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HomeMy WebLinkAboutLog106 JEFFERSON COUNTY DEPARTMENT OF COMMUNITY DEVELOPMENT 621 Sheridan Street Port Townsend, WA 98368 AI Scalf, Director MEMORANDUM TO: File FROM: Stacie Hoskins, SEP A Responsible Official DATE: July 28, 2006 SUBJECT: Analysis for Threshold Determination under the rules of the State Environmental Policy Act (WAC 197-11) Proponent & Property Owners: WeFore LLC, Mike Asmundson Representative: Jerry Smith Application: SUB05-00022;MLA05-000286 BACKGROUND INFORMATION: Proposal: The proposal is for Discovery Bay Golf Club Planned Rural Residential Development and Long Plat to subdivide 200+ acres into 48 lots where minimum lot size is 0.30 acres, and maximum lot size is 2.1 acres. The applicant seeks to utilize the clustering provisions and the maximum allowable bonus density of 20% per UDC 3.6.13, Planned Rural Residential Developments (pRRDs). Golf Courses, septic drainfields and stormwater detention facilities are to be located within the reserve tract(s) totaling approximately 200 acres. A traffic impact analysis, a wetland delineation, a supplemental vegetation and wildlife habitat report, a sanitary sewer report and a stormwater management plan have been submitted with this application. Property Location: The proposal is northwest of the intersection of South Discovery road and Cape George Road, at 7401 Cape George Rd, Port Townsend, WA 98368 Legal Description: Parcel Numbers 001304001-002,004,006-007 & 001292005 & 001293004,009-010 & 001 311 002, 005 & 001 322 007 & 999 200 401 thru 405, & 901 in Sections 29 thru 32, Township 30, Range 01 West, WM, Located at 7401 Cape George Rd, Port Townsend, W A 98368 Site Conditions: The subject parcels encompass approximately 200 acres. An existing golf course encompasses approximately 142 acres, and the topography varies from level to slight slopes. Roughly 28 acres at the western portion of the parcel are timbered. A wetland exists at the northwest portion of the property. Surrounding Area: Approximately 1.3 miles of county roads border the parcel from the southwest portion of the property moving in a southeasterly direction and then to the north to the northeast comer of the property. Heron Pond Ranch Subdivision borders the subject parcels at the northern edge. Discovery Bay Ridge Divisions IV and V border the northwestern and western portion of the subject parcels. Residential Building Permits/Inspections (360) 379-4450 Development Review Division ascalf@co.iefferson.wa.us Long Range Planning LOG ITEM FAX: (360) 379-4451 # 10eo Page _ 1 .ot SUB05-00022/MLA05-00286 SEP A Memo WeFore LLC/Discovery Bay Golf Club Page 2 ofl4 parcels in these subdivisions range in size from 2.1 to 5.3 acres with one parcel within the Discovery Bay Ridge Division IV plat at 18.3 acres. These bordering parcels are designated rural residential 1 :5 and 1: 1 O. Required Approvals: Compliance with the Jefferson County Comprehensive Plan, adopted August 28, 1998; and the Jefferson County Code, Unified Development Code, Title 18 JCC adopted December 18, 2000, and effective January 16, 2001. (Current through Ordinance 6-05, passed May 19, 2005) SEP A CHECKLIST: Submittal: The environmental Checklist was submitted to the Department of Community Development May 9,2005. Adequacy: Staff determined the checklist to be substantially complete June 6, 2005. NOTICE: Public Notice was published in the Port Townsend-Jefferson County Leader newspaper on June 15, 2005. Notice of the pending threshold determination was posted on the property by the applicant/representative on June 15, 2005. Notice of the pending threshold was also mailed to owner of subject property, to agencies and to property owners within 300 feet on or before June 15,2005. COMMENTS: Two adjacent property owners commented as follows: · Tim & Kim McGuire presented written comments June 20,2005 and June 29, 2005 (Log Items #37 and 42) questioning the following: 1. The adequacy of South Discovery Rd for additional traffic and bike route 2. Impacts due to land clearing including burning and changing wind patterns destabilizing trees 3. Noise level and hours of construction 4. Disruption to wildlife · John Doores submitted written comments (Log Item #38) identifying concerns for buffering between proposed development and his home, access roads to NW comer properties, density of houses on NW comer, proposed forest clearing and affect on area wildlife. Staff requested review and comments on the Environmental Checklist from the following agencies: · Washington State Department of Ecology: Written comment is hereby incorporated by reference (Exhibits #88 and 90). · Washington State Department ofFish & Wildlife: No comment submitted · Washington State Department of Natural Resources: Oral comment to utilize letter with stream type determination (Exhibit #66). · Jefferson County Department of Public Works: Written comment is hereby incorporated by reference (Exhibits #34,41,67 and 91). · Jefferson County Health Department: Written comments are hereby incorporated by reference (Exhibit #74). · Washington State Department of Health: Written comment is hereby incorporated by reference (Exhibits #92 and 100). · Jefferson County Assessor: Written comments submitted. (Exhibits #36,87,89 and 97) · Port Townsend School District #50: No comment submitted · East Jefferson County Fire Protection District: Written comments (Exhibits #40 & 104) are hereby incorporated by reference. · City of Port Townsend: No comment submitted SUB05-00022/MLA05-00286 SEPA Memo WeFore LLC/Discovery Bay Golf Club Page 3 of 14 · Jefferson County PUD #1: No comment submitted · Jefferson Transit: Written comments (Exhibits #39 & 105) are hereby incorporated by reference. · Port of Port Townsend: No comment submitted · Washington State Department