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JEFFERSON COUNTY
DEPARTMENT OF PUBLIC WORKS
p.o. Box 2070
1322 Washington St.
Port Townsend, WA 98368
(360) 385-9160
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RE: SUB05-00022 Discovery Bay Golf Course Planned Rural Residential Development
STATE ENVIRONMENTAL POLICY ACT REVIEW
The Public Works Department submitted comments dated December 14, 2005. After review of
the revised notice of application and the site plans dated March 17, 2006, the Department has not
revised these previous comments.
APPLICATION REVIEW
The application is subject to the requirements of the Jefferson County Unified Development Code.
After review of the revised notice of application and site plans dated March 17, 2006 prepared by
2020 Engineering, the Department has the following comments and recommendations:
A.TRANSPORTATION
1. Road Rights-of-way/Easements
Applicable Unified Development Code Sections
Unified Development Code (UDC) Section 18.30.080 Roads (1 )(h) requires subdivision road
systems to access the public road system at two locations, where feasible. One access location may
be allowed based on a finding that a single access point is adequate to protect the public health,
safety, and welfare.
Unified Development Code Section 18.30.080 Roads (1 )(i) requires that access to subdivisions
from arterial and collector roads shall be restricted. Lots shall be accessed from an internal access
road system.
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Unified Development Code Section 18.30.080 Roads (1 )0) requires that subdivisions shall make
appropriate provision to ensure safe walking conditions for pedestrians. Construction of road
improvements, sidewalks, trails, or bicycle facilities may be required in order to achieve this
standard.
Unified Development Code Section 18.30.080 Roads (1 )(1) requires that when a subdivision is
proposed adjacent to a County Road, a right-of-way 30 feet in width from centerline shall be
conveyed to Jefferson County.
Unified Development Code Section 18.30.080 Roads (1 )(m) requires that private road easements be
60 feet wide with the provision that the width may be reduced based on a fmding by the Department
that the reduced width is adequate for the construction and maintenance of the road.
Unified Development Code Section 6.8 Roads l.n. requires that legal access to the public road
system shall be depicted on the plat.
Unified Development Code Section 18.30.080 Roads (1)(P) requires establishment of an agreement
for the continued maintenance of private roads.
Unified Development Code Section 18.30.080 (2) Public Roads requires that where any public road
abuts property proposed for subdivision and has insufficient width to conform to the County's
adopted standards, the County Engineer may require the dedication of additional right-of-way and
slope easements.
Unified Development Code Section 18.35 Long Subdivisions requires that all easements be shown
on the fmal plat with the Auditor's File Number (AFN) ofthe easement(s) also referenced on the
face of the plat.
Public Works Department Findings
S. Discovery Road and Cape George Road are minor collector roads. The proposal restricts access
from these roads to three points: Lawrence and Hutson Roads and Bonnie Lane.
The proposal would not provide vehicular access from the public road system at two locations for
each residential cluster. An emergency vehicle access road is proposed that would connect
Lawrence and Hutson Roads. The proposed alignment has a grade greater than 15% for several
hundred feet and is proposed to be 12 feet wide. A second access to the Lily Pond residential cluster
is not proposed. This cluster is composed of only 6 lots. Only 2 lots would be more than 300 feet
from S. Discovery Road. Two hammerhead turnarounds are proposed. Although some revisions to
the access plans may be required, particularly the emergency access road, generally, the proposed
access features meet the UDC requirement to ensure public safety.
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The application proposes to make provision for safe walking conditions through an internal trail
system that would be open to the public and connect to the Larry Scott Trail. The Department
recommended a SEP A condition that requires dedication of trail easements or use agreements
acceptable to Jefferson County. The plans dated March 17,2006 depict trail alignments and a
typical trail section, but do not depict trail easements or propose conditions for public use. Trail
issues are addressed below in 3. Trail Easements, Design, and Construction
The Public Works Department provided analysis of road right-of-way and slope easement issues
and recommended mitigations measures in its SEP A comment memo dated December 14, 2005.
S. Discovery Road is a territorial road. It was established in 1878 prior to statehood. It is
presumed to have a 60 feet wide right-of-way that is 30 feet on each side of the existing
centerline. In order to ensure that this right-of-way is unencumbered, the Department
recommended a SEPA condition requiring the proponent to convey to Jefferson County by quit
claim deed any interest in the area lying within 30 feet of the existing centerline ofS Discovery ,
Road. The Department also recommended a SEP A condition requiring the establishment of slope
easements.
