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Home My WebLink About032Michelle Farfan Sent: To: Cc: From Subject: Attachments: Schipanski, Rich < rschipanski@eaest.com > Wednesday, August 27,2014 9:27 AM Consultares@aol.com Craig Peck (peckassoc@comcast.net) (peckassoc@comcast.net); Hollinger, Kristy; David W. Johnson (djohnson@cojefferson.wa.us) FW: Pleasant Harbor 2_Proposal and Alternatives.doc; 3.16_Utilities.doc Hey Dwight, To simplify your review of the attached SEIS information, I have provided a clean version (i.e. all previous revision mode edits accepted) with yellow highlights for the text we would like you to review for concurrence. ln total there are approximately four pages of text to review. The text highlighted in yellow that we would like you to review are as follows. r Chapter 2: Existing Utilities (pages 2-13 through 2-15) and Proposed Utilities (page 2-24)o Chapter 3.16 - Utilities: Existing Utilities (pages 3.16-1 and 3.16-2) and Proposed Utilities (pages 3.16-4 through 3.16-6) Thanks Dwightl Rich From: Schipanski, Rich Sent: Monday, August 25,20L4 10:46 AM To:'consultares@aol.com' Cc: David W, Johnson (djohnson@co,jefferson.wa.us); Craig Peck (peckassoc@comcast.net) (peckassoc@comcast.net); Hollinger, Kristy Subject: Pleasant Harbor Hey Dwight, I have attached for your review, information related to the existing and proposed water and sewer systems currently containedinthePreliminaryDraftSElS. PleasereviewtoseeifthereareanyinconsistencieswiththelatestWaterand Sewer plans. The utility information contained in the attached files are as follows o Chapter 2: Existing Utilities (pages 2-13 through 2015)and Proposed Utilities (pages 2-24and2-251 r Chapter 3.15 - Utilities: Existing Utilities (pages 3.16-1 and 3.16-2) and Proposed Utilities (pages 3.16-3 through 3.16-6) ThanksDwightandwe'llseeyoutomorrow. Pleasenotethatifyouwanttorescheduletoalatertimeintheweek, I have availability on Wednesday and Thursday. 1 Rich Rich Schipanski Manager, Planning and Environmental Review ffi EA Engineering, Science and Technology, tnc. 2200 6th Ave, Suite 707 | Seattle, WA 98121 (t) 206.452.s3s0 Ex. 1706 2 PRELIMINARY DRAFT FOR INTERNAL REVIEW GHAPTER 2 2.1 DESGRIPTION OF PROPOSAL AND ALTERNATIVES This chapter of the P/easant Harbor Supplemental Draft EIS (SDE/S) provides: o 4|fan overview of the p/easant Hatbor Marina and Gotf Resort Draft and Final El$ ... (issued by the Jefferson County, Department of Community Development (DCD) in September 2007 and November 2007, respectively; referred to colleciively as the 2007 Ets); . A2.).en explanation of planning activities that occurred after the 2007 EIS was issued, and why a SEIS is being prepared; and 3) . Aa description of the Proposed Actional and the-Alternatives that are analyzed in this Suoplemental Draft Environmental lmpact Statement $OetS. Sqq Chqpter ! tqf'afr .. 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 SEIS Alternatives. BACKGROUND The Statesman Group of Companies (Statesman) applied to Jefferson County for a Comprehensive Plan amendment in 2006 for a Master Planned Resort (MPR) designation in the Brinnon subarea. This application was processed with the County's 2007 docket of annual Comprehensive Plan amendments. ln September 2007, Jefferson County completed a programmatic-level EIS that addressed the probable significant adverse impacts that could occur as a result of the proposed Comprehensive Plan amendment and MPR approval for the proposed Pleasant Harbor Marina and Golf Resort project. The MPR proposal represented a change in land use for the project site, from rural to urban, and proposed 890 units of housing, an 18-hole golf course, and commercial space along the marina and at the golf course. A 45- day comment period on the Draft EIS was open from September 5,2OO7 through October 24, 2007. A Final EIS addressing all comments received on the Draft EIS was issued on November 27,2007. ln 2008, the Jefferson County Board of County Commissioners (BoCC) conditioned theapprovalofthePleasantHarbor@MPR)ComprehensivePlan SAmendment with 30 conditions (Ordinance 07-0128-08), 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 SDEISi 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 (Pleasant Harbor Marina and Golf Resort LLP) has revised the master plan to address the 30 conditions placed on the BMPR Comprehensive Plan Amendment by the BoCG and to comply with the new Shoreline Management Plan (SMP) buffer of 150 feet from Commented [ST1]: Match what ever decide in the previous chapter in ems of whether or not to ialicrze Cominented [ST2]: Consistency with SEIS vs SDEIS 2.2+ Pleasant Harbor Supplemental Draft EIS April 2014 Chapter 2 Description of Proposal and Alternatives2-1 PRELIMINARY DRAFT FOR INTERNAL REVIEW 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 U.S. Hiqhwav (Hwy) 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 well as construction of a storage building shown within the BSP boundary. The marina and marina uplands atea ate not subject to environmental review under this SDEIS due to the existing BSP permit; all other areas remain within the SDEIS site area and are described in detail in Section 2.3 below. ln addition, the applicant has a tentative agreement with Washington State Department of Fish and Wildlife (WDFW) to realign the upper portion of the WDFW boat launch access roadway further east to resolve a driveway spacing issue with the proposed Maritime Village access roadway and deficient geometric standards and sight distance conditions onto Black Point Road (see Appendix D for WDFW letter). ln order to analyze potential impacts of this road realignment, the WDFW property adjacent to the project site has been added to the SEIS site boundary, and is described in Section 2.3 below. 2.32 ENVIRONMENTAL REVIEW PROCESS 2.3.1 Pleasant Harbor Marina and Golf Resort ElS, 2OO7 The 2007 EIS evaluated a Prooosed Action for a Comprehensive Plan amendment and Master Plan approval for a Master Planned Resort consisting of a golf course resort, marina, and Maritime Village. The approximately 256-acre resort contained two components: the Golf Course and Resort, located on the Black Point campground portion of the property, to the south of Black Point Road, and the Marina/Maritime Village, adjacent to the current Pleasant Harbor Marina, and north of Black Point Road. See Figure 2-1 for a figure showing the study area under the 2007 EIS; the Proposed Action is the area east of U.S. Hwy t01. The main features of the MPR proposal included: Golf Course Resort Area: o A championship 18-hole golf course of 6,200 yards "Links Design" . 60,000 sq. ft. resort center with restaurant and lounge with outdoor lanai, conference center and reception, spa, pro shop and offices r 1 28-unit tenace lofts for resort occupancy o 462 two-story Black Point garden townhomes . 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 dining o 739 total residential units in the Golf Course Resort area Pleasant Harbor Supplemental Draft EIS April 2014 Chapter 2 Description of Proposal and Alhrnatives2-2 PRELIMINARY DRAFT FOR INTERNAL REVIEW Marina/Maritime Village Area: o 16,000 sq. ft of commercial area . 63 water-side units o 40 townhouses o 48 villas o 151 total residential units in the Marina/Maritime Village area Total Units: 890 ln addition to the Proposed Action, two action alternatives (the Brinnon Subarea Plan Alternative and a Hybrid Alternative) and a No Action Alternative were evaluated in the 2007 ElS. The No Action Aiternative assumed the Master Plan proposal was withdrawn or denied, and that the Pleasant Harbor Supplemental Draft EIS April 2014 Chapter 2 Description of Proposal and Alternatives2-3 PRELIMINARY DRAFT FOR INTERNAL REVIEW Figure 2-1 Pleasant Harbor Supplemental Draft EIS April 2014 Chapter 2 Description of Ptoposal and Alternatives24 PRELIMINARY DRAFT FOR INTERNAL REVIEW 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 Hybrid 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. 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. 2.3.2 Supptemen+a+ElS Per the Washington State Environmental Policy Act (SEPA) Rules (WAC 197-1 1-600(4Xd), a Supplemen+++S{SEIS) may be prepared if there are: 1) Substantial changes so that the proposal is likely to have significant adverse environmental impacts; or 2) New information indicating a proposal's probable significant adverse environmental impacts. Accordingly, this SDEIS is being prepared due to substantial changes in the proposal, to meet the BoCC conditions of approval of the MPR Comprehensive Plan Amendment as noted above in Section 2.1, and to satisfy project level SEPA requirements. The SEIS supplements the programmatic FEIS prepared in 2007 for the Comprehensive Plan amendment that approved the MPR boundary, adopted by the County in Ordinance No. 0'1-0128-08, 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- 1'1-400 to 197-11-600), except that scoping is optional. The SEIS should not include analysis of actions, alternatives, or impacts that is in the previously prepared ElS. 2) The faci sheet and cover letter or memo for the SEIS shall indicate the EIS that is being supplemented. 