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Discovery Bay
Planned Rural Residential Development (PRRD)
And
Golf Course Preservation Plan
land Division Supplemental Application
Jefferson County, Washington
Narrative Statement
The proposed project is for a Planned Rural Residential Development (PRRD) as a
central component to a historic golf course preservation plan. The golf course was re-
named the Discovery Bay Golf Club following a recent purchase from its long-time
owners, the Bailey family. The original nine holes of the former Chevy Chase Golf
Course opened for play in 1925 and are considered the oldest continuously operated
public golf facility in the State of Washington. In order to financially justify continued
operations and ongoing maintenance for the golf course, the current owners are
proposing minimalist development of a clustered residential community to be tucked into
the wooded areas surrounding the course itself.
Project Background and Justification
The new ownership is called WeFore, LLC and consists of Sr. Nicolas Hurtado, of
Santiago, Chile and Mr. Michael Asmundson, a former Washington native who currently
resides in Scottsdale, Arizona. Mr. Asmundson, in addition to being the managing
partner of WeFore, LLC is also a golf course designer. To his credit is the new nine-
hole expansion at Chevy Chase Golf Course which opened in 1997.
The Owners desire to accomplish several specific goals, all of which are integral to the
PRRD as they attempt to save this historic public golf course from extinction. These are
as follows:
. Create a distinctive residential community that has a variety of residential
products (types and sizes), each one well adapted to the site's topography,
native vegetation, existing golf course and view corridors.
. Create an architectural product that possesses historic and rural character
utilizing natural materials in both traditional and innovative applications.
. Group or cluster the residential units at densities that produce functional
neighborhoods while reserving larger and more contiguousl.t~ pT~sturbed
land and/or managed open space. #__ Ie
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. Minimize the builder's footprint on the land during and after construction through
effective site planning and architectural guidelines (CC& R's).
. Create a distinctive residential community that today is unparalleled, but one day
becomes the standard.
ECONOMIC SETTING
The Owners had an economic analysis performed for the property, focusing on the
marketability and value of the proposed residential project and the golf course. An
experienced consultant, who has performed this type of service on several projects
throughout the NW including Dungeness and Gold Mountain (two very successful golf
courses), conducted the study and reported the results this past January. The analysis
was quite sobering. The Owners' investment was likely protected as a result of the
value of the real property in today's heated real estate market, and maximum
development could return profits. Unfortunately, the golf course would likely be a
burden that would quickly consume any initial profits from real estate development. Golf
in the Puget Sound region is overbuilt and more courses are coming on line the next
couple years. It continually costs more to travel from the east side of Puget Sound to
the Olympic Peninsula and the amount of time it takes is even more impacted,
especially during the summer. Not as many people are taking up the game and those
that do play are playing less. The consultant's recommendation was to develop the
property for residential use, and eliminate the golf course entirely.
The conclusions are backed-up by recent experience. Discovery Bay Golf Club has
been in a steady decline for the past several years losing hundreds of thousands of
dollars in operational costs and capital improvements. This is attributable to a variety of
factors, principally a downturn in the local economy, lack of adequate funds for
maintenance resulting in poor conditioning and presentation, inconsistent management,
and lack of quality service. While the drop in revenues appears to have bottomed, the
course would need several million dollars invested in it to have any hope of attracting
the limited market share of customers. It became apparent that the golf course's only
chance for survival was to pursue a residential project.
The current Owners were seriously disappointed. They were aware that Port Townsend
is not necessarily a golf community, but there are not going to be any new golf courses
built in the area in a long time, if ever. The County's current Comprehensive Land Use
Plan has restricted development densities to the point where it is not possible to have
sufficient return to offset the costs required to create a new golf facility. Having a
passion for the game of golf, the last legacy we want is to be the ones that finally turn
the lights out on Discovery Bay; Jefferson County's only and last affordable public golf
course.
So the problem becomes "how can we save the Discovery Bay Golf Club?" How do we
put golf on people's radar when making a visit to the Olympic Peninsula? And, is it
possible to create a product that is equal to if not better than all the other courses in the
area? During this past January and February we explored other recommended
business concepts affecting Discovery Bay that included: ,LOG ITEM
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40 Lot Subdivision with No Golf Course
This concept would immediately close the golf course and begin planning for a forty lot
subdivision. The golf course would be decommissioned and the process of natural
landscape restoration begun. The project could achieve premium value with a complete
amenity package of meadows, ponds, private trails and extended views. The economic
return would be significant with the minimum of risk. However, the project would most
definitely be unpopular to local golfers. This is an intriguing concept but the new
Owners are not ready to be tarred and feathered quite yet.
