HomeMy WebLinkAbout111Michelle Farfan
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Scott Bender <Scott@benderllc.com>
Wednesday, November 18, 2015 6:19 PM
Garth Mann; peckassoc@comcast.net
David W. Johnson; Rich Schipanski; Scott Bender
RE: Pleasant Harbor
Alt 3 - Pleasant Harbor Info Needs-CP-1l 3 L5 - bender.pdf
Craig,
Attached is the revised table according to the current alternative
Theonlyactual impactisthereductionof irrigationduetodecreasingthesizeofthegolfcourse. Asdiscussed, lreduced
the irrigated area by 5/9, which is about the reduced percentage irrigated area. This assumes that tees, greens, and
approaches are only irrigated as with all of the other alternatives.
Since pervious and impervious areas stayed the same, all infiltration calculations stay the same. During the summer
there is no recharge for any of the pervious areas since the golf course is only irrigated to the evapotranspiration
demand and plants consume to the same demand (i.e. the plants take all the water they can get, and there is only a
limited supply, if any, of rainfall).
During the winter all pervious areas infiltrate the same amount. The 'crop coefficients' (which describe the plant water
demand) are essentially the same for grass and trees. There actually are different coefficients for a few of the
calculationmethods,buttheclimateatPleasantHarbordoesn'tjustifythosecoefficients. Thisisbecauseonceitstarts
raining, the plant demand is consumed very quickly and the rest just infiltrates. Trees have more interception than grass
(needles, branches, and even leaves when present), but it is established that in wet climates this eventually makes it to
the ground because the climate (temperatures) do not allow the intercepted water to evaporate. Since the plant water
demand is satisfied, forest and grass lands essentially recharge the same.
Because the irrigation demand is less (now 80 ac-ft versus original 120 ac-ft), the pond stays fuller during the
year. Excess water/overflow then recharges through the infiltration galleries. Therefore the increase in recharge is
simply equal to the decrease in irrigation demand.
Please let me know if you have any questions. Thanks, Scott
From: Garth Ma n n [ma ilto:Ga rth. Ma nn @statesma ngrou p.com]
Sent: Wednesday, November 18,2015 9:21AM
To: Scott Bender <Scott@benderllc.com>
Cc: peckassoc@comcast.net; David W. Johnson <djohnson@co.jefferson.wa.us>; Rich Schipanski
<rschipa nski@eaest.com>
Subject: Pleasant Harbor
Scott:
Please send your revision to your report is fonrvarded to Jefferson County no later than Friday
November 20th,
We need to complete the other items that your delay is impacting
1
Thanks
Garth
M. Garth Mann
President & C.E.O
Statesman Group of Companies
Direct: 403.686.8371
Email: garth@statesman,ca
2
HT EA Engineering,
Science, and
Technology,lnc., PBC
2200 Sixth Avenue, Suite 707
Seattle, WA 98121
www.eaest.com
July 29, 20{5
INFORMATTON NEEDS FOR NEW SEIS ALTERNATIVE (ALTERNATTVE 3)
Pleasant Harbor Final SEIS
Following is a general list of information needed to add a new Alternative (Alternative 3) to the
SEIS, together with information needs from specific consultants. We understand that this
alternative will generally be similar to Alternative 2 in terms of housing units and commercial
space, with the primary difference being a smaller, 9-hole golf course that will require less
grading and clearing on the site.
Figures Needed
Detailed Site Plan
Grading Plan
Aquifer recharge (Bender)
GeoEngineers. Overview of plants and animals impacts, assumed to be less than Alt. 2 due to less
grading and clearing occurring.o Wetland impacts, wetland mitigation plan (confirm same as Alt 2?)
Scott Bender. Water demand (less than Alt. 2 due to less golf course development?). Aquifer recharge discussiono Please complete the below chart for Alternative 3
Annual Rech eto uifer Under Alternatives 1-3
a
a
a
AS red thisrercct ra hic
Earthwork rvices for reviewced EA.
Existing
Conditions
(Acre-feet)
Alternative 1
(Acre-feet)
Alternative 2
(Acre-feet)
Att 3.
