HomeMy WebLinkAbout193JEFFERSON COUNTY
DEPARTIfr ENT OF CO[fr MUNITY T}EVELOPMENT
621 Sheridan Street, Port Townsend, WA 98368 | Web: www.co.jefferson.wa.us/communitydevelopment
Tel: 360.379.4450 | Fax 360.379.4451 | Email: dcd@co.iefferson.wa.us
SquareOI{E Resource Center I Building Permits & lnspections I Development Review | long Range Planning
October 19,2016
Mr. Garth Mann, CEO
Statesman Corporation
9300 E. Raintree Drive, Suite 100\
Scottsdale, AZ 85260
Re: Document dated August 19, 2016 "The Pleasant Harbor Marina and Recreation Community"
Dear Mr. Mann
The purpose of this letter is to get clarification regarding the status of the above-referenced document and to
address next steps that the Statesman Corporation can take to move forward in the County's project application
review process.
The document entitled "The Pleasant Harbor Marina and Recreation Community was handed to Michelle Farfan,
an Associate Planner on my staff, on October 3, 2016 by Don Coleman during a site tour of the Pleasant Harbor
Resort and Marina project area. Later that same day, Mr. Coleman included a pdf of the document as an
attachment to an email to Ms. Farlan recapping the site visit. The document was originally prepared and
enclosed with a letter, dated September 19, 2016, from you to Jeromy Sullivan, Chairman of the Port Gamble
S'Klallam Tribe (PGST).
We are happy to consider the document Mr. Coleman provided to Ms. Farfan as a formal submittalto the County
of proposed revisions to the project that was the subject of a Final Supplemental Environmental lmpact Statement
(FSEIS). We understand that the proposed revisions are addressing, in part, the avoidance and minimization of
potential impacts to tribal treaty rights that were raised by the Port Gamble S'Klallam, Tribe. We appreciate your
etforts to arrive at a modified project proposal with respect to tribal treaty rights. We would appreciate
confirmation that on October 3, 2016, Statesman did in fact intend to submit to the County "The Pleasant Harbor
Marina and Recreation Community," dated August 19, 2016, as a project revision.
ln December, 2015 a Final Supplemental Environmental lmpact Statement (FSEIS) was issued analyzing your
proposed project's impacts on the environment, as information required by Washington's State Environmental
Policy Act (SEPA) to support informed decision making by the County on approving Development Regulations
and a Development Agreement for the Pleasant Harbor Master Planned Resort. Because Statesman is now
proposing changes to the original project proposal that the FSEIS addressed, it is necessary to confirm whether
the modified proposal is adequately addressed in the existing FSEIS, or whether an addendum or even a further
supplement is necessary.
The County understands Statesman's desire for County approval of Development Regulations and a
Development Agreement, so you can move on to preparing building permit applications, but State law requires
that this SEPA work be completed before the County can take action on the Development Regulations and the
Development Agreement.
The purpose of this letter is to request additional analysis and information regarding proposed revisions to site
development and stormwater management. Specifically:
1. Consistent with Jefferson County Code (JCC) 18.22.240, a geotechnical report prepared by a licensed
geotechnical engineer, a professional geologist, or a licensed professional engineer knowledgeable in
regional geologic conditions with professional experience in landslide, erosion, or seismic hazard
Mr. Mann
Page2
October 19, 2016
evaluation shall address the bluff stability with the proposed new location of the stormwater retention
facilities.2. A revised drainage plan/report that addresses the proposed new location and best management practices
and design standards established in accordance with the Department of Ecology's Stormwater
Management Manual shall also be submitted. Preparer for the drainage plan/report shall be prepared by
a licensed professional engineer consistent with JCC 18.22.410.
These actions will assist the County in determining the appropriate level of publication for the proposed revisions.
To clarify: should this follow-up information reveal that the proposed revisions result in lesser impacts than those
that were analyzed in the FSEIS, a State Environmental Policy Act (SEPA) addendum will be prepared and
published. We cannot make that determination without the requested information described above.