3) Unless the SEPA lead jurisdiction which needs preparation. agency wants to prepare the SEIS, an agency the SEIS for its action shall be responsible for with SEIS According to SEPA Rules (WAC 197-1 1-620(1)), scoping is optional for a SEIS; however, the County elected to proceed with scoping to inform and engage the public. A notice of scoping for the SEIS was issued on October 13,2009, and mailed to adjacent property owners, affected agencies, and interested parties, posted as a legal notice in the newspaper, and posted on the site. An extended 45-day scoping period was conducted from October 13, 2009 to November 30, 2009. Agencies, affected tribes and members of the public were invited to comment on the scope of the SEIS, alternatives to be considered, mitigation measures, probable significant Pleasant Harbor Supplemental Draft EIS April 2014 Chapter 2 Description of Proposal and Alternatives2-5 PRELIMINARY DRAFT FOR INTERNAL REVIEW adverse impacts, and lic€nses 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 197-1'l-444. See Appendix B for an Overview of the SEIS Scoping. Both the Facl Sheet and Cover Letter of the SEIS state that this SEIS is being prepared to supplement 2007 Pleasant Harbor Maina and Golf Resoft Draft and Final E/S, in accordance with WAC 197-11-620(2). As with the 2007 ElS, Jefferson County is the lead agency for purposes of SEPA review. The County's Planning Manager serves as the Responsible Official for the SEPA review. This SEIS 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. 2.49 SITE DESGRIPTION 2.4.1 Location The Pleasant Harbor site is located in south Jefferson County on the western shore of Hood Canal, about 1 .5 miles south of the unincorporated community of Brinnon. More specifically, the site is located on a 710-acre peninsula known as Black Point that is surrounded by the waters of Hood Canal on the north, south and east, and is bordered by U.S. Hwy 101 to the west. Pleasant Harbor is an all-weather deepwater harbor formed by the west shore of Black Point and the mainland, and is connected to Hood Canal by a narrow channel at the harbor's north end. See Figwe 2-2 for a regional map and Figure 2-3 for a vicinity map. The project site for purposes of this SEIS consists of 13 parcels and is located on approximately 232:-acres;221-_-aqes are located south of Black Point Road, 11- acres are located north of Black Point Road. See Figure 2.{ for the site boundary. As noted above, the marina area has been removed from thige SDEIS site boundary, as this area is now subject to an existing Binding Site Plan, which does not require additional environmental review. The gindins-Srt€-+l+F{BSP) allows construction of a storage building shown within the BSP boundary and redevelopment of structures within their existing footprints. 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 pool; pool equipment building; pool restroom building; laundry; and boaters' shower and restroom building. The BSP allows replacing the demolished building (that formerly contained the grocery and food service areas and the marina offices) within the same building footprint. The applicant is considering a zipline that would connect the Maritime Village building to a landing with a pole near the existing swimming pool in the BSP area. While the BSP area is not included within the site boundary for this SDEIS, the impacts of this landing area within the BSP are analyzed within this SEIS, as the landing area is a component of a larger feature within the SEIS site area. Pleasant Harbor Supplemental Draft EIS April 2014 Chapter 2 Description of Proposal and Alternatives2-6 PRELIMINARY DRAFT FOR INTERNAL REVIEW Pleasant Harbor Supplemental Draft EIS April 2014 Chapter 2 Description of Proposal and Alternatives2-7 Flgure2-2 PRELIMINARY DRAFT FOR INTERNAL REVIEW Figure 2-3 Pleasant Harbor Supplemental Draft EIS April 2014 Chapter 2 Description of Proposal and Alternatives2-8 PRELIMINARY DRAFT FOR INTERNAL REVIEW Figure 2,f Pleasant Harbor Supplemental Draft EIS April 2011 Chapter 2 Description of Proposal and Alternatives2-9 PRELIMINARY DRAFT FOR INTERNAL REVIEW As noted in Section 2.1, the applicant has a tentative agreement with WDFW to realign the upper portion of the WDFW boat launch access roadway further east and intersect with Black Point Road approximately'1,000 feet east of U.S. Hwy'10'1. Thus, the WDFW property immediately adjacent to the eastern boundary of the project site north of Black Point Road has been added to the SEIS site boundary, even though it is owned and managed by the WWDFW.Theoverallsitecalculations,acreagesorpercentages of area presented in this SDEIS for the project do not include the WDFW property. Data and information regarding the WDFW property/road alignment is included separately in the appropriate sections of Chapter 3 of this SDEIS. 2.4.2 Existing Slte Gharacter and Uses The Pleasant Harbor site as delineated in this SdEIS is generally comprised of two distinct areas: 1) the generally forested area to the north of Black Point Road which includes three structures; and 2) a former RV parUcampground (hereafter referred to as the Black Point campground) to the south of Black Point Road. A small building that contained a former real estate office is located at the intersection of Black Point Road and U.S. Hwy'101. The area from this intersection to the BSP boundary is forested with a narrow paved and gravel road that connects the gravel parking lot for the small office building with the marina area. Two single family residences are 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 activig center and swimming pool that has been filled with soil, 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. The WDFW property located north of Black Point Road is approximately 28.7;acres and contains a boat ramp and picnic facilities at the sound end of Pleasant Harbor. A boat access road connects Black Point Road to the boat launch. The remainder of the WDFW property is forested hillside. See Appendix D for details of this existing access road and surrounding property. 2.4.3 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. Pleasant Harbor Supplemental Draft EIS April 2014 Chaptet 2 Description of Proposal and Alternatives2-10 PRELIMINARY DRAFT FOR INTERNAL REVIEW 2.4.4 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 narrow paved and gravel road connects the gravel parking area for the small former office building and the Pleasant Harbor Marina. Direct access to the gravel parking lot is from U.S. Hwy '101. This narrow road is overgrown in some areas. Vehicular access to the Pleasant Harbor House is via the marina area which accesses U.S. Hwv Hrg+way101 and ac@ss to the Bed and Breakfast is direct via the gravel driveway (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. This road is on property owned by WDFW. Old Black Point Road intersects with Black Point Road at approximately 0.05 miles from U.S. High*ay-Hwv 101. Public access to the campground is currently restricted via an entry gate at the entranc€ to the campground. The existing campground contains a network of privately-owned paved and gravel roads and paths. The existing WDFW boat launch access road that connects Black Point Road to Pleasant Harbor was originally constructed in 2007. As designed, the WDFW driveway does not meet geometric standards, or does it provide adequate sight distance onto Black Point Road. The existing access road is approximately 1,900 feet in length and ends in a paved parking area for vehicles and boat trailers with a paved boat launch area. The road varies in width from 16 to 20 feet with variable width graveled shoulders and varies in grade up to more than ! 2 percent. The road is asphalt paved and in good condition. The alignment contains approximately 12 curves including one with a centerline radius of approximately 25 feet. 2.4.5 Vegetation Existing vegetative cover on the site is remnant from earlier logging activities and the former Black Point campground. Vegetation consists primarily of an over story of Douglas-fir with red alder, black cottonwood, bitter cherry, big leaf maple and Pacific Mardone. Understory includes broadleaf shrubs, red flowering currant, Scot's broom, blackberry, vine maple, salal and evergreen huckleberry. 2.4.6 Topography 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. 2.4,7 Kettles The Black Point campground area contains several "kettle" depressions, formed when blocks of ice buried in glacial moraines melted. The largest of these kettles, Kettle B in the north-central portion of the site, occurs in impervious soils and supports a wetland. Other kettles on the site occur in porous soils and are well-drained. Refer to Figure 2-5 for the location of existing kettles on the site. Pleasant Harbor Supplemental Draft EIS April 2014 Chapbr 2 Description of Proposal and Alternatives2-11 PRELIMINARY DRAFT FOR INTERNAL REVIEW Pleasant Harbor Supplemental Draft EIS April 2014 Chapter 2 Description of Proposal and Albrnatives2-12 PRELIMINARY DRAFT FOR INTERNAL REVIEW 2.4.8 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:aqes on the project site of the total 0.5: to 1.0O-acre atea. 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; Critieal Areas, for fu(her information on wetlands. 2.4.9 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 minimum SO-foot buffer dependent on the gradient per Jefferson County Code (JCC 18.22.270). Both streams flow east under U.S. Hwy 101 where they flow through a series of culverts within the projecl site and discharge at the southwestern end of Pleasant Harbor. Stream B is located north of Stream A. Three additional seasonal streams are located north of the site area. Refer to Section 3.7.