of Transportation: No comment submitted. · Jamestown S , Klallam Tribe: No comment submitted · Port Gamble S'Klallam Tribe: No comment submitted · Skokomish Tribe: No comment submitted · Peninsula Daily News and Port Townsend Leader: No comment submitted SUMMARY OF SIGNIFICANT ENVIRONMENTAL COMMENTS: This section is intended to supplement the applicant's environmental checklist with information from Development Review sources and comments and to analyze the proposal in order to identify potential environmental impacts. Information available in the environmental checklist is not repeated in this document unless it is necessary to do so as part of staffs analysis. Proposed mitigation measures are underlined and numbered. NATURAL ENVIRONMENT EARTH: Soil Erosion/slope stability & Critical Area Review: Development is proposed on lands characterized by slight to moderate slopes and mapped as slight risk landslide hazard areas along the western half ofthe property. Geotechnical reports prepared by David Evans and Associates, Inc (Ex #59 & 60) address the soil profile and soil erosion hazards. The geotechnical reports were submitted in conjunction with a proposed subdivision of this property into 95 lots with a minimum lot size of 0.15 acres. These reports conclude no geologic hazards exist on the property and the proposed development is compatible with the surface and subsurface conditions observed and described. Individual residences are subject to review under the building code, currently the International Building Code, where design of the foundation and construction methods will be addressed. Seismic hazard is mapped along the eastern portion of the property consistent with the confirmed wetlands on site. Development is not proposed within the wetlands. The proposal would include significant clearing, grading, and excavation and create a total of 12-16 acres of impervious surface to construct roads, driveways, home sites, golf course improvements, and drainage facilities. The Jefferson County Unified Development Code, Section 6.7 Stormwater Management Standards adopts the standards and minimum requirements of the Washington Department of Ecology Stormwater Management Manual for Western Washington. The Stormwater Manual requires proponents of developments that meet these criteria to develop a Stormwater Site Plan that complies with Minimum Requirements #1-#10. The applicant has submitted a preliminary Stormwater Site (SWS) Plan prepared by Washington Engineering dated September 16, 2005. The SWS Plan proposes that the Stormwater Manual Minimum Requirements will be addressed in detailed plans that will be submitted with engineered construction plans for the proposal. This includes Minimum Requirement #2 Construction Stormwater Pollution Prevention that addresses temporary erosion and sediment control. Public Works reviewed the preliminary SWS Plan. Public Works will conduct a detailed review of the SWS Plan and provide appropriate comments to the proponent. Prior to conducting land disturbing activity on the site, the proponent will needto receive approval for the SWS Plan from the Public Works Department. 1. Prior to conducting land disturbing activity on the site. the proponent shall submit a Stormwater Site Plan to Jefferson County Department of Public Works for review and approval. SUB05-00022/MLA05-00286 SEP A Memo WeFore LLC/Discovery Bay Golf Club Page 4 of14 Based on the preceding analysis and the applicant's compliance with the SMM, the Department recommends fmding that the proposal is not likely to result in significant adverse impacts related to earth. No mitigation measures are proposed. Additional analysis of the proposal and its effects related to EARTH is not necessary. AIR: Neighbors expressed concern for impacts to air due to potential slash burn oftimber to be removed. Slash burns are regulated by Washington State Department of Natural Resources. The applicant shall obtain permits from Washington State Department of Natural Resources for any slash burns. 2. For land clearing and residential backyard burning. please contact Olympic Region Clean Air Agency at 1-800-422-5623 for burning regulations. The applicant shall contact Olympic Region DNR at 360-374-6131 to obtain a DNR burning permit for silvicultural burning. No significant adverse environmental impacts related to air have been identified. No mitigation measures are proposed. Additional analysis of the proposal and its effects related to AIR is not necessary. WATER: The proposal would create 12-16 acres of impervious surface to construct roads, driveways, home sites, and golf course improvements. The Jefferson County Unified Development Code, Section 6.7 Stormwater Management Standards adopts the standards and minimum requirements of the Washington Department of Ecology Stormwater Management Manual for Western Washington. The Stormwater Manual requires proponents of developments that meet these criteria to develop a Stormwater Site Plan that complies with Minimum Requirements # 1-# 1 O. The applicant has submitted a preliminary Stormwater Site (SWS) Plan prepared by Washington Engineering dated September 16, 2005. The SWS Plan includes a delineation of drainage basins and calculation of pre- development and post development runoff from each basin. It proposes that the Stormwater Manual Minimum Requirements, including conveyance, treatment, and detention facilities will be addressed in detailed plans that will be submitted with engineered construction plans for the proposal. The preliminary SWS Plan proposes to implement low impact development The Department has reviewed the preliminary SWS Plan. The Department will conduct a detailed review of the SWS Plan and provide appropriate comments to the proponent. Priorto conducting land disturbing activity on the site, the