CHAPTER 5 FEIS MITIGATING CONDITIONS FOR SUBSEQUENT PROJECT REVIEW, TECHNICAL COMMENTS, AND COMMENT LOG

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1 CHAPTER 5 FEIS MITIGATING CONDITIONS FOR SUBSEQUENT PROJECT REVIEW, TECHNICAL COMMENTS, AND COMMENT LOG 5.1 Cnditins fr Permit Apprval in Any Phase f the Apprved Prpsed MPR The mitigatin requirements f the FEIS are set frth belw and shall be subject t review and apprval as apprpriate at all prject permit phases. Shellfish. DEIS Sectin 3.2, pp Water Quality Mitigatin, fr Shellfish, as specified in DEIS at Sectin During cnstructin (all permits). Cnstructin perid NPDES general permits will need t be btained frm WDOE and cnditins fllwed t cntrl strmwater during cnstructin t assure n ffsite discharge. All cnstructin shall be cvered by a strmwater management plan frm Jeffersn Cunty t shw hw strmwater shall be cllected and infiltrated t prevent any turbidity, sediment, r ther cntaminants frm reaching the harbr r waters f Hd Canal. All strmwater crssing newly cnstructed surfaces shall be captured and treated nsite befre discharge, including the glf curse side, where irrigatin and strmwater shall be captured treated, retained, and infiltrated nsite with n ffsite discharge. A strmwater site plan that includes a cnstructin strmwater pllutin preventin plan shall be develped by the prpnent and reviewed and apprved by Jeffersn Cunty prir t cnducting land disturbing activity n the site. During peratin (Maritime Village permits) All strmwater frm impervius surfaces shall be captured and treated t Puget Sund Water Quality standards (2005 editin) befre discharge. There shall be n discharge f sewage r cntaminated bilge waters at the marina. Pump ut facilities shall be prvided and peratinal at all times. Cleaning f fish r sea life shall be prhibited within the cntrlled access areas f the marina. The Prject permits shall incrprate shellfish prtectin district guidelines. The marina shall cntract fr the right t inspect any vessel that in the pinin f management may jepardize water quality. The marina shall develp and manage an active bater educatin prgram apprpriate t the marina setting t supplement the Cunty prgram develped as part f the shellfish prtectin district. Pleasant Harbr Marina and Glf Resrt Page 5-1 Nvember 27, 2007

2 All fueling peratins shall be brught up t current cdes and prtectin against leaks, and unauthrized discharges shall be prvided as part f any permit issued fr wrk n the marina side f the resrt. This is a first pririty fr the prject. Fueling permits fr facilities shall als require a refueling plan apprved by the lcal Fire Cde fficial as part f the first permit and in place prir t the issuance f any certificate f ccupancy fr wrk at the marina r Maritime Village. Fuel strage r transfer shall be prhibited n marina flats, dcks, piers, and strage lckers. Jeffersn Cunty will require a marina management prgram enfrced by the peratr that shall prvide: N strage shall be permitted n dcks, including strage f ily rags, pen paints, r ther flammable r envirnmentally hazardus materials except emergency equipment as apprved in the Emergency Service MOU. Painting, scraping, and refinishing f bats shall be limited t minr repairs when in the water, which d nt result in any discharge t the waters f the harbr. Any minr repairs must emply a cntainment barrier that prevents debris frm entering the marine waters. Cleaning f fish r sea life shall be prhibited within the cntrlled access areas f the marina. Ntificatin and infrmatin abut shellfish cnditins, licenses, and limits will be available at the prpsed develpment at specific lcatins, such as the marina, Maritime Village, and Cnference Center. The marina peratins shall incrprate mitigatin requirements apprpriate under the Cunty Shellfish Prtectin Plan, and shall integrate a bater educatin prgram int a marina public educatin plan, which shall be implemented and maintained fr as lng as the resrt is in peratin, as part f a resrt habitat management plan. The marina peratins shall cllect water quality data (frm State surces as lng as available r frm apprved testing plan shuld the state surces mve r nt accurately reflect Pleasant Harbr cnditins), and shall be required t participate with the Cunty Public Wrks Department in an adaptive management prgram t eliminate, minimize, and fully mitigate any changes arising frm the resrt and related Pleasant Harbr r Maritime Village. During peratin (Black Pint