HomeMy WebLinkAbout021Michelle Farfan
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Attachments:
David W. Joh nson < djohnson@cojefferson.wa.us >
Tuesday, January 19, 2016 10:55 AM
mark jochems
David W. Johnson
RE: Pleasant harbor conservation easement
BoCC Compliance Matrix.doc
Subject:
Yes,condition(s)oftheOrdinanceNo.0l-0128-03requiresaneasement. Seeattached. lwilladdressingtheconditions
in more detail in the next version of the staff report.
From: mark jochems Imailto:mdjochems@gmail.com]
Sent: Tuesday, January t9,2Ot6 9:34 AM
To: David W. Johnson <djohnson@co.jefferson.wa.us>; Cynthia Koan <cynthia.koan@gmail.com>
Subject: Re: Pleasant harbor conservation easement
David So this is a bit hearsay, I was told by somebody at the land trust that around 2007 there was a mitigation
placed on Statesman, of forming a conservation easement on the southwest shoreline. They contacted JLT and
were told that they would have to include some uplands, for additional wildlife habitat. I don't believe any thing
was discussed beyond that. So the answer may be found in the original EIS. So If your not aware of it in the
FSEIS. Then it must have been dropped???
In any case just to let you know. I would like to see it included as a mitigation for final approval, additionally I
will propose that Kettle pond B be included as the upland habitat portion. Yes I am fully aware of the impact to
the developers current plan.
For today's purposes I just need to know that the concept does not exist in the current plan. Thanks
On Tue, Jan 19, 2016 at7:52 AM, David W. Johnson <djohnson@coiefferso wrote:
Can you give me a specific reference? Page number of the FEIS?
From: mark jochems Imailto:mdiochems@gmail.com]
Sent: Monday, January t8,20L6 4:57 PM
To: David W. Johnson <diohnson@co.iefferson.wa.us>; Cynthia Koan <cvnthia.koan@gmail.com>
Subject: Pleasant ha rbor conservation easement
David Along about 2001 or so there was a mitigation mentioned that the developer be required to create a
conservation easement for the SW shoreline area of the project. Is this easement still a requirement in the
FSEIS? Thanks.
1
PHMPR BoCC Conditions of Compliance
BoCC #Description Date Notes
a Any analysis of environmental impacts
is to be based on science and data
pertinent to the Brinnon site. This
includes rainfall projections, runoff
projections, and potential impacts on
Hood Canal.
Brinnon site specific data. (SEIS)
b All applications will be given an
automatic SEPA threshold
determination of Determination of
Significance (DS) at the project level
except where the SEPA-responsible
official determines that the application
results in only minor construction.
Project level DS = SEIS
c The project developer will be required to
negotiate memoranda of understanding
(MOU) or memoranda of agreement
(MOA) to provide needed support for the
Brinnon school, fire district, Emergency
Medical Services (EMS), housing,
police, public health, parks and
recreation, and transit prior to approval
of the development agreement. Such
agreements will be encouraged
specifically between the developer
and the Pleasant Tides Yacht Club, and
with the Slip owner's Association
regarding marina use, costs, dock
access, loading and unloading, and
parkinq.
MOUs.
Rec'd: Sheriff, housing, parks, transit,
health care, fire, schoo! district
d A list of required amenities shall be in
the development agreement along with
conditions for public access.
Amenities - complete LltSlz0lt
public access
e Statesman shall advertise and give
written notice at libraries and post
offices in East Jefferson County and
recruit locally to fill opportunities for
contracting and employment, and will
prefer local applicants provided they are
qualified, available, and competitive in
terms of pricinq.
Localemployment. (DA)
f Statesman will prioritize the sourcing of
construction materials from within
JeffersonCounty.
Loca! construction materials. (DA)
ot)The developer shall commission a study
of the number of jobs expected to be
created as a direct or indirect result of
the MPR that earn B0% or less of the
Brinnon area average median income
(AMl). The developer shall provide
affordable housing (e.9., no more than
30% of household income) for the
Brinnon MPR workers roughly
proportional to the number of iobs
Affordable housing for jobs created.
Rec',d 5/11 # ofjobs
7
PHMPR BoCC Conditions of Compliance
created that earn 80% or less of the
Brinnon area AMl. The developer may
satisfy this condition through dedication
of land, payment of in lieu fee, or onsite
housing development.
h The possible ecological impact of the
development's water plan that alters
kettles for use as water storage must be
examined, and possibly one kettle
preserved.