Several other items still need to be addressed regarding Ordinance 08-0128-08 (Comprehensive Plan
Amendment creating the Brinnon Master Planned Resort). These items are identified in the FSEIS Table 3.18-1
and may require additional reports or updates. The County will schedule and host technical meetings to help
facilitate getting these remaining items resolved. We ask for a formal representative from your group to
participate in those technical meetings. The PGST and this office have already identified technical
representatives (Roma Call and Michelle Farfan, respectively). This Department foresees these technical
meetings as substantially facilitating and completing the remaining tasks (e.9., final draft development regulations,
development agreement) before site development commences.
We look forward to continuing to work with you. lf you have any questions or need anything further relative to this
letter, please contact either myself or Michelle Farfan. Thank you for your prompt reply regarding your timeline to
provide the additional requested information as soon as possible and a person to participate in the technical
meetings.
Sincerely,
Patty Director
Enclosure: FSEIS Table 3.18-1
Mr. Garth Mann, CEO
Statesman Corporation
7370 Sierra Morena BLVD SW
Calgary, Alberta, Canada T3H 4Hg
Mr. Garth Mann
Pleasant Harbor Marina
308913 Highway 101
Brinnon, WA 98320
Philip Morely, County Administrator
David Sullivan, Commissioner, District 2
cc:
2
layout of the golf course in Altematives 2 ffi is also revised to reduce the amount of cut and
f,lin"c"ssary as compared to Alternative 1, and more closely follow the existing topography-
As well, Alternatives 1,2 ffi relocate the proposed Maritime Village out of the shoreline
management area to a new location near U.S. Hwy 101. Redevelopment of the marina area is
oermitted under an existing Binding Site Plan (BSP) which allows for re-modeling or completion
of previously approved structures within their building footprints. As a result, a portion of the
Maritime Village is no longer included as a part of the site and the overall site area analyzed in
this SEIS is less than that analyzed in the 2007 EIS'
Gompliance with BoGG Gonditions
Table 3.18'1 below outlines allthi BoCC conditi
several of these conditions that have yet to be finalized or would be
addressed in the Development Agreement between the County and the Applicant
Table 3.18-1
BoCG CONDITIONS
BoGC Condition Measures lntended for
Compliance
,Status
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.
The analysis of environmental
impacts contained in the SEIS is
based on site specific data,
including rainfall projections,
runoff projections and potential
impacts to Hood Canal. See
SDEIS Section 3.2, Water
Resources, and Appendix F for
more information.
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.
The proposal was automatically
g,.u"La oeteryi-ng,SX 9[5rg nmcance, io[latmg tnts
ect-level lemental ElS.
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,
MOU's have been negotiated
with Brinnon School District #46,
Jefferson County Fire Protection
District #4, Jefferson County
Sherriff s Office, Jefferson
Transit, Jefferson Healthcare,
and Jefferson County (housing).
The following
MOU's are in draft
form and/or have
P I e asant Harbo r F,i n a l. S u p p I em e ntal El S
December2|l5-' 3.18'2
3.Ttteasant fiatt
BoCC Condition{';.
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Status
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 Harbor
Yacht CIub, and with the Slip;,.,
owner's Association
regarding marina use, costs,
dock access, loading and
unloading, and parking.
No MOU has been negotiated
for parks and recreation;
however, public amenities are
proposed within the
development (see Conditions
63d below). Some of the MOU's
are in draft form and have yet to
be signed by the Applicant and
agency/district.
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.
As the upland marina area is no
longer being reviewed under this
SEIS, no agreements have been
negotiated with the Pleasant
Harbor Yacht Club or the Slip
owner's Association.
yet to be signed by
the agency/district:
Fire District;
Sherriffls Office;
Jefferson Transit;
and Housing
(County).
