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HomeMy WebLinkAbout125Michelle Farfan From: Sent: To: Cc: Subject: Attachments: David W. Joh nson < djoh nson @co jefferson.wa.us > Monday, December 07,2015 10:50 AM Hollinger, Kristy David W. Johnson RE: Chapter 2 2_Proposa I and Alternatives_DWJ_ Add itions_1 2-7 -L5.doc Here you go. BTW this is the Chapter 2 version without the figures. Let me know when the new PDFs are load and ready for a final review. Thanks! From: Hollinger, Kristy Imailto:khollinger@eaest.com] Sent: Monday, December 07,201.510:02 AM To: David W. Joh nson <djohnson @co.jefferson.wa.us> Subject: RE: Chapter 2 Hi David - Yes, here you go, attached From: David W. Johnson Imailto :d iohnson @co.iefferson.wa.us] Sent: Monday, Decemb er 07 , 2075 9:38 AM To: Hollinger, Kristy <khollinger@eaest.com> Cc: David W. Johnson <d iohnson @co. iefferson.wa.us> Subject: Chapter 2 Kristy, Could you email me a word version of the current Chapter 2 so lcan insert some language? Thanks! David Wayne Johnson - LEED AP - Neighborhood Development Associate Planner - Port Ludlow Lead Planner Department of Community Development Jefferson County 360.379.4465 Mission: To preserve and enhance the quality of life in Jefferson County by promoting a vibrant economy, sound communities and a healthy environment. 1 I.EEI} f'lB 5f, SnVf PAPER - Pleose do not print this e-moil unless obsolutely necessory All e-mail may be consrdered subjed to the Pubhic Records Act and as such may be disclosed to a third-party requestor, '.'-,:, &Y SWWUAHHffiWN$ ffi: gett€r B$rtdl{g !trrtg i{rre" County Oep*rtment ol Comfirunlty De$eNopiilenl rrl lMmrq tltrl{mr{,1,.tgtaa I l.q.ll}.a.ia I rtsdir.hilmuq 2 GHAPTER 2 DESGRIPTION OF PROPOSAL AND ALTERNATIVES This chapter of the SEIS provides: . An overview of the Pleasant Harbor Marina and Golf Resod Draft and Final EIS (issued by the Jefferson County, Department of Community Development in September 2007 and November 2QQ7, respectively; referred to collectively as the 2007 EIS); . An explanation of planning activities that occurred after the 2007 EIS was issued, and why a SEIS is being prepared; and a A description of the Proposal and the Alternatives that are analyzed in this SEIS. See Chapter I for an Executive Summary of the information and analysis contained in this SEIS 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, 2.1 BAGKGROUND The Statesman Group of Companies (Statesman) applied to Jefferson County for a Comprehensive Plan amendment in 2006 for a Master Planned Resort (MPR) designation in the Brinnon subarea. This application was processed with the County's 2007 docket of annual Comprehensive Plan amendments. ln September 2007, Jefferson County completed a programmatic-level EIS that addressed the probable significant adverse impacts that could occur as a result of the proposed Comprehensive Plan amendment and MPR approval for the proposed Pleasant Harbor Marina and Golf Resort project. The MPR proposal represented a change in land use for the project site, from rural to urban, and proposed 890 units of housing, an 18-hole golf course, and commercial space along the marina and at the golf course. A 45- day comment period on the Draft EIS was open from September 5, 2007 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 the approval of the Pleasant Harbor MPR Comprehensive Plan Amendment with 30 conditions (Ordinance 07-0128-08), as well as requiring project-level review of the MPR proposal (including environmental review of the proposed Zoning Code amendments and draft Development Agreement required to implement the proposal). Accordingly, this SEIS prepared under Chapter 43.21C RCW provides project-level environmental review to supplement programmatic environmental review completed with the 2007 ElS. Since 2008, the applicant (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 BoCC and to comply with the new Shoreline Management Plan (SMP) buffer of 150 feet from the Ordinary High Water Mark (OHWM). The new master plan relocates the proposed Maritime Village out of the shoreline management area to a new location near U.S. Highway (Hwy) 101. Pleasant Harbor Final Supplemental EIS December 2015 Chapter 2 Description of Proposal and Alternatives2-1 and analysis of any new significant impacts and mitigation under the SEIS Alternatives. This chapter also includes an overview of Alternative 3, a new altemative that has been added for consideration in this Final SEIS. Please note that new information andlor analysis presented subsequent to issuance of the Draft SEIS is indicated by highlight. 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 area are not subject to environmental review under this SEIS due to the existing BSP permit; all other areas remain within the SEIS 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). In 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. 2.2 ENVIRONMENTAL REVIEW PROGESS Pleasant Harbor Marina and Golf Resort EIS, 2OO7 The 2007 EIS evaluated a Proposed Action for a Comprehensive PIan 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 lor a figure showing the study area under the 2007 EIS; the Proposed Action is the area east of U.S. Hwy 101. The main features of the MPR proposal included: Golf Course Resort Area: o A championship 18-hole golf course of 6,200 yards "Links Design" . 60,000 sq. ft. resort center with restaurant and lounge with outdoor lanai, conference center and reception, spa, pro shop and offices o 128-unit terrace lofts for resort occupancy c 462 two-story Black Point garden townhomes o 97 one-story Black Point villas o 52 units of staff housing o Class A reuse recycle sewage / effluent / water treatment plant and ponds . 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 Final Supplemental EIS December 2015 Chapter 2 Description of Proposal and Alternatives2-2 a Pleasant Harbor Final Supplemental EIS December 2015 Chapter 2 Description of Proposal and Alternatives2-3 Marina/Maritime Village Area: o 16,000 sq. ft. of commercial area o 63 water-side units . 