Glf Curse Lands) Cnstructin and grading permits shall require strmwater management plans t demnstrate n discharge t waters f Pleasant Harbr r Hd Canal f any cntaminants, turbid waters, r sediments as a result f peratins. The strmwater management system fr all phases shall capture, treat, and infiltrate r stre fr reuse all strmwater frm impervius surfaces f the imprved glf curse areas. The glf curse shall be perated in accrdance with the best practice standards f the King Cunty glf curse management guidelines, r substantial equivalent, including, but nt limited t, American Glf Assciatin standards. The glf curse/resrt facilities will be required t participate in any adaptive management prgrams required by the Cunty as a result f the water quality mnitring prgram described abve and any changes caused by the resrt peratins. A pet management plan shall be required t address pet waste issues. Pleasant Harbr Marina and Glf Resrt Page 5-2 Nvember 27, 2007

3 Additinal Shellfish related Cnditins r Cnsideratins Identified in DEIS: The marina is permitted fr 285 slips. Existing Marina permit cnditins and mitigatins frm Shreline Substantial Develpment Permit SDP are retained Have spill preventin plans and spill cntainment facilities in place Replace existing septic system fr marina with a sewage treatment system that will prvide irrigatin water t glf curse Develper will wrk with State t facilitate and perfrm the wrk necessary t eradicate Tunicates where pssible in the marina Limit cnstructin grading n the Marina side t new rad alignment, develpment pads, and parking areas Additinal Shellfish-related cnditins Identified in Appendix 2 Marina Impact Analysis: There shall be n discharge f sewage in U.S. waters. Bat wners shall use hlding tank pump ut and ptty-dump statins lcated at the marina. The marina shall have restrm and shwer facilities n shre fr marina residences. Water Resurces (Use, Reuse, Management, Treatment, and Dispsal). DEIS Sectin 3.3, pp Water Summary and Cnditins, as specified in DEIS at Sectin Sewer service (nsite system) Any prject apprval fr the glf curse area will require cnstructin and peratin permits fr a wastewater treatment system fr the prject by WDOE and an peratinal plan in place as a cnditin f final plat apprval and cnstructin f any structures fr ccupancy r residency. Any prject apprval fr the Maritime Village remdel and upgrade shall include a demnstratin that existing facilities can adequately serve the remdel areas. N additinal residential units wuld be apprved until the sewer system is installed and perating. Water supply, grundwater, and rainwater harvesting Any prject apprval fr the resrt shall cntain a cnditin that the applicant demnstrates entitlement t sufficient water rights t serve the apprved phase frm WDOE (water rights, transfer, and/r rainwater harvesting rights and use cnditins) prir t preliminary plat apprval and cnstructin f any facilities n the prperty. Water quality Strmwater management plans fr clearing and grading and fr cnstructin and peratin phases must be apprved and systems in place prir t land disturbing activities t assure cntrl f the strmwater as prvided abve. The glf curse prject apprval shall require the adptin f best management practices fr the management f strmwater nsite and the reuse f water as irrigatin water, with a cnditin that the system demnstrate n direct discharge t Hd Canal f any strmwater frm impervius r glf curse surfaces, and that the grass management prgram include specific BMPs t assure prper management f all elements f the glf curse management system Pleasant Harbr Marina and Glf Resrt Page 5-3 Nvember 27, 2007

4 cnsistent with best available technlgy fr management in aquifer sensitive areas r its substantial equivalent. Apprval f any permits fr the marina redevelpment area shall be cnditined upn the apprval f a strmwater management plan that intercepts and treats all strmwater frm existing r new impervius surfaces t Puget Sund water quality management standards prir t discharge, and that the Maritime Village has a plan and facilities in place t deal with any upland upset that may threaten pllutant discharge t Pleasant Harbr. The Prject Engineer shall be respnsible fr ensuring that State and Cunty strmwater management standards are met. Clearing, grading, implementatin f the Cnstructin Strmwater Pllutin Preventin Plan, and cnstructin f rads and strmwater management facilities shall be cnducted under the supervisin