The MOU with
Jefferson
Healthcare and
Brinnon School
District have been
signed by the
appropriate
agencies.
d A list of required amenities
shall be in the development
agreement along with
conditions for public access
A list of amenities that would be
provided as part of the proposal
is summarized in Chapter 2 of
this SEIS, with a detailed list in
Appendix S. Public access
conditions shall be included in
the Development Agreement
between the Applicant and the
County.
u*$,Q"e**{s oe
addressed in the
Development
Agreement
e Statesman shall advertise
and give written notice at
libraries and post offices in
East Jefferson County and
recruit locally to fill
opportun ities for contracting
and employment, and will
prefer local applicants
provided they are qualified,
available, and competitive in
terms of pricing.
This condition shall be
negotiated in the Development
Agreement between the
Applicant and the County.
be
addressed in the
Development
Agreement
f Statesman will prioritize the
sourcin g of construction
materials from within
This condition shall be
negotiated in the Development
Agreement between the
be
addressed in the
Devel ent
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3J&'i,i;'rarri i. rr';.ir t-
BoCC Conditions
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Pleasant Harbor Final,Supplemental EIS - . ' ;)v=-'-:--r; ';.: -
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Jefferson County.Applicant and the County Agreement
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 80% or less of the
Brinnon area average median
income (AMl). The develoPer
ghall provide affordable
housing (e.9., no more than
30o/o of household income)
for the Brinnon MPR workers
roughly proportional to the
number of jobs created that
earn 80% or less of the
Brinnon area AMI. The
developer may satisfY this
condition through dedication
of land, payment of in lieu
fee, or onsite housing
development.
A study on the number of jobs
expected to be created as a
result of the MPR was
completed: Summary of
Pleasant Harbor lmpacts: Job
Creation and Value Added to
National Economy (2012). The
report is included in this SEIS as
Appendix N.
Of the 890 housing units
proposed as part of the project,
52 units would be staff housing
for resort employees.
availability of
affordable
employee housing
for positions
earning less than
80% of the AMI
shall be addressed
in the Housing
MOU.
The
g
The possible ecological
impact of the develoPments
water plan that alters kettles
for use as water storage must
be examined, and PossiblY
one kettle preserved.
The2012 Grading and Drainage
Report (Appendix E) includes
an analysis of the
interconnection between
stormwater, water storage,
irrigation, groundwater recharge,
and wetlands. The SEIS
identifies the retention and
enhancement of the wetland
contained within Kettle C. See
Section 3.2, Water Resources,
for a summary of this analysis.
h
An aquifer test was conducted
by the Subsurface Group in
2008 and subsequent analysis
by the Pacific Groundwater
Group was performed in 2009.
These analyses, which are
incorporated into this SEIS, were
confirmed by the Department of
Ecology in 2010 (Appendix F).
See Section3.2, Water
Resources, for a summary of
i Any study done at the Project
level pursuant to SEPA
(RCW 43.21C) shallinclude a
distinct report by a mutually
chosen environmental
scientist on the impacts to the
hydrology and hydrogeologY
of the MPR location of the
develope/s intention to use
one of the existing kettles for
water storage. SaLdEPgrt
P teasdnt H arborFi n dl S u p p le m enta ! El S
December2ift- - 3-18-4
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BoCC Conditions''- ---"^..
BoCG
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Gondition Status
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.
these analyses
j Tribes should be consulted
regarding cultural resources,
and possibly one kettle
preserved as a cultural
resource.
Six tribes were consulted
regarding the proposed Cultural
Resource Management Plan and
three tribes concurred. See
Appendix O for copies of email
correspondence.
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 education
opportunities.
To avoid potentially adverse
impacts to cultural resources,
periodic archaeological
monitoring would be cdrried out
during construction excavations
and other below-fi11, ground-
disturbing project actions.