€+itiea+++eaq for further information on streams. 2.4.10 Existing Utilities WATER The water system infrastructure within the site area presently includes supply wells, storage facilities and distribution piping. Water Supolv - Three Two wells supply water to the site including an existing well south of Black Point Road that provides water for the Black Point campground. Trive aagitiecatfhg_SeSgnlt wells north of Black Point Road serveg the site-ereq-€ne-+ye$ B+ev*tes-+vate+-te-+le-Bed & Breakfast MPleasant Harbor House and the Marina outside the SEIS boundarv -are served bv aAnother well at the north end of the marina property Two 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 currently fully functional. The limited extent water distribution system located within the marina upland area is outside of the site boundary. a a Pleasant Harbor Supplemental Draft EIS April 2014 Chapter 2 Description of Proposal and Alternatives2-13 PRELIMINARY DRAFT FOR INTERNAL REVIEW Figure 2-6 Pleasant Harbor Supplemental Draft EIS April 2014 Chapter 2 Description of Proposal and Alternatives2-14 PRELIMINARY DRAFT FOR INTERNAL REVIEW 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 septre+ank-pump tank and grinder pump. The forcemain from that grinder pump 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 thedrainfield 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. Existlng 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. gighwa1r!!ry_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. The existing WDFW road is crowned or cross sloped to disperse runoff as sheet flow to the shoulder. No specific facilities are provided for treatment of road runoff. A culvert under Black Point Road and the existing WDFW access road just east of its present connection to Black Point Road conveys seasonal surface water within a topographic swale. No defined surface water drainage channel was identified upslope or downslope of the culvert. Power, Propane Gas, and Gommunlcation Existing utilities in both areas of the site include electrical power, propane gas and telephone. Electricity is supplied to the site via the Mason County PUD. Propane gas is utilized by the adjacent marina and surrounding residential uses. Natural gas is not provided in the area. Centurylink is the communication provider in the area for telephone and DSL internet service. CenturyLink is the only DSL option in the area and is currently not available to new DSL customers. HughesNet is a rural satellite internet service provider in the area. 2.4.11 Existing Land Use Designations Gomprehensive 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. Pleasant Harbot Supplemental Draft EIS April 2014 Chaptet 2 Description of Proposal and Alternatives2-15 PRELIMINARY DRAFT FOR INTERNAL REVIEW 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. 2.4.12 Surrounding 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-€+e€e+yM.reStroomS,showersandlaundry,andaswimmingpool. A buildinq that once contained a qrocery store/convenience store/deli and office has been demolished and is planned to be replaced. These structures are being redeveloped within their existing footprints under an existing Binding Site Plan, as noted above in Sections 2.1 and 2.3, Full-time and seasonal/recreational dwelling units are dispersed over the remainder of the Black Point Peninsula, with the largest coneentration along Rhododendron Lane at the northeast tip of Black Point and a smaller concentration off of Roberts Road at the southeast corner adjacent to Uji-H€h{rafHwv 10'1. Undeveloped areas of the Black Point Peninsula are dominated by stands of mature second and third growth forest. 2.54 OBJEGTIVES OF THE PROPOSAL 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 character. Encourage the use of the extensive pathway system and open spac€ 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. a a a a a Pleasant Harbor Supplemental Draft EIS April 2014 Chapter 2 Description of Proposal and Altematives2-1 6 PRELIMINARY DRAFT FOR INTERNAL REVIEW 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 selec-tive 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. Prevent salt water intrusion risks to potable water wells. 2.65 DESGRIPTION OF THE SEIS AITERNATIVES ln order to disclose environmental information that is relevant to the approval of a Development Agreement and adoption of a zoning ordinancr for the Pleasant Harbor Marina and Golf Resort, this SEIS evaluates two development alternatives (Alternatives 'l and 2), and a No Action Alternative. Alternative 2 is identified by the applicant as the Preferred Alternative. 2.6.1 SEIS Altematives Summary ln order to conduct a comprehensive environmental review, a range of Alternatives are included in this SEIS that both fulfill the applicant's objectives and provide a useful tool for the decision- making process. These alternatives create an envelope of potential development for the analysis of environmental impacts under SEPA. See Figure 2-7 and Figure 2-8 for illustrations of the site plans for potential development under Alternatives 1 and 2. The Alternatives include a site plan that was developed to address BoCC conditions of approval and the Jefferson County locally - approved Shoreline Master Program (SMP) update (December 2010) that increases the Shoreline buffer in the Marina/Maritime Village area from 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). 2.6.2 Gomparison of SEIS 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 buffer of 150 feet. The SEIS Alternatives have been drafted to conform to these 30 conditions and the SMP buffer, 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 SEIS 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. a a a a a a Pleasant Harbor Supplemental Draft EIS April 2014 Chapter 2 Description of Proposal and Alternatives2-17 PRELIMINARY DRAFT FOR INTERNAL REVIEW Pleasant Harbor Supplemental Draft EIS April 2011 Chapter 2 Description of Proposal and Alternatives2-18 Figure 2-7 PRELIMINARY DRAFT FOR INTERNAL REVIEW Figure 2-8 Pleasant Harbor Supplemental Draft EIS April 2014 Chaptet 2 Description of Proposal and Alternatives2-19 PRELIMINARY DRAFT FOR INTERNAL REVIEW See Table 2-1 lor a basic comparison between the 2007 EIS Proposed Action and the SEIS Alternatives. Table 2-1 2OO7 EIS AND SEIS ALTERNATIVES COMPARISON The 2007 EIS Proposed Action included a golf course and resort with 890 residential units and approximately 79,000 square feet of commercial uses located on the Black Point campground and the upland portion of the marina area. Under the current proposal, the number of total residential units remains the same, but the overall square footage of commercial uses has been reduced to 56,608 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. Hwy 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 Pleasant Harbor Supplemental Draft EIS April 2014 Chapter 2 Description of Proposal and Alternatives 2007 Ers Proposed Action Alternative 1 Alternative 2 Site Area 256racres 23'l-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.56,608 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 220racres 220:acreS 220-aqes . Residential Units . 739 units . 8?8 units . 822 units . Commercial Sq. Ft.. 63,000 sq. ft.o 36,000 sq. ft.. 36,000 sq. ft. Maritime Village Area 36racres I 1 racres 1 1:acres o New Residential Units 151 units o 50 units . 66 units . Commercial Sq. Ft.16,000 sq. ft.13,772 sq. ft.. 20,608 sq. ft Golf Course Cut and Fill 2.2 million cy 2.2 million cy 1 million cy Commented [ST3]: Bullet everylhing? 2-20 PRELIMINARY DRAFT FOR INTERNAL REVIEW Road/U.S. Hwy 10'l intersection. Primary access to the golf 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 the 2007 EIS would instead be used for two-way shuttle service and emergency vehicle access between the Maritime Village improvements at the Black Point Road/U.S. Hrghrv€y_H!ry_101 intersection and the marina. Access to the WDF tAlildlib boat launch would be revised to provide safer acccss 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. 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 SEIS, 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 fairuays 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 COMMON 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 struciures, 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 have been renovated or are being replaced, as a separate action within the existing Binding Site PIan permit. This project under the existing BSP does not require additional SEPA review and is not evaluated in the SEIS. Golf Course The first nine golf course fainrays would be developed along the eastern side of the sile. The second nine fainivays would be developed along the south and west sides of the property (see Fagures 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 Keftle 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 Pleasant Hatbor Supplemental Draft EIS April 2014 Chapter 2 Description of Proposal and Alhrnatives2-21 PRELIITINARY DRAFT FOR INTERNAL REVIEW structured parking below the building (see Figure 2-7 and 2-8). Three similar Golf Terrace residential buildings would acrommodate additional resort visitors. These Golf Terrace units would provide over hatf of the short{erm rental units within the resort. The two-story Golf Vistal rupine++s+a 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 I and 2. The maintenance portion of this building would provide ground-level gotf 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 U.S. Hwy 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 buffer 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 U.S. Hwy 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 U.S. Hwy 101 to the west and three stories visible internal to the site to the west. lt would accommodate 36 to 66 residential units and provide 13,7721o 20,608 square feet of commercial space, depending on the alternative. Under Alternative 1,two additional three- story buildings to the north of the proposed Maritime Village building would provide t2 residential units each that could be rented out for group gatherings. See Table 2-2 below for a breakdown of units within the Maritime Village. Table 2-2 SEIS ACTION ALTERNATIVES COMPARISON - RESIDENTIAL AND COMMERCIAL Alternative I Alternative 2 Residential -#of units Golf Resort Area . Golf Tenaces . 