40 townhouses o 48 villas 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 Alternative assumed the Master Plan proposal was withdrawn or denied, and that the area would be developed under the current zoning. The two action alternatives were based on the assumption that the balance of the property within the Brinnon Subarea be included in the proposed MPR. The Brinnon Subarea Plan (BSAP) alternative assumed that the entire approximately 31O-acre area is included within the Master Plan, and as such is subject to the MPR limitations on resort-based urban development. The 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 CriticalAreas. Supplemental EIS Per the Washington State Environmental Policy Act (SEPA) Rules (WAC 197-11-600(4)(d), a 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 SEIS 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 2OO7 for the Comprehensive Plan amendment that approved the MPR boundary, adopted by the County in Ordinance No. 01-0128-08, and satisfies the conditions within that ordinance. Preparation of this SEIS 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- 11400 to 197-11-600), except that scoping is optional. The SEIS should not a Pleasant Hafuor Final Supplemental EIS December 2015 Chapter 2 Description of Proposal and Alternatives2-4 include analysis of actions, alternatives, or impacts that is in the previously prepared ElS. 2) The fact sheet and cover letter or memo for the SEIS shall indicate the EIS that is being supplemented. 3) Unless the SEPA lead agency wants to prepare the SEIS, an agency with jurisdiction which needs the SEIS for its action shall be responsible for SEIS preparation. According to SEPA Rules WAC 197-11-620(1)), scoping is optional for a SEIS; however, the County elected to proceed with scoping to inform and engage the public. A notice of scoping for the SEIS was issued on October 13,2009, and mailed to adjacent property owners, affected agencies, and interested parties, posted as a legal notice in the newspaper, and posted on the site. An extended 45-day scoping period was conducted from October 13, 2009 to November 30, 2009. Agencies, affected tribes and members of the public were invited to comment on the scope of the SEIS, alternatives to be considered, mitigation measures, probable significant adverse impacts, and licenses or other approvals that may be required. A Scoping Meeting was held at the Brinnon Public School on October 28,2009. The majority of the comments received during scoping were specific to "Elements of the Environment" as outlined in WAC 197-11-444. See Appendix B for an Overview of the SEIS Scoping. Both the Fact Sheet and Cover Letter of the SEIS state that this SEIS is being prepared to supplement 2007 Pleasant Harbor Marina and Golf Resorf Draft and Final ElS, 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 and utilities. 2.3 SITE DESGRIPTION 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 a710-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 Figure 2-2for a regional map and Figure 2-3tor a vicinity map. The project site for purposes of this SEIS consists of 13 parcels and is located on approximately 231-acres; 220-acres are located south of Black Point Road, 1 1-acres are located north of Black Point Road. See Figure 24for the site boundary. As noted above, the marina area has been removed from the SEIS site boundary, as this area is now subject to an existing Binding Site Plan, which does not require additional environmental review. The 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 Pleasant Harbor Final Supplemental EIS December 2015 Chapter 2 Description of Proposal and Alternativ*2-5 Pleasant Harbor Final Supplemental EIS December 2015 Chapter 2 Description of Proposal and Alternativ*2-6 Flgwe 2-2 Pleasant Harbor Final Supplemental EIS December 2015 Chapter 2 Description of Proposal and Alternatives2-7 Figure 2-3 Pleasant Harbor Final Supplemental EIS December 2015 Chapter 2 Description of Proposal and Alternatives2-8 Figure 2-4 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 SEIS, 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. 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 101. 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 WDFW. The overall site calculations, acreages or percentages of area presented in this SEIS 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 SEIS. Existing Site Gharacter and Uses The Pleasant Harbor site as delineated in this SEIS is generally comprised of two distinct areas: 1) the generally forested area to the north of Black Point Road which includes 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 activity 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. Pleasant Harbor Final Supplemental EIS December 2015 Chapter 2 Descrtption of Proposal and Alternatives2-9 Past Uses The majority of the Pleasant Harbor site was previously developed as a 500-unit RV parUcampground (NACO/Thousand Trails) which was established about 50 years ago. Prior to that, the site was logged. A Conditional Use permit was obtained by the previous owner of the site in December 2006 to re-establish a portion of the site as a commercial campground, including a 60 unit commercial campground. This was in use until late 2007. Vehicular and Pedestrian Access Direct access to the Pleasant Harbor site is provided via Black Point Road. No vehicular access currently exists from Black Point Road to the north within the site area; however, a 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. Hwy 101 and access to the Bed and Breakfast is direct via the gravel driveway (see Figure 2.4). Vehicular entry to the existing campground is via Old Black Point Road, an undefined County Road that serves as the first 0.04 miles of the existing entrance into the campground. 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. Hwy 101. Public access to the campground is currently restricted via an entry gate at the entrance to the campground. The existing campground contains a network of privately-owned paved and gravel roads and paths. 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 12 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. 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 Madrone. Understory includes broadleaf shrubs, red flowering currant, Scot's broom, blackberry, vine maple, salal and evergreen huckleberry. Topography Pleasant Harbor Final Supplemental EIS December 2015 Chapter 2 Description of Proposal and Altematives2-10 The site is characterized by several relatively flat terraces, interspersed with steep slopes and a series of kettles or depressions. The topography of the site ranges from mean sea level (msl) to about 320 feet above msl on the peninsula, and from msl to approximately 100 ft. above msl in the area north of Black Point Road. Slopes on the peninsula range from less than 2 percent in the western portion of the site, to more than 100 percent in the area of steep coastal bluffs along the south boundary. The high point on the peninsula (at existing grades) occurs in the southeast portion of the site. Kettles The Black Point campground area contains several "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. IYetlands Three wetland systems have been delineated in the central and eastern portions of the site. The two western wetlands are small, isolated