Monitoring would occur at those
locations within the site area that
have previously been identified
as high probability areas (i.e.,
kettles, vantage points, and bluff
edge) until it could be
determined with greater
assurance that continual
monitoring would not be
necessary. Monitoring results
would be reviewed with
Department of Archaeology and
Historic Preservation staff and
tribal representatives prior to
adjusting the monitoring
schedule. See Appi-bndix O of
this SEIS for details of the
monitoring plan.
the monitoring
plan, along with the
letters of
concurrence, shall
be executed or
recorded with the
County Auditor
prior to approval of
the Development
Agreement.
I A wildlife management plan
focused on non-lethal
strategies shall be developed
A Habitat Management Plan was
completed January 27, 2012 by
GeoEngineers. See Appendix H
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t F lb asa nt, H a rbo r F i n a{E dppletn ental El 51,.I 3.7Pltas**r, li.tttl'_;.*
BoCC Co'nditi6ns--I --' r':./ r'r-r
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and Section 3.4, Fish and
Wildlife, of this SEIS for
additional detail.
consultation with the
Department of Fish and
Wildlife and localtribes, to
prevent diminishment of tribal
wildlife resources cited in the
Brinnon Sub- Area Plan (e.9.,
deer, elk, cougar, waterfowl,
osprey, eagles, and bear), to
reduce the Potential for
vehicle collisions on U.S'
ighway 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.
in the public interest in
Water rights have been
negotiated and a permit received
from Department of Ecology
(G2-30436). An adequate water
supply has been determined to
be available. See Section 3.16,
Utilities, of this SEIS for
additional detail.
No deforestation or g
will be permitted Prior to
establishing adequate water
rights and an adequate water
supply.
radingm
Water rights permit G2-30436
granted for (3) wells on the
Pleasant Harbor site - (1) year
round domestic & commercial,
(2) summer inigation - total of
300 gallons per minute. See
Section 3.16, Utilities, of this
SEIS for additional detail.
Approval of a Class
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.
A Watern
Water quantity issues are
addressed in this SEIS in
Section 3.16, Utilities, and
water quality in Section 3.2,
Water Resources. Refer to
Appendix F of this SEIS for
o Detailed review is needed at
the project-levelSEPA
analysis to ensure that water
quantity and water qualitY
issues are addressed. The
water useestimated
;, Fleasantllarbor Final Supplemental E'S 3.,1*lga*ant t{a;.i
BoCC Conditiont r.),,, - ..December 2015 'l 3.18-6
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Condition :' Measures lntended for: Gomptiance
Status
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
goal of the development is 70
gpd. All calculations for water
use at any stage shall be
based on the standard of 175
gpd.
additional detail on Water
Resources.
The water rights approval based
is on 175 gallons per day per
equivalent residential unit. See
page 8 of the DOE report for
reference that is contained in
Appendix F of this SEIS.
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.
A Neighborhood Water Policy
was drafted and reviewed on
January 2011, butis notyet
finalized (SEIS Appendix F).
The NWP iiit6ii'd6d
ffi oe nnatiililrioi
to approval of the
development
agreement.
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. 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.
The soil study has been
completed (Subsurface Group,
LLC. November 21,2008) and
the infiltration rates to be used
for final design of stormwater
facilities are presented in the
2012 Grading and Drainage
Report (SEIS Appendix E). No
stormwater from the golf course
fairways would discharge to
Hood Canal. See Section 3.2,
Water Resourceq:pf this SEIS
for additional detail. .
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3'78'tt:,".: '! t:,'
BoCC Conditions r;.,'''mn+'#Pleasant Harbor FinahSupplemental E/Sr 1r:":;" 5-r-'.-
Decembeiffi7l'$c -.+:'" ;:;;' 3.18-7 ?'
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A draft Water Quality Monitoring
Plan was completed by the
applicant and reviewed by the
Jefferson County Water Quality
Department in June 2011 (SEIS
l\ppendix F).
A County-based
comprehensive water q ualitY
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 shallbe
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
mon me.
