HomeMy WebLinkAbout17- AGENCY-DEPARTMENT COMMENTS1
Amanda Hunt
From:GOODWIN, ROSS (DNR) <ROSS.GOODWIN@dnr.wa.gov>
Sent:Thursday, September 16, 2021 3:55 PM
To:Amanda Hunt
Cc:ALLISON, TED (DNR)
Subject:DNR Comment MLA21-00066 Pomona Woods LLC
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especially from unknown senders.
Good afternoon Amanda,
I would like to comment on the proposed Pomona Woods LLC development off Oak Bay Road in Jefferson County
(parcels 921183008 and 002). I have read the SEPA Checklist and other associated documents and it appears the project
will be constructing approximately 1800 feet of road and clearing areas for buildings and parking on an existing forested
vacant parcel.
It appears given the length of road and the amount of clearing, that an approved Class IV‐General Forest Practice
Application/Notification (FPA/N) will most likely be needed for this activity. The applicant should contact Olympic
Region Forest Practice staff to see what will be required. Please let me know if you have any questions.
Regards,
Ross Goodwin
Forest Practice Forester
Olympic Region
Washington State Department of Natural Resources
360‐460‐0900
ross.goodwin@dnr.wa.gov
*Exhibit P*
STATE OF WASHINGTON
DEPARTMENT OF ECOLOGY
PO Box 47775 Olympia, Washington 98504-7775 (360) 407-6300
711 for Washington Relay Service Persons with a speech disability can call 877-833-6341
September 30, 2021 Amanda Hunt, Project Planner Jefferson County Community Development Department 621 Sheridan Street Port Townsend, WA 98368 Dear Amanda Hunt: Thank you for the opportunity to comment on the optional determination of nonsignificance/notice of application for the Ponoma Woods Retreat Center Project (MLA21-00066) as proposed by Pomona Woods LLC. The Department of Ecology (Ecology) reviewed the environmental checklist and has the following comment(s): SOLID WASTE MANAGEMENT: Derek Rockett (360) 407-6287 All grading and filling of land must utilize only clean fill. All other materials may be considered solid waste and permit approval may be required from the local jurisdictional health department prior to filling. All removed debris resulting from this project must be disposed of at an approved site. Contact the local jurisdictional health department for proper management of these materials. WATER QUALITY/WATERSHED RESOURCES UNIT: Jessica Eakens (360) 407-0246 Erosion control measures must be in place prior to any clearing, grading, or construction. These control measures must be effective to prevent stormwater runoff from carrying soil and other pollutants into surface water or stormdrains that lead to waters of the state. Sand, silt, clay particles, and soil will damage aquatic habitat and are considered to be pollutants. Any discharge of sediment-laden runoff or other pollutants to waters of the state is in violation of Chapter 90.48 RCW, Water Pollution Control, and WAC 173-201A, Water Quality Standards for Surface Waters of the State of Washington, and is subject to enforcement action. Construction Stormwater General Permit: The following construction activities require coverage under the Construction Stormwater General Permit: 1. Clearing, grading and/or excavation that results in the disturbance of one or more acres and discharges stormwater to surface waters of the State; and
Amanda Hunt September 30, 2021 Page 2 2. Clearing, grading and/or excavation on sites smaller than one acre that are part of a larger common plan of development or sale, if the common plan of development or sale will ultimately disturb one acre or more and discharge stormwater to surface waters of the State. a) This includes forest practices (including, but not limited to, class IV conversions) that are part of a construction activity that will result in the disturbance of one or more acres, and discharge to surface waters of the State; and 3. Any size construction activity discharging stormwater to waters of the State that Ecology: a) Determines to be a significant contributor of pollutants to waters of the State of Washington. b) Reasonably expects to cause a violation of any water quality standard. If there are known soil/ground water contaminants present on-site, additional information (including, but not limited to: temporary erosion and sediment control plans; stormwater pollution prevention plan; list of known contaminants with concentrations and depths found; a site map depicting the