proponent will need to receive approval for the SWS Plan from the Public Works Department. Golf Course Chemical Use 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. Appropriate chemical use is an important surface water and groundwater quality issue. It is within the area addressed by Minimum Requirement #3 Source Control of Pollutants. Considering the level of expertise required to review the golf course management plan, the Department will recommend a condition under Stormwater Management below requiring a third party review the GCMP. SUB05-00022/MLA05-00286 SEP A Memo WeFore LLC/Discovery Bay Golf Club Page 5 of 14 3. The applicant shall submit a golf course management plan (GCMP) that establishes protocols for chemical use to reflect course modifications and updated practices. The applicant shall enter into an agreement with Jefferson County to pay for third party review of the GCMP. Based on the requirement to implement an approved Stormwater Site Plan with an updated GCMP, the proposal is not likely to result in significant adverse impacts related to stormwater runoff. SURFACE WATER: The SEPA checklist and critical area mapping identify Type 5 and Type 9 streams at the northern portion of development and a Type 4 stream and three wetlands located at the northeast portion of the development. Washington State Department of Natural Resources stated to Jefferson County Development Review Division staff that a letter previously issued regarding parcel 001301001 could be used as a determination that the mapped Type 5 and Type 9 streams are not considered typed waters. Table 3-2 of Chapter 18.15 JCC Article VI-H identifies a required 100-foot buffer for Type 4 streams. Furthermore, a building setback line of five (5) feet is required from the edge of any buffer area. Sewage systems are required to meet the On Site Sewage Code 246-272 WAC. GROUNDW A TER: The proposal does include groundwater withdrawal for the continued irrigation of the existing golf course. According to the SEP A checklist, Discovery Bay Golf Club holds a DOE water right to withdraw from an existing well 17 6 acre feet annually at a peak rate of 200 gpm. This well will continue to be used for golf course irrigation. Quimper Water System maintained by Jefferson County PUD #1 will provide water for the proposed development. County Environmentally Sensitive Area mapping identifies portions of this proposal as within a Susceptible Aquifer Recharge Area (Refer to Ex #1, page 80). The southwestern portion of this development within Y4 mile of the shoreline is located within a Coastal Seawater Intrusion Protection Zone due to proximity to the shoreline. Residential development and golf courses are not identified as a high impact land uses. As an unsewered planned rural residential development, this project is subject to the critical aquifer recharge area protection standards of JCC 18.15.255. This proposal is not required to submit an Aquifer Recharge Area report. Washington State Department of Health commented via phone on the proposal and an email (Ex #99) confirms the discussion as follows: 4. A design for the proposed LOSS must be submitted to Washington State Department Of Health (WSDOH) for review and approval prior to construction of the system. After construction is complete. but before the drainfield is covered. a representative from WSDOH must inspect the installation and conduct a pressure test. The LOSS shall be approved prior to [mal plat approvaL WATER RUN-OFF (including stormwater): An adjacent property owner raised concerns for stormwater from the reserve tract should development occur. No development or forestry activity is proposed for the reserve tract. Washington State Department of Ecology commented (Ex #90) on the proposal recommending the following mitigations: 5. Any discharge of sediment-laden runoff or other pollutants to waters of the state is in violation of Chapter 90.48. Water Pollution Control. and WAC 173-201A. Water Ouality Standards for Surface Waters of the State of Washington. and is subiect to enforcement action. SUB05-00022/MLA05-00286 SEP A Memo WeFore LLC/Discovery Bay Golf Club Page 6 of 14 6. Erosion control measures must be in place prior to any clearing. grading or construction. These control measures must be effective to prevent stormwater runoff from carrying soil and other pollutants into surface water or storm drains that lead to waters of the state. Sand. silt. clay particles. and soil will damage aquatic habitat and are considered to be pollutants. 7. Proper disposal of construction debris must be on land in such a manner that debris cannot enter the wetlands. streams. natural stormwater drainage patterns or cause water quality degradation of state waters. 8. Coverage under the National Pollution Discharge Elimination System CNPDES) and State Waste Discharge General Permit for Stormwater Discharges Associated with Construction Activities is required for construction sites which disturb an area of one acre or more and which have or will have a discharge of stormwater to .surface water or a storm sewer. An application can be downloaded from Ecology's website at http://www.ecy.wa.gov/programs/wq/stormwater/construction/#Application or you can contact Joyce Smith at (360) 407-6858 for an application form. 9. Soil in stockoiles should be stabilized or protected with sediment-trapping measures to prevent soil loss. All exposed areas of final grade or areas that are not scheduled for work. whether at final grade or otherwise. shall not remain exposed and un-worked for more than two days. between October 1 and April 30. Between May 1 and September 30. no soils shall remain exposed and un-worked for more than 7 days. 10. Clearing limits and/or any easements or required buffers should be identified and marked in the field. prior to the start of any clearing grading. or construction. Some suggested methods are staking and flagging or high visibility fencing. 