HomeMy WebLinkAboutEnvironmental Assessment - BLD Engineering / Geo-tech Reports - 11/18/1977 ENVIROWENTAL ASSESSMENT
FOR
BELLA-VILLA APARTMENTS
November 18, 1977_
Mason County Planning Department
ENVIRONMENTAL ASSESSMENT
FOR
BELLA-VILLA APARTMENTS
Pronponent: Belfair Investment Company
P. 0. Box 235
Gorst, Washington 98337
' Contact Person: James K. Short (373-1110 or 373-8662)
Licenses Required: Mason County Building Permit
Thurston-Mason Health District
State Highway Access Permit
Lead Agency: Mason County Planning Department
P. 0. Box 186
Shelton, Washington 98584 (426-5593)
Contact Person: Mitchell K. Brown, Associate Planner
Distribution List: Thurston-Mason Health District
Mason County Fire Marshal
Mason County Engineer
Washington State Department of Highways
Belfair Water District
Last Date for Comments: December 5, 1977
Description of the Proposal: The proposed development is located on a 3 acre
site immediately behind the new Belfair Shopping
Center on State Route 3 near Belfair, Washington.
The site is legally described as follows:
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J11C C 1. O Dl 0
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Michael L. Dick
{� Short Flat Of A Portion
Of
SECTION 28--T23N--R1W--W.M.
Mason County, Wash .
z DESCRIPTION
PARCEL D
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That portion of the N.W.4 of, the S.W. of Section 28, T.23N. ,
R .1W., W.M. , described as follows:
Commencing at the northwest corner of said N.W.4 of the S .W. ' ;
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thence run S .89109 '28"E. along the north line of said N.W.4 of
the S .W.4 a distance of 505.08 feet to a point on the curve on
the east margin of State Highway No. 21 whose radius point bears
N.5600115811W. 1482.50 feet; thence southwesterly along the are
of said curve 653 .30 feet to the TRUE POINT OF BEGINNING; thence
continue southwesterly along the arc of said curve 47.67 feet to
r the west line of said N.W.4 of the S.W.4; thence S.0°50 '34"W.
along the west line thereof 200.00 feet; thence N.78°14 ' 16"E.
542.53 feet; thence N.43°55 '58"E. 421.23 feet; thence N.591001W.
200,00 feet to the northeast corner Hof the tract described in
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instrument of Auditor' s File No. 200719 ; thence along the east
line of said tract S.31°00 '00"W. 100.00 feet; thence along the
south line of said tract N.59°001W. 42.70 feat; thence 3.44°02'
51"W. -515.58 feet; thence S.78014+ 16"W. 167.19 feet; thence - ..
N.0050134"E. 175.18 feet to the TRUE POINT OF BEGINNING . -
SUBJECT TO an easement for ingress, egress and utilities
over the west 41.00 feet of the above described tract.
Contains 2.98 acres, more or less.
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Included in the proposal are six (6), two-story fourplex units (24 units
total). Each building (4-plex) has an individual septic tank and drainfield
system. In addition, 4 covered parking spaces (attached to northernmost building)
and 30 uncovered parking spaces are shown (note: 5 parking spaces at end of road-
way are not usable due to need for 60' diameter cul-de-sac for emergency vehicle
access). Ingress and egress will occur to the north of the site via a 20 foot wide
road. Of the 2.98 total acres, approximately .5 acre is unbuildable due to steep
slopes. Gross density is approximately 8 units per acre and net density (buildable
area) is approximately 9.6 units per acre. Domestic water and fire flows will be
provided by the Belfair Water District.
z Description of the existing environment:
The site: The project site is heavily wooded and undeveloped. The topography is
gradually sloping from east to west with the exception of the eastern corner which
is relatively steep (12 to 25%). On the western edge of the site, which faces the
commercial highway frontage, is a steep cutbank which was created by recent grading
activity. This bank ranges in height from 8 to 15 feet. The soils on site are
glacially deposited Everett type (gravelly sandy loam) which have slight limitations
for development, although they do percolate rapidly. Existing vegetation is a
typical mix of coniferous and deciduous trees and- undergrowth. There are mixed
stands of cedar, Douglas fir, alder, and madrone with undergrowth of salal, Oregon
grape, braken fern, huckleberry and kinnikinnick.