TotalAnnual Rainfall 1,189 1,189 1,189 1 ,189
(Minus Actual
Evapotranspiration)
430 3222 3492
11(Minus Pond Evaporation)I 11
(Minus Consumptive Use)o1 1213 121"
(Minus lrriqation)80120120
121Plus Wastewater Generated 121 121
Plus lmpervious Runoff 102 94 94
TotalAquifer Recharqe 759 840 804 844
HT EA Engineering,
Science, and
Technology,lnc., PBC
2200 Sixth Avenue, Suite 707
Seattle, WA 98121
www.eaest.com
Craig Peck. Describe proposed stormwater management system Unchanged from drainage concept for Alt 2
. Please coordinate completion of the chart below for Alternative 3. As indicated above, it
is anticipated that many of the Alternative 3 project elements would be the same as
under Alternative 2. Please confirm those elements that would be the same and project
elements that would differ under Alternative 3 from Alternative 2.
1 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: Th irty-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:
Same as Alt 2
Building Types and Units:
Golf Resort:
Golf Terraces: 500 units
Golf Vistas:76 units
Sea View Villas: 200 units
Maintenance Building and
Staff Quarters: 52 units
Maritime Village:
Maritime Village Building: 36
units
Reunion House: 12 units
HarborView House: 12 units
Building Types and Units:
Golf Resort:
Golf Terraces: 520 units
Alpine Vistas: 44 units
Sea View Villas: 206 units
Maintenance Building and
Staff Quarters: 52 units
Maritime Village:
Maritime Village Building: 66
units
Building Types and Units:
Same as Alt 2
3.Building Heights and
Square Footage:
Building Heights and
Square Footage:
Building Heights and
Square Footage:
#ALTERNATTVE I (20{0-
20111
ALTERNATTVE 2 (20121 Alternative 3 (20{5)
L
EA Engineering,
Science, and
Technology,lnc., PBC
2200 Sixth Avenue, Suite 707
Seattle, WA 98121
www.eaest.com
Golf Resort:
Golf Terraces: Four buildings,
4 stories (47 ft.9 inches in
height;724,000 sq.ft.)
Golf Vistas: Thirteen buildings,
2 stories (27 ft.9 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 Village Building: One
building, 3 stories (39 ft.
height; 71,886 sq. ft.)
Reunion House and Harbor
View House: Two buildings, 3
stories (39 ft. height; each
8,892 sq. ft.)
Existing Pleasant Harbor
House: One building, 1 story
Existing Bed and Breakfast
House: One building, to
remain (counted as one
residential unit)
Golf Resort:
Golf Terraces: Four buildings,
5 stories (58 ft. 9 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 Village Building: One
building, 3 stories (52 fi. 3
inches 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).
Same as Alt 2
Maritime Village:
Same as Alt 2
Golf Resort:
4.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
Number and Type of
Residentia! Units Proposed
within the Maritime Village:
Maritime Village Building: 62
units located up the hillside
away from the waterfront.
Retain Existing Pleasant
Harbor House - same as
Alternative 1
Number and Type of
Residential Units Proposed
within the Maritime Village:
Same as Alt 2
#ALTERNATTVE I (2010-
20111
ALTERNATTVE 2 eA12l Alternative 3 (2015)
Hti${*i;liil:,*
2200 Sixth Avenue, Suite 707
Seattle, WA 98121
www.eaest.com
Retain Existing Pleasant
Harbor House
Retain Existing Bed and
Breakfast House (owned by
others)
waterfront.Retain Existing Bed and
Breakfast House (owned by
others)
5.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%)
Short Term Stay vs. Long
Term Stay Units:
Same
6.Commercial Development
Proposed:
Golf Resort: 36,000 sq. ft.
Maritime Village: 13,772 sq.
ft.
TotalCommercial
Developmentl. 49,772 sq. ft.
Commercial Development
Proposed:
TotalCommercia!
Development: 56,608 sq. ft.
Commercial Development
Proposed:
Same as Alt 2
7 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 Shorel i ne
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
Proximity of Structures to
Pleasant Harbor OHWM:
Same as Alternative 1.
Proximity of Structures to
Pleasant Harbor OHWM:
Same as Alt 2
*ALTERNATTVE 1 (2010-
20{1)
ATTERNATTVE 2 e012l Alternative 3 (2015)
Golf Resort: 36,000 sq. ft.
Maritime Village: 20,608 sq.
ft.
HT EA Engineering,
Science, and
Technology,lnc., PBC
2200 Sixth Avenue, Suite 707
Seattle, WA 98121
www.eaest.com
areas would also occur
8.Length of Project Roads
Proposed:
Overall length of project roads
approximately 1 2,7 00 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 fainivavs.
Length of Project Roads
Proposed:
Overall length of project roads
approximately 1 3,750 lf.
Relocated WDFW boat launch
access road 1000 feet east of
current location.