Jefferson County acquired a 60 feet wide right-of-way for Cape George Road in 1947 through
Quit Claim Deeds through the area adjacent to Discovery Bay Golf Course.
The existing access to the golf course from Cape George Road is over Harrison Street, a County
Road. The proposal would retain the location of the golf course access, but reconfigure the roadway
to also provide access to the residential development. It would require the vacation of Harrison
Street and the other rights-of-way. The proponent has applied to the Public Works Department for a
road vacation. A public hearing before the Hearings Examiner is required.
The site plan depicts 60 feet wide easements for Lawrence and Hutson Roads and the emergency
vehicle access between them, except for a segment of Lawrence Road where the easement is
adjacent to the Cape George Road right-of-way and is reduced to approximately 50 feet in width.
This segment has a grade of +/-15%. The emergency vehicle access road also has a segment with a
grade that exceeds 15% grade. Both of these segments may require construction of cuts and fills
that extend beyond the proposed easements. The site plan depicts 40 feet wide easements for Ernst
and Bonnie Lanes, both of which would serve 6 lots. Both of these easements are provide adequate
width. With the potential exception of the referenced segments of Lawrence Road and the
emergency access road, the proposed easements provide adequate width.
Public Works Department Recommendations:
. The applicant shall document to the Public Works Department that the proposed road
easements for Lawrence Road and the emergency access road are adequate for the construction
and maintenance of the roads, trails, and utilities. If they are not adequate, additional easements
or slope easements may be required.
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. Prior to final plat approval or reconfiguring the golf course access, the proponent shall receive
approval from Jefferson County to vacate Harrison Street.
. An agreement for the continued maintenance of the roads shall be established either by
recording a separate instrument and referencing said instrument or by establishment of said
agreement by declaration on the plat. The applicant shall submit the agreement to the Public
Works Department for review and approval prior to final plat approval.
. Access to S. Discovery Road and Cape George Road shall be depicted on the final plat.
. All easements of record shall be graphically portrayed on the fmal plat with the Auditor's File
Number (AFN) of the easement(s) also referenced on the face of the plat.
2. Road Design' and Construction
Applicable Unified Development Code Ser:tions
Unified Development Code Section 18.30.020 General Development Standards (5) requires that all
land use activities shall be served by appropriate transportation facilities.
Unified Development Code Section 18.30.080 Roads l.a requires that roads providing access to or
within subdivisions shall be constructed to the standards of the Public Works Department.
Unified Development Code Section 18.30.080 Roads (1)0) requires that subdivisions shall make
appropriate provision to ensure safe walking conditions for pedestrians. Construction of road
improvements, sidewalks, trails, or bicycle facilities may be required in order to achieve this
standard.
Unified Development Code Section 18.30.080 Roads (1 )(k) requires that subdivisions shall make
appropriate provision for transit and school bus stops.
Unified Development Code Section 18.30.080 Roads (2)(b) (C) requires that road access points
shall have a clear and unobstructed sight distance adequate to ensure public safety based on the
speed limit, roadway surface, and other pertinent factors.
Unified Development Code Section 18.35.300(4)(b) and (c) requires that the preliminary plat
depict proposed road rights-of-way and easements, road grades, centerline data, and transit stops.
Unified Development Code Section 18.35.300(4)(0) requires that the preliminary plat depict
proposed transit stops and shelters.
Public Works Department Findings
The Department has adopted the standards from the American Association of State Highway and
Transportation Officials (AASHTO) Policy on Geometric Design of Highways and Streets. The
Department also considers the AASHTO Guidelinesfor Geometric Design of Very Low-Volume
Roads (2001) and the Low Impact Development Technical Guidance Manualfor Puget Sound
(Puget Sound Action Team, 2005)
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Using typical residential traffic generation, the Department projects that each residence would
generate approximately the 9.6 average daily trips (ADT). The 32 lots accessed from Cape
George Road by Lawrence Road will generate approximately 307 ADT. The 10 lots accessed
from S. Discovery Road by Hutson Road will generate approximately 96 ADT. The 6 lots
accessed from S. Discovery Road by Bonnie Lane will generate approximately 58 ADT. In
addition Lawrence Road will provide access to the golf course. Approximately 120 parking
spaces are proposed at the golf course clubhouse.
Road design needs to provide adequate road and shoulder width for the projected traffic, vehicle
speed, topography, roadway curvature, and function.