11. All temporary erosion control systems should be designed to contain the runoff from the developed two year. 24-hour design storm without eroding. 12. Provisions should be made to minimize the tracking of sediment by construction vehicles onto paved public roads. If sediment is deposited. it should be cleaned every day by shoveling or sweeping. Water cleaning should only be done after the area has been shoveled or swept. 13 . Wash water from paint and wall finishing equipment should be disposed of in a way which will not adversely impact waters of the state or violate state law. Additional analysis of the proposal and its effects related to WATER is not necessary. PLANTS: A significant natural features review of the site has been conducted, and no special plant species have been identified. The Assessor's office commented two of the parcels participate in the Designated Forest Plan assessment program. 14. Parcels participating in the Designated Forest Land assessment program will need to be removed from the program and compensating tax paid prior to final signature onthe final plat mylar by the Treasurer. A wetland delineation prepared by Suzanne Tomassi (Ex #62) was submitted identifying Wetland A as a category I wetland requiring a standard 150-foot buffer per Table 3-4 of Chapter 18.15 JCC Article VI-I. Wetland B is a Category III with a standard 50-foot buffer, and Wetland C is a Category IV with a standard SUB05-00022/MLA05-00286 SEPA Memo WeFore LLC/Discovery Bay Golf Club Page 7 of 14 25-foot buffer. These buffer widths may be reduced per JCC 18.15.340(6) when the project applicant demonstrates standard wetland buffer width averaging as set forth in this article is unfeasible, and the project application includes a buffer enhancement plan using native vegetation which substantiates that an enhanced buffer will improve the functional attributes of the buffer to provide additional protection for functions and values. Chapter 18.15 JCC Article VI-I identifies protection standards for wetlands including drainage and erosion control, buffer marking and buffer requirements. The proposal will be reviewed for compliance with these protection standards in the staff report to the Hearing Examiner. A buffer mitigation conceptual plan (Ex. #73), WetlandlWildlife Biologist review of Buffer Mitigation Concept Plan (Ex. #72), and a wetland buffer mitigation site plan (Ex. #82) were submitted to address the reduced wetland buffers to accommodate the Huntson Road. Washington State Departments of Ecology and Fish & Wildlife did not comment on the proposed buffer reduction. 15. Prior to final plat approval. the applicant shall submit a detailed report to Jefferson County for review and approval describing the proposed mitigation. a maintenance and monitoring plan. and performance surety to ensure success of the revegetation efforts. 16. Prior to final plat approval. the proponent shall implement the mitigation plan. 17. The mitigation plan states that the survival rate for the planted vegetation in monitoring year 1 should be 90%. The landscape contractor should guarantee 100% survival rate for the planted vegetation in monitoring year 1. Any plants that are not alive for the first year of monitoring shall be replanted. The survival rate of 85% for subsequent years is allowable 18. Monitoring shall be conducted for five years. with monitoring reports submitted annually to Jefferson County Department of Community Development. Based upon compliance with recommended mitigations, the proposal is not likely to result insignificant adverse impacts to Plants. Additional analysis of the proposal and its effects related to PLANTS is not necessary. ANIMALS: Environmentally Sensitive Area mapping identified eagle and waterfowl habitat in proximity to the proposal. Copies of the proposal were sent to Washington State Departments of Fish & Wildlife, Ecology and Natural Resources, and none commented on adverse impacts to animals. At time of building permit application, development located within mapped eagle habitat will be sent to WDFW for review and comment. If an eagle management plan is required, the landowner and WDFW will prepare an eagle management plan prior to permit issuance. JCC 18.15.315 and JCC 18.15.340 address fish & wildlife habitat (stream) and wetland buffer requirements and protection measures respectively. The proposal will be reviewed against these criteria in the staff report to the Hearing Examiner. The Department recommends finding that the proposal is not likely to result in significant adverse impacts to Animals. No mitigation measures are proposed. Additional analysis of the proposal and its effects related to ANIMALS is not necessary. ENERGY AND NATURAL RESOURCES: Electricity and telephone are proposed to serve the new residences. No significant adverse environmental impacts have been identified. No mitigation measures are recommended. Additional analysis of the proposal and its effects related to ENERGY AND NATURAL RESOURCES is not necessary. SUB05-00022/MLA05-00286 SEP A Memo WeFore LLC/Discovery Bay Golf Club Page 8 of 14 BUILT ENVIRONMENT ENVIRONMENTAL HEALTH: No significant adverse environmental impacts have been identified. No mitigation measures are recommended. Additional analysis of the proposal and its effects related to ENVIRONMENTAL HEALTH is not necessary. NOISE: Neighbors identified concern for the noise impacts due to construction activities. This proposal is subject to the noise provisions of Washington Administrative Code, specifically Chapter 173-60 WAC. The Department recommends the following mitigation to address noise concerns: 19. Construction activities due to this proposal shall comply with Chapter 