sample location(s); and additional studies/reports regarding contaminant(s)) will be required to be submitted. For additional information on contaminated construction sites, please contact Carol Serdar at Carol.Serdar@ecy.wa.gov, or by phone at (360) 742-9751. Additionally, sites that discharge to segments of waterbodies listed as impaired by the State of Washington under Section 303(d) of the Clean Water Act for turbidity, fine sediment, high pH, or phosphorous, or to waterbodies covered by a TMDL may need to meet additional sampling and record keeping requirements. See condition S8 of the Construction Stormwater General Permit for a description of these requirements. To see if your site discharges to a TMDL or 303(d)-listed waterbody, use Ecology’s Water Quality Atlas at: https://fortress.wa.gov/ecy/waterqualityatlas/StartPage.aspx. The applicant may apply online or obtain an application from Ecology's website at: http://www.ecy.wa.gov/programs/wq/stormwater/construction/ - Application. Construction site operators must apply for a permit at least 60 days prior to discharging stormwater from construction activities and must submit it on or before the date of the first public notice. Ecology’s comments are based upon information provided by the lead agency. As such, they may not constitute an exhaustive list of the various authorizations that must be obtained or legal requirements that must be fulfilled in order to carry out the proposed action. If you have any questions or would like to respond to these comments, please contact the appropriate reviewing staff listed above. Department of Ecology Southwest Regional Office (GMP:202105004) cc: Derek Rockett, SWM Jessica Eakens, WQ
Thomas L. Aumock
Consulting International Fire Code Inspector & Plans Examiner Jefferson County Department of Community Development
2303 Hendricks Street, Port Townsend, WA 98368
Office : (360) 385-3938 Office Email: taumock@cablespeed.com Cell : (360) 643-0272
PRE APPLICATION PLAN REVIEW MEMORANDUM To: Amanda Hunt, Assistant Planner, Department of Community Development, Jefferson County Fr: Thomas L. Aumock, I.F.C. Consulting Plans Examiner and Fire Code Inspector Dt: 10 January 2022 Re: MLA21-00066: Burkhart Pomona Woods Retreat, 3030 Oak Bay Road, APN 921183008, 921083002 Cc: Phil Cecere, Plans Examiner At your request, the above-referenced preliminary plan submittal documents were reviewed by for compliance with the 2018 Edition of the International Fire Code [I.F.C.], and Washington State
Amendments thereto from W.A.C. 51-54A. The proposal is found to be Group R-1 occupancy as a “retreat” with accessory uses of a meeting rooms,
kitchen, lobby, and 24 rooms with restrooms. There is a separate manager’s residence and is classified as a Group R-3 occupancy.
Cited are excerpts from International Fire Code, 2018 Edition, as amended by Washington Administrative Code 51-41, the International Mechanical Code, N.F.P.A 96 et al, and the guideline “Jefferson County Non-public Road/Driveway Design and Construction Standards”. The Jefferson County "ArcGIS" Public Safety Map was used for existing P.U.D fire hydrant and distance data. The Jefferson County Coordinated Water System Plan provides the recommended fire flows, hydrant distances, etc. An automatic fire suppression system (sprinklers) is required under I.F.C. Section 903 for the Group R-1 retreat facility.
The automatic fire sprinkler system shall be designed, installed, and certified by a licensed technician (W.A.C. 212-80) using the design provisions of NFPA 13 and related sections.
An automatic fire detection alarm system is for the Group R-1 occupancy under I.F.C. Section 907.
The fire alarm system shall be designed, installed, and certified by a licensed alarm technician under the provisions of National Fire Code 72 and related standards.
This proposal may contain a provision for commercial kitchen appliances in the proposed “Kitchen”. NFPA 96 and I.F.C. Section 610 requires that an approved fire suppression system (i.e. sprinklers) shall be provided for the protection of commercial-type food heat-processing equipment. Said system shall be designed and installed to Underwriter’s Lab Specification 300 including NFPA 96 and related specifications for wall, ceiling and duct protection, Sprinkler protection shall also be provided for the enclosed plenum space within the hood above the
filters and exhaust ducts serving Type I hoods.