f the Prject Engineer. The Prject Engineer shall submit weekly reprts t Jeffersn Cunty while cnstructin is in prgress. Grundwater prtectin and saltwater intrusin Preliminary plat apprval fr the glf curse resrt that requires water use in excess f current apprved water rights. Preliminary plat apprval shall require a hydrgelgical reprt demnstrating that the additinal water use des nt pse a threat f saltwater intrusin t existing wells r surces f water supply. A hydrgelgical reprt is required fr each cnstructin r develpment phase t demnstrate cmpliance with this cnditin. Surface water and particularly irrigatin water and ptential migratin t the harbr r Hd Canal were addressed in the sectin n water quality abve. Fire fighting flw Adequate and sustainable fire flw will be prvided by the Class A water system. The Class A water system will prvide this level f service at all times. Additinal Water Resurces related Cnditins r Cnsideratins Identified in DEIS: Cnstructin site strmwater runff fr the prject is t be regulated at the state level by WDOE thrugh the 2005 Strmwater Management Manual fr Western Washingtn and at the lcal level by the Jeffersn Cunty Strmwater Management Plan A Cnstructin General Strmwater Permit is required fr all develpment activities where mre than ne acre will be disturbed and strmwater will be discharged t surface water r t strm drains that discharge t surface water. The prject will require a cnstructin Strmwater Pllutin Preventin Plan (SWPPP) Lw Impact Develpment all water n the site will be cllected and either used apprpriately nsite, ruted t the strage pnds, r infiltrated t the grundwater aquifer a zer discharge criterin, except at the Maritime Village where zer discharge cannt be achieved because f tpgraphy Additinal Water-Resurces-related Cnditins r Cnsideratins Identified in Appendix 5 Water Supply and Grundwater Impact Analysis: The prject will develp susceptibility ratings fr the site and develp adaptive management prcedures t maintain grundwater quality and quantity. Grundwater and water quality mnitring will be perfrmed at mnitring wells installed alng the bluff and interir f the prject site. Pleasant Harbr Marina and Glf Resrt Page 5-4 Nvember 27, 2007

5 Transprtatin. DEIS Sectin 3.4, pp Mitigatin Measures Transprtatin Summary, as specified in DEIS at Sectin The fllwing traffic mitigatin measures will be required as part f a preliminary plat apprval fr each prject phase. Fully fund and cnstruct assciated imprvements fr Black Pint Rad t meet Cunty standards frm US HWY 101 t the prject entrance. Prvide adequate sight distance t the east f the prpsed main site driveways nt Black Pint Rad and the egress frm Maritime Village nt US HWY 101 t imprve and maximize entering and exit sight distance. At the US HWY 101 and Black Pint Rad intersectin, prvide a suthbund left-turn lane as part f prject develpment in all scenaris except the n actin alternative. With the Statesman prpsal, the expansin f the existing T-intersectin wuld als prvide fr a median refuge area fr left turns frm Black Pint Rad nt US HWY 101. Prvide a nrthbund right-turn pcket r taper at US HWY 101 at the Black Pint Rad intersectin under the Statesman prpsal. Residents f the Maritime Village shall be given access t the glf curse resrt withut traveling US HWY 101. A detailed traffic design t accmmdate traffic n US HWY 101 returning t the resrt must be develped, with further traffic analysis and design apprval by WDOT and Jeffersn Cunty. Recnstruct the Black Pint Rad apprach t US HWY 101 with adjacent left turning lanes, a widened apprach nt US HWY 101, and an entry treatment n Black Pint Rad at US HWY 101. The prpsed site access cncept wuld als include a cnslidated intersectin nt Black Pint Rad with a realignment f the WDFW bat launch at Pleasant Harbr. Prvide all access rads and internal rads available fr public use t Cunty rad standards. Private drives may be t a lesser standard apprved by the Pubic Wrks Department and emergency service prviders during the preliminary plat phase if desired by the applicant. Prvide an internal pathway and circulatin system within the site that wuld nt impact Cunty r State highways, wuld prvide fr pedestrian and bicycle circulatin between the tw main develpment districts, and wuld allw US HWY 101 bicycle traffic bypass thrugh the resrt (i.e. Black Pint prperties and Maritime Village). In additin, the preliminary plat apprval fr the glf curse prtin f the resrt shuld evaluate trip management plans as an alternative t simple radway expansin. Such plans may include: Prvide a van r small shuttle bus fr guests and tenants t utilize n an as-needed basis fr use in grup trip making, crdinated events, airprt shuttle, and ther miscellaneus traffic. All such services shall be crdinated with Jeffersn Transit t schedule expanded service as necessary t the resrt as well as cnsider jint pprtunities t prvide layver r transit service and facilities within the site. Pleasant Harbr Marina and Glf Resrt Page 5-5 Nvember 27, 2007

