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Home My WebLink AboutLog229 I I I I I I I I I I REPORT PLAT OF LUDLOW BAY VILLAGE MILL POND ASSESSMENT PORT LUDLOW , WASHINGTON SEPTEMBER 20, 2004 FOR DAVIS WRIGHT TREMAIN, LLP ~<1, \ I I I I I I I I I I I I I I I I I I I Plat of Ludlow Bay Village Mill Pond Assessment File No. 10622-002-02 September 20, 2004 Prepared for: Davis Wright Tremain, LLP 2600 Century Square 1501 Fourth Avenue Seattle, Washington 98101 Attention: Marco de Sa e Silva Prepared by: GeoEngineers, Inc. 1550 Woodridge Drive SW Port Orchard, Washington 98366 (360) 769-8400 GeoEngineers, Inc. Bruce A. Stirling Senior Environmental Scientist 1;2/l1,ca~ Lisa A. Berntsen, PWS Principal N--- BAS:LAB :jl:tt ORCH:\Port Orchard\Projects\l 0\1 0622002\02\Final\1 062200202R.doc Disclaimer: Any electronic form, facsimile or hard copy of the original document (email, text, table, andlor figure), if provided, and any attachments are only a copy of the original document. The original document is stored by GeoEngineers, Inc. and will serve as the official document ofrecord. Copyrlght@ 2004 by GeoEngineers, Inc. All rights reserved. ~~l,... 6 L{(Q File No. 10622-002-02 I I I I I I I I I I I I I I I I I I I TABLE OF CONTENTS Paae No. INTRODUCTION ...........................................................................................................................................1 PURPOSE .....................................................................................................................................................2 POND HISTORY ...........................................................................................................................................2 PON D CHARACTERiSTiCS............... ............... ....... .......... ......... ...... ...... ...... ............................. ........... ....... 3 DEVELOPM ENT ....................................................... ......... ........ ............ .................................... ......... 4 WATER QUALITY.. ...... ......... ............................. ...... ........... ..... ..... ....... ......... .... ....... .................. ......... 4 HABITAT............... ........ .... ................................ ............. ...... ....... .............................. ...........................6 CONCLUSIONS ............................................................................................................................................7 List of Figures Figure 1. 1855 U.S. Coast Survey Map - Port Ludlow at the Entrance to Hood's Canal Figure 2. 1855 U.S. Coast Survey Map With Historic Pond and Shoreline Features Figure 3. 1923 Sanborn Map - Puget Mill Company Figure 4. 1923 Sanborn Map With Historic Pond and Shoreline Features Figure 5. 1965 Aerial Photograph Figure 6. 1972 Aerial Photograph Figure 7: 1993 Aerial Photograph Figure 8: 1997 Aerial Photograph Figure 9: 2003 Aerial Photograph Enclosures Attachment A - Photographic History of puget Mill Company......................................................... A-1.. .A-4 Attachment B - Shoreline Substantial Development Permit Attachment C - Drainage Basins Attachment D - ESM Grading Plan Attachment E - Pond Cross Section ~'1 ~ ~(,p File No. 10622-002-02 September 20, 2004 Page i GEoENGINEER~ I I I I I I I I I I I I I I I I I I I REPORT PLAT OF LUDLOW BAY VILLAGE MILL POND ASSESSMENT FOR DAVIS WRIGHT TREMAIN, LLP INTRODUCTION This report presents an assessment of the mill pond ("the pond") located at Ludlow Bay Village in Port Ludlow, Washington. GeoEngineers, Inc. has completed this report in response to a request from Marco de Sa e Silva of Davis Wright Tremain, LLP, on behalf of Port Ludlow Associates, LLC. This report is not intended to be a legal opinion of the status of the pond, nor should it be interpreted as such. The objectives of this report are to present discussion on the history of the pond including the creation and managed uses, and to summarize, from existing information, the water quality of the pond including the artificial elements that were developed to maintain that quality. In addition to written and verbal communication between the various parties involved, the primary sources of published information, including written, topographic, and photographic documentation, that were used in the completion of this report are as follows: . Port Ludlow Marina Expansion Final Supplemental Environmental Impact Statement (2002). Jefferson County, Washington. . Port Ludlow Development Program Environmental Impact Statement (1993). Jefferson County, Washington. . Environmental Impact Statement for the Inn at Port Ludlow (1993). Jefferson County, Washington. . Port Ludlow Resort Plan Revision Draft Supplemental Environmental Impact Statement (2004). Jefferson County, Washington. . Port Ludlow Resort Landscaping Plan (2004). GeoEngineers, Port Orchard, Washington. · Investigation of The Inn at Port Ludlow Saltwater Pond Improvements (1996). Vasey Engineering, Seattle, Washington. · The Inn at Port Ludlow, Pond Analysis (1997). ESM, Inc., Federal Way, Washington. . Water Quality Assessment, The Inn at Port Ludlow (1992). Harding Lawson Associates, Seattle, Washington. · Conceptual Drainage System for The Inn at Port Ludlow (1992). Harding Lawson Associates, Seattle, Washington. · Historical Photographs, Pope Resources, Port Ludlow, Washington. · Historical Photographs, Olympic Resource Management, LLC, Poulsbo, Washington. . Aerial Photographs, Department of Natural Resources and Department of Transportation Map Sales Office, Olympia, Washington. . United Coast Survey Maps, Puget Sound River History Project, University of Washington, Seattle, Washington. File No. 10622-002-02 September 20, 2004 Page 1 .,. ~CA ,.,.. .. :-:~..l,,, '" .....::..~L{..... ."i"...'.....,..;' :1.(:",.- ......... . '/""'\ l~ GEoENGINEER~ I I I I I I I I I I I I I I I I I I I PURPOSE Port Ludlow Associates LLC, the owner and developer of the Inn at Port Ludlow (formerly known as the Heron Beach Inn), Port Ludlow Marina, Harbormaster Restaurant, and the vacant lots and parcels within the Plat of Ludlow Bay Village is moving forward with the proposed expansion to the existing resort under the revised zoning ordinance for the Port Ludlow Master Planned Resort (MPR). As part of the proposed expansion, a detailed environmental review was completed as a supplement to the Port Ludlow Development Program Environmental Impact Statement (April, 1993), called Draft Supplemental Environmental Impact Statement (SEIS) (April 2004). As detailed in Chapter 2 of the Draft SEIS, proposed revisions include additional residential, commercial and recreational development and full build-out of the resort area (including a lOO-slip expansion of the existing marina). The proposed alternatives differ in both the type and intensity of development. POND HISTORY The Port Ludlow community was established during the mid-1800s as a logging, shipbuilding, and sawmill town. Attachment