500 units o 520 units o Sea View Villas . 200 units . 206 units o Golf/Alpine Vistas . 76 units . 44 units . Staff Quarters o 52 units o 52 units Pleasant Harbot Supplemental Draft EIS April 2014 Chapter 2 DescripAon of Proposal and Alternatives2-22 Alternative 1 Alternative 2 Maritime Village Area . Reunion House o 12 units o 0 units . HarborView House 12 units 0 units o Maritime Village Building o 36 units . 66 units . Existing Residences - to remain 2 units 2 units Total Residential Units 890 units 890 units Total Retail/Commercial sq ft. 49,772 sq. ft.56,608 sq. ft. . Golf Resort Area a 36,000 sq. ft.a 36,000 sq. fi. a Maritime Village Area a 13,772 sq. ft.a 20,608 sq. ft. Total Surface Parking 64'l stalls 687 stalls . Golf Resort Area . 290 stalls o 366 stalls . Golf Users o 63 stalls o 133 stalls a Maritime Village Area . 228 stalls r 104 stalls Transit Stop o 60 stalls o 60 stalls Total Structured Parking 1,003 stalls 893 stalls Golf Resort Area . 999 stalls r 817 stalls a Maritime Village Area a 4 existing stalls a 76, including 4 existing stalls Total Parking 1,644 stalls '1,556 stalls PRELIMINARY DRAFT FOR INTERNAL REVIEW Archibctural 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 Access Pleasant Harbor Supplemental Draft EIS April 2014 Chapter 2 Description of Proposal and Alternatives2-23 PRELIMINARY DRAFT FOR INTERNAL REVIEW 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. Hwy 1 01 . A 12-ft wide (with turn-outs) Marina Access Drive would be constructed parallel to the east side of U.S. Hwy 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 between Maritime Village 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. Parking Parking for marina slip owners and Resort visitors would be provided at the intersection of Black Point Road with U.S. Hwy 10'l , 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. Wilities 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. Below-grade water storage would be constructed on the property. An on-site wastewater treatment plant is proposed capable of producing Class A reclaimed water for irrigation. The plant would be designed to treat approximately 200,000 gallons per day Sanitarv 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 filtration to produce Class A effluent. Effluent use during initial phases of development would include sprinkler irrigation in the native plant nursery in the west area of the site until Kettle B is converted to a retention pond. The new wastewater treatment plant would also serve the marina north of the site. Pleasant Harbor Supplemental Draft EIS April 2014 Chapter 2 Description of Proposal and Alternatives2-24 PRELIMINARY DRAFT FOR INTERNAL REVIEW Stormwater Under both Alternatives 1 and 2, golf course fairways would be located in areas of permeable soils to allow for infiltration of stormwater runoff to recharge the local groundwater aquifer. Kettle B would be partially filled and lined with synthetic liners to receive site runoff along with Class A effluent from the wastewater treatment plant for irrigation=.ndJ+re-p+e+eetie+. Kettle C, which would be reconstructed as a new created wetland, would also receive site runoff if Kettle B reached capacity. The basis for stormwater management on the site would be to infiltrate runoff near its source or collecl and treat runoff as required near its source and convey it to the irrigation pond for storage, to be used for irrigation and fire protection. Where development patterns and topography allow, small distributed bioretention facilities would be designed along roads, parking areas, and fainvays. To the extent practicable, runoff from roof areas would be infiltrated near the struc{ures producing the runoff. Parking areas where slope and subsoils are suitable, would be paved with pervious pavements to eliminate runoff. The proposed new portion of the WDFW road would be construc{ed with a collection and conveyance system to control and treat the runoff from the pollution generating surfaces. The treated runoff would discharge into the local depression to the southwest of the new intersection of the proposed road and the existing boat launch access road. Power and Comm u nication Elechicity 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 connec{ed first in 2013. 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 in a conservation easement. 2.6.3 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 approximately 2.2 million cubic yards under Alternative 'l , compared to approximately 1 million cubic yards under Alternative 2. Approximately 80_ acres of natural area (33 percent of the total Pleasant Harbor Supplemental Draft EIS April 2014 Chapr3,r 2 Description of Proposal and Alternatives2-25 PRELIMINARY DRAFT FOR INTERNAL REVIEW site acreage) will be preserved under Alternative 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 Afternative 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 that contain residential units is reduced to 36, as compared to 54 buildings under Alternative 1. As a result, the four Golf Terrace buildings are one story greater in height under Alternative 2 than under Alternative '1. Building positioning has been revised to allow foundations to be placed on undisturbed soil for the majority of the buildings, which allows the structures to fit into the existing site contours more efficiently than Alternative 1. Due to the conc€ntration of buildings under Alternative 2 as noted above, the impervious surface area under Alternative 2 is slightly less (12 percent) than Alternative 1 (1 3 percent). 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 Hrgh*afHwL1O1. 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. Under Alternative 1, the applicant is intending to include a Tree-Top Adventure Course near the Maritime Village Building with a Zip Line that would connect from that area to a landing platform within the pool area of the marina. The applicant is coordinating with the County for the required permits for this project. Goff Cource The golf course layout would be similar to the 2007 ElS, utilizing large gentle graded sloping areas of play. The orientation of the fairuvays would be similar to the 2007 EIS Proposed Aclion, 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 Reso( 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 Pleasant Harbor Supplemental Draft EIS April 2014 Chapter 2 Description of Proposal and Alternatives2-26 PRELIMINARY DRAFT FOR INTERNAL REVIEW would be located in 13 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 I 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 Village A total of 62 residential units are proposed within the Maritime Village area. Of the total, 60 units would be located in three new buildings, and the remaining two units are existing buildings that would be retained (Pleasant Harbor House and the Bed-and-Breakfast).1 The Pleasant Harbor House, which is owned by the applicant, could be renovated with no change to the footprint of the structure. The largest of the three new buildings would be the Maritime Village building, which is proposed at the intersection of Black Point Road and U.S. Hwy 1 01 . The Marltime 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 HarborView 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. Hwy 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. Access to the WD 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. Landscaping 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 Fainruay '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. I The Bed-and-Breakfast, vrhich is owned by others, would remain with a corresponding minor reduction in the overall developable land area within the MPR compared lo lhe approved FEIS. Pleasant Harbor Supplemental Draft EIS April 2011 Chapter 2 Description of Proposal and Alternatives2-27 PRELIMINARY DRAFT FOR INTERNAL REVIEW 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 Village 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 the new Maritime Village building, 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 Marina Village building is proposed at the intersection of Black Point Road and U.S. Hwy 101. The Marina Village building would include 66 residential units and 20,608 sq. ft. of commercial