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Adjacent environment: The area around the site is a mix of commercial, residential,
and forestry uses. Located near the "downtown" Belfair area, the predominant land
uses near the site are commercial. The commercial facility adjacent to the site
houses a convenience store, a restaurant, a clothing store, a tavern, and other
uses. South of the site is a boat sales and storage business, a fast food service,
' and a real estate office. Residential units are located across S.R. 3 and adjacent
to the site are two conventional single family residences and a mobile home. The
remaining adjacent property is wooded and undeveloped. State Route 3 is a major
regional arterial connecting Mason County to.Bremerton and Kitsap County. Average
traffic volume on this highway is 5,500 vehicles .per day, with most vehicles
travelling at or above the posted 55 mile per hour limit.
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Analysis of environmental impacts:
(1) Earth - The proposal will disrupt, displace, and compact soils for construc-
tion of roads and buildings. Some alteration to existing topography will
occur as a result of grading for roads and buildings. The potential for
erosion of soils will increase greatly during construction and decrease
after project completion. In addition to erosion from grading and construc-
tion, the cutbank at the front of the property will continue to erode during
periods of rainfall. This problem could be accelerated by new construction
i activity on the project site and by the addition of water from septic systems
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into the soils uphill from this area.
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(2) Air - There will be an incremental decrease in ambient air quality due to in-
creased levels of auto emissions. Provision of fireplaces could also have an
impact on existing air quality.
(3) Water - Construction of roads and buildings will significantly reduce the
amount of absorption area and increase surface water run-off. Of, the 108,900
square feet of buildable area, 33,600 square feet will be covered by impervious
surfaces (approximately 30%). P6tentially adverse off-site impacts could re-
sult from this increased run-off.
{ The soils of the site have rapid percolation rates. Injection of large
volumes of waste water into a small area could deteriorate ground water quality.
It should be noted that the drainfields for the shopping center are located at
the base of the cutbank, immediately adjacent to the site.
(4) Flora - Construction of the proposed project will require clearing of existing
vegetation. This action will substantially reduce the number and diversity of
species of flora on site. In addition, some new species could be introduced for
landscaping.
(5) Fauna - Changes in the number and diversity of species of fauna are considered
to be minimal due to proximity of the site- to human activity and the fact that
the site is fenced on several sides. Field observation indicated the presence
of several common bird species. New species of domestic fauna could be intro-
duced by new residents.
(6) Noise - Noise levels on and around the site will increase as a result of the
proposal. These impacts will be most significant for the single family residences
adjacent to the proposal. Off-site noise generated by the adjacent shopping
center could have adverse effects on the proposed residential units.
(7) Light and Glare - Additional residences and vehicular movement will produce new
light and glare. As stated earlier,' this impact will be significant for the
single-family residents. Off-site light and glare generated by the shopping
center (particularly the tavern and the convenience store) could have adverse
effects on the proposed residential units.
(8) Land Use - The Mason County Comprehensive Plan designates this area urban resi-
dential and community shopping. The proposed development appears to be in con-
formance with the policies of the Comprehensive Plan and is in character with
the mixed commercial and residential uses in the area. The site is served by
public water and most private and public services are within a very short dis-
tance. Present land use trends in this area indicate continued strip commercial
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development along State Route 3. This development proposal is located on
the northernmost end of the "strip" and could accelerate the trend in this
direction. The impacts of individual.commercial and multi-family develop-
ments on traffic movement, public services, etc., are cumulative and, in
sufficient concentration, could create serious problems for the future.
As indicated by the proponent, additional development of this type to the
north of this site is being contemplated by both himself and others.
(11) Population - The proposal will result in increased population density in the
Belfair area. It is estimated that the development will house about 65
people when all units are full.
(12) Housing - The proposal will provide 24 new rental units in the Belfair area.
This is considered to be a beneficial impact due to a severe shortage of
rentals in this area. Projected rents will be between 200 and 300 dollars
per month.