6 Public Services (includes Fire, Plice, Medical Emergency; Schls; Ecnmy, Husing, Emplyment). DEIS Sectin 3.5, pp Fire Prtectin and Emergency Service Mitigatin, as specified in DEIS at Sectin Any preliminary plat fr the develpment f a prtin f the resrt shall require the fllwing: Ensure the nsite water system will prvide fr adequate sustainable fire flw. All resrt buildings t include internal sprinkler systems with FDC cnnectins. Incrprate Firewise site design standards in the layut f the prpsed resrt, as apprpriate and apprved by the lcal fire authrity. All subsurface parking will have t prvide fire systems, including air handling, water, and emergency access and egress. Install hydrants, tw prtable fire pumps with hses and related fire suppressin equipment at the marina and maintenance area as apprved by the lcal fire authrity. Develp an emergency actin plan with the Fire District in cnjunctin with predevelpment, develpment, and peratin t assure clear lines f respnsibility and respnse in the event f any incident requiring emergency respnse. Any develpment f the existing marina cmplex as part f an MPR shall include imprving emergency vehicle access t this prtin f the resrt. Thrugh a memrandum f agreement with District #4, prvide the equipment necessary t munt rescue and fire fighting peratins n any structure ver 18 feet frm grund level, including but nt limited t the Cnd-tel/Cnference Center Building. Enter int an actin plan with the lcal fire authrity at District #4 t assure crdinated cntrl f additinal services necessary t achieve an adequate level f service t the resrt. Prvide a back-up electrical pwer supply t the resrt t ensure cntinued peratin f emergency systems and water supply during any utage. Cmply with the prvisins f a memrandum f agreement with lcal service prviders t address service equipment and persnnel needs created by the resrt, taking int cnsideratin increased tax revenues frm the resrt activity. Enter int a memrandum f understanding with the lcal fire authrity t address the fllwing issues: Firewise design standards Emergency actin plan fr predevelpment and peratinal service fr each phase f develpment Prvide necessary facilities t munt rescue and fire fighting peratins in all phases f the resrt Actin plan fr crdinated cntrl and additinal services Security Services Mitigatin, as specified in DEIS at Sectin Prject Level: Permit apprval fr bth the marina and the glf resrt shall address security-related issues, and shall include specific mitigatin which may include: Cntrlled access at the entry and exit pints f the resrt and dcks. Pleasant Harbr Marina and Glf Resrt Page 5-6 Nvember 27, 2007

7 Onsite security and surveillance systems fr the prtectin f resrt guests, residents, and prperty crdinated with lcal service prviders t assure apprpriate cmmunicatin and cntrl systems are in place. Cmmunity level: Explre the use f a develpment agreement r ther assurance t prvide a mechanism fr the Cunty t prvide sme public safety funding t the Brinnn area frm the revenues received frm the resrt t assure that the funds will nt be diverted t the mre ppulus nrth cunty. Health Services Mitigatin, as specified in DEIS at Sectin Prject-specific mitigatin shall be addressed in the public services memrandum f understanding (MOU), which shall address reasnable site needs and the means f prviding and paying fr services. The MOU shall be in place prir t issuance f building permits fr develpment f resrt facilities. Schl Mitigatin, as specified in DEIS at Sectin Estimates fr planning purpses are that the prject will increase the Brinnn Schl District by 5-10 students and the adjacent district fr high schl by 1-2 students in any given year. Specific mitigatin agreements with the Schl will be addressed as part f the preliminary plat prcess fr the glf curse. Ecnmy/Emplyment, DEIS Sectin The FEIS requires the prject spnsr t wrk with the Cunty