space. Parking would be provided in an underground parkade for residents and staff of the commercial spaces and in surface parking lots atthe intersection of U.S. Hwy 101 , for visitors and Marina slip owners. Surface parking for transit users and marina and resort visitors would be provided south of the intersection. The re-designed intersection of Black Point Road and U.S. Hwy 101 includes relocating the access to the WDFW boat launch approximately 1000 feet to the east of its current location. Golf Course Compared to Alternative 1, the golf course under Alternative 2 is designed to more closely follow existing site contours and to minimize site disturbance. Accordingly, the fainarays are more angular in nature and with varying orientations, compared to Alternative 1, with substantial elevation differences. Goff 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 arc also repositioned to work better with the existing site layout. Structured and surface parking would both be provided as with Alternative 1, but with slightly fewer stalls for the Golf Terrace buildings and significantly less stalls for the Sea View Villas , The Bed-and-BreaKast, which is owned by others, would remain with a conesponding minor reduction in the overall developable land area within the MPR compared to the approved FEIS. Pleasant Hatbor Supplemental Draft EIS April 2014 Chapter 2 Description of Proposal and Alternatives2-28 PRELIMINARY DRAFT FOR INTERNAL REVIEW buildings. Additional surface parking would be provided on site for golf users. Less parking would be available overall compared to Alternative 1 (see Table 2-2). Landscaping 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 2-3 below for a full comparison of the two action alternatives. Pleasant Harbor Supplemental Draft EIS Aptil 2014 Chapter 2 Description of Proposal and Alternatives2-29 PRELIMINARY DRAFT FOR INTERNAL REVIEW Table 2-3 ACTION ALTERNATIVES COMPARISON 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: One new building, 66 new residential units Total New Buildings: 37 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 Number of Buildings and Units: Golf Resort: Golf Terraces: 520 units Alpine Vistas: 44 units Sea View Villas: 206 units 2-30 Pleasnt Harbor Supplemental Dnft EIS April 2014 Chapter 2 Description of Proposal and Alternativ* ALTERNATTVE I (20r0-2011)ALTERNATIVE 2 (20121 PRELIMINARY DRAFT FOR INTERNAL REVIEW Maintenance Building and Staff Quarters; 52 units Maritime Village: Maritime Village Building: 36 units Reunion House: 12 units Harbor View House: 12 units Maintenance Building and Staff Quarters; 52 units Maritime Village: Maritime Village Building: 66 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) Maintenance Building and Staff Quarters; One building, 3 stories (39 ft; 87,000 sq ft) Maritime Village: Maritime Villaqe Buildinq: One buildinq, 3 stories (39 ft heiqht Building Heights and Square Footage: Golf Resort: Golf Terraces: Four buildings, 5 stories (58 ft I inches to 70 ft in height; 612,674 sq ft) Golf 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) Maintenance Building and Staff Quarters: One building, 3 stories (39 ft; 87,000 sq ft) Maritime Village: Maritime Villaqe Buildinq: One buildinq. 3 stories (52 ft 3 inches 2-31 Pleasant Harbor Supplemental Draft EIS April 2014 Chapter 2 Description of Proposal and Altematives ALTERNATTVE { (2010-2011)ALTERNATTVE 2 (2012) PRELIMINARY DRAFT FOR INTERNAL REVIEW 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, 't story Existing Bed and Breakfast House: One building, to remain (counted as one residential unit) height, 72,453 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. 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 Commercial Development Proposed: Golf Resort: 36,000 sq ft 2-32 Pleasant Harbor Supplemental Draft EIS April 2014 Chapter 2 Description of Proposal and Alternatives ALTERNATTVE r (20r0-201r)ALTERIIIATIVE 2 (20T2) PRELIMINARY DRAFT FOR INTERNAL REVIEW Maritime Village: 13,772 sq tl Total Commercia! Development: 49,772 sq ft Maritime Village: 20,608 sq ft Tota! Commercial Development: 56,608 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 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, with the exception of a storage building approved under the existing Binding Site Plan. Repair and widening of existing roadways and reconfiguration of parking areas would also occur. Proximity of Structures to Pleasant Harbor OHWM Same as Alternative 1. 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 fainrvays. 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. 2-33 Pleasnt Harbor Supplemental Draft EIS April 2011 Chapter 2 Description of Proposal and Alternatives ALTERNATTVE I (2010-2011)ALTERNATTVE 2120121 PRELIMINARY DRAFT FOR INTERNAL REVIEW Main Entrance to the Golf Resort: Resort main entrance control gate relocated from previous plans to the northeast corner of the site with primary acc€ss from Black Point Road. U.S. Hwy 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. Hwy 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. Hwy 101. Provisions for Transit Service: Surface parking at the Black Point Road/U.S. Hwy 101 intersection revised slightly from Alternative 1. 20,608 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. Hwy 101 . Maintenance Building and Staff Quarters: Relocated this building along with the resort main entrance to the northeast corner of the site (adjacent to Black Point Road). 52 residential units proposed in the upper 2 stories of this structure. Maintenance Building and Staff Quarterc: Same requirements as Alternative 1. 2-34 Pleasant Harbor Supplemental Draft EIS April 2014 Chapter 2 Description of Proposal and Altematives ALTERNATTVE r (20{0-2011)ALTERNATwE 2l2012l PRELIMINARY DRAFT FOR INTERNAL REVIEW 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 Fainltray 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 availabilig 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):Amenities (4): 2-35 Pleasant Harbor Supplemental Draft EIS April 2014 Chapter 2 Description of Proposal and Altematives ALTERNATTVE I (20{0-201{)ALTERNATTVE 2 (20121 PREL'MINARY DRAFT FOR INTERNAL REVIEW 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. Hwy 101 intersection would provide approximately 13,77 2 sq ft ot retail/commercial space, including a restaurant and the relocated deli, grocery, convenience store from the marina upland area. Golf Terrace 1 building would be the same as Alternative 1. The Maritime Village building near Black Point Road/U.S. Hwy 101 intersection would increase to approximately 20,608 sq ft of retail/commercial space, including a restaurant and the relocated deli, grocery, convenience store from the marina upland area. Recreational Amenities (4) (in addition to the golf course, driving range and putting green): Renovated swimming pool in the marina upland area; 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 (Halfway House shown in graphics) not included in Alternative 1. Recreationa! 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 (Halfway House shown in graphics) by Hole #9. Tree Top Adventure and Zip Line in the Maritime Village area. lmpervious Area: 13Yo !mpervious Area 12o/o Pervious Area Pervious Disturbed Area: 170 Ac or 73o/o Natural Area: 33Ac 14% Total Pervious Area'.210 Ac or 87o/o Pervious Area Pervious Disturbed Area: 133 Ac or 55% Natural Area: 80 Ac or 33% Total Pervious Area:213 Ac or 88% 2-36 Pleasnt Harbor Supplemental Draft EIS April 2014 Chapter 2 Description of Proposal and Aftematives ALTERNATTVE { (20r0-20r{)ALTERNATTVE 2l2012l PRELIMINARY DRAFr FOR INTERNAL REVIEW Perimeter Buffers: Maritime Village: 25 ft Minimum building setback Golf Resort: 25 ft Minimum building setback Perimeter Buffers: Same requirements as Alternative 1 2-37 Pleasant Harbor Supplemental Draft EIS April 2014 Chapter 2 Description of Proposal and Altematives ALTERNATTVE I (2010-2011)ALTERNATTVE 2120121 PRELIMINARY DRAFT FOR INTERNAL REVIEW PHASING The applicant proposes to complete the Pleasant Harbor Marina and Golf Resort over the course of approximately 10 years, or in response to market demand. The phasing plan for development under Alternative 2 is as follows (see Figure 2-9): Phase 1: o Construcl U.S. Hwy 101 and Black Point Road intersection improvements o Construct Marina Access Drive within SEIS site o Construct relocated WDFW Boat Access Road o Construct Water Storage Tank at Tee 9 with transmission/distribution piping r Redevelop Resort Well o Create Construction Materials Processing Location on Golf Course Site o Construct Wastewater Treatment Plant [/V\MIP)_ r Construct Septic Tanks and Sandfilters in \AM/TP Site (Large Onsite Septic System - LOSS) o Construct Drip Line Drainfield in Fainivay 14 (LOSS) o Set up Construction Camp (south of VM/TP site) o Construct Maritime Village Building and Parking rconstruct Transit Stop Parking Phase 2: Construct Electric Power lnfrastructure for Resort Site (Mason County PUD lmprovements) Construct site utililies for Phase 2 - utilities underground and roads Construct Terrace 'l Building (191 units; 36,000 sf commercial) Develop second well Construct Kettle B Reservoir Create wetland in Kettle C Construct storm pond at Fainray 10 with stormwater pumps Clearing and grading of site a a a a a a a a a Pleasant Harbor Supplemental Draft EIS April 2014 2-38 Chapter 2 Description of Proposal and Alternatives PRELIMINARY DRAFT FOR INTERNAL REVIEW +Begin Golf Course construction (grading/contouring) and create planVtree nursery Phase 3: o Construct Golf Terraces 2, 3 and 4 (329 units) o Construct Sanitary Sewer Pump Stations and Forcemain o Construct site utilities for Phase 3 - utilities underground and roads o Complete Golf Course Construction o Construct Golf Halfrray House (snack and beverage) at Fairway 9 . Construct Maintenance Building and Staff Quarters (52 units) o Reconstruct Black Point Road -Golf Course opens Phase 4: . Construct Seaview Villas (206 units) . Construct Golf Vistas (44 units) a a Pleasant Harbor Supplemental Draft EIS April 2014 2-39 Chapter 2 Description of Proposal and AlternaUves PRELITTINARY DRAFT FOR INTERNAL REVIEW Figure 2-9 Pleasant Harbor Supplemental Draft EIS April 2014 240 Chapter 2 Descilption of Proposal and Alternatives PRELIMINARY DRAFT FOR INTERNAL REVIEW NO AGTION 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 continue to develop as a single-family residential area based on the underlying rural residential zoning. 