173-60 WAC. Maximum Environmental Noise Levels. No significant adverse noise impacts have been identified. Additional analysis of the proposal and its effects related to NOISE is not necessary. LAND & SHORELINE USE: LAND USE: The parcels within this proposal are designated Rural Residential 1 :5 under the Jefferson County Comprehensive Plan Land Use Map. This proposal is subject to a Type III review procedure and the appropriate approval criteria set forth in Article VI-M of Chapter 18.15 JCC, Planned Rural Residential Developments. Single Family Residences are allowed yes uses in this land use designation. SHORELINE USE: The proposal is not located within shoreline jurisdiction, i.e. within 200 feet of Ordinary High Water Mark (OHWM). No mitigation measures are recommended. Additional analysis of the proposal and its effects related to LAND & SHORELINE USE is not necessary. AESTHETICS: Mr. Doores, an adjacent property owner, raised concerns regarding buffering between Heron Pond Ranch and proposed lots in The Meadows. The proposal identifies Hutson Road and the Larry Scott Trail between The Meadows and Mr. Doores property, APN 959000014. Mr. Asmundson did convey a verbal intention to Jefferson County staff to maintain as much native vegetation in that area as possible. The application does not identify a specific plan to limit visibility between these residences. The trail buffers this proposal from existing development somewhat, and the public interest is served by having the trail. The Jefferson County Code does not require residential development for single family residences to buffer the perimeter of Planned Rural Residential Developments from adjacent residences. This area is designated Rural Residential 1:5 under the Jefferson County Comprehensive Plan Land Use Map to ensure rural character is maintained. No significant adverse environmental impacts have been identified. No mitigation measures are recommended. Additional analysis of the proposal and its effects related to Aesthetics is not necessary. LIGHT AND GLARE: No significant adverse environmental impacts have been identified. No mitigation measures are recommended. Additional analysis of the proposal and its effects related to LIGHT AND GLARE is not necessary. RECREATION: No significant adverse environmental impacts have been identified. No mitigation measures are recommended. Additional analysis of the proposal and its effects related to RECREATION is not necessary. SUB05-00022/MLA05-00286 SEPA Memo WeFore LLC/Discovery Bay Golf Club Page 9 of 14 HISTORICAL & CULTURAL PRESERVATION: No significant adverse environmental impacts have been identified. No mitigation measures are recommended. Additional analysis of the proposal and its effects related to HISTORICAL AND CULTURAL PRESERVATION is not necessary. TRANSPORTATION: The site is accessed from S. Discovery and Cape George Roads. Both are rural collector roads with 40 MPH speed limits. S. Discovery Road was a territorial road. It was established in 1878 prior to statehood. Jefferson County claims a 60 feet wide right-of-way that is 30 feet on each side of the centerline that existed when the road was conveyed to the State of Washington when statehood was granted. While the Department is not aware of any subsequent changes to the alignment, minor changes may have occurred since that time that could have resulted in minor differences between the territorial right-of-way and the area within 30 feet of the existing centerline. Jefferson County acquired a 60 feet wide right-of-way for the segment of Cape George Road adjacent to Discovery Bay Golf Course in 1947 through quit claim deeds. Jefferson County Public Works Department traffic counts show that: · S. Discovery Road adjacent to the proposal site has an average daily traffic (ADT) of 1,333, · S. Discovery Road east of the Cape George Road intersection has an ADT of 2,669, and · Cape George Road has an ADT of 1,530. These traffic counts differ somewhat from those shown in the traffic impact assessment prepared for the proposal that reflect typical volumes for larger segments of these roads. In order to meet Jefferson County's adopted standards for a rural collector road, S. Discovery Road east of Cape George Road should have a 24 feet wide traveled way with 8 feet wide shoulders, S. Discovery Road north of Cape George Road should have a 22 feet wide traveled way with 5 feet side shoulders, and Cape George Road should have a 22 feet wide traveled way with 6 feet side shoulders. These segments of S. Discovery and Cape George Road typically have a 20 feet wide traveled way and 2 feet wide shoulders. There is not a significant accident history on the segments of Discovery Road and Cape George Road that would carry most of the traffic generated by the proposal. A new private road (Lawrence Road) would provide access to 32 lots on the western portion of the site. It would share an access to Cape George Road with the golf course entrance. A new private road (Bonnie Lane) would provide access from S. Discovery Road to a six-lot cluster on the northeastern portion of the site. An existing private access road approximately 1,500 feet south of the northeast comer of the site would be improved to provide access to 10 lots (Hutson Road) from S. Discovery Road. A road would be constructed connecting Lawrence and Hutson Roads to provide a secondary access for emergency vehicles. An easement for the Larry Scott Trail, a multi-purpose trail that will extend from Port Townsend to Four Comers on SR 20, connects to the proposal site on its northern boundary. It extends east along the northern boundary to S. Discovery Road and then south approximately 1,070 feet along the west side of S. Discovery Road to a point approximately 241 feet north of the trail easement on the east side of S. Discovery