Revising the existing Harrison Street intersection with Cape George Road to provide access to
the proposed residential development requires analysis to ensure that there is adequate sight
distance. If there is not adequate sight distance, revisions will be required. '
The Department has reviewed the site plan, road plans, trail alignment, typical sections dated
March 17,2006.
The proposed roads and lot design utilize Low Impact Development (LID) features including
minimized road widths, porous pavement, rain garden strips along roads, and preservation of on-
site vegetation. These features minimize impervious surface and stormwater runoff and
maximize infiltration. There are potential conflicts between providing adequate road facilities,
particularly for fire and emergency vehicle access, and implementing LID features. These issues
will need to be resolved during review of the road plans and may require discussion between the
proponent and his engineer and the Public Works Department and the County Fire Marshall.
The proposed typical road sections include sections that have a total width of less than 20 feet. A
minimum traversable roadway width of 20 feet is typically required on low volume, local access
roads for fire and emergency vehicle access. However, the AASHTO Guidelines for Geometric
Design of Very Low-Volume Roads allow low volume, low speed, local access roads that have a
total width of 18 feet including shoulders. Road widths less than 20 feet may be allowed,
provided that there are adequate features for fire and emergency access and the Jefferson County
Fire Marshall concurs.
The initial segment of Lawrence Road should be designed as a commercial access to
accommodate traffic generated by the residential development and the golf course. Beyond the
golf course entrance, it can be designed to the appropriate standards for a low-volume and low
speed, local access road. Hutson Road, Ernst Lane, and Bonnie Lane can be designed to the
appropriate standards for a low-volume and low speed, local access road.
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The segment of Lawrence Road past the golf course entrance combines a grade that exceeds 14%
for approximately 300 feet with a horizontal curve. Prior to approval of the road plans, the
project engineer should demonstrate that the proposed horizontal and vertical alignment makes
adequate provision for safety.
The emergency access road between Lawrence and Hutson Roads has a grade that exceeds 15%
for approximately 500 feet. It is proposed to have a traversable width of 12 feet and a gravel
surface. Prior to approval of the road plans, the project engineer will need to demonstrate that
this design makes adequate provision for emergency access. The Department will also require
concurrence from the County Fire Marshall.
The project plans generally provide adequate information regarding the proposed road system for
the Department to recommend approval of the preliminary plat. Additional detailed information
will be needed prior to approval of the road plans for construction including:
. Identify which typical section would be used for each road or road segment,
. Demonstrate how each of the typical sections is adequate based on Departmental standards
and best professional engineering judgment,
. Centerline stations and points of curvature and tangency,
. Culvert diameter, centerline station, slope, and skew angle,
. Horizontal curve data displayed on appropriate sheets, and
. Road profiles and vertical curve data.
The proposal depicts a bus shelter on Lawrence Road near Cape George Road. Transit service
would also require provision of a bus pullout. A bus pullout is not depicted. Jefferson Transit needs
to confirm that it will serve the site by turning on to Lawrence Road. Prior to construction, details
of the shelter and bus pullout need to be provided to Jefferson Transit and the Public Works
Department for review and approval. The transit facilities would need to be constructed prior to
final plat approval.
Public Works Department Recommendations
. The design of the access roads shall provide adequate road capacity, safety features, and
emergency vehicle access while also implementing Low Impact Development features.
. Road widths less than 20 feet may be allowed, provided that there are adequate features for
fire and emergency access and the Jefferson County Fire Marshall concurs.
. Prior to commencing road construction, the proponent shall submit engineered road and
drainage plans to the Public Works Department for review and approval. The roads shall be
designed and constructed in conformance with Public Works Department standards. The
American Association of State Highway and Transportation Officials (AASHTO) Guidelines
for Geometric Design of Very Low-Volume Roads (2001) and the Low Impact Development
Technical Guidance Manual for Puget Sound (2005) may be used for design guidance.
. The following information shall be provided on the road plans:
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. Identify which typical section would be used for each road or road segment,
. Centerline stations and points of curvature and tangency,
. Culvert diameter, centerline station, slope, and skew angle,
. Horizontal curve data on appropriate sheets,
. Road profiles and vertical curve data, and
. Details for the bus pullout and shelter on Lawrence Road.
. The project engineer shall submit an analysis of the sight distance at the intersection of Cape
George Road and Lawrence Road.