Kettle use and preservation.
i Any study done at the project level
pursuant to SEPA (RCW 43.21C) shall
include a distinct report by a mutually
chosen environmental scientist on the
impacts to the hydrology and
hydrogeology of the MPR location of the
developer's intention to use one of the
existing kettles for water storage. Said
report shall be peer-reviewed by a
second scientist mutually chosen by the
developer and the county. The
developer will bear the financial cost of
these reports.
Kettle study for water storage.
j Tribes should be consulted regarding
cultural resources, and possibly one
kettle preserved as a cultural resource.
Tribal cultural resources.
k As a condition of development approval,
prior to the issuance of any shoreline
permit or approval of any preliminary
plat, there shall be executed or recorded
with the County Auditor a document
reflecting the developer's written
understanding with and among the
following: Jefferson County, local tribes,
and the Department of Archaeology and
Historical Preservation, that includes a
cultural resources management plan to
assure archaeological investigations
and systematic monitoring of the subject
property prior to issuing permits; and
during construction to maintain site
integrity, provide procedures regarding
future ground-disturbing activity, assure
traditional tribal access to cultural
properties and activities, and to provide
for community ed ucation opportu nities.
TribalMOU.
Rec'd lltLlt3
A wildlife management plan focused on
non-lethal strategies shall be developed
in the public interest in consultation with
the Department of Fish and Wildlife and
local tribes, to prevent diminishment of
tribalwildlife resources cited in the
Brinnon Sub- Area Plan (e.9., deer, elk,
cougar, waterfowl, osprey, eagles, and
Habitat Management Plan. (SEIS)
2
PHMPR BoCC Conditions of Compliance
bear), to reduce the potential for vehicle
collisions on U.S. Highway 1Q1, to
reduce the conflicts resulting from
wildlife foraging on high-value
landscaping and attraction to fresh
water sources, to reduce the dangers to
predators attracted to the area by prey
or habitat, and to reduce any danger to
humans.
m No deforestation or grading will be
permitted prior to establishing adequate
water rights and an adequate water
supply.
6/16/to Water supply & rights. Water rights
rec'd - see below.
n Approval of a Class A Water System by
the Washington Department of Health,
and approval of a Water Rights
Certificate by the Department of Ecology
shall be required prior to applying for
any Jefferson County permits for plats
or any new development.
6/1.6/70 Water System - DOH.
Water rights - DOE. Water rights permit
G2-30436 granted for (3) wells - (1) year
round domestic & commercial, (2)
summer irrigation - total of 300 gallons
per minute.
Detailed review is needed at the project-
level SEPA analysis to ensure that
water quantity and water quality issues
are addressed. The estimated potable
water use is based on a daily residential
demand used to establish the
Equivalent Residential Units (ERU) for
the development using a standard of
175 gallons per-day (gpd). The goalof
the development is 70 gpd. All
calculations for water use at any stage
shall be based on the standard of 175
qpd.
Adequate water quality and quantity.
ls water rights approval based on 175
gallons per day/ERU? (Yes, see page 8 of
DOE report)
p An NWP shall be established that
requires Statesman to provide access to
the water system by any neighboring
parcels if saltwater intrusion becomes
an issue for neighboring wells on Black
Point, and reserve areas for additional
recharge
wells will be included in case wells fail,
are periodically inoperable, or cause
mounding.
Neighborhood Water Policy.
To Scott Bender for review of Porto
comments. Back to Susan to review
Scott's response to comments- U2071,.
Susan may comment at time of Draft
SEIS.
q Stormwater discharge from the golf
course shall meet requirements of zero
discharge into Hood Canal. To the
extent necessary to achieve the goal of
designing and installing stormwater
management infrastructures and
techniques that allow no
stormwater run-off into Hood Canal,
Statesman shall prepare a soil study of
the soils present at the MPR location.
Zero discharge to Hood Canal- Soils
Study. (SEIS)
3
o
PHMPR BoCC Conditions of Compliance
Soils must be proven to be conducive to
the intended infiltration either in their
natural condition or after amendment.
Marina discharge shall be treated by a
system that reduces contamination to
the greatest possible extent.
r A County-based comprehensive water
quality monitoring plan specific to
Pleasant Harbor requiring at least
monthly water collection and testing will
be developed and approved in concert
with an adaptive management program
prior to any. site-specific action, utilizing
best available science and appropriate
state agencies. The monitoring plan
shall be funded by a yearly reserve, paid
for by Statesman, that will include
regular offsite sampling of pollution,
discharge, and/or contaminant loading,
in addition
to any onsite monitoring regime.
Water quality monitoring.
Rec'd618lLL
s The developer must ensure that natural
greenbelts will be maintained on U.S.
