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HomeMy WebLinkAbout094Michelle Farfan From: Sent: To: Subject: Attachments: Garth Mann <Garth.Mann@statesmangroup.com> Tuesday, October 20,20L5 L2:46 PM Hollinger, Kristy; Schipanski, Rich; peckassoc@comcast.net; David W. Johnson CHAPTER 4_Key Topics CHAPTER 4_Key Topics.docx Kristy Thank you for the DRAFT of the Key Topic Areas (3 pages) for our comments. Those shown in red reflect the facts for determining how PHR interacts with the community and value of hospitality jobs. The Public Utilities are a non-factor in terms of fiscal drain ,other than Highway 101 and a small portion of Black Point Road which have conditions for safety that require rebuilding by the Developer. Other public utilities are either unused, not required by PHR, or have been expensed to the developer as an operational upgrade. Please confirm your understanding MGM 1 CHAPTER 4 KEY TOPIC AREAS Consistent with SEPA requirements, a public comment period was provided for the November 2014 Draft Supplemental ElS. During the public comment period a total of 70 comment letters were received and public testimony was provided during a Planning Commission meeting. All of the comments received, as well as responses to the comments, are provided in Chapter 5 of this Final SEIS. A number of comments (written and verbal) were received that identified common subjects; these have been referred to as "key topic areas". Rather than providing a similar response to each comment that shares a common theme, this chapter of the Final SEIS identifies the key topic area and provides a discussion for each topic area. Responses to specific comments provided in Chapter 5 of this Final SEIS which pertain to these topic areas refer back to the applicable discussion provided in this chapter. The following key topics are discussed on this chapter of the Final SEIS: . 4-1- Fiscal Considerations. 4-2- 4.1 FISCAL CONSIDERATIONS lntroduction Land use development proposals inherently provide both fiscal costs and benefits. Land use development costs can include increased demands for public services, decreased housing affordability and increased infrastructure maintenance, while fiscal benefits can include tax revenues, development fees and job creation, and needed health services, recreational facilities and public amenities to service the community. Fiscal costs to local service providers and corresponding tax/fee revenues both typically occur incrementally, with revenues realized generally commensurate with costs. lt should be noted that these costs and benefits are not borne or enjoyed equally by all people, but tend to vary by location, socioeconomic characteristics, general preferences, while meeting the needs of a progressive community etc. Pleasant Harbor Proiect Conditions of Approval !n November 2007 Jefferson County issued the Final EIS for the proposed Pleasant Harbor Marina and Golf Course Project. Through the public review process for the proposed project and associated Comprehensive Plan Amendment, public comment was received regarding a number of issues including the potential to negatively impact local service providers (school, fire, police, EMS, parks, etc.), ability of the project to foster local job creation, and ability of the project to provide affordable housing opportunities for new employees on the site. ln response to these public comments, ln 2008 the Jefferson County Board of County Commissioners conditioned the approval of the Pleasant Harbor project with 30 conditions of approval (Ordinance 07-0128-08), several of which were intended to address public services, employment and affordable housing issues. Key Topics Chapter 44-1 Pleasant Harbor Fina, SE S _2015 The November 2014 Pleasant Harbor Draft Supplemental EIS reflects revisions to the proposed master plan to reflect the Jefferson County Commissioners conditions of approval, and provides discussion on the relationship of proposed site development with the conditions of approval. Public Services and Utilities Summary of Draft SE/S Environmental Analysis As identified in Section 3.17 of the Draft SEIS (Public Services), construction and master plan operations on the site under the EIS alternatives would result in additional demands on local service providers including schools, police, fire, EMS and health service. Section 3.16 of the Draft SEIS (Utilities) indicates that construction and operations under the EIS alternatives would increase demands on utility providers for solid waste management, sewer service and water distribution.This is not accurate. There is no further demand on utility providers for solid wastes, water distribution, waste management. The developer is providing these services independent of the public service provider. As is typical of some residential and commercial development projects, if the costs associated with incremental increased demand on public service and utility providers in the area would be balanced by tax revenues and development fees paid by the applicant (construction fees and construction sales taxes) and future residents and businesses on the site (retail sales tax, business and occupation tax, property tax, utilities tax, and otherfees, licenses and permits); thus, a portion of the tax revenues generated from site development would accrue to Jefferson County and area service/utility providers to help offset costs associated with increased demands. However, in the case of this application, the Developer will not require public services other than WDOT highway usage. All other utilities are independent of public services. ln addition, as indicated above the Jefferson County Board of County Commissioners conditioned the approval of the Pleasant harbor project with additional conditions intended, in part, to further mitigate the potential for impacts to area service/utility providers. Conditions of approval that specifically relate to public service and utility providers include: (c) The project developer will be required to negotiate memoranda of understanding (MOU) or memoranda of agreement (MOA) to provide needed support for the Brinnon school, fire district, Emergency Medical Servrces (EMS), housing, police, public health, parks and recreation, and transit prior to approval of the development agreement. Such agreements will be encouraged specifically between the developer and the Pleasant Harbor Yacht Club, and with the Slip owner's Assocrafion regarding marina use, cosfs, dock access, loading and unloading, and parking. (bb) Verification of the ability to provide adequate electrical power shall be obtained from the Mason County Public Utility District. Additional lnformation Provided for Final SEIS Costs for infrastructure and service demands generated by the proposal would be offset by payments and improvements by the project. The following list highlights some of the key infrastructure improvements and services to be provided by the project: Pleasant Harbor Fina, SE S 2015 Key Topics Chapter 44-2 Realignment of Black Point Road resulting in a safety improvement. Providing acceleration and deceleration lanes required by WSDOT at Highway 101 and Black Point Road. Reconstruction of the service road to the WDFW boat launch (this road does not currently comply with standards). Creation of a utility district intended to eliminate impact to the surrounding community This utility district would provide the following;- Pay for management and staffing of the waste water treatment plant.- Pay for PUD extension of transmission lines and new transformers.- Monitor the condition of the aquifer. Provide security services Provide a medical clinic that would be available to the community Housinq Affordability Summary of Draft SE/S Environmental Analysis Jefferson County Board of County Commissioners conditioned the approval of the Pleasant harbor project with additional conditions intended, in part, to ensure affordable housing for new operational employees generated by the proposal. Conditions of approval that specifically relate to public service and utility providers include: (g) The developer shall commissrbn a study of the number of jobs expected to be created as a direct or indirect result of the MPR that earn 80%o or /ess of the Brinnon area average median income (AMI). The developer shall provide affordable housing (e.9., no more than 30% of household income) for the Brinnon MPR workers roughly proportional to the number of jobs created that earn 80%o or less of the Brinnon area AMl. The developer may satisfy this condition through dedication of land, payment of in lieu fee, or onsite housing development. As identified in Section 3.1 1 of the Draft SEIS, development of new employment-generating land uses could result in up to 225 new operational jobs. lt is estimated that 223 of the 225 total operationaljobs (99 percent) would earn when considering the provided benefits for affordable housing and benefits for food allowances provided by the developer for the benefit of the employee an average wage exceeding 80 percent or less of the Brinnon area average median income ($34,143). The Draft SEIS also indicates that affordable housing is defined as housing that costs no more than 30 percent of household income. lntended to comply with conditions of approval (g), it is proposed that onsite housing be provided for up to 208 employees at a cost of no more than 30 percent of employee income. o a a a a a o Pleasant Harbor Fina, SE S 2015 Key Topics Chapter 44-3 Adding width to Black Point Road at the site entrance.