A presents a photographic history of the Puget Mill Company operations at Port Ludlow to help describe the site's original development and land use. Pope & Talbot, Inc., a predecessor to Pope Resources and Port Ludlow Associates, purchased the original sawmill and adjacent property in the 1870s. By the 1880s, Port Ludlow was comprised of the sawmill, log dump, numerous houses, a hotel, and other facilities. The Puget Mill Company was closed and reopened several times during its existence at Port Ludlow, but permanently closed operations in 1935. The homes were moved to Port Gamble where they currently reside. Development of the current resort was initiated in the late 1960s. The multi-phase Port Ludlow MPR encompasses 2,000 acres surrounding the inner portion of Port Ludlow Bay ("the bay"). The resort portion of the MPR (''the resort") is located on the site of the original Port Ludlow community along the north side of Port Ludlow Bay, between Oak Bay Road and Port Ludlow Bay. The MPR as a whole includes residential, commercial, and recreational/resort development, as well as significant tracts of permanent open space. The original owner, Pope and Talbot, transferred ownership to Pope Resources in 1985. The MPR was then managed by Olympic Property Group LLC, a subsidiary company of Pope Resources until 2001, when Pope Resources sold its Port Ludlow assets to the present owners, Port Ludlow Associates. A summary of historical events associated with the Port Ludlow site is as follows: 1841- Port Ludlow named by Commander Charles Wilkes, English Navy 1852 - Steam-operated sawmill opened at Port Ludlow by William Syward 1855 - First recorded survey of Port Ludlow by the United States Coast Survey 1858 - Sawmill leased to Amos & Phinney 1877 - Sawmill purchased by Pope & Talbot and reopened as Puget Mill Company 1899 - First photographic evidence of pond 1923 - Pond partially filled and covered by mill operations 1926 - Sawmill sold to Charles R. McCormick of San Francisco 1935 - Sawmill permanently closed 1967 - Pond partially filled and redeveloped as swimming hole with artificial pumping system 1972 - Resort development expands with pond use as stormwater retention and landscaping feature 1993 - Substantial shoreline development permit issued allowing for development on and over pond 1994 - Pond expanded as part of permit mitigation elements 1998 - Rezoning ordinance passed allowing for potential filling of pond dd.-Cf, . ."."."v...,~,....,,"_....-..,...,: ....., S- Cj(P File No. 10622-002-02 September 20, 2004 Page 2 GEoENGINEER~ I I I I I I I I I I I I I I I I I I I Based on historical photographic and topographic documentation, the pond does not appear as an original feature on the landscape when the fIrst published survey of Port Ludlow was completed by the United States Coast Survey (later renamed United States Coast and Geodetic Survey). The 1855 published survey is presented in Figure 1. By digitizing and overlaying more recent pond features from available aerial photographic data from 1965, 1972, and 1997 with the georeferenced 1855 survey (Figure 2), we can see where in the landscape the pond was created and how it changed location in relation to the original shoreline features from 1855. Based on the 1855 survey the pond appears to have been artificially created sometime after that date. This information documents the artificial creation of the pond in the nearshore area sometime after the 1850s and the subsequent location, size, and shape changes that have taken place through the 1960s, 70s, 80s, and 90s. Throughout the late 1800s and up until the period in which the mill was completely abandoned sometime after 1935, the pond underwent several changes in use as well as in size and shape. The 1855 survey shows that the pond feature did not exist prior to the 1850s but was most likely created at some time prior to the late 1800s. Historical photographs in Attachment A show during the late 1800s and early 1900s that the pond was active and used as part of mill operations. No specific written documentation on uses during this era were identified but from the photographs it is apparent that one of the primary pond uses was for log storage and handling. The discharge of effluent water and other process water to the pond would also be expected as a use during this period. Photographs from the late 1910s to the early 1930s show that the pond and nearshore habitat were subsequently covered by the 1920s era mill and associated buildings. A copy of the Sanborn Map produced for the Puget Mill Company (Figure 3) verifies that the area which contained the pond was completely covered by wharfing, mill structures, and rail lines in April of 1923. Cross-sections (A-A, B-B, C-C) on the Sanborn Map also show detailed features beneath the mill and within the nearshore area including the pilings and other structures that were used to support parts of the mill and the wharf. By overlaying digitized pond features from subsequent years on the Sanborn Map (Figure 4) we can see the size and location of the pond in relation to the activities that occurred during the 1920s mill period. A remnant of the original pond was turned into a l.4-acre man-made stormwater facility and landscaping feature as part of the initial stages of the resort development which exists today. Aerial photographs give a good indication of the changes in size and shape that occurred from 1965 to today. As shown in Figures 5 and 6, the majority of the 1965 pond was filled and reestablished into the pond that appears in 1972. These two photographs show the pond becoming more centralized with significant portions of fill to the south and west and a new portion of the pond established to the north and east. From 1972 to 1993 the pond does not appear to have undergone significant change. With the 1994 recording of the Ludlow Bay Village Final Plat, ownership and maintenance responsibility of the pond was transferred to the Ludlow Bay Village Rome Owners Association (ROA). Ownership and maintenance of the pond continue to be the responsibility of the ROA today. As part of the 1993 development phase, the size and shape of the pond was significantly expanded to the east. Figure 7 shows an aerial view of the pond prior to expansion in 1993 while Figure 8 presents an aerial view of the completed 2.2-acre pond after expansion in 1997. Figure 9 shows the pond boundary as it exists today. POND CHARACTERISTICS Original use of the site as a lumber mill operation and associated housing development and then as a managed recreational resort and development community is commensurate with the artificial nature of the pond as it was originally created and currently used today. Historical evidence presented above shows that the pond was originally created out of the nearshore area adjacent to the bay and shaped, sized, covered, filled, and relocated over time to support mill operations including log washing and storage and t, r ' ~ j .,....".,.