HomeMy WebLinkAbout180,
mination of kettle
Tribal cbncerns:
pRAFr (9/29116)
Developer Task Responsibilities
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reservation (BoCC condition "h"/l
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1 M ,s to be finalized: (BoCC condition "c")
o Fire Distriit #4
o Sheriffs Office 0.R" \'s C'qd,*ffi"&0 l,'[*-r,A
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o Jefferson Transit
o Housing (Counfiy) ,\l*:j,*,5\*Mi42. Updated Liat of 6meniti6s w/cond
Agreement) (BoCC condition "d")
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itions for
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3. Employment recruitment and contracting (address in Development Agreement) (BoCC
condition "e")
4. Prioritize sourcing of construction materials from within Jefferson county (address in
Development Agreement) (BoCC condition "f') DA
5. .The availability of affordable employee housing for positions earning less than 80% of the' average median income (AMl) shall be addressed in the Housing MOU. (BoCC condition
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Cultural, religious, spiritual, and medicinal
Believed to be a source of freshwater for the shellfish (75% of tribal harvest comes from
this area)
Wildlife, particularly Elk herd viability
Traditional cultural property evaluation of kettle ponds and wetland area to determine
eligibility to National Register
Can stormwater be re-located elsewherd? Possible conservation easement to Tribes for
preservation of kettle ponds?
PGST request: schedule site visit to view kettle ponds and other areas of cultural
significance
PGST request: provide a biological inventory of plants, amphibians, birds and other
species that are currently present in Kettle Ponds B & C and those that were likely
present prior to timber harvest and other disturbances
PGST request: consult with PGST Cultural Resource Dept. staff to schedule site
monitoring, particularly during ground disturbing activities. (Skokomish Tribe also
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requested (letter dated LlL4/zOLgl a schedule of ground disturbing activities for option/
to be on site during ground disturbances)
E@:evaluatetheimpactsofproposalontheculturalintegrityoftheareaand
its eligibility to be listed on the National Register of Historic Places
o PGST request: develop a Stewardship'Plan that provides for the restoration of
traditional plants in the project area and the opportunities for tribal access to cultural
resources
o PGST request: consult with PGST Natural Resources Dept. staffto develop and
implement a plan forthe protection and restoration of tribal shellfish resources. This
will include the following:
o Protection of tidelands adjacent to the project area
o Shellfish seeding and enhancement on Duckabush and Dosewallips River
beaches where tribal members harvest
o Response plans in the event of any water quality incidents or other project-
related activities that would result in a downgrade of shellfish harvesting areas
by the Washington Statement Department of Health.
PGST concern: the Army Corp determination from 2007 expired in 2Ot2 and the document
is no longer a valid determination that the wetlands in question are not Waters of the U.S.
Request new determination from Corp
Wetlands - contingency plan required if project fails to meet the standards. Donna
Frostholm comments suggest that mitigation performance bonding be required to ensure
funding for mitigatioh, including contingency measures, and to ensure that annual
monitoring reports are submitted. Additionally, wetlands created as mitigation for critical
areas cannot be used to meet other code sections (such as the stormwater storage and
treatment).
-7. Additional studies at proiect level including a distinct report by a mutually (county &
developer) chosen environmental scientist regarding hydrology of kettle ponds being used
for water storage shall have peer review by a s€cond scientist mutually chosen. Developer
bears the financial cost of reports. (BoCC condition "i") @@ F5g r- 5
,(r* .'Fc wak',,b-/k,n tftvvt<'a't "i ^"c-,r)8. Prior to issuance of a shoreline permitbr preliminary plat, a document reflecting the
developer's written understanding with and among the following shall be executed and
recorded with the Auditor that includes a cultura! resources management plan: (dress in
Development Agreement) (BoCC condition "k"
o Jefferson county, localtribes, and DAHP ]o hP
o Monitoring results reviewed with DAHP and tribal representatives prior to adjusting the
monitoring schedule.
The monitoring plan along with letters of concurrence shall be executed or recorded with
the County Auditor prior to approval of Development Agreement.