Road. When completed, the Larry Scott Trail will provide an alternative route for pedestrians and bicyclists to using S. Discovery Road. Jefferson County has received a grant to purchase the remaining easements needed to extend the trail to Four Comers. Jefferson County does not currently have funds for trail construction in the vicinity of the proposal site. SUB05-00022/MLA05-00286 SEP A Memo WeFore LLC/Discovery Bay Golf Club Page 10 of 14 The proposal includes the development of an onsite trail system that would extend from the Larry Scott Trail to Cape George Road. The trail system is depicted on Trail Exhibit IB, dated 08/26/2005 that was submitted with the application. Residences on Lawrence and Hutson Roads would have direct access to the onsite trail system. Residences on Bonnie Lane would have access to the onsite trail system by way of the Larry Scott Trail. Trails are proposed to be 6-8 feet wide with a gravel surface. Portions of the trail would be constructed on a trail easement within the internal access road easements. Based on the proposed typical road sections, those segments would be 7 feet wide within a 20 feet wide easement. The proposal states that the trail system would be for public use, but it does not specify how continuing public use of the trail system would be ensured. Traffic Impact Assessment A traffic impact assessment was prepared for the proposal by Geralyn Reinart, PE dated April 2005. The assessment addresses existing conditions, trip generation and distribution, existing and projected intersection level of service, accident history, and roadway capacity. Public W orkscommented on the assessment in a memo dated June 15,2005. Ms. Reinart responded to the Department's comments in a memo dated August 4,2005. The assessment projects that the proposal at full buildout will generate approximately 460 average daily trips (ADT). The following trip distribution is anticipated: . S. Discovery Road east toward SR 20: 230 ADT (55%) . S. Discovery Road north toward Port Townsend: 206 ADT (45%) · Cape George Road between S. Discovery Road and the golf course entrance: 299 ADT (65%) · North on Cape George Road: 23 ADT (5%). Based on an analysis of peak hour traffic and intersection turning movements, the assessment concludes that the proposal would not result in significant impacts to intersection level of service. The assessment acknowledges that South Discovery and Cape George Roads do not meet current design standards for their existing traffic volumes. It states that the traffic volumes generated by the proposal would require a 22 feet wide traveled way with 6 feet wide shoulders on both roads. The assessment notes that Jefferson County's projected traffic growth on S. Discovery and Cape George Roads without the proposal will be similar in scale to the traffic generated by the proposal. The assessment asserts that the traffic generated by the proposal would not be a significant increase and would not require improvements that are not already necessary to meet existing deficiencies or to accommodate projected traffic growth in the very near future. It concludes that due to the limited off-site impacts associated with the project, no mitigation measures should be required. Public Works Department Assessment Public Works concurs with the traffic impact assessment that the project would not have a significant impact on intersection level of service. The proposal would generate the following traffic increases: . S. Discovery Road adjacent to the proposal site: 15%, . S. Discovery Road east of the Cape George Road intersection: 9% . Cape George Road: 20%. Public Works does not concur with the traffic assessment that off-site impacts related to deficiencies in the width of traveled way and shoulders would be minimal and that no mitigation measures should be required. S. Discovery and Cape George Roads both have existing deficiencies in width of traveled way and shoulders. The proposal would generate additional traffic to these already deficient roadway segments. This traffic SUB05-00022/MLA05-00286 SEP A Memo WeFore LLC/Discovery Bay Golf Club Page 11 of14 would not change the design standard for traveled way on either road or for shoulders on Cape George Road and the segment of S. Discovery Road east of the Cape George Road intersection. It would change the design standard for shoulders on S. Discovery Road north of Cape George Road from 5 feet to 6 feet. Improvements to both S. Discovery and Cape George Roads would be required to provide adequate roadways to serve the proposaL Roadway shoulders perform several important safety-related functions that include providing a vehicle recovery area, an area for disabled vehicles, and a safe area for use by pedestrians and bicyclists. The proposed onsite trail system provides an opportunity to avoid impacts related to pedestrian and bicycle use by providing alternative routes that would enable them to avoid deficient segments of S. Discovery and Cape George Roads. This would, however, also require connections from the onsite trail system to the Larry Scott Trail and to S. Discovery and Cape George Roads. The Department proposes mitigation conditions below that specify this. Improvements to S. Discovery and Cape George Roads are included in the Jefferson County Six-Year Transportation Improvement Program. They include constructing a 22 feet wide traveled way with 6 feet wide shoulders, 4: 1 ditch foreslopes, and 2: 1 ditch backslopes. Funding to construct these improvements has not been secured. Obtaining adequate right-of-way and slope easements can be a significant cost of constructing roadway improvements. As noted above Jefferson County has 60 feet of right-of-way for both of these roads. While this would be adequate to construct the required roadway improvements on some segments of