>- GEoENGINEER~ File No. 10622-002-02 September 20, 2004 Page 3 s1~~ (p y~. I I I I I I I I I I I I I I I I I I I effluent discharge and then to support the Port Ludlow MPR, including storm water detention and sedimentation, landscaping amenities, and wildlife habitat. Three pond characteristics will be discussed in more detail below. They include the development on and around the pond, the on-going water quality of the pond, and the associated biology of the pond. DEVELOPMENT The mill pond was fIrst redeveloped as part of the present-day resort in 1967 and expanded to its current size in 1994 in conjunction with construction of the Inn at Port Ludlow, and the townhomes that make up a portion of the plat of Ludlow Bay Village. SpecifIc development of the resort area within the MPR began in the late 1960s, with construction of the 285-slip marina, the Harbor Master Restaurant, and the homeowners' Beach Club. Aerial photographs presented show the development of the resort including the marina, pond, and adjacent parcels as they existed in the 1960s, 1990s and today. Over a 20 year period from the 1970s through the 1990s the conference center building and multiple residential units were constructed within the northeastern portion of the resort. The construction of the Inn at Port Ludlow was fInished in 1994, and adjacent townhomes were constructed beginning in 1994. In 1993 and 1994 signifIcant alterations in the size and shape of the pond occurred. The pond was deepened and expanded to 2.2 acres and a new circulation system was installed as part of improving the water quality. Soil test borings taken adjacent to the pond during the expansion work indicated the presence of low levels of contamination and large amounts of fIll materials throughout the excavation area including wood waste, bricks, concrete rubble, and various demolition debris. Wood wastes were generally found below 3 feet and consisted of sawdust, wood chips, timber planks, and pilings. From 1993 until 1997, development adjacent to and within the pond included The Inn at Port Ludlow, a marina manger's office, restrooms and laundry facilities, townhomes, a floating pedestrian walkway (over the pond), and associated parking and utilities infrastructure. The benefits provided by the upgrades to the pond and pumping system included aesthetic appeal, stormwater quality improvement, and habitat enhancement. The post-1993 phase of development, including over-water construction, was approved by Jefferson County as part of the Shoreline Substantial Development Permit issued in May of 1993 to Pope Resources and subsequently approved by the Washington State Department of Ecology (DOE) in June of 1993. Conditions associated with the approval of the 1993 permit included the pond expansion and enhancement of pond water quality and habitat as well as upgraded stormwater and sediment controls involving the pond as a settling basin. A copy of the original permit along with the list of conditions for the pond and other elements of the development is presented in Attachment B. Other permit information on the post-1993 development phase indicate that Section 401, Section 10, and Hydraulic Permit Approval (HP A) permits were not required by DOE, the Army Corps of Engineers ("the Corps"), or Washington State Department of Fish and Wildlife (WDFW) in conjunction with the pond expansion or mitigation elements. The post-1993 development permit information indicates that the pond was integrated into the mitigation elements of the uplands phase of development but was not separately defmed as a shoreline or a water of the state. WATER QUALITY Establishment of the pond as a recreational swimming, landscape, and stormwater feature initially prompted the installation of pumps in 1967 to artifIcially increase water flow into the pond from the bay. This circulation system was initially designed to pull marine water through an intake pipe located on the bay, which was then released by gravity back to the bay through an underground discharge vault located near the southwest comer of the pond. Problems with the initial placement of the intake pipe above the Mean Lower Low Water (MLLW) mark on the bay caused the pump to lose operability and delay intake File No. 10622-002-02 September 20, 2004 Page 4 ~<j, 1 ...... ....... GEoENGINEER~ .1iCP. I I I I I I I I I I I I I I I I I I I of water into the pond during periods of low tide. Prior to 1993, stormwater from approximately 39 percent of the development (approximately 7 acres) was directed into the pond. The remaining 61 percent of the stormwater (approximately 10 acres) discharged directly to the bay. As part of the resort expansion in the 1990s, the pond was enlarged and the circulation system upgraded to accommodate the increased volume of water as well as to help improve overall water quality. Design considerations also planned for the introduction of additional stormwater into the pond from several sources of newly created impervious surfaces including streets, sidewalks, and rooftops. These stormwater drainage features are located within Basin EX-3 as discussed in the Draft SEIS and shown in Attachment C. The stormwater retention element of the pond represents passive water quality treatment before discharge to the bay through the settling of suspended solids and subsequent reduction in turbidity. Preliminary design considerations prior to the 1994 expansion planned for an overall increase in the surface level of the pond from approximately 8.5 feet to about 10 feet above MLL W. Current pumping rates and placement of the outlet pipe have been designed to artificially maintain pond surface levels at approximately 10 feet above MLLW. Because of this artificial level, no ordinary high water mark (OHW) has ever been established within the pond. Water quality investigations in 1996 and 1997 show the original design volume of the pond to be 4.06 million gallons. The maximum pond depth at the time of these studies was approximately 10 feet above MLLW while the average depth was approximately 4.7 feet above MLLW. Construction drawings prior to the 1994 expansion show the deepest area in the eastern half of the pond. The newly wetted area was created in the uplands as shown on the ESM grading plan sheets that are presented in Attachment D. Current bathymetry data for the pond beyond what's been presented in the grading plans does not exist. Through sedimentation processes it could be expected that the depth and associated volume of the pond has diminished and will continue to decrease over time. The current circulation system consists of two suction intake pipes, two pumps, two pressure distribution pipes, two inlets and one outlet. The two pumps and intakes operate independently of each other and are designed for redundancy. The intake pipes are 6 inches and 8 inches in diameter. The pond water discharges to the bay through an outlet pipe that is 18 inches in diameter with an invert at 10 feet above MLL W. Designed flow for each of the