(13) Transportation/Circulation - The proposal will generate between 150-200 trips
per day. The indicated parking available (30 uncovered spaces and 4 covered
spaces or 1.4 per unit) will not be sufficient for residents and visitors.
This could result in a demand on existing parking at .the adjacent shopping
center. The most substantial impacts will be on State Route 3 at the proposed
ingress/egress point. In addition to increased usage of this road, the com-
bination of poor sight distances and high speeds will pose serious hazards to
motorists.
(14) Public Services - The proposal will require additional public services. With
the exception of schools, the Belfair area should be able to provide these
services with little difficulty.
(16) Utilities - Most utility systems will require only minor alterations (highway
to property) to service the proposal. New systems will be required for septic
tanks and drainfields and storm water drainage.
Mitigation of Adverse Environmental Impacts
The following measures could be implemented to reduce or eliminate potential
adverse impacts:
(1) Earth - During construction, temporary catch basins should be installed to retain
run-off on site. Septic tank drainfields should not be located close to the
cutbank. Health Department regulations require that .drainfields be set back
15 feet plus the height of the cutbank from the edge of the bank. This setback
and vegetation or planting on the slope would maintain the integrity of the
bank.
(3) Water - Construct a surface water drainage and retention system capable of retain-
ing all additional run-off produced by new impervious surfaces on site.
(6) (7) Noise, Light and Glare - In order to reduce the impacts of conflicting uses
(commercial-residential) some type of buffer should be provided along the common
property line. This buffer could be a board type fence, site screening vegeta-
tion, or some combination thereof. In. addition, a buffer should be provided
between the proposed road access and the adjoining single family home.
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(13) Transportation/Circulation -
(A) To accommodate residents and visitors, the proposal should include a
minimum of two (2) parking spaces per unit (required by.Mason County
Ordinance 815).
(B) At the end of the proposed development a 60 foot diameter cul-de-sac
will be required for general and emergency vehicular turn around..
(C) Ingress/egress to S.R. 3 will be subject to the approval and design
requirements of the State Highway Department. .
(D) Sidewalks should be constructed from parking areas to units and from
the site to the adjoining commercial facility.
Adverse Impacts which cannot be Mitigated:
(1) Earth - Disruption, displacement and compaction of soil.
Alterations to existing topography.
(2) Air - Minor decrease in ambient air quality.
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(4) (5) Flora/Fauna -Reduction in number and diversity of species of both flora
and fauna.
(6) (7) Noise, Light and Glare - These impacts will occur; however, provision of
adequate buffers will substantially. reduce this impact.
(11) Population - The density of this area will increase as a result of this proposal.
(13) Transportation/Circulation - Due to the present function and usage of S.R. 3,
traffic hazards will increase as a result of the proposal.
(14) Public Services - Increased loads on fire and police protection, schools, parks,
roads, and other services will be generated by the proposal.
(15) Utilities - Some minor alterations will be required to service the proposal.
Recommendation:
Based on this environmental assessment, site inspection, and consultation with
the proponent, the staff recommends that a proposed declaration of non-significance
be issued subject to the following conditions which will mitigate adverse impacts:
(1) Use of temporary catch basins during construction to reduce soil erosion
and run-off.
(2) Design and construction of a Thurston-Mason Health District approved sewage
treatment system.
(3) Design and construction of a surface water drainage and retention system
to the satisfaction of the Mason County Engineer and the State Department of Highways.
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(4) Design and construction of roads, parking, and walkways to the satis-
faction of the Mason County Engineer, the Mason County Planning Department, and
the State Department of Highways.
( 5) Design and construction of. a landscape plan which provides a minimum
ten ( 10) foot buffer of native or other site screening vegetation on all property
lines. In addition, this plan should include sloping and planting of the cutbank
along the northwest property line.
(6) If any of the improvements listed above are not completed prior to appli-
cation for a non-exempt permit (Mason County Building Permit), the proponent shall
supply financial surety, satisfactory to the Mason County Prosecuting Attorney,
for the completion of those improvements listed above before a non-exempt permit
will be issued.
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