2.76 SEPARATE AGTIONS Two separate projecls would occur independent of the Proposed Actions/ElS Alternatives, and may be subject to additional environmental review at the time that permit applications are submitted. Agency decisions regarding environmental review under SEPA would be required prior to issuance of any applicable permits and approvals. Separate projects known to be planned or proposed in the vicinity of the Pleasant Harbor Master Planned Resort include: Float Plane Dock at the Pleasant Harbor Marina for regularly scheduled flights Renovation/Reconstruction of Marina Buildings FLOAT PLANE DOGK The applicant is investigating improving float plane access to a dock at the Pleasant Harbor Marina._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 float planes would land outside the mouth of Pleasant Harbor and taxi into the harbor itself. The applicant may also investigate the possibility of establishing future regularly scheduled float plane service to Pleasant Harbor. A Substantial Shoreline Development Permit would likely be required for this addition of service. RENOVATION/REGONSTRUCTION OF MARTNA 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 additional environmental review. The Bind+ng-Srt€--Plan<BSP) allows redevelopment of structures within existing footprints illustrated on the BSP. The BSP includes replacing the largest building within the same building footprint. Remodeling of the smaller buildings, renovation of the pool, and construction of the storage building have been completed. 2.97 BENEFITS AND DISADVANTAGES OF DEFERRING IMPLEMENTATION OF THE PROPOSAL The benefits of deferring approval of the Proposed Actions and implementation of Pleasant Harbor Master Plan include deferral of: 3 The No Action Alternative from the 2007 Final EIS is still valid since the zoning will not change until the Development Agreement and Zoning regulalions are signed by BoCC - see Citizens v. Mount Vernon. a a Pleasant Harbor Supplemental Draft EIS April 2014 241 Chapter 2 Description of Proposal and Altematives PRELIMINARY DRAFT FOR INTERNAL REVIEW . Potential impacts from development on the transportation network; o Potential impacts from development on public services providers due to demand for fire and police services, from employees and visitors to the site; o Potential impacts from development on existing views from surrounding areas; o Potential impacts from development on water resources and critical areas onsite. 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; o 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. o The potential direct and indirect employment associated with construction and operation of the proposed project; and o The potential opportunity to provide economic opportunity to the region through tourism. o The potential loss of tax revenue that would benefit county public services. Pleasant Harbor Supplemental Drcft EIS April 2014 242 Chapter 2 Description of Proposal and Alternatives PRELIMINARY DRAFT FOR INTERNAL REVIEW 3.16 UTtLtTtES This section of the SEIS describes the existing status of utilities that are provided to the Pleasant Harbor site, and evaluates the impacts of added demand on such services/utilities from development of the site under the EIS alternatives. Utilities evaluated in this section include water, sewer, telecommunications and solid waste. Stormwater management is discussed and analyzed in Section 3.2, Water Resources, and electricity is address in Section 3.8, Energy and Natural Resources. The discussion is based on the Water and Sewer Sysfems Engineeing Reporf (December 201 1) prepared by Craig A. Peck & Associates and the Pleasant Harbor General Water Plan (dale) and Pleasant Harbor General Sewer P/an (date) prepared by Consultares Engineering (see Appendix Q). 3.{6-{ AffectedEnvlronment 2007 Ers Section 3.3, Water Resources, of the 2007 EIS noted that the offsite Black Point subdivisions were served by a public water system and onsite sewage disposal systems on individual lots (septic tanks and drainfields). lt was also noted that Pleasant Tides Water Co-Op serves the Black Point area, and has significant water rights. No additional description of existing, onsite sewer or water, conditions was provided. Telecommunications and solid waste were not addressed in the 2007 EIS SEIS Water The water system infrastructure within the Pleasant Harbor site area presently includes supply wells, storage facilities and distribution piping. The existing water system is private, no public system serves the site. Water Suooly - Th+ee-Twq wells supply water to the site including an existing well south of Black Point Road that provides water for the Black Point campground and a second . +we-aCCitienal'wells north of Black Poi nt Road_@provides water to the Bed & Breakfas+ and anether well eePleaMiffa'Anotherwellatthenorthendofthemarinaproperty seryes as primary water supply to the Pleasant Harbor House and the marina area outside the_.$!!! site boundary. Two remaining wells within the site located north of Black Point Road serve areas outside the site boundary on the Black Point Peninsula. a a Water Storaoe - One storage tank currently serves the site: a wood stave tank on top of the hill in the southeast quadrant of the Black Point campground. A metal storage tank outside of the site boundary located in the marina upland area serves the marina area. Water Distribution - A water distribution system is present within the Black Point campground to provide water directly to campsites in the north central area, the lodge building, restroom building, pool, storage building area and park entrance buildings. This system is not currently fully functional. A limited e*ent water distribution system is located within the marina upland area immediately northwest of the site boundary. Pleasant Harbor Supplemental Draft EIS April 2014 3.16-1 3.16 Utilities PRELIMINARY DRAFT FOR INTERNAL REVIEW Sanitarv Sewer The site presently has no existing centralized wastewater collection or treatmenUdisposal infrastruc{ure. The existing wastewater colleclion, treatment and discharge system on the site is a large onsite septic system (LOSS) currently owned, operated and maintained by the applicant. The current facilities consists of gravity sewer colleciion systems, septic and pump tanks, pumps, forcemains, and subsurface drainfields. The Pleasant Harbor House has a pump tank and orinder pump with a forcemain that 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 west of U.S. Hwy 101 , which is also owned by the applicant. 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. Telecommunications 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. Solid Waste Solid waste in Jefferson County is managed by the Jefferson County Department of Public Works. A municipal solid waste transfer station is located at the County's closed landfill outside of Port Townsend, approximately 40 miles to the north of the Pleasant Harbor site, and a rural drop box site is located in Quilcene for South Jefferson County residents, approximately 12 miles north of the site. ln 2012, over 19,000 tons of municipal solid waste were collected through these two facilities. County waste is trucked from collection locations to a facility in Tacoma, and then trans-loaded to railcars to the Roosevelt regional landfill in Klickitat County. The Department of Public Works contracts with Skookum Educational Programs to collect and process the county's recyclables at seven sites for free recycling; one recycling collection station is located in Brinnon at the Dosewallips State Park.r The Jefferson County Comprehensive Plan identifies a Level of Service (LOS) standard of 4.20 pounds of solid waste and 0.80 pounds of recycling waste per person per day.2 Currently, solid waste generation on the Pleasant Harbor site is limited to the existing single family residences (B&B and Harbor House) and the real estate office on the Maritime Village portion of the site. There is currently no garbage collection service to the site; residents/employees transport their own garbage to the Quilcene drop box. 3.16-2 lmpacts New development on the pleasant Harbor site would result in a new resort community with residential, commercial and golf courses uses, along with associated increases in population and employment on the site. lncreases in on-site population and employment would create related increases in demand on water and sewer systems. Development of the Pleasant Harbor site would occur gradually over the assumed 1O-year buildout period. ln general, water and 1 Jefferson County Department of Public Works: http://jeffersoncruntysolidwaste.com/3-recycling-services/. 