Nine Hole Semi-Private Golf Club with PRRD
This option would return to a nine-hole, semi-private golf club with some form of PRRD
that would include a mix of residential parcels ranging from one acre to 5 acres in size.
The golf course would be converted to nine holes cobbling together holes from each
nine. The clubhouse would be relocated with access off Discovery Road. The course
would be open for public play between May until the end of September. The clubhouse
would be closed for the winter with access only to members. A couple of maintenance
personnel would remain year around and function more like caretakers. While revenues
would decrease slightly, operations and maintenance would be significantly reduced.
. Revised PRRD Project with 18 Hole Golf Course
Contrary to the opinion of our economic consultant, the Owners decided to do
everything ifl-they could to save the golf course as an 18 hole facility. To that end, the
Owners took a hard look at whether they might be able to reduce the golf course's
redevelopment costs. At the same time, tIley--could the development costs for the
residential project be reduced while adding value for the proposed lots and homes?
The Discovery Bay PRRD being submitted hopefully accomplishes these goals..
Instead of 22 lots on the upper ridge, the proposal is for 14 lots with 18 cabins in two
clustered areas separated by the required 600 feet. The length of paved roadway has
been reduced. Improvements to the golf course are limited to providing new drainage
and irrigation on the original nine holes while improving two inferior golf holes on that
nine and the creation of one completely new golf hole on the back nine that will provide
separation and add value 0 the residential project. It is essential to accomplish the
following goals:
. To create a year-round maintainable and playable 18 hole golf course that
provides a fun, memorable and challenging experience for players of all skill
levels.
. To provide much needed drainage and automated irrigation systems which are
essentially non-existent on the original nine.
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. To improve the level of service for all operations by buildingl"e.lationshJps with
new residents, neighbors and the community in general. ()G ITEM
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. To reorganize and improve the entire arrival experience in and around the
clubhouse including relocating the maintenance facility, providing new cart
storage and staging areas, expanding practice facilities, providing new access
with landscaped parking areas, and performing a facelift for the clubhouse.
With the adoption of the County's 1998 Comprehensive Land Use Plan, basic principles
were put in place to accommodate new population growth, including those such as the
proposed PRRD. We are confident that the plan being submitted is in full compliance
with guiding principles of the Comprehensive Plan and the development standards of
the Unified Development Code. For example, the proposal is in harmony with the
following guiding principles:
. Maintain and preserve the natural beauty, rural character, and variety of lifestyles
that make up the intrinsic character of this community.
. Protect and conserve the local natural resource base, balancing both habitat and
economic values.
. Reinforce and enhance the historic sense of "place" or "community" around
traditional population centers.
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Discovery Bay Planned Rural Residential Development (PRRD)
Response to Uniform Development Code Section 3.6.13
The Discovery Bay Planned Rural Residential Development offers a residential
development that is superior to and more innovative than conventional development. In
addition, by offering a mechanism for protecting the future of the historic golf course, it
offers a benefit to the public beyond that available through conventional development.
1. Planned Rural Residential Development Goals
The Discovery Bay Subdivision and PRRD are proposed to create housing that will
perfectly fit each cluster neighborhood with the surrounding natural vegetation. It will
also meet all of the County requirements of the UDC for a Planned Rural Residential
Development. The proposal is a creative site layout and design offering flexibility in the
type and design of rural residential housing that could be available to the public. It
satisfies the purposes of a PRRD set forth in Section 3.6.13.1 in the following ways:
a. Provide for residential development in rural areas in a way that maintains
or enhances the county's rural character.
Discovery Bay Subdivision and PRRD is a 200 + acre parcel located in the RR 1:5
zone. The land could be subdivided into 40-five acre lots as a Long Plat eliminating the
golf course. However, the golf course's presence has established pre-existing patterns
of development in the area that can be maintained with the proposal. By employing the
cluster concept and complying with the bonus density criteria, an additional eight (8)
homes can be vested and still retain significant reserve tracts and preserve the
property's pre-existing landscape. Clustering the dwelling units in smaller, more
compact neighborhoods amongst native vegetation will preserve a greater amount of
open space thus enhancing the property's rural character.
b. Allow development of land with physical constraints while preserving the
natural characteristics of the site, including topography, native vegetation,
wildlife habitat, environmentally sensitive areas, and other natural amenities of
value to the community.
