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JEFFERSON COUNTY
DEPARTMENT OF COMMUNITY DEVELOPMENT
621 Sheridan Street
Port Townsend, WA 98368
AI Scalf, Director
FINAL
MITIGATED DETERMINATION OF NON-SIGNIFICANCE
AND LEAD AGENCY STATUS
FROM:
Stacie Hoskins, SEP A Responsible Official
DATE:
August 2, 2006
SUBJECT:
Threshold Determination under the Rules of the State Environmental Policy Act
<:WAC 197-11)
Proponent!
Property Owner:
WeFore LLC, Mike Asmundson
Representative:
Jerry Smith
Application:
SUB05-00022;MLA05~00286
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 001 304001-002,004,006-007 & 001292 005 & 001293 004, 009~10
& 001 311 002,005 & 001 322007 & 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, WA98368
MITIGATIVE MEASURES:
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.
2. For land clearing and residential backyard burning, please contact OlyIIlpicRegion 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.
Building Permitsllnspections
(360) 379-4450
Development Review Division
ascalf@co.iefferson.wa.us
LOG TEM
Long Range Plannin* J
FAX: (360) 379-4451
Page _ J ,ot~
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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.
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 final plat approval.
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 l73-201A, Water Quality Standards for Surface
Waters of the State of Washington, and is subject to enforcement action.
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 (NPDES) 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
web site 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 stockpiles 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 ofthe state or violate state law.
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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 on the final plat mylar by the Treasurer.
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.
19. Construction activities due to this proposal shall comply with Chapter 173-.60 WAC, Maximum
Environmental Noise Levels.
20. The proponent shall construct a trail system for public use extending fromS. Discovery Road to Cape
George Road.in substantial conformance with the trail system depicted on the proponent's Trail Exhibit
1B 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 east along 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 a30 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.
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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 party acceptable 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 feetin width adjoining
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.
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 m.inimum of a planned
1000 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 [16] 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 area[s], amongst other more traditional uses, but
subject 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.
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 deep (measured from the curb of the 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.
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33. To be able to provide ADA mandated service delivery within the proposed development, Jeffel'Son
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.
NOTICE OF LEAD AGENCY: Jefferson County has determined that it is the lead agency for the above-
described proposal.
NOTICE OF NON-SIGNIFICANCE: Jeffel'Son County has determined that the above described proposal,
conducted in conformance with the applicable Jefferson County Codes and Ordinances, would not have a
probable significant adverse impact on the environment, and an environmental impact statement is not required
under RCW 43.21C.030(2)(c). This decision was made after review of a completed environmental checklist
and other information on file with the Jeffel'Son County Development Review Division and an inspection of the
site.
COMMENT PERIOD: This final determination is issued pUl'Suant WAC 197 -11-340(2)(f). Jeffel'Son County
has considered comments on its preliminary determination of nonsignificance. There is no additional comment
period.
APPEAL PERIOD: Any appeal of this determination on the basis of noncompliance with the provisions of
Chapter 43.21c RCW (State Environmental Policy Act) must be submitted in writing before 4:30 PM,
Wednesday, August 16, 2006 to the Jefferson County Development Review Division (Jeffel'Son County
Permit Center, 621 Sheridan Avenue, Port Townsend, W A 98368) for consideration by the Jefferson County
Hearing Examiner.
Per JCC 18.40.840, The decision of the responsible official on Type III permits making a threshold
determination of a DNS, approving a proposal subject to conditions, or denying a project under SEPA's
substantive authority may be appealed to the hearing examiner pursuant to JCC 18.40.280. The open record
public hearing on the SEP A appeal shall be before the hearing examiner, who shall consider the appeal
together with the decision on the project application in a single, consolidated hearing as further set forth in
Article IV of this chapter. The hearing examiner's decision on the SEPA decision may be appealed to the
appellate hearing examiner pursuant to JCC 18.40.290 for a closed record hearing as further set forth in
Article IV of this chapter. (See RCW 36.70B.060(6).) Any requests for reconsideration shall be govemed by
JCC 18.40.330; any remands shall be govemed by JCC 18.40.340.
The responsible official's DNS or MDNS may be appealed to the hearing examiner by the applicant or
anyone commenting on the environmental impacts of the proposal (as further set forth in JCC 18.40.810).
The appeal must be in writing, in conformance with subsection (5) of this section, and be filed within 14
calendar days after the threshold determination is issued as set forth in subsection (4) of this section. Appeals
of environmental determinations under SEP A, shall be consolidated with any open record hearing on the
project permit. (See RCW 36.70B.110(6)(d)). Administrative appeals of a DS or draft or final EIS are not
allowed.
A notice of appeal shall be delivered to the Administrator by mail or by personal delivery, and must be received
by 4:00 p.m. on the last business day of the appeal period, with the required appeal fee of $647.00.
The notice of appeal shall contain a concise statement identifying:
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1. The decision being appealed and the identification of the application which is the subject of the
appeal;
11. The name, address, and phone number of the appellant and hislher interest in the matter.
111. Appellant's statement describing standing to appeal (i.e., how he or she is affected by or interested
in the decision);
IV. The specific reasons why the appellant believes the decision to be wrong. The appellant shall bear
the burden of proving the decision was wrong;
v. The desired outcome or changes to the decision; and
VI. A statement that the appellant has read the appeal and believes the. contents to be true, signed by
the appellant.
Any notice of appeal not in full compliance with this Section shall not be considered.
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