these roads, there are areas where the roads are in 3-5 feet deep cut sections that would require slope easements outside of the rights-of-way in order to construct ditch backslopes. In order to ensure that Jefferson County can construct the improvements necessary to serve the proposal, there should be.a mitigation condition requiring the proponent to grant slope easements to Jefferson County outside of the S. Discovery and Cape George Road rights-of-ways. The Department proposes mitigation conditions below that specify this. Public Works notes that there is no significant documented equestrian use of S. Discovery and Cape George Roads in the vicinity of the proposal site. Equestrian use would not be impacted by the proposaL The Department therefore does not recommend that the proponent should provide for equestrian use of the onsite trails. Public Works concludes that the proposal would have significant impacts on roadway capacity and pedestrian and bicycle use. The Department recommends that significant impacts from the proposal can be avoided by requiring the proponent to: · Construct an onsite trail system with guarantees for continuing public use, · Connect the onsite trail system to the Larry Scott Trail and to S. Discovery and Cape George Roads, · Convey to Jefferson County any interest within 30 feet of the centerline of S. Discovery Road, and · Provide slope easements on segments ofS. Discovery and Cape George Roads. Public Works concludes that these mitigations are roughly proportional to the proposal's impacts. Public Works reviewed the comments by Jefferson County Transit recommending construction of bus pullouts. Public works discussed this issue with Transit and the Department of Community Development. Based on this discussion, Public Works concurs that there should be a bus pullout adjacent to the golf course access at proposed Lawrence Road. Public Works recommends that the location of the bus pullout should be determined by the Public Works Department in consultation with Transit and the proponent at the time final engineering documents for the proposal are prepared. In order to avoid the impacts identified above, The Public Works Department recommen.ds that the proponent should implement the following mitigation conditions prior to final plat approval: SUB05-00022/MLA05-00286 SEP A Memo WeFore LLC/Discovery Bay Golf Club Page 12 of 14 20. The proponent shall construct a trail system for public use extending: from S. Discovery Road to Cape George Road in substantial conformance with the trail system depicted on the proponent's Trail Exhibit IB dated 08/26/2005. 21. Trail system design shall conform to commonly accepted standards for width. structural section. grade. drainage. surfacing. and signage. In order to ensure an appropriate design. the proponent shall submit a detailed trail plan and specifications to the Jefferson County Public Works Department for review and approval prior to construction of the trail. 22. In order to provide access to the onsite trail system. the proponent shall connect the trail system to Cape George Road in the vicinity of the golf course entrance and to the Larry Scott Trail easement on the northern boundary of the site. 23. In order to provide a connection to S. Discovery Road and to the planned extension of the Larry Scott Trail to Four Comers. the proponent shall construct the Larry Scott Trail eastalong the northern site boundary to S. Discovery Road and south along S. Discovery Road approximately 1.300 feet to connect with the Larry Scott Trail on the east side of S. Discovery Road. The design for the Larry Scott Trail shall conform to Jefferson County's adopted design. standards for the Larry Scott Trail. 24. In order to provide a connection between the Larry Scott Trail easements on the western and eastern sides of S. Discovery Road. the proponent shall dedicate to Jefferson County a 30 feet wide trail easement that extends the existing easement on the west side of S. Discovery Road south approximately 240 feet. 25. In order to ensure continuing public use of the onsite trail system. the proponent shall provide an appropriate easement or agreement for continuing public use of the trail system. The easement or agreement shall be established by a dedication on the face of the plat or through another instrument acceptable to Jefferson County. The easement or agreement may include reasonable limits on the public's use of the trail including prohibiting motorized and equestrian use. The easement or agreement shall be submitted to Jefferson County for review and approval. 26. In order to ensure on-going public use of the trail system. the proponent shall make appropriate provision for maintenance and repair of the onsite trail system by the golf course owner. the PRRD homeowners association. or a third partvacceptable to Jefferson County. The proponent shall not be responsible for trail maintenance on the Larry Scott Trail easement. 27. The proponent shall convey to Jefferson County by quit claim deed any interest in the area lying within 30 feet of the existing centerline of S. Discovery Road. 28. The proponent shall grant slope easements to. Jefferson County not exceeding 10 feet in width adioining: the S. Discovery Road and Cape George Road rights-of-way as necessary to construct a roadway with a 22 feet wide traveled way. 6 feet wide shoulders. 