. The project engineer shall demonstrate that the proposed horizontal and vertical alignment of
the initial 600 feet segment of Lawrence Road makes adequate provision for safety.
. Approval of the road plans by the Department shall require confirmation from the Jefferson
County Fire Marshall that the design of the proposed emergency access road and the residential
access roads with widths less than 20 feet make adequate provision for fire and emergency
vehicle access.
. An approved set of road plans shall be on site during construction.
. Prior to final plat approval, the applicant shall provide certification from the project engineer
that the roads have been constructed as per approved plans.
3. Trail Easements, Design, and Construction
Applicable Unified Development Code Sections
Unified Development Code Section 18.30.080 Roads (1)0) requires that subdivisions shall make
appropriate provision to ensure safe walking conditions for pedestrians. Construction of road
improvements, sidewalks, trails, or bicycle facilities may be required in order to achieve this
standard.
Unified Development Code Section 18.35.300(4)(1) requires the preliminary plat to depict
proposed trails.
Public Works Department Findings
The Jefferson County Non-motorized Transportation and Recreational Trails Plan (2002)
provides guidance on the design of non-motorized transportation facilities and recreational trails.
The Plan discusses the planned Larry Scott Trail and on-road bicycle routes on South Discovery
and Cape George Roads. Section 9.1 discusses standards for multi-purpose trails (MPTs),
including the Larry Scott Trail. It states that MPTs may be developed using public use
agreements or easements. A typical design for a multipurpose trail in a rural area has a 6-8 feet
wide, all-weather surface with 2 feet wide shoulders. Section 9.2b discusses walking and hiking
trails. A typical two-way trail design has a 4-8 feet wide, all-weather surface with 2 feet wide
shoulders.
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The Public Works Department provided analysis of non-motorized transportation and
recreational trail issues and recommended mitigations measures in its SEP A comment memo
dated December 14,2005.
The plans dated March 17, 2006 depict trail alignments and a typical trail section. The
Department acknowledges the proponent's interest in avoiding trail routes immediately adjacent
to golf course tee, fairways, and greens. However, some proposed trail segments are so steep (+/-
17% on the emergency access road and +/-20% between the 13th and 14th Holes) that their
usefulness for mitigating non-motorized transportation impacts on S. Discovery and Cape
George Roads would be significantly limited.
The proposed typical trail section is 6-8 feet without shoulders. This design may be appropriate
for some, but not all trail segments. The trail plans should specify the typical section proposed for
particular trail segments. The Department recommends that wider trail sections be considered.
Public Works Department Recommendations:
. Prior to commencing trail construction, the proponent shall submit trail plans to the Department
for review and approval. The proposed routes shall minimize the extent of steep trail grades
while also avoiding conflict with the golf course. The trail plans should specify the typical
section proposed for particular trail segments. The trail plans shall provide adequate trail
width based on projected use and location.
. A trail easement and/or use agreement providing for continuing public use shall be submitted
to the Department for review and approval and referenced on the final plat.
B. DRAINAGE, EROSION CONTROL, AND STORMWATER MANAGEMENT
Applicable Unified Development Code Sections
Unified Development Code Sections 18.30.060 Grading and 18.30.070 Stormwater Management
Standards set standards for erosion control and stormwater management. The UDC adopts the
requirements of the Washington State Department of Ecology Stormwater Management Manual
for Western Washington. The standards are based on the area of impervious surface created and
the area of land disturbing activity performed.
Unified Development Code Section 18.35.280(6) requires long subdivision application to include
a preliminary drainage plan.
Unified Development Code Section 18.35.300(4) requires the preliminary plat to depict proposed
stormwater management improvements.
Public Works Department Findings
The proposal will create more than 5,000 square feet of new impervious surface. The Washington
Department of Ecology Stormwater Management Manual for Western Washington requires
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proponents of developments that meet these criteria to develop a Stormwater Site (SWS) Plan that
complies with Minimum Requirements #1-#10:
. Minimum Requirement # 1: Preparation of Stormwater Site Plans
. Minimum Requirement #2: Construction Stormwater Pollution Prevention
. Minimum Requirement #3: Source Control of Pollution
. Minimum Requirement #4: Preservation of Natural Drainage Systems and Outfalls
. Minimum Requirement #5: On-site Stormwater Management
. Minimum Requirement #6: Stormwater Runoff Treatment
. Minimum Requirement #7: Stormwater Flow Control
. Minimum Requirement #8: Wetlands Protection
. Minimum Requirement #9: Basin/W atershed Planning
. Minimum Requirement #10: Operation and Maintenance.