2 Jefferson County Comprehensive Plan. Capital Facililies Element. Pleasant Harbor Supplemental Draft EIS April 2014 3.16-2 3.16 Utilities PRELIMINARY DRAFT FOR INTERNAL REVIEW sewer impacts would be similar under both Alternatives 1 and 2 due to the similar levels of development proposed under both alternatives (i.e. golf course, 890 residential units and approximately 50,000 sq. ft. of commercial space). 2007 Ers Water The 2007 EIS Proposed Action was noted to result in two sources of water demand: potable water demand for resort operations and irrigation, and nonpotable uses of water for operation and maintenance of the golf course and marina. Maximum annual water utilization was anticipated to reach 137 acre feet. The water supply approach for the development was based on an integrated use of groundwater (wells), rainwater harvesting, and treatment and reuse of wastewater (reclaimed water). Groundwater wells would serye as the potable water supply source for the resort. Water for other uses, such as for toilet flush and irrigation was to come from stored reclaimed water and from stormwater runoff and rainwater collected from the site. The existing kettles were to be used for water storage (1 10 million gallons) by grading and lining the bottoms of the kettles. The estimated daily potable water demand was approximately 87,300 gpd total, from 62,300 gallons per day (gpd) at 70 gpd per Equivalent Residential Unit (ERU) for residential uses and 25,000 gpd for commercial uses. The EIS noted that total conventional water storage requirements were approximately 189,530 gallons for an average daily demand of 70 gpd/ERU. Sewer The 2007 EIS noted that an onsite waste treatment and disposal system would be used for the Pleasant Harbor site in order to avoid wastewater discharge to Hood Canal or the harbor. Several alternatives capable of creating water that could be recycled and reused on the site were presented in the 2007 ElS, including sequencing batch reactor, membrane bioreactor, and recirculatingbiofilter(see2007DEISSection3.1.1.1 formoreinformation). TheEISnotedthat all residential and commercial wastewater collected within the development was to be treated to a Class A reuse standard and reused onsite for nonpotable purposes. Telecommunications and Solid Waste Telecommunications and solid waste were not addressed in the 2007 ElS. sErs ln comparison to the 2007 ElS, utility demands (water, sewer, telecommunications and garbage) would be similar, except that the existing Marina is no longer part of the SEIS site. Water is proposed to be supplied from the same sourc€s identified in the 2007 ElS, including an integrated use of groundwater (wells), rainwater harvesting and treatment and reuse of wastewater, and a new water distribution system would need to be constructed. As well, the daily potable water demand has been calculated at 175IERU gpd, versus 70 gpd/ERU in the 2007 ElS. All wastewater within the development under the SEIS Alternatives is proposed to be treated to a Class A reuse standard and reused onsite for nonpotable purposes, as was the case with the 2007 ElS. A waste treatment and disposal system has been selected for the proposal, as detailed below; the 2007 EIS noted that several options were available. Pleasant Harbor Supplemental Draft EIS April 2011 3.1A-3 3.14 Utilities PRELIMINARY DRAFT FOR INTERNAL REVIEW Water Construction A new water distribution system would be required to be built throughout the site under Alternatives 1 and 2. The new system would be constructed under or near new roadways to reduce the need for clearing and grading (see Figures 3.16-l and 3.16-2). ln some locations, the water system could cross golf fainrays to reduce overall length or to provide for looped connections to improve flow rate and pressure. The water distribution system would be within easements. Construction activities related to installation of the distribution mains may include temporary disruptions in service to some onsite areas; noise and dust during construction; and construction-related traffic to deliver pipe and other materials to the site. Operation Under Alternatives 1 and 2, a multi-purpose utility district is proposed to own, operate and maintain the new water system. System user fees would be paid to the district to cover the ongoing costs of the system. Those costs would be expected to increase over time concurrent with the costs of supplies and labor. Domestic water on the Pleasant Harbor site would be provided under water rights granted by the Washington Department of Ecology on June 15, 2010. The water right provides the right to withdraw 254 acre-teel per year, including 121 acre-feel per year for domestic and commercial use, '105 acre-feet per year for irrigation use, and 28 acre-feet per year for Fire Smart Program. The existing onsite well within the Black Point campground would be rehabilitated, and 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 (ferrace 1) to the northwest of Kettle B. Development of the site would be expected to generate an annual potable water supply demand of at least 93 acre-feet per year, or approximately 30 million gallons. This is based on an Average Daily Demand of 175 gpd/ERU and the expected seasonal residential occupancy. The current water right of 1 3l acre-feet per year for municipal (potable) uses is sufficient to provide this amount. Potable residential water use is projected to be approximately 132,000 gpd during periods of maximum occupancy (85 percent) and 70,000 gpd during peak periods for commercial uses. Average daily potable water use is anticipated to be reduced from 175 gpd/ERU to approximately 70 gpd/ERU with the use of low flow plumbing fixtures. This represents a more conservative water demand in comparison to the 2007 ElS, which estimated average daily demand of 70 gpd/ERU, with maximum daily demand up to 140 gpd/ERU. The 175 gpd/ERU used in this SDEIS is in compliance with a Board of County Commissioners (BoCC) condition placed on the project (condition 63 0) requiring all calculations for water to be based on the standard of 1 75 gpd. The quality of water would be consistent with Washington State Department of Health Standards (see Section 3.2, Water Quality, for more information). The above referenced water demand does not include golf course irrigation or fire protection, which would be provided with rainwater and water reuse from the sanitary sewer treatment plant that would be stored in the Kettle B irrigation pond, when completed. During initial phases of development (i.e. before the Kettle B pond is completed), fire protection in some areas would require potable water use, but during later phases, fire protection and irrigation water will be provided from the irrigation system. Commented [kU: Update with Dwight's info Pleasant Harbor Supplemental Draft EIS April 2014 3JA4 3ia UtfiAes PRELIMINARY DRAFT FOR INTERNAL REVIEW Kettle B would be partially filled and lined with synthetic liners to receive site stormwater runoff along with Class A effluent from the wastewater treatment plant for irrigation and fire protection. Kettle C, which would be reconstructed as a new created wetland, would also receive site runoff if Kettle B reached capacity. The Kettle B irrigation pond would accommodate recycled water from the wastewater treatment plant and surface runoff water collected from annual precipitation. After construction of the irrigation pond, reclaimed water would be used for inigation of the golf course, percolation from infiltration fields to groundwater for aquifer recharge, and irrigation within the naturally vegetated areas of the resort for a Fire-Smart Preservation program. Recycled non-potable water pressure transmission piping system throughout the resort would be used for flrefighting and landscaping irrigation. UnderAlternative 2, Kettle B would not be reconfigured by mass grading as would occur under Alternative 1. Under Alternative 1, Keftle B would have a total water volume of 60 million gallons, whereas underAlternative 2, Kettle B would have double that capacity at 120 million gallons. This is similar to the 2007 EIS Proposed Aclion, which would have reconfigured the kettle to have a 1 10 million gallon capacity. Sewer Construction of a new, private distribution system and wastewater treatment plant would be required to serve the development proposed under both Alternatives 1 and 2, as well as a new gravity sewer system and/or individual building sewer pump station and force mains connected to the gravity sewer system. An on-site wastewater reclamation plant (WRP) is proposed capable of producing Class A reclaimed water for irrigation. The plant would be designed to treat 280,000 gallons per day. Construction lmpacts The new sewer d+strib{*i€n-collection system would be constructed within easements located under or adjacent to roadways or across golf course fainivays for efflcient conveyance. The existing septic and pump tanks and subsurface