The proposal works with the topographic limitations of the site, preserves and enhances
existing habitat, and is intended to maximize the site's natural amenities. The PRRD
will protect the steeper slopes of the site by managing surface water runoff and through
augmentation of the forest understory as part of the landscape restoration and
naturalization of the site. Various project alternatives were considered until one was
designed that could avoid wetlands, streams, ponds and their buffers, and other
potentially sensitive areas. The maximum amount of open space is being provided with
development only occurring on 23% of the property. Landscape preservation and
restoration will create broader and more effective wildlife corriqors and increase the
value for new residents as well as our neighbors. LOG ITEfV1
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Existing Post
Description Condition Development
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Total Site Area 200
PRRD Development
Roads 6
Residences 5
Private Outdoor Spaces 8
Sub-Total 19
Total Proposed Clearing 19
Undisturbed Area 27
Total Area 46
Golf Course
Irrigated Turf 89 82
Lakes/Ponds 0.8 2.5
Cart Paths 4 4.5
Support Facilities 2 2.5
Converted Transitional Landscape n/a 3.5
Wooded Transition @ Discovery and
Cape George Roads 9 9
Undisturbed Areas
Wetlands 3.2 4
Wildlife Corridor including regulated
wetland buffers 32 32
Interior Forested Woodlands 14 14
Open Space Reserve 154 154
c. Retain large undivided parcels of land that provide opportunities for
compatible agriculture and other rural land uses.
Large areas of the property will be kept in reserve; however agriculture is probably not
viable on the site. The golf course itself is the primary land use feature, and this
proposal is intended to retain it.
d. Facilitate the creation of open space corridors for recreation and aesthetic
enjoyment.
Four separate, clustered neighborhoods will feature ample distance between each and
add to the amount of open space corridors, which will provide recreational and aesthetic
value. Not only are large tracts of contiguous land being preserved in a relative
undisturbed state, the Owner intends over the next few years to continue with an active
landscape restoration program. This will increase the value of wildlife habitat
surrounding the turf areas of the golf course while improving the aesthetics of the
course in general. Almost two miles of trails are being proposed which will tCOO"itblu.1\ ,
our project but also connect the Larry Scott Trail with Cape George Road. . I t:JV1
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e. Permit developers to use innovative methods and approaches not available
under conventional zoning methods to facilitate the construction of a variety of
housing types and densities serving the diverse housing needs of Jefferson
County residents.
The proposal is for 48 lots of various sizes and configurations, and envisions a variety of
housing products. The amount of proposed open space reserve area at 77% exceeds
the minimum requirement of 65% per the PRRD ordinance. Creative layout of
residential pads, minimal grading and cutting for road construction and utilizing existing
natural swales for runoff collection and storm water management are all consistent with
the intended site planning standards that the PRRD ordinance encourages. The size of
the individual homes will vary to attract a wider market of future residents from early
retirees to families who desire a more rural setting.
f. Provide for the economical provision of infrastructure to new development
by allowing choices in the layout of roads, provision of community water and
wastewater disposal systems and other improvements through superior site
design and the use of clustering.
Constructing 8,000 lineal feet of new roadway and associated utility infrastructure is a
significant burden for only 48 homes to absorb. The PRRD process encourages
innovation in the design and engineering of these systems which will help conserve
costs, produce a product that is more sensitive to the environment, has more rural
character, and which is ultimately safer. Access roads into and within the PRRD will be
private. The applicant proposes that the combined width of the shoulder and paved
section be in accordance with County requirements. However, new studies are showing
that smaller paved sections slow down vehicles without compromising safety. This is
also better for the environment with less runoff and less asphalt surface.
The golf course is facilitating the conveyance and detention areas for storm drainage for
all of the residential areas as well as providing space for the community drain fields and
reserve fields for disposal of on site sewage effluent. The source of potable water for
the PRRD will be from Jefferson County Public Utility District #1.
The non-turf, non-play areas of the golf course area will be enhanced through a process
of natural restoration by adding native plant materials that are typically associated with
the ecological units found on the site. Clustering the residential development
consolidates habitation into smaller residential neighborhoods with adequate separation
to maintain a sense of community, but which also preserves the site's rural character.
2. Planned Rural Residential Standards
Section 3.6.13.3: land Area and Dwelling Unit Cap
The Discovery Bay PRRD site is 200 acres which is is within the range of the 10 to 223
acres allowed for the RR 1:5 zone. The maximum number of dwelli~Q.....units bei!)9
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proposed is 48 including the bonus density. Both the site and the proposed number of
units are below the threshold for each category under r Section 3.6.13.10.