two pumps that make up the heart of pond circulatory system are 1,000 and 500 gallons per minute (gpm). Daily tidal elevations in the bay range from 0 feet to about 10 feet on average. The Mean Higher High Water (MIlliW) is approximately 9.9 feet while the extreme low and high tides are approximately minus 4.5 feet and 13.5 feet, respectively. A cross section of the pond including the various tidal elevations for the bay was drafted by ESM in 1997 and is included as Attachment E. Water quality issues have historically been a problem with the pond. Multiple investigations prior to and after the expansion document elevated temperature, low dissolved oxygen and nutrients, and the formation of algal blooms as primary issues. Biofouling in the form of mussel and barnacle growth within the circulation system was also identified as a problem with the pond. The formation of algal blooms and the associated odors appears to come from perphyton, particularly filamentous algae, which thrives in water depths of less than 3 to 4 feet and floats to the surface during the summer months when light and temperature are conducive to growth and when nutrients become less abundant in the water from the bay. Historically, there have been attempts to minimize algal growth in the pond through use of engineering upgrades in the pumping system, through chemical treatment of the pond water including colorants and herbicides (prior to 1993), as well as through mechanical means including the use of hand held skimmers (currently being used). The amount of money spent and number of assessments conducted to address water quality issues shows that the pond has and continues to exhibit degraded water quality. $"-'OC ~fi ...... .~... .~- ..,..~.-- l(CeGeoENGINEER~ File No. 10622-002-02 September 20, 2004 Page 5 I I I I The pond circulation system currently serves four primary functions. It maintains pond water level for a scenic amenity, it reduces the water temperature by continuously adding water directly from the bay, it maintains levels of salinity that are more consistent with conditions in the bay, and it introduces dissolved oxygen and nutrients that are more consistent with conditions in the bay. Without the circulation system the water levels would drop to an unknown level where stormwater runoff from the surrounding basin and high tides above the outfall invert would be the primary inputs of water into the pond. Losses in pond water would be driven primarily by evaporation. Water temperatures would increase significantly and result in a drop in dissolved oxygen, especially during the summer. Input of nutrients from the bay would be cut off and levels in salinity would be significantly elevated. The combination of loss of water and significant reductions in water quality would result in a loss of all marine life currently existing in the pond. I I I I I I I HABITAT The upland areas surrounding the pond in the 1960s and 70s were initially comprised of mowed lawns and flower beds. The modem day pond continues to be surrounded by mowed lawns and ornamental and native shrubs and trees. The edge of the pond where the water meets the upland is devoid of any nearshore vegetation and is comprised of rock/gravel, dirtlbark, and mowed lawn. There are also several existing concrete bulkheads and pilings which comprise the existing foundation for The Inn at Port Ludlow and future townhomes to be located on the pond. Several mitigation elements from the 1993 shoreline permit were identified to enhance pond habitat but to date have not been self-sustaining. These included improving water quality for fish and for promoting the growth of eelgrass in the pond. Another element of the mitigation was to plant low growing plants, shrubs, and trees along the fringe area around the pond. Currently the pond has no naturally occurring nearshore vegetation including submerged or emergent vegetation and is absent of any upland fringe vegetation. I As discussed above, the pond experiences considerable algae growth at times. The problematic algae is primarily filamentous. Small clams, mussels and barnacles also grow within the intake structures as well as on substrate along the bottom of the pond. Insects most likely breed in and utilize the pond while providing food for swallows as well as small insectivorous fish within the pond. WDFW noted that the elevation of the discharge pipe (between the pond and the bay) may allow access to marine fish at tides 10 feet or more above MLL W. The circulatory system, even with a fish screen, also most likely pulls some marine organisms into the pond. There is currently no specific documentation as to species diversity or size of the fish population(s) in the pond. American widgeon, bufflehead, and killdeer are known to utilize the pond for loafmg and for feeding while American mallard, pintail, lesser scaup, and merganser have been reported on the pond. A variety of passerines and other species of upland birds are reported to utilize the habitat around and in the vicinity of the pond. Mammals including rodents, possum, raccoon, skunk, coyotes, and foxes are also expected to occur in the vicinity of the pond and surrounding area during times of the year. I I I I I I I Habitat mitigation requirements associated with the post-1993 development as well as the proposed expansion to the existing resort under the revised zoning ordinance have been addressed, in part, through completion of the Port Ludlow Resort Landscaping Plan. The vegetation plan details the landscaping mitigation that will be implemented at specific locations within and adjacent to the pond. The enhancement efforts outlined in this plan involve the introduction of upland vegetation and the installation of aquatic plants along the southern fringe as well as directly within the pond. Upland vegetation will be planted to enhance the current lack of small mammal and bird habitat primarily along the southern and western ends of the pond. Vegetation introduced in these areas will also be designed to provide passive stormwater treatment for runoff from adjacent roads and lawns as well as to buffer these areas from ':, ... . ..-"" -.,.f File No. 10622..fJ02-02 September 20, 2004 Page 6 ;)~?t. q GEoENGINEER~ l.