Plans (plan view, front elevation, section, with full dimensioning and labeling) shall be submitted for the installation of commercial kitchen hoods and appliances, including wall/ceiling protection, spacing,
exhaust shaft construction, grease removal devices, ducting, and vent termination above the roof, and calculated make-up air provisions.
The Jefferson County Coordinated Water System Plan provides the recommended fire flows, hydrant distances, etc. where applicable.
The Coordinated Water System Plan classifies this proposal as “rural” as the retreat does not meet the strict definition of “multi-family”. The fire protection capability of the Port Ludlow Fire & Rescue will need to be contacted to provide input. The application notes that the subject property fronts a Jefferson County P.U.D. water line, and the line size and flow data will be necessary to determine what a fire hydrant requirement may be. The private road serving these facilities should be designed to the recommended Jefferson County Private
Road Standards. The automatic fire suppression system permit, the automatic fire detection and alarm system, and the
advent of a commercial kitchen are allowed to be deferred permit application submittals.
1.5 hours was logged in the review and report for this proposal.
SEPA Review, ZON2021-00040, MLA21-00066, 9-30-2021 Page 1 of 3
MEMORANDUM
TO: Amanda Hunt, Assistant Planner, Department of Community Development
FROM: John Fleming PE, Development Review Engineer, Jefferson County Public Works
DATE: September 30, 2021
PROJECT: Pamona Woods, Oak Bay Rd Project (MLA21-00066, ZON2021-00040, Assessor Parcel
# 921183002 & 8, JCPW Project # 94021040)
SUBJECT: SEPA Review and Comments
STATE ENVIRONMENTAL POLICY ACT REVIEW
After review of the SEPA environmental checklist submitted by the applicant, dated 8/19/2021, prepared
by Ann Burkhart, a Geologic Hazard Assessment by Dan McShane LEG of Stratum Group, Bellingham,
WA dated 7/14/2021, and a stormwater management plan dated 8/6/2021, the Public Works Department
has the following comments:
Environmental Checklist Section B. 1. Earth
Public Works Department Findings:
The Jefferson County Unified Development Code, section 18.30.070, Stormwater Management Standards
adopts the standards and minimum requirements of the Washington Department of Ecology current edition of
the Stormwater Management Manual for Western Washington (2019 SWMMWW). This proposal states in
the Stormwater Calculation Worksheet that there will be 95,516 square feet of land disturbing activity, and
43,607 square feet of new impervious surfaces. The Stormwater Manual requires proponents of proposals
that create more than 5,000 square feet of new impervious surface develop a Stormwater Site Plan that
complies with Minimum Requirements #1 - #9 of the 2019 SWMMWW.
The applicant has submitted a stormwater management plan. The Department has reviewed the submittal.
The stormwater management plan proposes to meet requirements of the 2019 SWMMWW by
implementing dispersion stormwater systems, never exceeding steepness ratios of 2-horizontal to 1-
vertical cut slopes and 3-horizontal to 1-vertical fill slopes, and other best management practices (BMPs)
including: T5.13 Post-Construction Soil Quality and Depth, T5.30 Full Dispersion with 100 feet of flow
path through native vegetation for roads and buildings, C101 Preserving Natural Vegetation, C102 Buffer
Zones, C105 Stabilize Construction Entrance, C107 Construction Road / Parking Area Stabilization,
C123 Plastic Covering, C151 Concrete Handling, C152 Sawcutting and Surfacing Pollution Prevention,
C153 Material Delivery, Storage and Containment, C154 Concrete Washout Area, and C233 Silt Fence.
Public Works Department Recommendation:
Based on the requirement to implement an approved Stormwater Site Plan, the Department of Public
Works recommends finding that the proposal is not likely to result in significant adverse impacts related
to erosion.