Section 3.6.13.4: Reserve Tract Requirements
AcreaQe. The golf course will be retained as reserve area/open space. Additional
properties within the PRRD will also be included as reserve area/open space.
Approximately 77% (154 acres) of the entire site will be held in reserve.
Ownership. Upon completion of the PRRD, WeFore, LLC will continue to own the
reserve areas (golf course and open space) until such time that it might be sold to
another entity. All transfers of ownership will ensure the open space is preserved in
perpetuity through deed restrictions.
Community Systems. A community drain field for septic and the storm water detention
facilities will be located within the reserve area. Pipelines for septic, storm and potable
water will pass through the reserve area as may electric and telephone in designated
easement corridors.
Golf Course. The existing golf course and its accessory uses are proposed as part of
the reserve tract requirements. The golf course has been on the site since 1925, and
the "back nine" was added in 1997. The proposal does not envision any significant
changes to the golf course, other than modifications and improvements of the kind that
are normally undertaken as part of golf course upkeep and ongoing maintenance.
Permits for site development are necessary but "use" permits are not sought given the
fact that the golf course has been on the property continuously as a pre-existing use.
Because the proposal is not for a new golf course as part of the PRRD, the application
requirement of Section 3.6.13.4(d) is not applicable, nor is a separate conditional use
permit application necessary.
Section 3.6.13.10: Density Bonus Criteria
The PRRD process and its criteria for determining eligibility for the bonus density clearly
distinguish superior site design over conventional development. The PRRD ordinance
states that "Such bonus densities may be granted to a deserving application if the
PRRD plan submitted is judged by the Hearing Examiner to have achieved one (1) or
more of the bonus density criteria in below." The Discovery Bay proposal satisfies five
of the six criteria in the following ways:
. Preservation of Natural, Historical and Cultural Features
The proposed residential project and golf course renovation is well adapted to the land
and minimizes any land form alteration while preserving existing natural drainage
patterns. It entails minimum disturbance and preservation of the natural features of the
property, and avoids important wildlife habitat areas. In addition, the project exceeds
the minimum area required to be set aside as open space reserve. Saving the golf
course also preserves a unique rural scenic and recreational resource ~~irr~
and cultural value. #
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. Public Service and Facility Availability
The PRRD includes the construction of 1.8 miles of trails for pedestrian, bicycle and
equestrian use for its future residents as well as the community in general. These trails
will link the Larry Scott Trail with Cape George Road to the south and have an internal
loop. The trails are more than a narrow adjunct to the road right-of-way as additional
land is being dedicated for their purpose. Overlook rest areas or small pocket parks are
proposed to be located strategically along the paths and the paths will be eight (8') in
width of graveled surface meandering through the site. A public off-leash dog park is
also being proposed where people can come and relax while they and their pets
socialize.
. Energy Efficiency
Discovery Bay intends to establish a new standard in sustainable green architecture
that includes southern orientation of residential units, added window glazing and
insulation levels, reduced paved roadway sections, the use of all native plant materials
reducing water and power consumption along with minimal maintenance requirements
once established. These items will be administered through CC&R's, and it is also the
Owner's intention to demonstrate their incorporation in the built product.
. . Public Recreation
Discovery Bay Golf Club is the only 18 hole, affordable, public golf facility in Jefferson
County. We are dedicated to its preservation and believe that if we are creative, work
hard, and develop a solid business plan that once again Discovery Bay GC will be
known as a family-oriented rural golf course. The improvements to the golf course will
make it more challenging and also create year-round playing conditions. Not only do
we aspire to be competitive, we want to lead the way and eventually have our
competition trying to catch up with us. In so doing, we will not change the course's rural
atmosphere which is both charming and memorable, and it will always be affordable for
the residents of Jefferson County.
. Environmental Design
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The PRRD preserves and utilizes existing natural drainage courses for the conveyance
of storm water through the open space to several detention basins within the golf
course. A public trail system (1.8 miles) is being provided along with the dog park and
public golf course. The CC&R's will assure that the landscape restoration is based
upon an understanding of how ecosystems work. That methodology includes the
consideration of species requirements, maintenance of natural areas and biological
diversity, island biogeography, landscape ecology, and ecosystems. The combined
analysis of these disciplines has led to recognition of specific principles that can be
applied to managed parcels of land to maintain and restore natural diversity.