((Q I I I I I I I I I I I I I I I I I I I human disturbance. Aquatic vegetation will be introduced in the shallow areas of the south end of the pond and will provide several enhancements to pond water quality and habitat including: reducing the potential for erosion within the pond; improving habitat quality and expanding habitat diversity; reducing nutrient loading and increasing dissolved oxygen; providing shading and reducing temperature; and resisting the growth of invasive (non-native) species. The overall objective of the vegetation plan is to design, install, and maintain landscape features in a manner that balances the mitigation elements described above with the aesthetic enjoyment for residents and guests of the resort. CONCLUSIONS The Port Ludlow area has been and continues to be influenced by man-made activities. Original use of the site as an industrial mill facility and associated housing development and then as a managed recreational resort and development community is commensurate with the artificial nature of the pond. Evidence indicates that the pond was artificially created in the nearshore area and historically managed to support mill operations including log washing and storage, effluent holding, and storm water retention and detention. The photographic history presented in this assessment supports the uses and development of the pond and surrounding area since the late 1800s. This information also supports the various changes in the location, size, and shape of the pond as well as the historic use of the nearshore habitat. During the mill era the pond appears to have been modified several times and then completely covered by structures including buildings, rail lines, wharfmg, and piling. Modem day manipulation of the pond including recent development and expansion as a man-made landscaping and water feature involving filling and digging the pond in various locations along with the more recent addition of structures on, over, and adjacent to it. Recently approved zoning amendments have introduced the possibility of filling a majority of the pond. Water quality, surface elevation, and mitigation measures associated with the modem-day pond have prompted the utilization of a water circulation system to maintain an artificial volume and level of water and to improve the water quality. The pond also has no naturally occurring nearshore vegetation including submerged or emergent vegetation and is absent of any natural upland fringe vegetation. Enhancement efforts in these areas have been identified as part of the proposed expansion to the existing resort under the revised (1998) zoning ordinance. The current biology of the pond appears to be a direct result of the artificially created environment, but due to a lack of naturally occurring vegetation, does not under current conditions indicate an ability to sustain any of the biologically related mitigation elements implemented in the 1993 shoreline permit. Water quality issues have also historically been a problem with the pond. Multiple investigations prior to and after the 1994 pond expansion show elevated temperature, low dissolved oxygen and nutrients, and the formation of algal blooms as primary issues. Historically, there have been attempts to minimize algal growth in the pond through use of engineering upgrades in the pumping system, through chemical treatment of the pond water and through mechanical means including the use of hand held skimmers. The evidence that exists on water quality issues continues to show significantly degraded pond water quality. The artificially created biology that currently exists in the pond is also of low quality given the persistence of water quality issues and as a result a continuation of problems with algal blooms and an inability to support any of the intended biological or habitat mitigation elements. The historical and current use of the pond as a managed and integrated feature is well documented and defmed in practice and past permitted activities. The history and artificially manipulated nature of the pond is also not consistent with the wetland definition of the Washington Administrative Code or the Shoreline Management Act. Moreover, the spirit and intent of shoreline and shoreland management did File No. 10622-002-02 September 20, 2004 Page 7 GEoENGINEER~ I I I I I I I I I I I I I I I I I I I not contemplate inclusion of this type of man-made and artificially maintained facility under its regulatory framework. I" :',." 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" . ..c c !; <; " " - 1i:& I I I I I I I I I I I I I I I I I I I GEoENGINEERS Q ATTACHMENT B SHORELINE SUBSTANTIAL DEVELOPMENT PERMIT ~~'- - 'T~F~ LOG iTEM #~~ Page,_..~V_.~ of~~ I I I I I I I DEPARTMENT OF ECOLOGY CONDITIONS Shoreline Conditional Use Permit #1993-14647 - Conditioned Jefferson County Permit ISDP91-017 Pope Resources - Applicant I I I I A public access plan shall be tendered for review and approved by Jefferson County and Ecology for the easement on tracts A.C, and HI. Said plan shall detail the width and location of proposed easement, plus document how public use will be facilitated, including hours of availability and designated public parking, plus visual screening from adjacent private property. Public access launch site at marina for kayaks and other small craft shall also be described in this plan. I I I I I I I I ... .~2:,.."L.~. \1 ~7"'='T; I I 4- 6' if /1 . r,:-r' T; :'.~':: ;CV l\tv .1' ~'. ..... '- JEFFERSON COUNTY SHOREllNE SUBSTANTIAL DEVELOPMENT PERMIT WASHINGTON STATE SHORELINE MANAGEMENT ACT (RCW 90.58) PERMITTEE: pope Resources DATE ISSUED: May 11, 1993 TYPE OF ACTION: General TYPE OF USE: Primary, Secondary, Conditional CASE NUMBER: SDP91-017 APPLICATION DATE: August 7, 1991 PROPOSAL: A residential, commercial, and recreational development consisting of the following: . A 36-room hotel; . 5 detached single family residences and 53 attached single family residences in 14 multi-unit structures; . Roadways and 367 parking spaces; . utilities, including water, electrical power, and sanitary sewer; . 500 cubic yards of rip rap shore defense works; . Marina modifications including a new manager's building, new restrooms and laundry, new fuel and propane tanks located between the marina and the pond, and removal of an existing boat launch; . L~ndscaping and recreational amenities. including construction of vegetated artificial dunes on the'southerly portion of the spit, trails and a.pedestrian bridge, outdoor sport courts, and expansion of the existing pond; . .* . Approximately 45,000 cubic yards of filling including 25,000 cubic yards for . T.emporary and permanent soil erosion management system; * Directional and informational signs; . outdoor lighting; and * 10.5 acres of undeveloped open space. excavation, grading and pond expans ion; . control and storm water The Inn would be a.three-story, wood frame structure that would include a manager's.:residence. Its maximum height would be 52 feet. It would have a foot print of 11,345 square feet and total square footage of 34; 171 square feet. Its design would include the following f{re and life safety features: quick-response sprinkler heads; automatic alarm notice to Fire District #3; tamper prot~ction for the automatic sprinkler. system; hose cabinets at each floor; diesel generator back-Up power source; an indicator panel for all building safety systems; . smoke detectio~ on HVAC systems; a stairwell to the roof; and a wet-sprinkler in the covered drive-through. The proponent also proposes planning and staff,training in order to enable rapid respond to emergencies. d:~C.t..e. (A% .....1l..eVJ I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I Shoreline substantial Development Permit