Length of Project Roads
Proposed:
Same as Alt 2
9.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
Marina Access to/from
Black Point Road:
10.Main Entrance to the Golf
Resort:
Resort main entrance control
gate relocated from previous
plans to the northeast corner
of the site with primary access
from Black Point Road. U.S.
Hwy 101 intersection
realiqned further south.
Main Entrance to the Golf
Resort:
Same requirements as
Alternative 1.
Main Entrance to the Golf
Resort:
Same as Alt 2
11,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
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.
Provisions for Transit
Seruice:
Same as Alt 2
#ALTERNATTVE I (2010-
20111
ALTERNATTVE 2 (20121 Alternative 3 (2015)
negotiating with
HI EA Engineering,
Science, and
Technology,lnc., PBC
2200 Sixth Avenue, Suite 707
Seattle, WA 98121
www.eaest.com
drive proposed for transit
access to U.S. Hwy 101.
12.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 Quarters:
Same requirements as
Alternative 1.
Maintenance Building and
Staff Quarters:
Same requirements
as Alternative 1.
13.Domestic Water Supply
Proposal:
Ground water supply from on-
site wells. Two options for
second well location: west of
Fairway 2 or west of Fairway 7
(rather than west of Fairway 9)
as a result of water right
negotiations.
Domestic Water Supply
Proposal:
Ground water supply from on-
site wells. Two options for
second well location: east of
Fairway 2 or west of Fairway
8.
Domestic Water Supply
Proposal:
Same as Alt 2
14.Wastewater Recovery 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 Recovery Plant
(wRP):
Same requirements as
Alternative 1.
Wastewater Recovery Plant
(wRP):
Same as Alt 2
15.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:
Electricalsupply up to the limit
of availability from Mason
County PUD; on-site propane
and geothermal proposed.
Energy Proposa!:
Same as Alt 2
#ALTERNATTVE r (2010-
20111
ALTERNATwE 2 (20121 Alternative 3 (2015)
HT EA Engineering,
Science, and
Technology,lnc., PBC
2200 Sixth Avenue, Suite 707
Seattle. WA 98121
www.eaest.com
16.Wetland Mitigation Proposal
for Placement of Fill in the
Large Keftle:
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.
Wetland Mitigation Proposal
for Placement of Fill in the
Large Kettle:
Same as Alt 2
17.
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 13,772 sq. ft. of
retail/commercial space,
including a restaurant and the
relocated deli, grocery,
convenience store from the
marina upland area.
Amenities (4):
Golf Terrace 1 building would
be the same as Alternative 1.
The Maritime Village building
near Black Point Road/U.S.
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.
Amenities (4):
Same as Alt 2
Amenities (4)
18.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
ballcourt, 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.
Recreational Amenities (4)
(in addition to the golf course,
driving range and putting
green):
One new swimming poolon
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.
Recreational Amenities (4)
Same as Alt 2
19.lmpervious Area:
13%
lmpervious Area:
12o/o
lmpervious Area:
12o/o
#ALTERNATTVE I (20{0-
20111
ALTERNATTVE 2 (20121 Alternative 3 (2015)
EA Engineering,
Science, and
Technology,lnc., PBC
2200 Sixth Avenue, Suite 707
Seattle, WA 98121
www.eaest.com
20.
Pervious Disturbed Area: 170
Ac or 73o/o
Natural Area: 33 Ac 14%
Total Pervious Area: 210 Ac or
87o/o
Peruious Area
Pervious Disturbed Area: 133
Ac or 55%
NaturalArea: 80 Ac or 33%
Total Pervious Area: 213 Ac or
88o/o
Pervious Area
1 10 Ac ot 52%
103 Ac or 48o/o
213 Ac or 88%
Pervious Area
21 Perimeter Bufferc:
Maritime Village:
25 ft. Minimum building
setback
Golf Resort: 25 ft. Minimum
building setback
Perimeter Bufferc:
Same requirements as
Alternative 1.
Perimeter Bufferc:
Same as Alt 1
22 Number Employees:
Construction - 1,750 jobs
Operation - 225 iobs
Number Employees:
Construction - 1,750 jobs
Operation - 225 jobs
Number Employees:
reduce - check with Garth
Reduced Fairway area might
23.Clearing and grading:
2.2 million cubic yards
Clearing and grading:
1 million cubic yards Being recalculated
#ALTERNATTVE I (2010-
?011'
ALTERNATTVE 2 (20121 Alternative 3 (2015)