systems with no outlet. The first isolated wetland is located at the bottom of the largest kettle (Wetland B in Kettle B, see Figure 2-6), and is 0.475-acres in area. The second isolated wetland (Wetland C) is located southeasterly of the largest kettle and is 0.279-acres in area. The eastern wetland (Wetland D) occurs on both sides of the east property line, with 0.274-acres on the project site of the total 0.5- to 1.O-acre area. This wetland is the headwater of a drainage that flows easterly to Fulton Lake and continues easterly to Hood Canal approximately 0.5 miles to the east. Refer to Section 3.7 for further information on wetlands. Streams Two streams flow through the site north of Black Point Road (See Figure 2-6). Both streams are seasonal streams that do not support fish use or habitat and are classified as Type Ns streams that require a 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 project 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, Critica! Areas, for further information on streams. Existing Utilities WATER The private water system infrastructure within the site area presently includes supply wells, storage facilities and distribution piping. ln the past approximately seven years, the resort has not operated and maintenance of the aged water system has abated. However, existing wells on and adjacent to the site remain. o Water Supplv - Two wells supply water to the site including an existing well south of Black Point Road that provides water for the Black Point campground. The second well north of Black Point Road serves the existing Bed and Breakfast. Another well outside of the SEIS boundary serves the marina and the Pleasant Harbor House. Two additional wells within the site located north of Black Point Road serve areas outside the site boundary on the Black Point Peninsula. Water Storaoe - One highly deteriorated wood stave storage tank on top of the hill in the southeast quadrant of the Black Point campground currently serves the site. A metal storage tank and a concrete storage tank outside of the site boundary in the marinaupland area serye the marina area. a Pleasant Harbor Final Supplemental EIS December 2015 Chapter 2 Description of Proposal and Alternatives2-11 Figure 2-5 Pleasant Harbor Final Supplemental EIS December 2015 Chapter 2 Description of Proposal and Alternatives2-12 a Fisure 2-6 Pleasant Harbor Final Supplemental EIS December 2015 Chapter 2 Description of Proposal and Altematives2-13 a 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 existing system is highly deteriorated and is not currently fully functional. The limited extent water distribution system located within the marina upland area is outside of the site boundary. Sanitary Sewer The existing wastewater collection, treatment and discharge system on the site consists of gravity sewer collection systems, septic and pump tanks, pumps, forcemains, and subsurface drainfields. The Pleasant Harbor House has its own 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 intothedrainfield across U.S. Hwy 101. The Bed and Breakfastisserved by its own septic system. There are several septic systems throughout the Black Point campground area that are currently not in use. These include systems near the restroom buildings, lodge building and entrance building. Stormwater Most natural runoff on the site is presently contained in the kettles or is filtered through natural vegetation. Existing stormwater runoff conveyance systems in the form of culverts are located under Black Point Road and in the streams and drainages north of Black Point Road. Untreated surface drainage from U.S. Hwy 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 Gommunication 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. Naturalgas 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. Pleasant Harbor Final Supplemental EIS December 2015 Chapter 2 Description of Proposal and Altematives2-14 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. 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. Surrounding Land Uses The site is within the greater Brinnon Subarea Planning Area which extends to the county line on the south, Dosewallips State Park 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 300 boat slips, restrooms, showers and laundry, and a swimming pool. A building that once contained a grocery store/convenience store/deli and office has been demolished and is being 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, Fulltime and seasonal/recreational dwelling units are dispersed over the remainder of the Black Point Peninsula, with the largest concentration along Rhododendron Lane at the northeast tip of Black Point and a smaller concentration off of Roberts Road at the southeast corner adjacent to U.S. Hwy 101. Undeveloped areas of the Black Point Peninsula are dominated by stands of mature second and third growth forest. 2.4 OBJEGTIVES OF THE PROPOSAL For purposes of SEPA (WAC 197-11-440) the following are the applicant's primary objectives for the proposal: Designate sufficient buildable land for residential development to accommodate the economic feasibility by providing a variety of housing types to support an array of amenities. Encourage designs that complement the natural setting and promote the alpine and maritime village theme. a a Pleasant Harbor Final Supplemental EIS December 2015 Chapter 2 Description of Proposal and Altematives2-15 o Establish appropriate styles, materials and scale of development that contribute to a consistent and complimentary architectural character. o Encourage the use of the extensive pathway system and open space and reduce reliance on motorized transport. . Reduce the impact on environmentally sensitive areas by designing a road network to preserve and protect more of the naturalvegetation, drainage courses, and slopes. o Establish the siting of buildings to reduce impacts on sensitive areas. o lncorporate a fire protection plan that preserves a beautiful blend of forest and home by adopting FireSmart planning principles that combine clearing of selective undergrowth with the use of proven non-combustible construction materials. o lncorporate a well designed system for potable and non-potable water conservation and treatment. r 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. 