Highway 101 and as appropriate on the
shoreline. Statesman shall record a
conservation easement protectin g
greenbelts and buffers to include, but
not be limited to, a 200-foot riparian
buffer along the steep bluff along the
South Canal shoreline, the strip of
mature
trees between U.S. Highway 101 and
the Maritime Village, wetlands, and
wetland
buffers. Easements shall be perpetual
and irrevocable recordings dedicating
the property as natural forest land
buffers. Statesman, at its expense, shall
manage these easements to include
removing, when appropriate, naturally
fallen trees, and replanting to retain a
natural visual separation of the
development from Highway 101.
Greenbelts, 200 ft riparian buffers.
t The marina operations shall conduct
ongoing monitoring and maintain an
inventory regarding Tunicates and other
invasive species, and shall be required
to participate with the County and state
agencies in an adaptive management
program to eliminate, minimize, and fully
mitigate any changes arising from the
resort, and related to Pleasant Harbor or
the Maritime Village.
Tunicates.
Rec'd tol2LlLO
U ln keeping with the MPR designation as Screening, natural vegetation. (SEIS &
4
PHMPR BoCC Conditions of Compliance
located in a setting of natural amenities,
and in order to satisfy the requirements
of the Shoreline Master Program (JCC
18.15.135(1),(2),(6), the greenbelts of
the shoreline should be retained and
maintained as they currently exist in
order to provide for "the screening of
facilities and amenities so that all uses
within the MPR are harmonious with
each other, and in order to incorporate
and retain, as much as feasible, the
preservation of natural features, historic
sites, and public views." ln keeping with
Comprehensive Plan Land Use Policy
24.9, the site plan for the MPR shall "be
designed to blend with the natural
setting and, to the maximum extent
possible, screen the development and
its impacts from the adjacent rural
areas." Evergreen trees and understory
should remain as undisturbed as
possible.
Statesman shall infill plants where
appropriate with indigenous trees and
shrubs.
DA)
ln keeping with an approved
landscaping and grading plan, and in
order to satisfy the intent of JCC
18.15.135(6), and with special emphasis
at the Maritime Village, the buildings
should be constructed and placed in
such a way that they will blend into the
terrain and landscape with park-like
qreenbelts between the buildinqs.
Landscaping, Park-like greenbelts
between buildings. (SEIS)
Construction of the MPR buildings will
be completed in a manner that strives to
preserve trees that have a diameter of
10 inches or greater at breast height
(dbh). An arborist will be consulted and
the ground staked and flagged to ensure
the roots and surrounding soils of
significant trees are protected during
construction. To the extent possible,
trees of significant size (i.e., 10 inches
or more in diameter at breast height
(dbh)) that are removed during
construction shall be made available
with their root wads intact for possible
use in salmon recoverv proiects.
Protect trees > 10 dbh
x Statesman shall use the LEED
(Leadership in Energy and
Environmental Design) and
"Green Built" green building rating
system standards. These standards,
LEED - complete tlz0lz0tt
5
PHMPR BoCC Conditions of Compliance
applicable to commercial and residential
dwellings respectively, "promote design
and construction practices that increase
profitability while reducing the negative
environmental impacts of buildings, and
improving occupant health and well-
being."
v There shall be included as a best
management practice for the operation
and maintenance of a golf course within
the MPR that requires the developer to
maintain a log of fertilizers, pesticides,
and herbicides used on the MPR site,
and this information will be made
available to the public.
Golf course management. (SEIS)
z Statesman shall use the lnternational
Dark Sky Association (lDA) Zone E-1
standards for the MPR. These
standards are recommended for "areas
with intrinsically dark landscapes" such
as national parks, areas of outstanding
natural beauty, or residential areas
where inhabitants have expressed a
desire that all light trespass be limited.
Dark skys. (SEIS)
aa ln fostering the economy of South
Jefferson County by promoting tourism,
the housing units at the Maritime Village
should be limited to rentals and time-
shares; or, at the very least, it should be
mandated that each section be required
to keep the ratio of 65% to 35% of rental
and time-shares to permanent
residences per JCC 18.15.123.(2).
Time-share limitations. (DA)
bb Verification of the ability to provide
adequate electrical power shall be
obtained from the Mason County Public
Utility District.
Mason County PUD. (SEIS)
Statesman Corporation shall collaborate
with the Climate Action Committee
(CAC) to calculate greenhouse gas
emissions (GHGs) associated with the
MPR, and identify techniques to mitigate
such emissions through sequestration
and/or other acceptable methods.
Greenhouse gas emissions. (SEIS)
dd Statesman Corporation is encouraged to
work with community apprentice groups
to identify and advertise job
opportunities for local students.
Jobs for students. (DA)
6
cc