4: 1 ditch foreslopes. and 2: 1 ditch backslopes. Based upon compliance with the aforementioned mitigation measures, the proposal is not likely to result in significant adverse impacts to County roads or State Highways. No mitigation measures are recommended. Additional analysis of the proposal and its effects related to TRANSPORTATION is not necessary. SUB05-00022/MLA05-00286 SEP A Memo WeFore LLC/Discovery Bay Golf Club Page 13 ofl4 PUBLIC SERVICES: SCHOOLS: No significant adverse environmental impacts to Public Services have been identified. No mitigation measures are recommended. Additional analysis of the proposal and its effects related to SCHOOLS is not necessary. FIRE PROTECTION: East Jefferson Fire Protection District serves the proposal site. Quimper Water System maintained by Jefferson County PUD #1 will provide water for the proposed development. The parcel is located within the state approved Quimper water system area. The Fire Code Official for Jefferson County (Ex. #104) submitted comment July 28, 2006. The Fire Code Official for Jefferson County reviewed this proposal with the International Fire Code [I.F.C.], 2003 Edition and the applicable National Fire Code. standards. Fire flow and fire hydrant review for this proposal is derived from the requirements of the Jefferson County Coordinated Water System Plan, and Jefferson County Department of Community Development, Fire Code Official policy and methodology. The three primary elements reviewed at this stage of review were fire protection water supply and infrastructure of water mains and fire hydrants, emergency services delivery capacity of the roadways, and vehicle access, turnarounds and turnouts. The subdivision lot total exceeds the International Fire Code threshold for the number of egress provisions and thus requires two [2] separate ingress/egress points. It is found that the proposed subdivision proposes two separate ingress/egress points to existing public rights of way and thus meets Code and national standards for same. The following constitutes mitigations derived from their findings and determinations: based upon the plans of record submitted. 29. The proposal shall comply with the 2003 International Fire Code. 30. Prior to final plat approval. the proponent shall submit three copies of a Fire Protection Plan for review and approval by Jefferson County Department of Community Development in cooperation with Public Works and East Jefferson County Fire Protection District. This plan shall address the following items: a. Fire protection water supply should be sized to provide 2-hour duration minimum of a planned lOOO gallons per minute minimum fire flow at 20 psi residual from at least two (2) simultaneous flowing fire hydrants. with the stated residual pressure designed above the minimum State domestic water pressure minimum requirements. . b. Fire hydrants are normally required on 500-foot intervals. however. the design of the. lot clusters will require fire hydrants that additionally. "book-end" each cluster of lots. c. Proposed roadway surface and width standards for emergency. services delivery shall be a minimum of sixteen n 61 feet and shoulder widths additional. but shall not be less than Jefferson County standards for greater width requirements. d. Intermediate turn~outs provisions [or termed "bulb-outs} will be required between each lot cluster to allow for emergency vehicle staging arears1. amongst other more traditional uses. but subiect to Fire Code Official design standards. e. The proposed "no outlet" road way that serves the northerly cluster of lots shall be provided an approved vehicle turnaround designed. consistent with the. International Fire Code standards for same. SUB05-00022/MLA05-00286 SEP A Memo WeFore LLC/Discovery Bay Golf Club Page 14 of 14 Additional analysis of the proposal and its effects related to FIRE PROTECTION is not necessary. TRANSIT: Jefferson Transit commented on the proposal requesting a bus pullout and accessibility (Ex #105). 31. Prior to construction, the location and details of the shelter and bus pullout shall be provided to Jefferson Transit and Jefferson County Department of Public Works for review and approval. Said details shall make provisions for Jefferson Transit bus circulation within the site to ensure the bus presents the passenger door to people waiting at the proposed stop. On-site circulation required shall be brief and allow for expeditious passage for transit vehicles on and off the site. 32. To be able to provide ADA mandated service delivery within the proposed development. the bus pullout shall provide a 96-inch deel> (measured from the curb ofthe roadway) fIrm stable surface for deployment of the vehicle's lift to maneuver a wheelchair beyond the end of the lift. The 96-inch surface shall be a minimum of 60-inches in width (measured parallel to the vehicle roadway) and shall be connected to a fIrm, stable surfaced pathway. 33. To be able to provide ADA mandated servicedeliverv within the proposed development. Jefferson Transit vehicles shall be able to drive to within 75-feet of the door to each residence. Within the residential development Configuration of the residential sites shall allow the lift of the transit vehicle to access a 3-foot wide sidewalk or driveway. 34. Prior to construction, a building permit application for the bus shelter shall be submitted to the Department of Community Development for review and approval. Additional analysis of the proposal and its effects related to TRANSIT is not necessary. UTILITIES: Electricity and telephone are proposed to serve the site. Quimper Water System maintained by Jefferson County PUD #1 will provide water for the proposed development. No significant adverse environmental impacts have been identified. No mitigation measures are recommended. Additional analysis of the proposal and its effects related to UTILITIES is not necessary. DETERMINATION: Determination of the SEPA Responsible Official: I have reviewed and considered the referenced proposal, the environmental checklist, public comments, other available material, and the Development Review staff memo and recommendation. I hereby issue a . Mitigated Determination of Non-Significance. ~J2-~I~~ Dae ent of Community Development 0712- 8( Of,.