2.5 DESGRIPTION OF THE SEIS ALTERNATIVES ln order to disclose environmental information that is relevant to the approval of a Development Agreement and adoption of a zoning ordinance for the Pleasant Harbor Marina and Golf Resort, this SEIS evaluates thrge development alternatives (Alternatives 1,2 and 3), and a No Action Alternative. SEIS Alternatives 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, Figure 2-8, and Figure 2-9 for illustrations of the site plans for potential development under Alternatives 1, 2 ffi The Alternatives include a site plan that was developed to address BoCC conditions of approval and the Shoreline Master Program (SMP) (approved by Ecology and taken into effect by Jefferson County February 21, 2014) that increases the Shoreline buffer in the Marina/Maritime Village area from 30 feet to 150 feet (Alternative 1); a modification of Alternative 1 to make more efficient use of the site and to minimize environmental i 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 Pleasant Harbor Final Supplemental EIS December 2015 Chapter 2 Description of Proposal and Altematives2-16 2 to reduce of the course and more on Figure 2-7 Pleasant Harbor Final Supplemental EIS December 2015 Chapter 2 Description of Proposal and Altematives2-17 Fiugre 2-8 Pleasant Harbor Final Supplemental EIS December 2015 Chapter 2 Description of Proposal and Alternatives2-18 Figure 2-9 Pleasant Harbor Final Supplemental EIS December 2015 Chapter 2 Descrtption of Proposal and Alternafives2-19 reduce the potential for environmental impacts associated with the proposed Master Plan. While Alternatives 1, Zre 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 more natural and more follow the See Table 2-1 for 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 sq. ft. 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 sq.ft. Pleasant Harbor Final Supplemental EIS December 2015 Chapter 2 Description of Proposal and Alternatives Site Area 256-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 220-acres 220-acres 220-acres . Residential Units 739 unitsa 828 unitsa 822 unitsa . CommercialSq. Ft.63,000 sq. ft.a o 36,000 sq. ft.. 36,000 sq. ft. Maritime Village Area 36-acres 11-acres 11-acres Residential. New Units 151 unitsa 60 units 66 unitsa . CommercialSq. Ft.o 16,000 sq. ft.o 13,772 sq. ft.. 20,608 sq. ft. Golf Course Cut and Fill 2.2 million cy 2.2 million cy 1 million cy 2-20 topography.golf amount of undisturbed 2007 Ets Proposed Action Alternative 1 Alternative 2 Alternative 3 231-acres 231-acres 890 units 56,608 sq. ft. Same as Alternative 1 224-acres a 822 units r 36,000 sq. ft. 11-acres o 66 units . 20,608 sq. ft. 1 million cy 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 etiminated 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 Road/U.S. Hwy 101 intersection. Primary access to the golf resort has been relocated to the northeast corner of the site from the northwest comer 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. Hwy 101 intersection and the marina. Access to the WDFW boat launch would be revised to provide safer access to the Maritime Village. Compared to the 2007 EIS Proposed Action, residential units would be increased in the Golf Course/Golf Resort area, transferred from reduced development in the Maritime Village area of the site. ln order to reduce the built or impervious footprint on the site, the majority of residential units are now housed in four Golf Terrace buildings. The number of original two-story Black Point Townhouses has been reduced significantly and renamed to the Golf Vistas. The number of one-story Black Point Villas has approximately doubled and renamed the Sea View Villas. Under the 2007 EtS, 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 fairways 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 { AND 2 Alternatives 1 and 2 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 structures, and grading would be required in areas of the Black Point campground not designated as sensitive or protected. Structures within the existing Pleasant Harbor Marina have been renovated or are being replaced, as a separate action within the existing Binding Site Plan permit. This project under the existing BSP does not require additional SEPA review and is not evaluated in the SEIS. Golf Course The first nine golf course fairways would be developed along the eastern side of the site. The second nine fairways would be developed along the south and west sides of the property (see Figures 2-7 and 2-8). Golf course fairways would be located in areas of permeable soils to Pleasant Harbor Final Supplemental EIS December 2015 Chapter 2 Description of Proposal and Altematives2-21 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 recovery plant process, and site runoff directed to Kettle B). Golf Resort A range of housing and golf support uses would be provided throughout the golf course area. The Golf Resort would include a primary building four to five stories in height, with a conference center, restaurant, and spa, along with Golf Terrace residential units on the upper floors and structured parking below the building (see Figure 2-7 and 2-8). Three similar Golf Terrace residential buildings would accommodate additional resort visitors. These Golf Terrace units would provide over half of the shortterm rental units within the resort. The two-story Golf Vista 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 2-2 below for a breakdown of units within the Golf Resort. A three-story Maintenance Building with Staff Quarters to be provided near the gated entry to the development is also a consistent feature of proposed development under both Alternative 1 and 2. The maintenance portion of this building would provide ground-level golf cart and mower storage and servicing and maintenance supplies for the grounds and golf course. Residential units (52) in the upper two stories would provide housing for employees. Employee parking would be provided in a surface lot associated with the Maintenance Building/Staff Quarters. Maritime 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 east. !t would accommodate 36 to 66 residential units and provide 13,772 to 20,608 sq. ft. 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 12 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. Pleasant Harbor Final Supplemental EIS Decemher 2015 Chapter 2 Description of Proposal and Alternatives2-22 Table 2-2 SEIS AGTION ALTERNATIVES COMPARISON - RESIDENTIAL AND COMMERCIAL Alternative 1 Alternative 2 Residentia! Units Golf Resoft Area . Golf Terraces a 500 units o 520 units . Sea View Villas a 200 units o 206 units o Golf/Alpine Vistas o 76 units . 44 units o Staff Quarters o 52 units . 52 units Maritime Village Area o Reunion House a 12 units a 0 units o Harbor View House a 12 units o 0 units o Maritime Village Building a 36 units . 