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9. More.orpr"hlnsive Wildlife Management Plan - develop in consultation with Tribe and -
Jefferson County. (FSEIS HMP was not developed in consultation with PGST and aoes n{
fulfil! the wildlife safety and damage control objectives of Ordinance 01-012808). (BoCC
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condition (')J ShU_o PGST request: Consult with PGST/Point no Point Treaty Counci! wildlife biologist to TO D0
develop and implement a plan for the protection of wildlife and the restoration of Vi5-ovrs t*rpU^" wildlife habitat. The purpose of the plan is to provide protective actions for wildlife
including keeping elk herd from crossing the highway to enter the project area. The 4;s mo,plan will also provide information regarding vegetation and habitat preservation in
0";'^natural areas. Should also describe what actions can and will be taken in the event the
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. Neighborhood Water Policy (NWP)that establishes the developer to provide access to the
water system to any neighboring parcels if saltwater intrusion becomes an issue. NWP
needs finalizing. (BoCC condition "p") (Thought: (1) How are the neighboring properties
aware they are located within the same aquifer as Pleasant Harbor's wells, (2) how are the
(NWP states if the quarterly monitoring program and evidence of increased chlorides in
neighboring,wells show a probable salt water intrusion impact on the wells from Pleasant
Harbor's withdrawal of groundwater, Pleasant Harbor will implement a plan to mitigate or
minimize such impact by considering lower pumping rates and/or additional points of
withdrawal, in addition to recharge. ls there a draft Mitigation Plan?)
(The Water Quality Monitoring Plan states "in the event that unacceptable test results are
found, all propertv owners surrounding Pleasant Harbor shall be considered partners a
act to identify as closely as possible the source and cause. Additional sampling may be
needed to identify the source, expense for additional sampline will be the responsibilitv of
the propertv owner of the suspected source.")
11. 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. Soils must be proven to be conducive to the intended infiltration either in their
natural condition or after amendment. Marina dischargTshall be treated by a system that- reduces contamination to the greatest possible extent. (BoCC condition "q")
FSEIS states measures intended for compliance completed.
PGST concern: Consult with PGST Natural Resources Department staff to develop and
implement a plan for the protection of water quality in the project area and in waters
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eighboring properties aware they may incur expent"t r"r drff/w::rii, ,a,D.A.
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adjacent to the project area or amend the existing Draft Water Quality Monitoring Plan to
include these protections. This will incorporate the following:
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Water quality monitoring in waters connected to tribal fisheries and shellfish harvesting
areas, including monitoring for pollutants
An evaluation of alternatives for constructing additional swales and contours near
roadways to redirect stormwater runoff away from Hood Canal, particularly in the areas
of Phase 1 construction.
)
PGST - Revise project management plan to eliminate the use of persistent pollutants and
replace them with substances allowed for use under the agricultural national organic
program. Provide the draft revised management plan to PGS Natural Resources stafffor
review and comment.
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PGST - Redesign stormwater and wastewater management plans to avoid destruction of
wetlands and the alteration and use of kettle ponds B & C for stormwater and treated
wastewater storage. (The geochemical process occurring at the seawater/groundwater
interface form a critical transition zone, which provides essential ecological functions driven
by sediment-associated biota. A reduction in the hydraulic conductivity between the
wetlands located within the proposed MPR and the nearshore environment surrounding
Black Point will likely affect the chemical constituents available to biota inhabiting this area.
For instance, an increase in salinity could negatively affect the productivity of Pacific
Oysters).
12. 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
coilcert with an adaptive management program p any site-specific action. (address in -d" pc
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. Development Agreement) (BoCC condAr*!ition "r")
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13. The developer must ensure that natural greenbelts will be maintained on Hwy 101 and as
appropriate on the shoreline. Statesman shall record a conservation easement protecting
greenbelts and buffers to include, but not limited to, a 200-foot riparian buffer along the
steep bluff along the South Canal shoreline, the strip of mature trees between Hwy 101 and
the Maritime Village, wetland, 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 Hwy 101. (address in Development Agreement) (BoCC condition "s")
14. The marina operations shall conduct ongoing monitoring and maintain an inventory
o regarding Tunicates and other invasive species, and shall be required to participate with the
,t County and State agencies in an adaptive management program to eliminate, minimize, and
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fully mitigate any changes arising from the resort, and related to Pleasant Harbor or the
Maritime Village. (an invasive Tunicate Monitoring Agreement between the applicant a
WDFW drafted in October 2010) (address in Development Agreement) (BoCC condition 0.