SOP91-017 " Pope Resources The existing man-made pond covering 1.4 acres would be enlarged to 2.2 acres. A pump would supply with water from Ludlow Bay in order to m~intain a constant salinity. A new 800 square foot marina manager's office would be constructed midway between the existing office and the Inn site. "The existing office would be demolished and replaced with new restrooms and laundry facilities on the same site. The existing underground fuel and propane tanks-would be removed and new tanks would be lo~ated adjacent to the manager's office in a containment bunker. Exterior lighting fixtures would employ hoods, shades, or other techniques to direct illumination onto the immediate area where it is needed. Light standards in parking areas would not exceed 10 feet in height. Light fixtures along pedestrian walkways would not exceed 4 feet in height. No colored lights would be used except for holiday occasions. utilities would be installed underground. LEGAL DESCRIPTION: . The proposal site comprises 17.5 acres adjacent to the existing marina and resort at Port Ludlow and is described as portions of Government Lots 1 and 2 in Section 16, Township 28 North, Range 1 . 'East, "W.H. .. WATERBODY AND/OR ASSOCIATED WETLANDS: Port Ludlow Bay SHORELINE OF STATE-WIDE SIGNIFICANCE: No SHORELINE DESIGNATION: Urban CONDITIONS: Development pursuant to this permit shall be undertaken subj ect to the applicable' policies and performance standards of the Jefferson-Port Townsend Shoreline Management Master Program and the following conditions: J 1. A detailed erosion and sedimentation control plan using the best management practices set forth in the Washington Department of Ecology's Storm Water Hanual for the puaet Sound Basin shall be prepared in conjunction with final site design and a construction phasing schedule.. Grading on the proje~t site shall not begin until the er~sion control plan has been approved by the Director of the Jefferson county Department of Public Works or his designee. The objectives of said plan are to (a) control dust and mud and stabilize the construction' .area including entrances and roadways; (b) prevent surface .2 ~~q..._.. :iq~~!JfY~::- Shoreline Substantial Development Permit SDP91-017 . Pope Resources water runoff from eroding areas to be cleared and graded; (c) prevent sedimentation from entering the waters of Port Ludlow Bay. Erosion control techniques may include, but are not limited to, piped slope drains, subsurface drains, hydroseeding, surface roughening, interceptor dikes and berms, check dams, swales,.gradient terraces, rip-rap, gravel filter berms, storm drain inlet and outlet protection, and filter (silt) fences. A maintenance program shall be implemented during the course of construction to insure the proper and effective functioning of erosion and sedimentation control features. Inspection of erosion control features shall be conducted daily. Soil disturbance associated .with major grading activities shall conform to the guidelines and timing restrictions set forth in the Washington state Department of Ecology storm. Water Manaqement Manual (current edition) ~ Prior to final plat approval and prior to any clearing and grading on the site, the proponent shall submit a construction phasing plan to the Jefferson county Public Works Department for review and approval. The plan shall specify how the proponent proposes. to achieve the goals of this mitigation measure. J 2. ..J 3. r v 4. ,. 5. ../ 6. .f 7. ".~q :!JJ Durinq construction, to the extent practicable, existing vegetation shall be maintained on those portions of the site planned as permanent open space. Only during the course of utility installation or revegetation/landscaping shall disturbance occur. Grading stockp~les shall be located on the uphill side of excavation areas to act as runoff diversions. Any large stockpiles shall be shaped and covered or seeded. soil, sediment, water, or debris generated during pond enlargement shall be confined to specific areas on the site as identified on the erosion control plan. Dredged pond material and other site material unsuitable for project fill shall be disposed of at a location approved by the Director of the Jeffer~on county Department of Public Works. Following construction, all cleared and graded areas shall be. permanently revegetated according to an overall landscape plan. Revegetation shall be completed as soon as practicable after grading and construction is. complete. Dunes proposed for the Inn area shall be stabilized through the use of vegetation and underlying foundations so as to minimize sand and soil redistributiori during storm events. 3 4lp I I I I I I I -I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I Shoreline substantial Development Permit SDP91-017 Pope Resources The proponent shall designate a qualified, trained, and experienced individual or firm ",ho shall ensure that (a) erosion control. devices are correctly installed; (b) inspection and maintenance schedules are regularly kept; (c) corrective actions are employed in the event erosion control measures fail to perform effectively and (d) reports and inspections are coordinated with the.. Jefferson County Department of Public Works. A complete geotechnic~l investigation shall be undertaken on slopes steeper than 15% where buildings or infrastructure are proposed. Particular attention will be paid to possibilities of earthquake-induced subsidence or liquefaction. Structures. shall be designed, engineered, and constructed in conformance with the Uniform Building Code, other adopted standards pertaining to landslide and seismic hazard protection, and specific construction practices recommend~d by the geotechnical consultant. The consultant shall be a qualified professional selected and paid by the project proponent. No construction of buildings, or installation of infrastructure on slopes steeper than 15% shall take place .prior to completion of the geotechnical investigation. A permanent stormwater drainage system shall be installed, the design and construction of which shall be to the satisfaction of the Department of Public .Works. system components. shall include grass-lined swales, oil/water separators, and a detention pond to manage both ",ater quantity and quality. ..../' 11. The project's stormwater management system shall be incorporated into the ongoing Port Ludlow Bay "water Quality Monitoring Program - Nonpoint Sources". .j 8. ,. 9. ./ 10. v 12. A maintenance program shall be developed for oil/water separators and biofilters and approved by the Jefferson County Department of Publici Works. . ../ 13 . Eelgrass (zostra marina) shall be planted in the eastern sector of the pond to prevent the growth of sea lettuce (Ulva) . ./ 14. During construction, water levels in the on-site pond shall be lowered and sediment removed therefrom prior to the discharge of water into the Bay. . ~ 15. Two pumps shall be installed in the pond for redundancy in case of failure and to improve flexibility for periodic 4 ~~~t." ~,\ . \!.