66 units o Existing Residences - to remain a 2 units o 2 units Total Residential Units 890 units 890 units Tota! Retail/Commercial 49,772 sq.ft.56,608 sq.ft. . Golf Resort Area a 36,000 sq. ft.a 36,000 sq. ft o Maritime Village Area a 13,772 sq. ft a 20,608 sq. ft Total Surface Parking 533 stalls 663 stalls . Golf Resort Area a 268 stalls a o Reunion House & Harborview a 32 stalls a N/A o Maritime Village Area a 88 stalls a o Transit Stop a 60 stalls a 60 stalls. Maintenance/StaffMater Treat. a 85 a 86 Total Structured Parking 1,003 stalls 887 stalls . Golf Resort Area a 999 stalls a 817 stalls o Maritime Village Area a 4 existing stalls a 70, including 4 existing stalls Total Parking 1,536 stalls 1,550 stalls Architectural Concept The proposed architectural concept for the buildings within the Maritime Village is a Cape Cod waterfront style incorporating some stone and cedar accents. Buildings in the Golf Resort are proposed in the style of a rustic mountain resort with stone detailing, cedar accents, and high gabled roof elements. Sife Access Under both Alternatives 1 and 2, imp rovements would be made to Black Point Road, and to the intersection of Black Point Road with U.S 101 Pleasant Harbor Final Supplemental EIS December 2015 Chapter 2 Description of Proposal and Alternatives2-23 413 stalls 104 stalls 12-fi wide (with turn-outs) is to the east side of Black Point Road 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 101, with shuttle service from the parking area to the marina using the Marina Access Drive. The existing real estate office at this intersection would be removed. Provisions would be made for this use within the commercial space of the Maritime Village. Parking would be primarily provided under the proposed residential buildings, with surface parking also provided for the Golf Terrace buildings, for the staff/maintenance building, and for the Maritime Village building. Surface parking would also be provided within the site for golf guests. Utilities The resort would be largely self-sufficient with regard to utilities, as described below Water Domestic water would be provided under existing water rights granted by the Washington Department of Ecology on June 16, 2010. The existing onsite well within the Black Point campground (south of Black Point Road) would be rehabilitated plus a second well would be drilled in one of two potential locations also south of Black Point Road. 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. Sanitary Sewer A wastewater recovery 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 recovery plant would also serve the marina north of the site. An on-site wastewater recovery plant is proposed capable of producing Class A reclaimed water for irrigation and fire suppression. The plant would be designed to treat approximately 280,000 gallons per day. Pleasant Harbor Final Supplemental EIS December 2015 Chapter 2 Description of Proposal and Alternafives2-24 marina. ln order to keep Resort traffic internal to the site to the maximum the Marina Access Drive would be used by visitors to travel between parking lot and the marina. This drive would accommodate pedestrian access, vehicle service and emergency vehicle access, between Black Point Road and The applicant is in the process of negotiating an easement or purchase of property installation of the Marina Access Drive. $ee 3.9-6 bottom of 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 recovery 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 basis for stormwater management on the site would be to infiltrate runoff near its source or collect 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 fairways. To the extent practicable, runoff from roof areas would be infiltrated near the structures 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 constructed 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 Commu n ication Electricity would continue to be supplied to the site via the Mason County PUD. Geothermal exchange within Kettle B and in drill wells would be utilized for heating and cooling of buildings. Centurylink is the communication provider for telephone and DSL internet service for existing customers. Broadband is coming to the area, with government agencies getting connected first in 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. Comparison 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 Pleasant Harbor Final Supplemental EIS December 2015 Chapter 2 Description of Proposal and Alternatives2-25 Altemative 3, the Golf Resort, Maritime Village, architectural concept, site utilities and shoreline buffer would all be the same as described for Alternative 2. of residential units, the amount of commercial spae,e and the number and buildings in the Maritime Village and the Golf Course area would also remain the same 1 million2. The amount of cut and fill would be the rve more natural and to more follow the existi 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 goll 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 1, compared to approximately 1 million cubic yards under Alternative 2. Approximately 80-acres of natural area (33 percent of the total site acreage) will be preserved 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 Alternative 1, Kettle B would have a total water volume of 60 million gallons, whereas under Alternative 2, Kettle B would have double that capacity at approximately 120 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 concentration of buildings under Alternative 2 as noted above, the impervious surface area under Alternative 2 is slightly less (12 percent) than Alternative 1 (13 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. Hwy 101. Alternative 1 includes development of an 18-hole golf course with 890 residential units, including 828 units in the Golf Resort area and the remaining 62 in the Maritime Village area. 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. Golf Course The golf course layout would be similar to the 2007 ElS, utilizing large gentle graded sloping areas of play. The orientation of the fairways would be similar to the 2007 EIS Proposed Action, with the exception of the fairways in the far southeastern corner of the property (Fairways 7-9), Pleasant Harbor Final Supplemental EIS December 2015 Chapter 2 Description of Proposal and Alternatives2-26 fiil 3 includes a 9-hole golf cour$e and associated area, which preserves more natural area on the which would be aligned in a more north-south orientation than the east-west orientation proposed in the 2007 ElS. Golf Resort A total of 828 residential units would be provided in the Golf Course/Golf Resort area of the site under Alternative 1. ln order to reduce the built or impervious footprint on the site, the majority of the units (500) would be located in four Golf Terrace buildings; each 4 stories in height. An additional 200 units would be located in 31 one-story Sea