t prvide a jb lg r similar capability t enable lcal cmpanies and persnnel t cmpete fr prject jbs and services. Husing, DEIS Sectin Because there is a limited rental husing market, it is prpsed that the ut-f-twn cnstructin crews may use the existing nsite 60-unit RV facility. This facility wuld be temprary and must be in place prir t cmmencement f cnstructin f the infrastructure fr the prject. (Additinal temprary husing culd als include the B&B and Kaufman Hme, see ) The creatin f new permanent and seasnal jbs fr resrt staff will impse an added demand fr affrdable lcal husing, and t ffset that demand, 52 units f new multi-family apartments are prpsed t be built nsite. Shrelines. DEIS Sectin 3.6, pp Shreline Mitigatin, as specified at Sectin 3.6.7: Public access t the suthern shreline shuld be curtailed and direct access eliminated. All strmwater generated in the upland marina area shall be captured and treated t Cunty standards befre discharge t the aquifer. All surface water n cnstructed surfaces in the glf curse area shall be captured and treated fr recycling r treated in accrdance with adpted Cunty strmwater manuals, and infiltrated n site. Zer discharge t Hd Canal frm the develped glf curse/resrt area is required. Additinal Shreline Cnditins r Cnsideratins Identified in DEIS (see als the cnditins related t Shrelines in Sectins and fr shellfish mitigatin, Sectins and fr water resurces mitigatin, and Sectin 3.10 fr critical areas): Pleasant Harbr Marina and Glf Resrt Page 5-7 Nvember 27, 2007

8 In the glf curse area, n structures r glf facilities are t be cnstructed in the shreline area Any site-specific issues fr water features as part f a wetland mitigatin plan shall be apprved prir t cnstructin The dck replacement prgram is subject t prject-specific review The residential nise regulatins at Chapter WAC prvide an accepted level f nise versus prtectin, which is adequate t regulate cmmercial activities adjacent t residential areas and shuld be incrprated int any shreline permit Rural Character/Aesthetics, DEIS Sectin 3.5.7, pp Rural Character/Ppulatin, DEIS Sectin 3.8, pp Rural Character/Aesthetics Mitigatin, as specified in DEIS Sectin 3.5.9: The key t the prvisin is that the Master Planned Resrt nt lead t suburban r urban level develpment in the surrunding area and that result is achieved thrugh several techniques: The retentin f rural area zning n the lands utside f the Master Planned Resrt. The additinal public services shall serve the urban levels f intensity within the Master Plan area, the RVC level services in the RVC area, and the rural develpment in the surrunding area, and allw extensin f urban level sewer utilities nly in the event f a health hazard. The purpse f the regulatry restrictin is t prevent a fundamental change in the verall develpment patterns planned fr the area. Increasing the quality r quantity f services in such area as a result f the develpment is ne f the ecnmic benefits. A water facility may serve bth urban and rural uses as a water system is preferable t individual exempt wells. The water system shall nt be used t serve uses in the rural area in excess f that allwed by Cunty cdes fr rural area develpment. The number f prpsed residential units shall be n greater than 890 units, including bth the resrt residences and staff/affrdable husing. The prpsal shall maintain natural pen spaces alng the shreline bluffs alng site perimeters as is practical with glf curse layut, between fairways, and the upper prtin f the develpment. The prpsal shall ensure retentin f selected stands f significant trees alng the bluff f the glf curse t reduce the visibility f the site frm the suth. The prpsal shall prvide landscaping between US HWY 101 and the new access rad prpsed n the upland side f the Maritime Village. With the exceptin f the Cnd-tel/cnference center, with terrace lfts and the Maritime Village, all structures shall be kept t a maximum f tw stries in height frm higher grade elevatins. The verall prject apprval shall address light and glare t reduce the prjectin f evening lights ff the glf curse and marina prperties. (Reductin des nt mean lights cannt be seen, but that thrugh shielding and prper placement and rientatin, the ffsite impacts are minimized.) Pleasant Harbr Marina and Glf Resrt Page 5-8 Nvember 27, 2007