drainfields would be decommissioned in place or removed after completion of the WRP. Construction activities related to installation of the collection and conveyance system may include temporary disruptions in service to some customers; noise and dust during the construction phase; and construction-related traffic to deliver pipe and other materials to the construc{ion sites (see Appendix Q for details). Construction of a gravity colleclion system would likely have a longer duration than construction of a pump station and forcemain system because gravity sewers are deeper than forcemains. Deeper pipelines require longer excavation and backfill periods of time and also are more likely to encounter difficult construction conditions including large glacially deposited rocks. Construction of the wastewater reclamation plant WRP) would begin as Phase 1 of the project. The marina area and existing LOSS would continue operating for the existing facilities until the WRP is completed. No new development would be approved for occupancy prior to completion of the WRP (see Chapter 2 for more information on phasing). Operational lmpacts As noted above, in order to serve the development proposed under Alternatives 1 and 2, a new wastewater collection system and wastewater treatment plant would be built to convey and treat sewage on the site. The collection system would include four pump stations and the treatment Pleasant Harbor Supplemental Draft EIS April 2014 3.1A-5 3.16 Utilities PRELIMINARY DRAFT FOR INTERNAL REVIEW plant would have the capacity to treat 280,000 gallons of wastewater per day to meet the State of Washington requirements for a Class A Reclaimed Water Permit. Wastewater flow and loading projections were based on the projected build-out population. The per capita loading projections are inclusive of residential, commercial, and public facility land uses, and are based on 175 gpd per ERU, until lower wastewater flows of approximately 75 gpd/ERU can be verified through the proposed use of very low flow fixtures and water conservation measures. The wastewater treatment plant would be located in the northwest corner of the site, and would utilize a nutrient removal activated sludge process with clarifiers and filtration to produce Class A effluent. Effluent use during initial phases of development would include sprinkler irrigation in the native plant nursery and subsurface drainfields in the west area of the site until Kettle B is converted to a retention pond. Operation of the new wastewater collection system, conveyance system, and treatment plant on the site as proposed could result in transportation impacts for waste sludge from the site to a processing facility, fuel for standby generators, and chemicals for the treatment processes. Waste sludge would be hauled by tanker trucks along US Highway '101 to the treatment facility near Shelton. Fuel and chemicals would be hauled to the site. Operation of a new wastewater treatment plant on the site would also result in increased noise levels, release of odors, and energy consumption (see Appendix Q for greater detail). Creation of a multi-purpose utility district is proposed to own, operate, and maintain the new wastewater treatment and conveyance systems. System user fees would be paid to the district to cover the ongoing costs of the system. Those costs would be expected to increase over time concurrent with the costs of supplies and labor. Telecommunications Centurylink would continue to serve the site for telephone and DSL internet service, with extensions from existing lines. Solid Waste Under the Alternatives 1 and 2, the amount of solid waste generated from uses on the Pleasant Harbor site would substantially increase as compared to existing conditions where-under the site is largely unused. For purposes of this EIS analysis, it is assumed that the 890 residential units could generate up to approximalely 2.32 million tons of solid waste per year; and that commercial/retail uses would generate approximately 45 to 51 tons of solid waste per year. This is based on the assumption that each residential unit would be occupied by two persons, with each person generating 4.2 pounds of solid waste per day (County LOS standard) and that commercial/retail uses would generate 5 lbs/i,000 sq fr/day (industry estimate). These are very conservative assumptions, as ocrupancy of the Pleasant Harbor Resort is anticipated to fluctuate seasonally, with highest occupancy in the summer (85%). lt is assumed that a private service would pick up solid waste and that a composting and recycling program would be utilized to help reduce the solid waste stream. No Action Alternative Under the No Action Alternative, it is presumed that the site would continue to develop as a single-family residential area based on the underlying rural residential zoning. The potential impacts to utilities would generally remain as described in the 2007 Final ElS.. Pleasant Harbor Supplemental Draft EIS April 2014 3.16-6 3.16 Utilities PRELIMINARY DRAFT FOR INTERNAL REVIEW 3.16-3 Mitisation Measures 2007 Ets Mitioation Measures Completed . Any project approval for the resort shall contain a condition that the applicant demonstrates entitlement to sufficient water rights to serve the approved phase from WDOE (water rights, transfer, and/or rainwater harvesting rights and use conditions) prior to preliminary plat approval and construction of any facilities on the property. Mitioation Measures to be lmplemented Priorto and Durinq Construction Any project approval for the golf course area will require construction and operation permits for a wastewater treatment system for the project by WDOE and an operational plan in place as a condition of final plat approval and construction of any structures for occupancy or residency. Any project approval for the Maritime Village remodel and upgrade shall include a demonstration that existing facilities can adequately serve the remodel areas. No additional residential units would be approved until the sewer system is installed and operating. BoGG Gonditions The following mitigation measures identified by the Jefferson County Board of County Commissioners (BoCC) are applicable to Alternatives 1 and 2. Mitioation Measures to be lmolemented Prior to and Durinq Construction 63 (m) No deforestation or grading will be permitted prior to establishing adequate water rights and an adequate water supply. 63 (n) Approval of a Class A Water System by the Washington Department of Health, and approval of a Water Rights Certificate by the Department of Ecology shall be required prior to applying for any Jefferson County permits for plats or any new development. 63 (0) Detailed review is needed at the project-level SEPA analysis to ensure that water quantity and water quality issues are addressed. The estimated potable water use is based on a daily residential demand used to establish the Equivalent Residential Units (ERU) for the development using a standard of 175 gallons per day (gpd). The goal of the development is 70 gpd. All calculations for water use at any stage shall be based on the standard of 175 gpd. sEts ln addition to the implementation of the 2007 EIS mitigation measures and the BoCC conditions, the following mitigation measures would apply: o a o a a Pleasant Harbor Supplemental Draft EIS April 2011 3.16-7 3.16 Utilities a PRELIMINARY DRAFT FOR INTERNAL REVIEW Mitiqation Measures to be lmplemented Prior to and Durinq Construction Watero All proposed water system improvements would be designed and constructed in compliance with applicable local and State regulations, including: Jefferson County, Washington State Department of Health, Jefferson County Fire District No. 4. Actual domestic water service requirements will be determined at the time of specific land use applications, based on population projections, then current metered use records,- and fixture counts. The fire flow requirements will be based on building gpes and sprinkler usage. Water meters will be installed at each building or at another connection point using water and pipe/meter sizes to be determined on the basis of domestic flow rates and early construction phase fire flow rates. Fire flow will be provided by the projec{ irrigation/fire flow system following completion and filling of the irrigation pond in Kettle B. . The district would notify existing customers in advance of potential temporary disruptions to service during new water main construction. Overthe course of the projected 10-year development of Pleasant Harbor Marina and Golf Resort and the extension of fiber optic cabling throughout the project, it may be possible that technologies could be implemented to more closely monitor the infiltration of re-use water and stormwater runoff and better control distribution of these resources. a Sewero The Pleasant Harbor Marina and Golf Resort would comply with all applicable wastewater collection, treatment, and reuse criteria set forth by the multi-purpose utility district, County, and State in permit conditions. 3.164 SignificantUnavoidableAdverselmpacts Development of the Pleasant Harbor site would result in increased demand for utilities. With implementation of identified mitigation measures, no significant unavoidable adverse impacts would be anticipated. Pleasant Harbor Supplemental Draft EIS April 2014 3.16-8 3.16 Utilities