SEPA Review, ZON2021-00040, MLA21-00066, 9-30-2021 Page 2 of 3
Environmental Checklist Section B. 3. Water
Public Works Department Findings:
The Jefferson County Unified Development Code, section 18.30.070, Stormwater Management Standards
adopts the standards and minimum requirements of the Washington Department of Ecology current edition of
the Stormwater Management Manual for Western Washington (2019 SWMMWW). This proposal states in
the Stormwater Calculation Worksheet that there will be 95,516 square feet of land disturbing activity, and
43,607 square feet of new impervious surfaces. The Stormwater Manual requires proponents of proposals
that create more than 5,000 square feet of new impervious surface develop a Stormwater Site Plan that
complies with Minimum Requirements #1 - #9 of the 2019 SWMMWW.
The applicant has submitted a stormwater management plan. The Department has reviewed the submittal.
The stormwater management plan proposes to meet requirements of the 2019 SWMMWW by
implementing dispersion stormwater systems, never exceeding steepness ratios of 2-horizontal to 1-
vertical cut slopes and 3-horizontal to 1-vertical fill slopes, and other best management practices (BMPs)
including: T5.13 Post-Construction Soil Quality and Depth, T5.30 Full Dispersion with 100 feet of flow
path through native vegetation for roads and buildings, C101 Preserving Natural Vegetation, C102 Buffer
Zones, C105 Stabilize Construction Entrance, C107 Construction Road / Parking Area Stabilization,
C123 Plastic Covering, C151 Concrete Handling, C152 Sawcutting and Surfacing Pollution Prevention,
C153 Material Delivery, Storage and Containment, C154 Concrete Washout Area, and C233 Silt Fence.
Public Works Department Recommendation:
Based on the requirement to implement an approved Stormwater Site Plan, the Department recommends
finding that the proposal is not likely to result in significant adverse impacts related to stormwater runoff.
Environmental Checklist Section B. 14. Transportation
Public Works Department Findings:
The Jefferson County Unified Development Code, section 18.30.020(5), requires all developments to be
served by appropriate transportation facilities that are adequate to meet the level of service standards in the
County Comprehensive Plan and the design standards adopted in code section 18.30.080(1)(a).
The project is served off of Oak Bay Road in the vicinity of mile post 3.00 . Oak Bay road is a county
road, assigned number 56990 in the road log, with a 50 miles per hour posted speed limit. Oak Bay Road
is a rural minor collector within the federal functional classification system. The road is maintained by
the County from its intersection at the north with Flagler Road, also known as State Route 116 (mile post
0.860) through mile post 10.8 at its south end with its intersection with Beaver Valley Road, also known
as State Route 19. According to CRAB Mobility, the road surface is chip sealed, with two 11 feet wide
lanes, and 3 feet wide shoulders for a total paved operational width of 28 feet. The traffic volume on Oak
Bay Road closest to the site was counted on 12/24/1997 with an average daily traffic (ADT) of 2,312 at
mile post 2.950. The most recent traffic count to the north was 3,911 ADT, performed on 6/5/2019 at
mile post 0.90 . The most recent traffic count to the south was 2,965 ADT, performed on 6/5/2019 at
mile post 7.03 . According to the Jefferson County Comprehensive Plan, dated 12/2018, Oak Bay Road
at mile post 3.95 at the Sentinel Firs Road intersection, was operating at level of service A in 2016, and
has a roadway capacity of 17,000 ADT.
The applicant states within 10 years after opening the business, they expect an average of 16 guests per
day. Port Ludlow traffic monitoring studies indicate dwellings there generate 6 ADT. Assuming 2
SEPA Review, ZON2021-00040, MLA21-00066, 9-30-2021 Page 3 of 3
residents per dwelling, then it might be reasonable to assume these 16 guests may generate approximately
48 ADT (16 guests x 6 ADT / 2 residents = 48 ADT).
Regarding accident rates, according to CRAB Mobility, north of the project site, at mile post 0.90, there
were 0.577 accidents per million vehicle miles (APMVM) over the past 3 years. South of the project site
at mile post 7.03, there were 0.406 accidents per million vehicle miles (APMVM) over the past 3 years.