9 The prpsal shall prvide cnstructin perid husing and husing specifically dedicated t staff and lcal service persnnel t reduce the impact n lcal husing. Rural Character/Ppulatin Mitigatin, as specified in DEIS Sectin 3.8: The resrt is prpsed t have limited nsite retail capability, but is expected t bring additinal small cmmercial and service businesses t Brinnn, subject t prject-specific, site-specific envirnmental reviews and mitigatin. Archelgical and Cultural Resurces, DEIS Sectin 3.9, p Archelgical/Cultural Resurce Mitigatin, as specified in DEIS Sectin 3.9 The suthern shreline abutting Hd Canal is a significant envirnmental and cultural area, and is prpsed t be clsed t resrt use. References the Cultural Resurce Assessment. The prject prpnent shall wrk with the Tribes and Cunty t prvide nsite mnitring during all cnstructin t assure identificatin and management f any cultural resurces identified. Critical Areas (wetlands, aquifer recharge, fish/wildlife cnservatin, steep bluffs), DEIS Sectin 3.10, pp Critical areas are regulated by Jeffersn Cunty as verlay districts, see JCC Chapter at Article VI., and are additinally regulated under the state s Grwth Management Act, RCW 36.70A.060. Wetland Mitigatins, as specified in DEIS Sectin , pp Wetlands shall be prtected frm develpment (except Wetland B, which will be used fr reuse and recycling). A wetland and wetland buffer mitigatin plan shall be develped which demnstrates, under best available science principles, that the wetland functins and values f the resrt area have been maintained thrugh a cmbinatin f retained, enhanced, and/r created wetlands and buffers. The plan shall demnstrate n net lss t verall wetland area functin and value. An apprved precnstructin wetland mitigatin plan must demnstrate that lss f wetland habitat is mitigated, including prtectin measures fr water quality and quantity maintenance, and buffer prtectin. Such prtectin must be in place prir t cmmencement f any grading nsite. The wetland mitigatin reprt fr Wetland B shall be apprved and demnstrate hw the verall system will perate, bth during cnstructin and peratin t assure verall n net lss f functin and value fr the resrt area wetland system. The strmwater management plan fr cnstructin shall require all wetland areas (existing and new) meet the n net lss test and are in place prir t any alteratin f the central kettle wetland. Additinal Wetland Cnditins r Cnsideratins, identified in DEIS at , pp Wetland prtectin and mitigatin criteria are specifically set frth in the Cunty Cde [see JCC ]. Because the Prpsal wuld include altering ne f the wetland kettles (Wetland B as identified as a Categry II in the Wetland Delineatin) fr use in the water treatment/ recycling prgram, ther wetlands wuld need t be created, restred, and/r enhanced, per the requirements f JCC (2), Table 3-5: It is pssible that additinal nsite wetlands culd be created, using eclgical cnsideratins, as water features and incrprated int the glf curse design. (T prtect the aquifer, glf curses are required t use Best Management Practices under the King Cunty Mdel [see JCC (4)].) Per JCC (2), Categry II wetlands t be created r restred require a Pleasant Harbr Marina and Glf Resrt Page 5-9 Nvember 27, 2007

10 replacement rati f 3:1 if frested and 2:1 if scrub-shrub r emergent. Any water features prpsed t be incrprated int the glf curse design must demnstrate that the feature replaces functins lst at the impact site. The site has tw previusly-disturbed upland areas adjacent t wetlands, bth lcated near the RV camp, wherein the wetland buffers culd be enhanced. Per JCC (2), Categry II enhancement ratis 1 : are 6:1 if frested and 4:1 if scrub-shrub r emergent. Anther apprach culd be ffsite wetland creatin, restratin, r enhancement. Such an ffsite alternative wuld require the identificatin f a significant wetland in the area t be enhanced, creatin f a wetland, r restratin f a wetland. A wetland mitigatin plan will be develped in cnjunctin with the detailed design phase f the prject and will be required at the utset f the grading plan in advance f final plat apprval and prject develpment when details f the cnstructin will be available. It is cmmn that mitigatin plans be implemented prir t the planned filling activity, such as that f Wetland B. Aquifer Recharge Area Cnditins r Cnsideratins Identified in DEIS Sectin , pp Aquifer prtectin and mitigatin criteria are set frth in the Cunty Cde [see JCC ]. The Black Pint prperty within the Prpsal has been mapped as an aquifer prtectin district. Additinally, the water surce fr the Black Pint residential