\a Shoreline substantial Development Permit SDP91-017 pope Resources maintena.nce.' A standby mobile power generator shall be provided in the event of power outages. ..j 16. The maintenance schedule for the pond shall avoid pump shutdown during warmer weather, thereby lessening stagnation , of' water and related water quality problems. ' , ~ 17. Final infrastructure design shall minimize impervious cover and stormwater runoff through the use of gravel surfaces as permitted by the Department of Public Works". ./ 18. Drainage lines shall be installed behind retaining and/or basement walls, and around building footings' to prevent build- , up of hydrostatic pressure and to intercept ground and surface water. ~' 19. Groundwater seepage encountered during construction in'upland areas shall be directed by sloping excavations to shallow sump pits. Any collected water shall be discharged to the construction-phase stormwater control system. Portions of structures subject to periodic tidal inundation shall be sited and constructed in'compliance with Jefferson county's "Flood Plain Management Ordinance No. 1-89." ," .... ~.."I:.., \J\' 20. -J 21. Landscape design and planting materials for the perimeter of '" the pond shall minimize the need for herbicide application. Native plant ma-terials shall be utilized to the maximum extent" throughout the entire proj ect site to reduce the use of fertilizers, pesticides, and herbicides. When the application ''r",of such chemicals is necessary, they shall only be applied by ~: state-~icensed,personnel. ..; 22. Buffers of grasses, low. growing plants, shrubs, and, trees shall be planted along the shoreline and around the pond, providing habitat, water quality enhancement, and protection from human disturbance. J 23. Primary la.ndscape materials planted on the site shall be those 'native trees, shrubs, grasses, and herbaceous cover which provide food and cover for wildlife, for example, Douglas firs, We~tern red cedars, vine maples, wax myrtles, and wild strawberries. . . ~ 24. Enlargement of the existing pond shall make provisions for improved aeration and circulation to discourage algae qrowth, maintain consistent water quality, and improve its value as fish habitat. 5 ~~(l_. ,..,,, , ~~\:!G.. I I I I I 'I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I Shoreline Substantial Development Pe~it SDP91-017 Pope Resources J 25. Interpretive signs shall be installed at pertinent points throughout the site to describe important habitat features and wildlife. Pamphlets and brochures shall' be distributed to residents and guests to increase awareness and respect for wildlife which inhabit the project site. . ../ 26. Filtration shall be provided at the pump water-intake pipes to reduce the incidental capt~e of fish. ../ 27. The weir outlet to the pond shall be designed to prevent fish entrapment in the pond~ ~ 28. The pond shall be designed to provide some shallow area along the south shoreline, suitable for wading birds, isolated from public access. . . -./ 29. Pond shoreline length equivalent to at lea.st 50% of the existing shoreli~~ length shall be provided for bird loafing area. This shoreline area must be buffered by landscape vegetation to discourage public disturbance. potential for from previous ~ 30. Excavation shall be minimized to reduce encountering contaminated soil materials 'development of the site. J 31. Lead concentrations from previous testing in the vicinity of Test pit 10 (TP-10) shall be reported to the Washington Department of Ecology if encountered in quantities in excess of 10 cubic yards. :'. - ' .r\: -\...:~. v...... . ../ 32. Excavated soils at locations other than TP-10 shall be monitored for presence of potentially hazardous materials. oJ 33. In accordance with DOE Policy #101 (Site Discovery and Release Reporting), a qualified hazardous waste specialist shall be contacted if more than 10 cubic yards of charcoal-like material is encountered in order to properly assesS implications for disposal. 34. Prior. to initiating excavation, a qualified hazardous waste specialist shall orient the construction contractors and crew regarding field identification of potentially contaminated soil and materials. ,,' ...; 35. The proponent shall establish legally enfqrceable. architectural design guidelines which address such. matters as ~oof materials, siding, exterior colors, appurtenances, and ~~<l 33 6 .~V2 Shoreline Substantial Development Permit SDP91.-017 Pope Resources other factors that affect the overall aesthetic character of the project site. . v' 36. The proponent shall comply with all regulations of the state Shoreline Management Act (RCW 90.58), RCW 217.44.040, R.CW 27.53.060 and WAC 25-489 regarding archaeological sites. These regulations prohibit intentional disturbance of archaeological or burial sites without prior approval and provide protocols for actions following discovery of such sites. ,j 37. , fl' " . / 38. ,; 39. ~ ~:;. ;.- . I '- . ~'J'. .. ~~... . '<, . ~ '. .. \I..... "- ( .J 40. j 41. Prior to excavation, a qualified archaeologist shall orient the construction contractors and crews in identification of potential archaeological resources that might be uncovered, and how to proceed in the event of an unexpected discovery. If cultural resources are discovered during construction, a qualified archaeologist shall. be immediately dispatched to systematically analyze the findings. All construction or excavation on that portion of the project site shall immediately cease and measures shall be taken to prevent further disturbance prior to analysis by a qualified archaeologist. The following above-code fire and life safety features shall be provided in the Inn structure: quick-response sprinkler .. heads;' automatic alarm notice to Fire District' #3; tamper protection for the automatic sprinkler ~ystem; hose cabinets at each f,loor; 'diesel generator back-up power source; an indIcator pane.l for all building safety systems; smoke detection on HVAC systems; interior stairway to the Toofi and a wet-sprinkler in the covered drive-through. The .proponent shall develop a plan for the Inn which identifies applicable emergency. actions to be taken during such unlikely events as fires or earthquakes. The staff shall be trained in fire behavior, built-in fire and life safety systems in the Inn structure ~ and proper responses to emergencies and safety needs of all guests. A maintenance ,schedule for fire and life safety equipment shall be developed. All such equipment and related systems shall be tested at least annually in cooperation with Jefferson County. Fire District. No.3. Records of all maintenance and system tests shall be retained at the Inn and copies transmitted to Jefferson County Fire District No.3. . J 42. Exit maps and instructions on emergency procedures shall be 7 '~~Cf ~.L{ ({tp.. I I I I I I I I I I I I I I I I I I I I I. I I I I I I I I I I I I I I I. I I Shoreline Substantial