Plan requires
finalization and
approval prior to
approval of the
Development
Agreement
The draft
r
The developer must ensure
that naturalgreenbelts will be
maintained on U.S. HighwaY
10'1 and as apPropriate on
the shoreline. Statesman
shall record a conservation
easement protecting
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
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 (up to an additional 30
feet wide in places) in a
conservation easement.
Note that 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. The Maritime
Village building is now proposed
to be located north of the Black
Point Road and U.S. Highway
101 intersection.
These
S
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1)
P leasant' Harhar; F ih al S upp I em e nta I E I S
December 2015 3-18-8
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B o C C C o n d i ti o n Sa; r-^ --;'
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Condition
easements shall be
finalized and
recorded prior to
approval of the
Development
Agreement.
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Condition I status
development from Highway
101.
The mariha 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.
An lnvasive Tunicate Monitoring
Agreement between the
applicant and the Department of
Fish and Wildlife was drafted in
October 2010 (SEIS Appendix
l). See Section 3.5, Shellfish, of
this SEIS for additional detail
This
agreement shall be
finalized prior to
final BoCC
approval of the
Development
Agreement.
u ln keeping with the MPR
designation as located in a
setting of natural amenities,
and in order to satisfy the
requirements of the Shoreline
Master Program (JCC
1 8.1 5.1 35(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
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 (up to an additional 30
feet wide in places) in a
conservation easement. The
proposal includes landscaping
throughout the site, including
reuse of healthy trees and
shrubs.
See Section 3.3, Plants, of this
SEIS for additional detail
regarding retention"of existing
trees and vegetatioii. and
transplanting of viable trees and
vegetation within the
development.
Decembe?2W'f.'=:--'' 3.18-9 r:3.1biet:. ;,, ;-i 1, ;v,:,,BoCC Cdnditions-
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Measures lntended for ' , ,,
Compliance
t
rural areas." Evergreen trees
and understory should remain
as undisturbed as Possible-
Statesman shall infill Plants
where apProPriate with
indigenous trees and shrubs.
ln 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 U.S. Hwy
101 to the west and three stories
visible internalto the site. Areas
of disturbance would include
transplanted healthy vegetation
from the site, as well as native
and low water consumption
plants. See Sections 3.3,
Plants, and 3.15, Aesthetics, of
this SEIS for additional detail.
The landscape plan for the
single Marina Village Building
will provide native vegetation
plantings islands in the parking
area and along the U.S. Hwy
101 and Black Point Road rights-
of- way, while providing
adequate visual access from the
highway needed for the
retail/commercial structure. The
building will be placed near the
rear property line and.. adjacent
to the stream buffer. to take
advantage of the sloped area of
the site. The stream buffer
vegetation will be enhanced after
removing invasive plant species.
Building architecture will share
similar features to those at the
marina and within the golf resort.
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
greenbelts between the
buildings.
v
been co eted for health and
An individualtree survey has not
in
Construction of the MPR
bui will be com
w
F.leasanbHarb.qr
December 2015
Firta! Supplernenta!,,i.r * o
3.l04.eiiasar! *l*rtj
BoCC Conditions-;,.-., ;*l: -^ ,
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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
recovery projects.
size, but during construction,
viable trees within proposed
development areas that can be
transplanted would be relocated
on a temporary basis to an on-
site nursery located in the
western edge of the
development. These trees would
be irrigated and cultivated until
replanting is possible within
designated areas of the
development. See Section 3.3,
PIants, for additional detail.
lndividualtrees will
be inventoried to
account for size
and health prior to
construction for
viability of
transplanting per
the arborist report
and tree protection
plan
x Statesman shall use the
LEED (Leadership in Energy
and Environmental Design)
and
"Green Built" green building
rating system standards.
These standards, 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."
The Narrative Demonstrating
Compliance with the lntent of
LEED standards is provided in
Section 3.8, Energy and
Natural Resources, and
Appendix K of this SEIS and
addresses this condition.
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
The Golf Course Development
Best Management Practices
(SEIS Appendix F) are intended
to comply with the Jefferson
Coun$ Code Chapter 18.20,
Part 190 Performance and Use-
Specific Standards for golf
courses.