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Discovery Bay Long Subdivision
Response to Uniform Development Code Section 7.4.5
The Discovery Bay PRRD submittal is a concurrent process of review which allows for
variance in density to qualified applications in addition to encouraging innovation in
design and engineering as applied to various elements within a project. The Long
Subdivision Preliminary Application (Section UDC 7.4.5) requires some additional
information and design development for various aspects and/or elements of a particular
project over and above that requested in the PRRD ordinance. This narrative will
attempt to address those differences.
There are several requests for information between the two ordinances with regard to
the submittal requirements which are the same. If a particular item is not discussed
herein and appears missing then one may assume that it has been covered in earlier
narrative discussions for the PRRD. If for some reason we have left something out, it is
inadvertent.
The differences between the Long Subdivision and the PRRD are as follows:
Item 7.4.4.a.5
Some of the proposed clearing will occur within the golf course and is related to those
improvements, while the remaining clearing is for the proposed residential development.
In many instances the trees being removed inside the golf course are in turf rather than
a forested condition. Access will be through the golf course on previous construction
and maintenance access roads.
Item 7.4.4.c.3
The Discovery Bay Golf Club site is composed of eighteen individual tax parcels which
will be vacated upon completion of the final long subdivision plat. Information is
provided as an attachment to the Master Land Use Application and in the drawing
submittals. These will depend upon favorable acceptance of the total requested density
being converted to forty-eight (48) new residential lots and one (1) open space reserve
tract that includes the golf course.
Item 7.4.4.c.5
A condition of sale when the Discovery Bay Golf Club was recently purchased included
the granting of an easement for a community drain field for septic for the Chevy Chase
Beach Cabins which was recently recorded. An eighty foot (80') easement has been
initially established which will be replaced by a twenty (20') easement upon completion
of the installation and the as-built record. Installation of this system is ongoing at this
time.
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Additional easements involve the granting of three separate small tracts of land
immediately to the north of the Beach Cabin drain field for installation of individual drain
fields for the three (3) Bailey short plat lots adjacent to the Beach Cabins. These are to
be combined with the community drain field being constructed and are to be vacated
upon completion of the current installation.
Item 7.4.4.c.12
There is a small septic drain field for the golf course clubhouse which is located
immediately to the north of the building. This drain field will be abandoned and the
effluent from a new septic tank will be pumped to one of the new community drain fields
proposed for the residential development.
Item 7.4.4.d.1
Long Subdivision applications require proof of the lot boundaries and areas for
consistency with the designated density classification as represented in the Jefferson
County Comprehensive Plan. The Discovery Bay site is designated RR1:5 or one unit
per five (5) acres. The PRRD ordinance is a planning instrument which allows
clustering of units onto smaller than the designated parcels provided that a percentage
of the land being subdivided is placed into a open space reserve tract. The PRRD
ordinance also permits bonus densities based upon satisfactory compliance with
innovative site planning and engineering solutions and for providing public benefits
otherwise non-existing.
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In the case of the thirty (30) custom lots being proposed in this submittal all of the
requested meets and bounds and areas have been provided. However, in the case of
the Ridge Cabins only the parcel boundaries have been identified with a proposed unit
density for a particular parcel which will when divided yield the average area per unit.
The actual siting and architectural design for each cabin will be on a site specific basis
taking into consideration the orientation, topography, vegetation, drainage, aspect, etc.
This methodology will yield the best adapted product with the least amount of
disturbance. The PRRD ordinance allows for this flexibility at this stage of the review
process and encourages this type of approach in order to provide more sensitivity to a
site's natural features. Not knowing the final density could cause significant
modifications to both the concept and actual site plan.
Item 7.4.4.d.4
Discovery Bay PRRD is proposing 1.8 miles of trails which will connect the Larry Scott
Trail to Cape George Road and will loop through the project. The trail corridor is in
addition to the proposed road right of ways and in some instances shares cart and
maintenance paths with the golf course. These trails will be for our future residents and
neighbors use. Conditions for use will allow pedestrian, bicycle and equestrian use but
will not allow any form of motorized conveyance with exception to those trails that share
cart and maintenance paths. Maintenance responsibilities will also need to be defined.