These are low accident rates relative to the 2015 rate for all roads in Jefferson County of 1.20 APMVM,
Lincoln County at 0.61 APMVM (lowest county in WA), King County at 2.48 APMVM (highest county
in WA), and all roads in WA state of 1.96 APMVM.
Public Works Department Recommendation:
Based on the minor increase in traffic, and low accident rate history along Oak Bay Road in the vicinity
of the proposed project, the Department recommends finding that the proposal is not likely to result in
significant adverse impacts related to transportation.
Stormwater Review, ZON2021-00040, MLA21-00066, 9-30-2021 Page 1 of 3
MEMORANDUM
TO: Amanda Hunt, Assistant Planner, Department of Community Development
FROM: John Fleming PE, Development Review Engineer, Jefferson County Public Works
DATE: September 30, 2021
PROJECT: Pamona Woods, Oak Bay Rd Project (MLA21-00066, ZON2021-00040, Assessor Parcel
# 921183002 & 8, JCPW Project # 94021040)
SUBJECT: Stormwater Site Plan Review and Comments
APPLICATION REVIEW
A. Stormwater Management
Unified Development Code Requirement(s):
The Jefferson County Unified Development Code, Sections 18.30.060, Grading and excavation standards
and 18.30.070, Stormwater Management Standards both set standards for erosion and sedimentation
control and stormwater management. The code adopts the requirements set forth by the most current
version of the Washington State Department of Ecology, Stormwater Management Manual for Western
Washington (SWMMWW). The most current version is the 2019 SWMMWW.
JCPW Findings:
On 9/15/2021, Jefferson County Department of Community Development (DCD) requested that the
Public Works Department review a Stormwater Site Plan dated 8/6/2021 as a part of a conditional use
permit prepared for the Pomona Woods project off of Oak Bay Road in Port Hadlock by Ann Burkhart.
The additionally, a Geologic Hazard Assessment by Dan McShane LEG of Stratum Group, Bellingham,
WA dated 7/14/2021, was provided with its stormwater management recommendations.
The stormwater management plan addresses stormwater generated on the 21.54-acre site by a new driveway,
parking, and buildings of up to 43,607 square feet of impervious surface, and approximately 95,516 square
feet of land disturbing activity. With this much land disturbance and new hard surface, the proposed project
is subject to meeting all 9 minimum requirements of the 2019 SWMMWW.
The stormwater management plan proposes to meet requirements of the 2019 SWMMWW by
implementing dispersion stormwater systems, never exceeding steepness ratios of 2-horizontal to 1-
vertical cut slopes and 3-horizontal to 1-vertical fill slopes, and other best management practices (BMPs)
including: T5.13 Post-Construction Soil Quality and Depth, T5.30 Full Dispersion with 100 feet of flow
path through native vegetation for roads and buildings, C101 Preserving Natural Vegetation, C102 Buffer
Zones, C105 Stabilize Construction Entrance, C107 Construction Road / Parking Area Stabilization,
C123 Plastic Covering, C151 Concrete Handling, C152 Sawcutting and Surfacing Pollution Prevention,
C153 Material Delivery, Storage and Containment, C154 Concrete Washout Area, and C233 Silt Fence.