area is grund water. T prtect the aquifer, the Prpsal will abide by the Cunty regulatins, which include: Prhibitin f certain uses invlving hazardus materials as specified in JCC (the fueling facility at the Marina is in an area that is nt dependent upn a well fr its water supply and n impact t ptable water aquifer is anticipated); Cmplying with the prtectin standards identified in JCC , including the use f King Cunty standards fr Best Management Practices fr Glf Curse Develpment and Operatins, per JCC (4). Additinal Aquifer-related cnditins Identified in Appendix 5 Water Supply and Grundwater Impact Analysis (at pp. 11 and 15): The critical aquifer recharge areas wuld best be lcated n the eastern part f the pint, and pssibly areas nrth f the site. This is demnstrated by grundwater heads in the center f the site being lwer than thse n the margins. Additinal wrk will be perfrmed t develp susceptibility ratings fr the site. An Aquifer Recharge Area Reprt will be prepared t quantify aquifer recharge and susceptibility. Based n the results f these studies, Adaptive Management prcedures will be develped fr maintaining grundwater quality and quantity. 1 The chart in the DEIS has a typgraphical errr: the frested wetland enhancement rati is 6:1, nt 4:1, fr Wetland Categries II and III. Additinally, the Chart is entitled as Table 3-11 and this is als incrrect it shuld be Table 3-5 ; hwever the citatin belw the chart at the bttm f p des crrectly cite t Table 3-5. Pleasant Harbr Marina and Glf Resrt Page 5-10 Nvember 27, 2007

11 Reductin f the amunt f water used by water saving fixtures and thrugh use f harvested water fr residential purpses will ultimately result in recharging mre water t the aquifer than is presently ccurring. This benefit is due primarily t the decrease in evaptranspiratin at the site, that there will be relatively few impervius surfaces n the site cmpared t the verall prperty; that the majrity f recharge ccurs during the fall, water, and spring, and abut ne-half f the site receives irrigatin, and that the underlying aquifer is nt a majr surce f water supply. Fish/Wildlife Cnservatin Areas Mitigatin, as specified in DEIS Sectin , p The three nrtherly streams shall be set aside in a natural area, and develpment shall be limited t that necessary t prvide adequate access and rad right-f-way. All culverts carrying streams shall be fish passable where the precnstructin reprts identify that a stream has the ptential fr fish passage if bstructins can be remved. The tw sutherly streams shall be prtected during cnstructin using best management practices, and rad crssings shall cmply with adpted standards. The resrt shall be required t annually cllect water quality mnitring data frm the state water quality sampling statin at Pleasant Harbr and submit a summary water quality reprt t the Cunty. In the event that water quality shws any sign f deteriratin, the Cunty shall cnsult with the resrt, the lcal residents, and the State (bth WDOH and WDFW) cncerning the surce f the change. The resrt permits shall require the resrt t implement any mitigatin measures determined necessary by the Cunty t alleviate any water quality issues emanating frm the resrt prperties. Additinal Fish/Wildlife Cnservatin Areas Cnditins r Cnsideratins Identified in DEIS , p Fish and Wildlife Habitat prtectin and mitigatin criteria are set frth in the Cunty Cde [see JCC ]. The site cntains several intermittent r seasnal stream channels (Type 5 under the Cunty classificatin system). Sme f these are steep in gradient and blcked frm fish passage due t structural barriers. Per JCC , Type 5 streams require a 50-ft buffer f native vegetatin. The Prpsal will cmply with this requirement. Additinally, the creatin f a cmplete and mdern treatment system fr strmwater n the develped prtin f the marina site shuld result in an imprvement in water quality discharge. A habitat management plan will be prepared at the prject-permitting phase t identify and address mitigatin fr any ptential impacts t streams and assciated buffers. The resrt shall be required t annually cllect water quality mnitring data frm the state water quality sampling statin at Pleasant Harbr and submit a summary water quality reprt t the Cunty. In the event that water quality shws any sign f deteriratin, the Cunty shall cnsult with the resrt, the lcal residents, and the State (bth WDOH and WDFW) cncerning the surce f the change. The resrt permits shall require the resrt t implement any mitigatin measures determined necessary by the Cunty t alleviate any water quality issues emanating frm the resrt prperties. Frequently Flded Areas, DEIS Sectin , p There are n fldplains r frequently flded areas nsite. Pleasant Harbr Marina and Glf Resrt Page 5-11 Nvember 27, 2007