The
development
agreement will
address the
maintenance of the
golf course
chemical
appliqation tog.
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P I e a s a n t H a rbo r F i n a E S tfi p I e m e nta l,El S- : i rte ! Su p p !a-!n ::. )': :- ;:. : ;
DecembCr.XIiS'';,', '.;':.;*-- 3.18-11
. 3.1Pla:;ii-r-:i i;;i*r.:l
BoCC Conditions " 'n-\4' .q'4{
Measures lntended for
Gompliance ' Status '
aocG I#_L
Measures.lntended for
Gompliance
Status
available to the public.
z
aa
Statesman shall use the
!nternational 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.
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).
General guidelines that would be
followed to minimize potential
light and glare impacts include
the following:
a
a
a
a
a
lllumination 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.
lllumination technology
would minimize the amount
of blue spectrum in the light.
Technology would utilize
High Efficiency Lighting
Standards (Energy Star
Guidelines).
See Section 3.14, Light and
Glare, of this SEIS for further
information.
Alternative s 1, 2 ?n*Q include
890 units, including 52 units for
staff housing. To meet the
BoCC conditions of approval of
the MPR, the majority of this
housing (67%) would be for
short-term visitors and 33%
would be for permanen!
residents. See Sectioii,3.11,
Housing and Employment, of
this SEIS for additional detail.
bb Verification of the abilitY to
provide adequate electrical
power shall be obtained from
the Mason CountY Public
Utility District.
A report is currently being
drafted with the Mason County
PUD but will not be complete
until after the scheduled
issuance of this Draft SEIS. This
report will address the demand,
The Applicant in
conjunction with
Mason County
PUD willcomplete
the report on the
capacity of
,F.lea:san&Harbon Einal Supplein entat El S
December2t'|T 3.18-12
3, fFl;;rSaraj, ].iar*
B o Ce Co nd iti o ngr.- : i- =;:' ---- ;*3,,:'L..-;;lit
BoCG
#
Condition Status
capacity and availability of
electric power from the PUD.
See Section 3.8, Energy and
Natural Resources, for
additional detail.
infrastructure to
serve the energy
demands of the
project prior to
approval of the
Development
Agreement
cc 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.
A Greenhouse Gas Emissions
Report was prepared for the
Draft SEIS by Failsafe Canada
(May 2012) that reviewed and
analyzed the source GHG
emissions for the first flve year
construction period of
development, as well as the
annual emission profile when in
full operation, of the project
under Alternative 2. The report
is included in this SDEIS as
Appendix M.
Numerous potential mitigation
measures are identified and
detailed in Section 3.10, Air
Quality/GHG and Appendix M
of this SEIS.
dd Statesman Corporation is
encouraged to work with
community apprentice groups
to identify and advertise job
opportunities for local
students.
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Prelimin ary Zoning Regulations
Jefferson County has drafted a preliminary set of draft zoning regulations for the Brinnon MpR
designation, labeled the Brinnon MPR code (JCC 17.60-17.80, Appendix S). The zoning
regulations would be adopted prior to approval of the preliminary plat for the Pleasant Harbor
Golf Course Resort. The zoning regulations set a cap of 890 residential units and 125,000
square feet of commercial and conference space. Alternatives 1, 2 mm of this SEIS include
the maximum number of residential units allowed under this proposed zoning (890 units), but
propose significantly less than the 125,000 square feet of commercial/conference space allowed
under the preliminary zoning (49,772 sq. ft. under Alternative 1 and 56,680 sq. ft. under
Alternatives 2 ffi|).
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I3.19..- -ia-i; #.:r.si;r ,
BoCC Conditioni :- ""'
I
Pleasant Harbor Fina4stipplemental:ElS, -iiri; S .'-,r-'E-iri?.!:",; :"j ''
Decembeir*oTi ---- 3.1t-13 . -i ''
Related. to, condition (e)