View Villas buildings, and 76 units would be located in 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 1 building include a bocce ball court, pool and deck area. Parking would be provided under the proposed Golf Vistas and Sea View Villas buildings, as well as under the Golf Terrace buildings. Surface parking would be provided for the Golf Terrace buildings as well. The staff/maintenance building would include surface parking, and surface parking stalls would also be provided within the site for golf guests. Maritime 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 101. The Maritime Village building would include 36 residential units and 13,772 sq. ft. of commercial space. The remaining 24 residential units would be located in two buildings (12 units each) designed to accommodate group gatherings (Reunion House and Harbor View House). These would provide a common area and kitchen facilities for rental residents staying in 12 individual rooms. The Marina Access Drive would be upgraded to provide access to these two buildings from the Maritime Village building as well as the marina. Surface parking would be provided at the U.S. 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 WDF\ / 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 1 The Bed-and-Breakfast, which is owned by others, would remain with a corresponding minor reduction in the overall developable land area within the MPR compared to the approved FEIS. Pleasant Harbor Final Supplemental EIS December 2015 Chapter 2 Description of Proposal and Altematives2-27 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, Tenace Buildings, and along meandering pathways. The proposal includes creating a temporary native plant nursery south of the wastewater recovery plant site in the area of Fairway 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. 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 Maritime 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 at the 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 fairways are more angular in nature and with varying orientations, compared to Alternative 1, with substantial elevation differences. Golf Resoft 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 z The Bed-and-Breakfast, which is owned by others, would remain with a corresponding minor reduction in the overall developable land area within the MPR compared to the approved FEIS. Pleasant Harbor Final Supplemental EIS December 2015 Chapter 2 Description of Proposal and Altematives2-28 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 to Alternative 1, the positioning and placement of the buildings under Alternative 2 is adjusted to ensure placement on undisturbed soil and to work within the existing site contours. The recreational amenities under Alternative 2 are also repositioned to work better with the existing site layout. Structured and surface parking would both be provided as with Alternative 1, but with slightly fewer stalls for the Golf Terrace buildings and significantly less stalls for the Sea View Villas buildings. Additional surface parking would be provided on site for golf users. Less parking would be available overall compared to Alternative 1 (see Table 2-2). 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 Final Supplemental EIS December 2015 Chapter 2 Description of Proposal and Alternatives2-29 Alternative 3 site plan was modified from Alternative 2 to reduce the size of the golf 18 holes to I holes, with associated putting green practice area. The number of the amount of commercial space and parking and the number, configuration and all buildings would remain the same as Alternative 2. Discussed below are the Alternative 3 differs from Altemative Golf Course to Alternative 2, the gotf course under Altemative 3 is designed with 9 fairways to1 landscaping proposal under Alternative 3 includes re-vegetation of disturbed areas trees and shrubs harvested from areas of the site that would be regraded, as Altemative 2. However, the amount of disturbed areas would be reduced as compared 2 because fewer fainrvays would be built. Native vegetation, as well as perennials and annuals would be placed in select locations at the Maritime and Tahle 2-3 below for a full of the three action Table 2-3 ACTION ALTERNATIVES COM PARISON 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 Maintenance Building and Staff Quarters: 52 units Maritime Village: Maritime Village Building: 36 units Reunion House: 12 units HarborView House: 12 units Number of Buildings and Units: Golf Resort: Golf Terraces: 520 units Alpine Vistas: 44 units Sea View Villas: 206 units Maintenance Building and Staff Quarters: 52 units Maritime Village: Maritime Village Building: 66 units Pleasant Harbor Final Supplemental EIS December 2015 Chapter 2 Description of Proposal and Altematives2-30 ArT$$NATTYE r tr0r 0-a0,l r }ALTERIIIATIVE 2 (201?}Alternativc 3 (20151 Number of Buildings and Units: Same as Alternative 2 Number of Buildings and Units: Same as Alternative 2 Building Heights and Square Footage: Golf Resort: Golf Terraces: Four buildings, 4 stories (47 ft. 9 inches in height; 724,000 sq.ft.) Golf Vistas: Thirteen buildings, 2 stories (27 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) Building Heights and Square Footage: Golf Resort: Golf Terraces: Four buildings, 5 stories (58 ft. 9 inches to 70 ft. in height; 612,674 sq.ft.) 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 ft. 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). 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 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 - Chapter 2 Description of Proposal and Albrnatives2-31 ALTHRNATTVE 1 (20{ 0-r0rr }AITERNATTVS r (20{21 Alternative 3 (2015) Building Heights and $quare Footage: Same as Alternative 2 Number and Type of Residential Units Proposed within the Maritime Village Same as Alternative 2 Pleasant Harbor Final Supplemental EIS December 2015 away from the waterfront. Retain Existing Pleasant Harbor House Retain Existing Bed and Breakfast House (owned by others) Retain Existing Bed and Breakfast House (owned by others) same as Alternative 1 Short Term Stay vs. Long Term Stay Units:* Short Term Tourist Residential Units: 560 (67o/o) Long Term Tourist Residential Units: 278 (33%) Short Term Stay vs. Long Term Stay Units: Short Term Tourist Residential Units: 560 (67o/o) Long Term Tourist Residential Units: 278 (33%) Commercial Development Proposed : Golf Resort: 36,000 sq. ft. Maritime Village: 13,772 sq. ft. Total Commercial Development: 49,772 sq. ft. Commercial Development Proposed : Golf Resort: 36,000 sq. ft. Maritime Village: 20,608 sq. ft. Total Gommercial Development: 56,608 sq