(BoCC condition t^ OStl
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15. In keeping with the MPR designation as located in a setting of natural amenities, and in
order to satisfu 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, I,taonj n R,
the preservation of natural features, historic sites, and public views." In keeping with the ' ."^'^ ^ d;^
Comprehensive Plan Land use Policy 24.9,thesite plan for the MPR shall "be iesigned to bPq'A(lC
blend with the natural setting and, to the maximum extent possible, screen the development
and its impacts from the adjacent rural areas." Evergreen trees
| , 4s undisturbed astd?*ees and shrubs.
possible. Statesman shall infill plants where
(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 a steep slope setback (up to an additional 30 feet wide in
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(address in
will be enhanced after
Regulations
at the marina and within
16. In keeping with the approved landscaping and grading plan, and in order to satisff 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 greenbelts between the buildings. In order to blend into the terrain, the largest
structure within the Maritime Village area (Maritime Village Building, no longer located at
the marina but near Black Point Road) would be built into the existing topography, with two
stories visible from Hwy l0l to the west and three stories visible internal to the site. Areas
of disturbance would include transplanted healthy vegetation from the site, as well as native
and low water consumption plants. The landscape plan for the single Marina Village
in the parking area and along the
and Black Point Road f-ways, while providing adequate visual access from
the highway as needed for the retaiUcommercial structure. The building will be placed near
the rear property line and adjacent to the stream buffer to take advantage ofthe sloped area of
Building
Hwy l0l
t\e site.
specles.
native ve
stream buffer
tecture will share
the golf resort. (add to Development Regulations, possibly to Development Agreement)t--:l__- \
(BoCC condition "v")
17. 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 en3ure.the roots and surrounding soils of
significant trees are protected during construction. To the extent possible, trees of significant
size (i.e., l0 inches or more in diameter at breast height (dbh) that are removed during
cbnstruction shall be made available with their root wads intact for possible use in salmon
recovery projects. (Possibly include an individual tree survey with health and size?) (address
in Development Regulatiols) (BoCC condition "w")
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18. Statesman shall use the LEED (Leadership in Energy and Environmental Design) and "Green
built" green building rating system standards. Thesl standards applicable to commercial and 7&JgI^
residential dwellings respectively, "promote design and construction practices that increase
Ag€ profitability while ieducing the negative environirental impacts of buildings, and improving F$d^f U\' occupant health and well-being." The Narrative Demonstrating Compliance with the Intent , W#'|," . *
of the LEED standards is provided in Section 3.8 and Appendix K of the SEIS. (possibly add f ffi l'1ot
toeither0evelopment Regulations or Development Agreement) (BoCC fdt,p,l;I;I tv"^^l
19. There shall be included as a best management practice for the operation and maintenance of a
6n golf course within the MPR that requires the developer to maintain a log of fertilizers,
l1L, pesticides, and herbicides used on the MPR site, and this information will be made available
tlQorout to the public. Development agreement will address the mgin*enqnce of the golf coursepyld--, chemical application iog. (goCC condition'oy")
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PGST concern - Revise project management plan to eliminate the use of persistent
pollutants and replace them with substances allowed for use under the agricultural national
organic"program. Provide the draft revised management plan to PGS Natural Resources
staff for review and comment.
20. Statesman shall use the International Dark Sky Association (IDA) 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. General guidelines that would be
followed to minimize potential light and glare impacts include the following:
Illumination would be to the minimum practical level.
The affected area of illumination would be as confined to specific areas as practical.
The duration of illumination would be as short as practical for Resident Safety.
Illumination technology would minimize the amount of blue spectrum in the light.
Technology would utilize High Efficiency Lighting Standards (Energy Star Guidelines ).
(BoCC condition "2") (Incorporate into the Development Regulations
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2l.In 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
a ratio of 650/o to 35Yo of rental and
address in 9€rret'opment
kegilo+iofis and Development Agreement). (BoCC condition or, eaLA.r.lpR,
22.Yerification of the ability to provide adequate electrical power shall be obtained from the
Mason County Public Utility District. (The applicant in conjunction with Mason County
PUD will complete the report on the capacity of infrastructure to serve the energy
of the project prior to approval of the Development Agreement). (BoCC condition "bb")
23. Statesman Corporation shall collaborate with the Climate action Committee (CAC) to
calculate greenhouse gas emissions (GHGs) associated with the MPR, and identiSr
should be mandated that each section be
time-shares to permanent residences per
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techniques to mitigate such emissions through sequestration and/or other acceptable methods.
Numerous potential mitigation measures are identified and detailed in Section 3.10 and
Appendix M of FSEIS. (Not sure if collaboration of the "Greenhouse Gas Emissions M€
Report" was accomplished with the CAC??) (BoCC condition "cc") n n**tr;_%S
24. Statesman Corporation is encouraged to work with community apprentice groups to identiff
and advertise job opportunities and local students. (Include in the Development J, t o -
Agreement??) (BoCC condition'J[|)
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