The application discusses the proposed approach to stormwater management that is to implement
Low Impact DevelopmentBest Management Practices (BMPs). The site plan depicts the design and
location of some of these BMPs.
The environmental checklist discusses chemical use on the golf course, including fertilizer and
herbicides. A golf course management plan (GCMP) that establishes protocols for chemical use
was developed in 1997 for previous revisions to the golf course. The checklist proposes to revise
the GCMP to reflect course modifications and updated practices. The proposal site has a stream and
wetlands and is a critical aquifer recharge area. Minimal and appropriate chemical use is an
important surface water and groundwater quality issue. These issues should be addressed in SWS
Plan Minimum Requirement #3 Source Control of Pollutants. Considering the level of expertise
required to review the golf course management plan, there should be a third party review the
GCMP at the proponent's expense.
Public Works Department Recommendations:
. Prior to commencing land disturbing activity, the proponent shall submit a Stormwater Site
Plan that meets Minimum Requirements # 1-# 10 from the Washington Department of Ecology
Stormwater Management Manual for Western Washington to the Jefferson County Public
Works Department for review and approval.
. The Stormwater Site Plan shall include a Golf Course Management (GCM) Plan that discusses
proposed chemical use and potential impacts to surface water and groundwater, proposes
Best Management Practices to minimize chemical use on the golf course, and establishes
protocols for appropriate use that will minimize impacts. Prior to final plat approval, the Plan
shall be reviewed at the proponent's expense by a qualified third party acceptable to Jefferson
County. Based on those comments, the County may require revisions to the Plan.
. In order to meet the requirements of the Jefferson County Unified Development Code and the
Washington Department of Ecology Stormwater Management Manual for Western Washington
Minimum Requirement # 1 0 Operation and Maintenance and to ensure that the approved
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stormwater management facilities are appropriately maintained for the life of the project,
Jefferson County requires the proponent to enter into a Stormwater Management Facility
Maintenance Agreement with the County. The Agreement shall address stormwater
management facilities, implementation of the Golf Course Management Plan, and maintenance
and preservation of Low Impact Development Best Management Practices implemented for the
residential development. The Agreement shall also specify that the proponent shall submit an
annual report to the Stormwater Administrator that addresses maintenance of stormwater
management facilities, implementation of the Golf Course Management Plan, and maintenance
and preservation of Low Impact Development Best Management Practices. Prior to fmal
approval of the project, the Department will send a copy of the Agreement that has been signed
by the Public Works Director to the applicant. The Department will not give final approval for
the project until the Agreement has been signed by the proponent and filed with the Jefferson
County Auditor and the original agreement has been submitted to the Department.
. After construction is complete, the proponent shall submit a letter from the project engineer
certifying that the stormwater management facilities and Low Impact Development features
have been constructed as per the approved plans. The Department will not give fmal approval
for the project until this certification has been received.
C. GENERAL COMMENTS
Addressing/Signage
. Addresses shall be assigned to all lots. Addresses may be shown on the final plat or may be
applied for at the time of building permit application.
. Address plates for the lots shall be located in accordance with the provisions of the Jefferson
County 911 Emergency Locator System Ordinance.
Fee Requirement
The proponent has paid a fee to the Public Works Department based on the number oflots in the
proposed development. This fee covers the Department's expenditures for application and plan
review, construction inspection, and final plat review.
PwnR~kwAndln~<<non
The proponent shall submit plans for construction of roads, stormwater facilities, and land
disturbing activities to the Public Works Department for prior review and approval.
The proponent shall request inspections by the Public Works Department for the following
activities:
. Installation of temporary erosion and sediment control measures;
. Clearing and road subgrade preparation;
. Application of gravel base;
. Application of crushed surfacing top course;
. Construction of storm water management facilities;
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. Final plat review.
Requests for inspections shall be made a minimum of 3 working days in advance of the requested
date. Additional inspections may be necessary based on site specific conditions or the nature of the
project.
Final Approval
The proponent shall submit a blue line copy of the site plan and lot closure information prepared by
a licensed surveyor to the Department for review. The proponent shall make any corrections or
additions prior to final approval.
Director's Signature
After all preliminary plat conditions have been met, the proponent shall submit a fmal mylar of the
plat to the Department for approval by the Public Works Director.
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