ft. Proximity of Structures to Pleasant Harbor OHWM: Modified earlier plan to relocate all proposed residential units outside the 150 ft. Shoreline buffer proposed in the County's locally- approved Shoreline Master Program update. Existing structures at the waterfront to be repaired and replaced within existing footprints under a pre-existing Binding Site Plan, outside of this SEIS. No new buildings are proposed in this area, with the exception of a storage building approved under the existing Binding Site Plan. Repair and widening of existing roadways and reconfiguration of parking areas Proximity of Structures to Pleasant Harbor OHWM: Same as Alternative 1 Pleasant Harbor Final Supplemental EIS December 2015 Chapter 2 Description of Proposal and Alternatives2-32 ALTERNATTVE { {2010-20{1}ALTERNATTVE 2 {2A121 Alternative 3 (2015) Short Term Stay v$. Long Term Stay Units: Same as Alternative 2 Commercial Development Proposed : Same as Alternative 2 Froxlmity of $tructurefi to Plearant Harbor OHWM: Same as Alternative 2 would also occur Length of Project Roads Proposed: Overall length of project roads approximately 12,700|f. Combined WDFW boat launch access road with Maritime Village access. Does not include approximately 1750 lf of combined golf cart, service road, EMS access through east side fairways. Length of Project Roads Proposed: Overall length of project roads approximately 13,750 lf. Relocated WDFW boat launch access road 1000 feet east of current location. Marina Access to/from BIack Point Road: Construct the Marina Access Drive (12 ft. wide with turn outs) to be used for two way shuttle service and emergency vehicle access. Marina Access to/from Black Point Road Same as Alternative 1 Main Entrance to the Golf Resort: Resort main entrance control gate relocated from previous plans to the northeast corner of the site with primary access from Black Point Road. U.S. Hwy 101 intersection realigned further south. Main Entrance to the Golf Resort: Same requirements as Alternative 1 Provisions for Transit Seryice: 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. Pleasant Harbor Final Supplemental EIS December 2015 Chapter 2 Description of Proposal and Alternatives2-33 ALTERNATTVE I {20{ 0-20{ 1 }ALTTRNATTVE 2 (2012)Alternative 3 (2015) Length of Project Roads Proposed: Same as Alternative 2 Marina Access to/from Black Point Road: $ame as Alternative 1 Main Entrance to the Golf Resort: Same requirements as Alternative 1 Provisions for Transit Service: Same requirements as Alternative 2 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. 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: Ground water supply from on-site wells. Two options for second well location: west of Fairway 2 or west of Faimtay 7 (rather than west of Fairway 9) as a result of water right negotiations. Wastewater Recovery Plant (WRP): Same requirements as Alternative 1. 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. Energy Proposal: Electrical supply up to the limit of availability from Mason County PUD; on-site propane and geothermal proposed. Energy Proposa!: Electrical supply up to the limit of availability from Mason County PUD; on-site biodieselco- generation, propane and geothermal sources proposed. Wetland Mitigation Proposal for Placement of Fill in the Large Keftle: Wetland Mitigation Proposal for Placement of Fill in the Large Kettle: Create a replacement wetland in the bottom of Pleasant Harbor Final Supplemental EIS December 2015 Chapter 2 Description of Proposal and Alternatives2-34 ALTERNATwE { (t0{0-20{{}ALTERNATTVE 2 (20121 Alternative 3 (20151 Maintenance Building and Staff Quarters: $ame requirements as Alternative 2, Domestic Water Supply Proposal: Same requirements as Alternative 2. Waetewater Recovery Flant (WRP): Same requirements as Alternative 2. Energy Proposal: Same as Alternative 2 Wetland Mitigation Propoeal for Placement of Fill in the Large Kettle: the smaller of the two Kettles (Kettle C) and retain this Kettle feature within the development. Same requirements as Alternative 1 Golf Terrace 1 building to have a restaurant, lounge, spa, conference and meeting rooms, chapeland billiards room. The Maritime Village building near Black Point Road/U.S. Hwy 101 intersection would provide approximately 13,772 sq. ft. of retailicommercial 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): 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. RecreationalAmenities (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 ballcourt, 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: 30 Ac (13% of total site area) lmperuious Area: 28 Ac (12o/o of total site area) Pervious Area Total Pervious Area: 201 Ac or 87o/o of site Pervious Area Total Pervious Area: 203 Ac or 88% of site Pleasant Harbor Final Supplemental EIS December 2015 Chapter 2 Description of Proposal and Altematives2-35 ALTERNATTVE I (1010,.201 { }ALTERNATTVE 2 (2012I Alternative 3 (2015) Same requirements as Alternative 1. Amenitiee (4): Same as Alternative 2. Recreational Amenities (4) (in addition to the gclf course, driving range and putting green): lmpervious Area; Same as Alternative 2 Pervious Area Total Pervious Area: 203 Ac or 88% of site Pervious Disturbed Area: 170 Ac 74% of totalsite area or 85% of total pervious area NaturalArea: 31 Ac 13o/o ot total site area or 15o/o of total pervious area Pervious Disturbed Area: 123 Ac 53o/o of total site area or 60% of total pervious area NaturalArea: 80 Ac 35o/o ot total site area or 40o/o of total pervious area Perimeter Buffers: Maritime Village: 25 ft. Minimum building setback Golf Resort:25 ft. Minimum building setback Perimeter Buffers: Same requirements as Alternative 1 Pleasant Harbor Final Supplemental EIS December 2015 Chapter 2 Description of Proposal and Altematives2-36 ALTERNATTVE I (20{0-201{}ALTERNATTVE 2 (20121 Alternative 3 (20i51 Pervious Disturbed Area: 100 Ac 43Va of total site area or 49% of total pervious area NaturalArea: 103 Ac 45o/a o( total site area or 51o/o ol total pervious area Perimeter Bufferc: Same requirements as Alternative 1. PHASING The applicant proposes to complete the Pleasant Harbor Marina and Golf Resort over the course of approximately 10 in to market demand. The phasing plan for development under Alternative 2 1t ): is as follows (see Figure 2-10 and Figure 2- Phase 1: o Construct U.S. Hwy 101 and Black Point Road intersection improvements o Construct Marina Access Drive within SEIS site . Construct relocated WDFW Boat Access Road o Construct Water Storage Tank at Tee 9 with transmission/distribution piping o Redevelop Resort Well . Create Construction Materials Processing Location on Golf Course Site o Construct Septic Tanks and Sandfilters