12 Gelgically Hazardus Areas Cnditins r cnsideratins Identified in DEIS , p Gelgically Hazardus Areas prtectin and mitigatin criteria are set frth in the Cunty Cde - see JCC Per JCC (5)(e), the standard buffer frm the tp, te, and all edges f a landslide hazard area is 30 feet. The principal gelgic hazard feature n the site is the steep bluffs alng the suthern shre. The Prpsal will prvide an extra margin f safety by maintaining a 200-ft vegetated edge frm the suthern shreline. Further, the strmwater management plan shall require that all water frm develped areas be captured in areas sufficiently remved frm the bluff edge and are sized sufficiently t avid discharge t r destabilizatin f the bluff in the event f wet seasns r upset. Additinal Gelgically-Hazardus Area-related cnditins Identified in Appendix 4 Sils and Gelgy (pp ): Limit the extent and duratin f site clearing, grading and disturbance f existing grund surface and natural vegetatin. This will be accmplished by staging the cnstructin wrk t accmplish full build ut in separate cnstructin phases ver a number f years. Establish develpment setbacks frm the crest f steep slpes, especially the castal bluff area. Avid intrducing any additinal uncntrlled surface water int dcumented landslide areas and ther steep slpes in the prject area. Strmwater and grundwater infiltratin systems wuld be designed t reduce grundwater flws tward the shreline bluffs t reduce landslide hazards. Limit develpment n lng, steep slpes, especially slpes underlain by sils prne t ersin. Erect silt fences arund disturbed areas t minimize migratin f displaced sils int undisturbed vegetatin and structures. Avid wet weather grubbing, stripping, and grading where pssible. Hydr-seed cut slpes and fill berms as sn as practical; n steeper slpes use mulch, jute matting r synthetic fabric t aid re-establishment f vegetatin. Cver any stckpiled sils with visqueen especially during wet weather. Emply water trucks and/r sprinkler systems t minimize dust and wind ersin during dry weather. Cnstruct haul rads with quarry spalls, asphalt, r recycled cncrete and/r suitable rad bedding. Cntrl surface water runff with ditches, detentin pnds and check dams Line drainage ditches grass and/r quarry spalls t limit water ersin Prtect permanent cut slpes with rckery walls, eclgy blcks, and engineered retaining wall structures. Pleasant Harbr Marina and Glf Resrt Page 5-12 Nvember 27, 2007

13 5.2 Technical Cmments The fllwing are cmments frm Statesman s cnsultants respnding t questins that have arisen during the public review prcess f the DEIS Precipitatin 10/9/07 Memrandum frm Sctt Bender, Subsurface Grup LLC, respnding t questins abut the surce f weather and rainfall data Water Supply 10/24/07 Memrandum frm Sctt Bender, Subsurface Grup LLC, respnding t questins abut water supply surces Wastewater 11/14/07 Nte frm Try D. Vasss, Ph.D., P.Eng., NvaTec Cnsultants, Inc., respnding t questins abut the wastewater treatment and reuse prcess Wetlands/Habitat 11/15/07 Memrandum frm Wayne S. Wright, PWS, GeEngineers, respnding t questins abut impacts t wetlands, kettles, and fish/wildlife habitat Elk Herd Wayne Wright s nte summarizing his 11/9/07 cnversatin with Greg Shirat, WDFW regarding resident elk herd crssing Hwy Pleasant Harbr Marina and Glf Resrt Page 5-13 Nvember 27, 2007

14 5.3 Cunty Cmments Received After the Issuance f the DEIS DEIS and prject cmments have been lgged by the Cunty. The lg is attached. The respnses t cmments have been gruped in the chapters referenced in the rw entitled respnse t cmments. Letters r cmments fr which specific respnses were addressed have been identified in the new sectins and are indicated with an asterisk* t the left f the name n the lg. Cmments that were mre general in nature r repeated cncerns previusly addressed are acknwledge and were cnsidered in preparatin f the Final EIS. Thse cmments are included in the lg with areas f interest indicated. The cmment authrs may find the respnses t their cmments r cncerns under each FEIS sectins f Chapter 3 indicated in the lg heading /LEGAL Pleasant Harbr Marina and Glf Resrt Page 5-22 Nvember 27, 2007