Development Permit . SDP91-017 Pope Resources installed on the inside of all quest room doors. J 43. A public relations videotape which emphasizing building safety features, quest responsibilities for safety in shall be available in all guest rooms. includes a prologue exit locations, and emergency. sit~ations ~ 44. The Inn's resident manager and all other on-site staff, as a condition of employment, should be trained in basic first aid and CPR. ~ 45. Fundamental emergency aid equipment shall be provided at the Inn for staff use. 46. In order to assess cumulative impacts from this project, the proponent shall: (a) continue the existing Water Oualitv Monitorinq Pr~ram which documents nonpoint source effects on the Class A "Extraordinary" designation of Port Ludlow Bay and it' s tributaries. Sampling shall include the water column, sediments, and shellfish as appropriate. If monitoring indicates that activities of the' proponent are causing reduction in the water quality of Port Ludlow Bay below the Class AA "Extraordinary" designation, the proponent shall immdiately so' advise Jefferson county. The ttscope of work" for each year's program shall.be conducted where necessary to obtain the most meaningful scientific data. The ensuing year's scope of work shall be approved by .;:J'efferson County each autumn. Each year's monitoring result~ shall pe reported to Jefferson County by March 15 of the following year. The proponent shall be responsible' for employing a qualified -water quality research firm at proponent's sole expense. (b) Conduct a Water Resource Monitorinq Proqram which documents the condition of several aquifers utilized as a ,domestic source by the' proponent. Att~ntion should be focused on static groundwater levels and saltwater intrusion. Should groundwater monitoring indicate an inadequate yield to s'!.1PP9rt development of the proponent's projects in the context of water rights and projected water use, the prQponent shall immediately inform the County and take. necessary action to insure an adequate supply of potable water. This action could include, but is not limited to, development of additional sources, supplementation of existing sources, and/or implementation of additional conservation measures. . Il.};~~ua~~~/l agreeable, the proponent shall include Olympus ,~~q,..._... &~---: 8 ...lf~.... Shoreline SUbstantial Development Permit SOP91-017 pope Resources Beach Tracts' wells in ongoing groundwater monitoring efforts. (~ . , -"', " ~.' v 47 . ~ \I "~{J... \ ~. .'). ~ ...\.. f '\ ': . '. ~ ~ v' . - " - ",-~ "~" .....,' .48. . . l"'" .. v ',; . ...: 49. "... .. ...-.,.~:."~ .!' \ -, ........~ . 0" .;,....,' '.1 ;" ~,i.'J \. ./ 50. (l cf...-' r ~ -:-..\\-.1 '.....\; ..J51. The proponent shall be responsible for employing a qualified geohydrologist to.design, direct, and conduet said monitoring program. The expense of said geohydrologist shall be the proponent's. Results of the monitoring program shall be reported to Jeffer?on County and the Washington Department or Ecology by March 15 of each year. (c) Conduct a Sewaae Treatment Plant Monitorinq Proaram which documents effects of the proponent's projects on' capacity of the secondary wastewater treatment plant. Attention shall be focused on the number of connections; effluent flow volume; and effluent quality. It is acknowledged that the sole authority to monitor and regulate operation of the sewage treatment plant rests with the washington Department of Ecology. Nothing in this condition is intended to supersede or conflict with requirements of the proponent's National Pollution Discharge Elimination system (NPDES) Permit No. WA- 002120-2 issued pursuant to the Federal Clean Water Act and companion statutes. If any function or value monitored by the NPDES permit is exceeded, notice shall be provided to Jefferson County concurrently with notice to the Washington Department of Ecology. Results of the monitoring contained in this condition shall be transmitted to Jefferson county and the Washington Department of Ecology by March 15 of each year. The riprap shore defense work shall be constructed in substantial alignment with the ordinary high water mark. Design of the fuel and propane tanks shall be approved by the Chief of Fire District No.3. The deed to the homeowners association from Pope Resources of Tracts A, C, and M-1 shall be subject to' an easement in favor of the general public for access, use, and enjoyment for the life of the project. The association will retain the right ~o reasonably regulate those common areas by establishing rules and regulations-, such as those to protect lanscapinq, regulate noise, prevent nuisances. Informational and directional signs shall clearly indicate the location of public access areas. The proponent shall provide near'the marina loading area an access area and stairway to facil-i tate launching of small watercraft such as dinghies, canoes, and kayaks. 9 ~~q.. oCt \tv....., I I I I I I I -I I I I I I I I I I I I I I~ I I I I I I I I I I I I I I I I I Shoreline Substantial Development Permit SDP91-017 Pope Resources NOTICE: . 1. This permit may be rescinded by the Jefferson 'county Board of Commissioners or the Washingto~ State Shorelines Hearings Board upon'the finding the permittee has not complied with the conditions her~in, pursuant to RCW 90.5S.140(S). 2. The p~rmittee is liable for all damages to public and private property arising, from violation. of any. provisions of the permit hereby granted, including the cost-of restoring the affected area to its condition prior to violation and possible court costs that may ensure from violation, pursuant to RCW 90.5S.230. 3. Construction pursuant to this permit will not begin nor is to authorized until thirty (30) days from the date of filing as defined in RCW 90.58. 140(6) and WAC 173-14-090, or until all review proceedings initiated within thirty days from the date of such filing have terminated, except as provided in RCW 90.5S.140(5.a-c). Construction or substantial progress toward construction of the permitted ,development shall begin within two (2) years from the date of this permit and completion of the permitted development shall be accomplished within five (5) years from the date of this permit. 4. Nothing in this perlli.it shall excuse the permittee from compl ing with any other ~ederal, state, or local statutes, l.nan s, o~ regulations applicable to this project, but consisten ith R W 9 .5 I ~.... (3 7 .CJJ.(2 10 Shoreline Substantial Development Permit SDP9.1-017 Pope Resources THIS SECTION IS CONDITIONAL USE USE ONLY IN REGARD TO A FOR DEPARTMENT OF ECOLOGY PERMIT OR A VARIANCE. . /11 a V I u) '<7> Date received by the Department: Approved: "'I . Denied This conditional use permit/'hu. 41111' ~ is approved/d..ulQd by the Department pursuant to Chap~er 90.58 RCW. Development shall be under~aken pursuant to the following additional terms and conditions: ~G,(;.. ~.,..,.A-e. H~ 'Le"T"7C~. 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