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Addendum No.3
Response to Jefferson County's
Request for Clarifications
and
Supplemental Information
for
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MLA 05-00286
Discovery Bay Golf Club PRRD
And
Long Plat Subdivision Applications
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March 22, 2006
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The following information is being submitted as supplemental information in support of
the Long Plat Subdivision application as requested by the Jefferson County Department
of Community Development:
1. The Long Plat Subdivision documents have been individualized for that
application. The work separated out includes road engineering, the storm water site plan,
and the golf comse renovation plans as requested. These documents are attached as part
of this Addendum No.3. Included are five sets of full size drawings with two sets of half
size drawings.
2. Wetlands - Addresses the impact of the Class I Wetland buffer zone from the
addition of surface paving over an existing gravel road with utility installation adjacent
and parallel with the road surface.
3. Attached please find the Watershed Company's impact analysis regarding the
paving of an existing gravel road within the protective buffer on the golf course side of
this Class I Wetland in the northeast portion of the site. Included in the report is a
conceptual plan of the proposed mitigation as referenced.
During the initial planning phases of this project three alternatives were explored prior to
the submittal of the preferred alternative for Hutson Road. A description and explanation
of the hardship that these other alternatives cause is as follows:
Alternative 1 - Extend Lawrence Road to the very northern portion of the property in
order to provide access for the residential lots in the Meadow's neighborhood. This
would have caused a dead end cul-de-sac of over a mile in length. A secondary
access for emergency purposes only was being proposed that would have required
permission to connect with Douglas Road, a private road serving the Heron Pond
community. Three meetings were held with the home owners of Heron Pond to
discuss possible alternative accesses to the proposed development. The homeowners
of Heron Pond were concerned about traffic and in turn made requests that were
disproportionate with respect to the impact and value of this access alternative.
Alternative 2 - Construct a road outside of the buffer but through the lower portion
of the golf comse. This alternative proved to have the greatest economic impact and
would have required renovating and relocating three golf holes. Typical golf holes
cost anywhere from $75-100,000 to build and grow-in but this does not include any
additional costs this alternative would have resulted in income deficits from loss of
play. Further the road would have had an extended alignment increasing the length
by quarter of a mile. In addition, the quality and character of the golf holes
themselves is diminished from the existing holes (two of our best) requiring
modification. Golf holes typically cost on average of $75,000-$100,000 dollars to
build and considering the golf course's present economic health this represents a
significant economic hardship.
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Alternative 3 - Align the road over an existing narrow breeched dam in the pond
complex portion of the wetland/stream and extending perpendicular and running
through the buffer not only on one side but both. This alternative is clearly the most
environmentally impacted alternative. While it would have represented the least
development cost of all other alternatives, including the present submitted alignment,
it was considered not approvable precipitating significant permitting obstacles.
Alternative 4 (preferred) -The preferred alternative being proposed utilizes an
existing culvert and road access connection to Discovery Road while none of the
other alternatives was capable. The proposed road would be built directly over a
gravel road which has been in existence and use for a few decades through the
wetland buffer area. A minimum number of existing trees would be impacted and
through simple engineering surface water runoff from the road could easily be
diverted south into the golf course assuring protection of water quality with this
complex. From a golf course architectural perspective it is always better to avoid
having road crossings and the need to construct a road through the golf course. The
Watershed Company in their analysis of this situation qualifies that the integrity and
viability of this buffer and Class I Wetlandffype 4 Stream will be enhanced not
diminished as a result of the submitted proposal.
4. Wildlife report - The reference to the Type 3 stream is in error and the stream
classification is a Type 4.
5. Flood Hazard areas are delineated on Sheet C3.0 Critical Areas Map of the Long
Plat Subdivision documents attached herein.
The following information is being submitted as supplemental information in
support of the PRRD Application:
1. The size and proportion of the Reserve tract has been increased to 163.5 acres and
81.5 % of the site versus 154.2 acres and 76.9% as originally submitted which is now
16.5% greater than the minimum requirement of 65%.
2. Six hundred foot separation between residential clusters has been met in all instances;
between The Highlands and The Meadows neighborhoods and again between the
Highlands and the Ridge neighborhoods.
3. Residential homes will all be built to meet second level built green program as
administered by the Jefferson County Home Builders Association - Built Green
Certification Program. This requirement will be defined and administered through the
Covenants, Conditions and Restrictions (CC&R's); an outline of which is attached. The
writing of this document is currently being produced and will be available by April 2,
2006.
4. The Petition to Vacate Harrison Street is attached herein.
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MAR 2 3 2006
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