on \ M/TP Site (Large Onsite Septic System - LOSS) o Construct Drip Line Drainfield in Fairway 14 (LOSS) . Set up Construction Camp o Construct Maritime Village Building and Parking o Construct Transit Stop Parking Phase 2: . Construct Electric Power lnfrastructure for Resort Site (Mason County PUD lmprovements) o Construct site utilities for Phase 2 - utilities underground and roads o Construct Terrace 1 Building (191 units; 36,000 sf commercial) o Develop second well o Construct Kettle B Reservoir o Create wetland in Kettle C . Construct storm pond at Fairway 10 with stormwater pumps o Clearing and grading of site . Begin Golf Course construction (grading/contouring) and create planUtree nursery Pleasant Harbor Final Supplemental EIS December 2015 2-37 Chapter 2 D*cription of Proposal and Alternatives Figure 2-10 Pleasant Harbor Final Supplemental EIS December 2015 2-38 Chapter 2 Description of Proposal and Alternatives Figure 2-11 Pleasant Harbor Final Supplemental EIS December 2015 2-39 Chapter 2 Description of Proposal and Altematives . Construct Wastewater Recovery Plant . Construct Maintenance Building and Staff Quarters (52 units) Phase 3: o Construct Golf Terraces 2, 3 and 4 (329 units) . Construct Sanitary Sewer Pump Stations and Forcemain o Construct site utilities for Phase 3 - utilities underground and roads o Complete Golf Course Construction . Construct Golf Halfway House (snack and beverage) at Fairway 9 o Reconstruct Black Point Road . Golf Course opens Phase 4: o Construct Seaview Villas (206 units) . Construct Golf Vistas (44 units) NO ACTION ALTERNATIVE Pleasant Harbor Final Supplemental EIS December 2015 2-40 Chapter 2 Description of Proposal and Altematives Under the No Action Alternative, it is assumed that the site's current land use designations would remain (Comprehensive Plan MPR and Rural Residential zoning designations) and the site would remain primarily in rural residential use. Two scenarios are analyzed for this alternative in this Final SEIS; Scenario A - Continuation of existing conditions, and, Scenario B - Redevelopment of the site under existing land use designations. Further descriptions of these No Action scenarios are provided below. Scenarto A- Continuation af Existing Conditions Scenario A, no redevelopment of the site would occur. The existing buildings House, Bed & Breakfast, campground structures, etc.), roadways, paths, would remain. Many of the existing buildings and facilities would continue to some over time. The of area on the site would remain B-Under Land Use ElS, Scenario with a 9-hole this scenario a total of 30 single-family residential homes would be developed on the 24 homes associated with a 9-hole golf course eouth of Black Point Road and course is assumed to be located in thearea. A 9-holein the Maritime point Campground area and an approximately 5,000 sgy.are foot retail facility on the west side of U.S. Highway f Of is-at*ur"O (no tonger part of the site .""3) .JafJe 2'4 compares development assumed-*o"r No Action-AlQrnative Scenario B with the development alternaiives analyzed in the SEI$ (Alternative 1, 2 and 3)' -r ):-T- ASSUMED NO ACTION $CENARIO B/SEIS ALTERNATIVES COiIIPARISON Alternative {Alternative 2 Alternative 3 231-aeres 231-acres 231-acres Total Residential Units units890 890 units 8s0 units 30 units Total Retail/Commercial sq.ft. 49,772 sq. ft.56,608 sq. ft.56,808 sq. ft.5,000 sq. ft. Oudor/Jupiter property, no longer part of SEIS site area) me Village lacation Black Point Road/U.S. HwY 101 intersectioil Same as Alternative 1 Same as Alternative 1 NA 9-holesGolf1B-holes 18-holes 9-holes . Residential Units r 828 units . 822 units r 822 units 24 . CommercialSq. Ft.r 36,000 sq. ft.r 36,000 sq. ft.a 36,000 sq. t.NA Maritime Village Area 11-acres 1 1-acres 11-acres 36 acres r New Regidential Units o 60 units r 66 units a 66 units a 6 r CommercialSq. Ft.o 13,772 sq. ft.a 20,608 sq. ft.20,608 sq. ft-a NA Course Cut and Fill 2.2 million cY 'l million cy 1 million cy Less than Alts 1- 3 The overall number of residential units under Sce,nario.B of the No Action Alternative would be ffi il;l"*r tfi"n under Alternatives 1,2 and 3, and site population and associated vehicle irips woutc be less. in" ,*ount of clearing and grading would be less than under Altematives 1, 2 and 3, and the amount of retained open space would be greater. under over time. Due to this scenario could I over design Developmentsystems and state regulations Pleasant Harbor Final Supplemental EIS December 2015 Chapter 2 Description of Proposal and Aftemafives2-41 this scenario that the would be develoPed by others development and potentialtY multiPle property piecemeal residential development (i.e.multiple uncoordinated utilitY systems individual local (i.e. would No Action - Scenario B Site Area 256-acres a a 2.6 SEPARATE AGTIONS Two separate projects 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: o Float Plane Dock at the Pleasant Harbor Marina for regularly scheduled flightso Renovation/Reconstruction ofMarina 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/REGONSTRUGTION OF MARINA BUILDINGS As noted in Section 2.1 and 2.3 above, the marina area has been removed from the SEIS site boundary, as this area is now subject to an existing Binding Site Plan which does not require additional environmental review. The Binding Site 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. 2.7 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: Potential impacts from development on the transportation network; Potential impacts from development on public services providers due to demand for fire and police services, from employees and visitors to the site; a a Pleasant Harbor Final Supplemental EIS December 2015 2-42 Chapter 2 Description of Proposal and Altematives consultation with the U.S. Navy, the applicant has agreed to limit aerial access to to helicopters for emergency medical purposes only . No float the sale of aviation will be the o Potential impacts from development on existing views from surrounding areas; . 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; The potential to site buildings that complement the natural setting and reduce the impact on environmentally sensitive areas by preserving more of the natural vegetation, drainage courses, and slopes; The potential direct and indirect employment associated with construction and operation of the proposed project; The potential opportunity to provide economic opportunity to the region through tourism; and, The potential loss of tax revenue that would benefit county public services. a a a a a Pleasant Harbor Final Supplemental EIS December 2015 2-43 Chapter 2 Descrtption of Proposal and Alternativ*