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. Item 7.4.4.d.9
The PUD has issued a Certificate of Availability to provide potable water to the
Discovery Bay PRRD which is attached to the Master Land Use Plan. The system will
be connected to an existing PUD mainline above the booster pump near the very
northwest corner of the Discovery Bay site along Cape George Road. This connection
will allow Discovery Bay to maintain more constant pressure and could eliminate the
need for an additional booster pump should it be necessary to make the connection
below the existing pump. Potable mainlines will for the most part follow proposed road
alignments and will eventually bring PUD water to Discovery Road near Snagstead Way
at the northern end of the project. This is an area within the PUD's domain which until
now did not have a system in place. Once the loop is eventually closed, water
availability for the entire community not just Discovery Bay will be more reliable on a
year around basis.
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Item 7.4.4.d.10
Included in the submittal for the Discovery Bay PRRD is a report on the feasibility for
providing on site community drain fields for disposal of the sewage effluent. Sufficient
suitable soils exist within the golf course to accommodate the community system.
Actual engineering design has not been provided to determine which lots and or cabins
might have individual septic tanks versus grouped septic systems, the location of any
pressure pumps, gravity lines, etc. Again not know the final density could cause
considerable redesign of this system and is premature at this stage in the approval
process. The PRRD ordinance only requests that one provide proof of the project site's
ability to accommodate which we have been able to demonstrate. Discovery Bay
PRRD would like to reserve the ability should additional suitable soils be located on site
in closer proximity to the residential neighborhoods that the final location of grouped
community fields and/or individual septic systems might be evaluated and incorporate in
the final system design and engineering.
Item 7.4.4.d.11
Stormwater management on the site has been designed for compliance to the Western
Washington Stormwater Management Manual using the continuous simulation model.
Six separate drainage sub-basins exist at the site and each was modeled in both the
pre-development and post development conditions. Soils at the site are generally
classed in hydrologic group "C" with a moderate infiltration capability. In this analysis,
the golf course was modeled as an existing condition. The areas of the PRRD where
impervious surfaces have been added were modeled using the pre-development
condition as "forested" in accordance with the State guidelines. Modeling further
assumed that the roof runoff from the residences will be fully infiltrated at each lot.
The final stormwater plan improves the drainage conditions on the golf course and
accommodates the added impervious surfaces due to construction of the residential
units and the associated roads and utilities. The major features of the stormwater
management plan include: LOG ITE~.J1
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(a) Upgrading an existing pond at the golf course to provide a surge capacity for
stormwater
(b) Constructing two new ponds on the golf course that will have surge capacity to
accommodate stormwater runoff
(c) Constructing one new detention pond to accommodate the residences and roadway
drainage on the east side of the PRRD
(d) Constructing two infiltration/dispersion trenches to control releases to the wetland
near the south end of the PRRD
Item 7.4.4.d.12
For road cross sections and pedestrian trails, we are proposing that the actual width of
pavement be reduced to 20-22' for grades over 10% and 18-20' for roads under 10%.
Pedestrian trails and walks will be constructed separate from the road within their own
corridor and there will not be any street parking permitted within n the project. The
width of the shoulders will be increased to match the current county standards in terms
of overall road width. Reducing the amount of asphalt paving will decrease runoff and
improve water quality and is better for the environment. The PRRD ordinance
encourages innovation in this regard. Recent studies have shown that reducing the
scale of ones roads has tendency to decrease travel speeds and are not only more
consistent with rural character but are ultimately safer.
. Item 7.4.4.d.14
Please refer to Section 7 in this submittal which discusses landscape concept for both
the residential and golf course portions of the Discovery Bay PRRD.
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Item 7.4.4.d.16
Please refer to Section 6 in this submittal which provides outline table of contents for the
Design Guidelines which will make up the Codes, Covenants, and Regulations for this
project.
Item 7.4.5.a.1
The Proposed Discovery Bay subdivision conforms to the requirements of the PRRD
and long subdivision codes as well as the Jefferson County Comprehensive plan. The
development of this project is critical to preserving not only public recreation but equally
important is the need for quality employment opportunities within the County that will
allow younger people the opportunity to remain within the communities on which they
grew up rather than being forced to leave due to the lack of meaningful employment.
Item 7.4.5.a.2
The contents of this submittal package address each of the essential public services
that would be associated and or required for a project of this dimension. There is a
synergy the Discovery Bay PRRD provides that allows for the creation ~S'''rE'M~md
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. preservation of these services that, without this project, would not only not exist and that
some of the systems presently in place could easily degrade.
These are more effective storm drainage controls, reliable potable water, public
recreation, jobs, and rural character. Thus it is important that this project be approved
in its entirety; which translates to the improved health, safety, and general welfare of the
public.
.
.
LCJG ITEM
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