleasant Harbor Supplemental Draft EIS
Itarch 2013 2-20 Chapter 2
ALTERNATTVE I (20r0-201 I )ALTERNATIVE 2 (20121
Maintenance Building and Staff Quarters; One building, 3 stories
(39 ft; 87,000 sq ft)
Maritime Village:
Maritime Village 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 Residentia! Units Proposed within the
Maritime Village:
Maritime Village Building: 36 units located up the hillside away
from the waterfront
Reunion House and Harlcor View House: 24 units in two buildings
located up the hillside away from the waterfront.
Retain Existing Pleasant Harbor House
Retain Existing Bed and Breakfast 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 1
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 Units: 278 (33%)
Short Term Stay vs. Long Term Stay Units:
Short Term Tourist Residential Units: 560 (67%)
Long Term Tourist Residential Units: 278 (33%)
Commercial Development Proposed:
Golf Resort: 36,000 sq ft
Maritime Village: 13,772 sq ft
Total Commercial Development: 49,772 sq ft
Commercial Development Proposed:
Golf Resoft: 36,000 sq ft
Maritime Village: 16,650 sq ft
Total Commercial 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
locallv-aoproved Shoreline Master Proqram update. Existinq
Proximity of Structures to Pleasant Harbor OHWM:
Same as Alternative 1.
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March 2013
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2-21 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 prolects 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 fainruays.
Length of Project Roads Proposed:
Overall length of prolect roads approximately 13,750 lf.
Relocated WDFW boat launch access road 1300 feet east of
current location.
Marina Access to/from Black Point Roadl
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 ',l01.
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 Quarters:
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.
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ALTERNATTVE I (2010-201 1 )ALTERNATTVE 2 (20121
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 Fairway 2 or west of Fairway 7 (rather than
west of Fairway 9) as a result of water right negotiations.
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 Activated 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 Plant (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. propane 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 Proposal 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.
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March 2013 2-23 Chapter 2
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ALTERNATTVE I (2010-2011)ALTERNATIVE 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-.1if); 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 (Halfiray House shown in
oraphics) 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 (Halfirvav House shown in oraohics) by Hole #9
lmpervious Area:
13o/o
lmpervious Area:
12Yo
Pervious Area
Pervious Disturbed Area: 170 AcorT3o/o
Natural Area: 33Ac 14%
Total Pervious Area: 210 Acor 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
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March 2O13 2-24 Chapter 2
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Phasing
The applicant proposes to complete the Pleasant Harbor Marina and Golf Resort over the
cpurse 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 I
Phase 1:. Construct Wastewater Treatment PIant. Construct Water Storage Tank with new piping distribution. Create Construction Materials Processing Location on Golf Course Site
Phase 2:o Maritime Village Building. Reunion Houseo Harbor View Houseo U.S. Hwv SR 101 and Black Point Road lntersection lmprovementso Develop second wello Construct Marina Access Drive
Stage ll
Phase 1:
o Create Wetland in Kettle Co Golf Terrace and Conference Center/Spa. Begin Golf Course Construction
Phase 2:o Golf Terraces 2, 3, and 4o Seaview Villas (36 units)o Golf Vistas (38 units)r Maintenance Building and Staff Quarterso Complete Golf Course Construction. Reconstruct Black Point Roado Construcl Sanitary Sewer Pump Stations
Phase 3:. Remainder of Seaview Villaso Remainder of Golf Vistas (6 units)o Construct Halfway House (drink bar) at Fairuvay 9. Construct Sanitary Sewer Pump Stations
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March 2013 2-25 Chapter 2
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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)3, 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 Ml-403-00577.
2.6 SEPARATE AGTIONS
Two separate projects would occur independent of the Proposed Actions/ElS Alternatives, and
may be subjec{ 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
Float Plane Dock at the Pleasant Harbor Marina
Renovation/Reconstruction of Marina Bu ildings
f,,ealigned WDFW boat ramp access road to establish new entran@ further east on
Black Point Road ComnEnted [KlU: If part of rhe SEIS, then delde here
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 Buildings
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 zohing will hot change until the Development Agreement and Zoning rcBUlatiohs are
signed by BoCC-see Citizens v. Mount Vernon.
Pleasant Harbor Supplemental Drott EIS
March 2013 2-26 Chapter 2
a
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Reallgned WDFW Boat Ramp
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 WDM/ 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
U.S. Hwv 101. Separate environmental review under SEPA would be required prior to issuance
of any applicable permits and approvals for this project.
ComnrenEd [Kl2lr Ifpan ofthe SEIS, then delete subswtion
here
2.7 BENEFITS and DISADVANTAGES
IMPLEMENTATION OF THE PROPOSAL
of DEFERR!NG
The benefrts of deferring approval of the Proposed Actions and implementation of Pleasant
Harbor Master Plan include deferral of:
a Potential impacts from development on the transportation network;
a Potential impacts from redevelopment on public services providers due to demand for
fire and police services, from employees and visitors to the site;
Potential impacts from development on existing views from surrounding areas;a
a 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:
a The potential opportunity to create a golf course development with a variety of housing
types to support a range of site amenities;
a 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.
a The potential direct and indirect employment associated with construction and operation
ofthe proposed project; and
The potential opportunity to provide economic opportunity to the region through tourism.
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March 2013 2-27 Chapter 2
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Figures to be included in document:
Figure 2-1: 2007 EIS Projecl 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 2-28 Chapter 2