Stormwater Review, ZON2021-00040, MLA21-00066, 9-30-2021 Page 2 of 3
JCPW Recommendations:
1. The proponent shall install the stormwater management facilities and implement the Best Management
Practices (BMPs) per the Stormwater Site Plan dated 8/6/2021, prepared for the Pomona Woods
project off of Oak Bay Road in Port Hadlock by Ann Burkhart. Additionally, a Geologic Hazard
Assessment by Dan McShane LEG of Stratum Group, Bellingham, WA dated 7/14/2021, was
provided with its stormwater management recommendations. The stormwater management plan
proposes to meet requirements of the 2019 SWMMWW by implementing dispersion stormwater
systems, never exceeding steepness ratios of 2-horizontal to 1-vertical cut slopes and 3-horizontal to
1-vertical fill slopes, and other best management practices (BMPs) including: T5.13 Post-
Construction Soil Quality and Depth, T5.30 Full Dispersion with 100 feet of flow path through native
vegetation for roads and buildings, C101 Preserving Natural Vegetation, C102 Buffer Zones, C105
Stabilize Construction Entrance, C107 Construction Road / Parking Area Stabilization, C123 Plastic
Covering, C151 Concrete Handling, C152 Sawcutting and Surfacing Pollution Prevention, C153
Material Delivery, Storage and Containment, C154 Concrete Washout Area, and C233 Silt Fence.
2. Sites with greater than 1 acre of disturbance trigger the requirement to have a developer provided
Certified Erosion and Sediment Control Lead (CESCL) inspector and site log book, as per Element
#12 Manage the Project, of Minimum Requirement #2 Construction Stormwater Pollution
Prevention. The CESCL inspector must be identified by the time of start of construction, and must be
present on-site or on call at all times.
3. Prior to commencing land disturbing activity, the proponent shall notify Jefferson County Public Works
(JCPW) and arrange a Preconstruction Meeting.
4. Before any construction begins on-site, erosion control facilities shall first be installed.
5. In accordance with the Jefferson County Unified Development Code, Section 18.30.080 (1) (f):
Clearing, grading, and construction of roads, and stormwater management facilities shall be inspected
by JCPW. In order to enable the department to conduct inspections in a timely manner, the applicant
shall notify the department regarding the project construction schedule.
Typical Inspections:
• Installation of temporary erosion and sediment control measures
• Clearing (and Grading) and road subgrade preparation;
• Placing roadway gravel base;
• Placing roadway crushed surfacing top course;
• Placing improved roadway surface (chip seal or asphalt concrete);
• Construction of stormwater management facilities;
• (Additional inspections may be deemed necessary as project progresses.)
6. After construction is complete and prior to final DCD project approval, the proponent shall submit a
letter to the Public Works Department, from the Designer of Record (DOR), certifying that the
stormwater management facilities have been constructed per the approved plans & specifications. If
changes from the approved plans were made, the DOR shall submit an as-built drawing detailing those
changes. It is the responsibility of the proponent to schedule inspections with the DOR, his designee
&/or qualified inspection firm(s), approved by the DOR, to provide for said final certification.
7. To meet MR#9 Operation & Maintenance, and ensure that the approved stormwater management
facilities are appropriately maintained for the life of the project, prior to final project approval, the
proponent shall enter into a Stormwater Management Facility Maintenance Agreement with Jefferson
County. The Public Works Department will send a copy of the Agreement to the proponent which
Stormwater Review, ZON2021-00040, MLA21-00066, 9-30-2021 Page 3 of 3
has been signed by the Public Works Director. The proponent shall sign the Agreement before a
notary, file it with the Jefferson County Auditor, and provide Public Works with a copy of the
recorded document. County Auditor 2021 recording fees are $103.50 for the first page and $1 for
each additional page.
B. Public Works Department Fees Requirement:
Unified Development Code Requirement(s):
The Jefferson County Unified Development Code Chapter 18.30.080(1)(u) authorizes the Public Works
Department to assess fees in accordance with the Jefferson County Fee Schedule Ordinance for
development review activities including application and plan review, inspections, meetings, hearings, and
final review.
• Prior to DCD project approval, the proponent shall pay all costs related to the Department’s
application review, plan review, inspections, and preparation of the Stormwater Management Facility
Maintenance Agreement. In accordance with the Jefferson County Public Works Department Fee
Schedule, the Department’s hourly development review fee is $90 for 2021. In the event that
approval for the proposal is denied by Jefferson County or the proposal is not completed, the
proponent shall still be responsible for paying the Department’s fee.