HomeMy WebLinkAboutSEP2000-00128 - SEP Determinations - 11/3/2000 STgT. MASON COUNTY
C DEPARTMENT OF COMMUNITY DEVELOPMENT
O A U �N
o N Planning Division
�0J N V Doti P O Box 678, Shelton, WA 98684
1864 (360)427-9670
MITIGATED
DETERMINATION OF NONSIGNIFICANCE
(WAC 197-11-350)
SEP2000-00128
Description of Proposal:
The proposed Harmony Hill Capitol Improvement Project will provide a much needed renovation and expansion of
existing facilities. Its current capacity of approximately 22 beds will be expanded to a 36 bed maximum. Its primary
function is as a Cancer retreat, offering short term housing for individuals and groups seeking a serene healing
environment.
The main house will be renovated and expanded slightly. Five existing buildings, a garage, workshop, storage shed,
and cottage will be demolished throughout the various stages of construction. Six new buildings are planned for
construction. A facilities caretaker/workshop is the first to be built in Phase 1. This also includes upgrade of the
water and septic systems to support the planned growth. The remaining five structures are to be built on or near the
existing building sites within the compound. They include a replacement cottage, a dining hall, and
conference/meditation center and office facility.
Proponent: HARMONY HILL
Site Address (If Assigned): 7360 E STATE ROUTE 106 UNION
Directions to Site: Highway 106 to7362.
Parcel Number: 322334400040
Legal Description: W1/2 GOUT LOT 1 EX TAX 683C EX 669C EX SEE SUR
Lead Agency: Mason County
The Lead Agency for this proposal has determined that it does not have a probable significant adverser impact
on the environment. An Environmental Impact Statement (EIS) is not required under RCW 43.21 C.030(2)(c).
This decision was made after review of a completed Environmental Checklist and other information on file with
the Lead Agency. This information is available to the public upon request. MITIGATED MEASURES ARE
ATTACHED.
Please contact & YtUYri 01/tGl /( at ext. with any questions.
This DNS is issued under 197-11-340(2), the Lead Agency will not act on this proposal for 14 days from the date
below. Comments must be s itted by 11/20/2000.
11- 3-00
Authoriz d Local Government Official Date
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Conditions of this Case are listed below:
Case No.: SEP2000-00128
Harmony Hill
1) The applicant is aware that the Washington State Growth Management Hearings
Board has imposed an Order of Invalidity in Mason County that may currently
affect the ability for the applicant to proceed with construction of certain facilities at
this time.
X
2) The applicant shall implement temporary erosion control measures (silt fencing,
matting, and straw bales) during construction.
X
3) The applicant shall comply with all recommendations and conditions of the geo-
technical report prepared for this site.
X
4) The applicant shall contact the WA State Department of Fish and Wildlife to have
the streams located on site accurately typed. The category type of these streams will
determine structure setbacks.
X
5) This proposal is subject to parking space requirements of the Mason County
Parking Ordinance.
X
6) Should there be an increase in storm water from the proposed improvements, an
engineered stormwater Site Plan will be required.
X
7) The applicant shall comply with all fire road and protection system conditions
outlined by Mason County's fire marshall.
X
.............:.. ................................
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Mason County Dept, of Community Development
Ordinance No. 815
ORDINANCE NO. 815
An ordinance relating to off-street parking and loading; adopting standards for off-street
parking and loading for motor vehicles, and development for parking and loading areas;
and
WHEREAS, the Mason County Board of Commissioners, upon recommendation of the
Mason County Planning Commission, has adopted a Comprehensive Plan in
accordance with RCW 36.70; and
WHEREAS, the Comprehensive Plan establishes the desires, goals and policies of
Mason County citizens; and
WHEREAS, the Comprehensive Plan states that adequate and convenient parking for
development should be provided at the time of development; and
WHEREAS, it is found that off-street parking and loading standards are necessary to:
a. Mitigate traffic hazards on county streets and roads;
b. Enhance safe movement of traffic on count streets and roads;
C. Provide convenient and safe access and egress to county streets and
roads;
d. Provide the best possible means of traffic circulation for the citizens of
Mason County and the State of Washington.
NOW, THEREFORE, BE IT ORDAINED by Mason County in the interest of public
health; safety and welfare, that this ordinance be adopted.
SECTION 1
TITLE
This ordinance shall be know as the Mason County Parking Standards.
SECTION 2
PURPOSE
This ordinance is intended to provide minimum parking standards in the county
for residential, commercial, and industrial developments.
SECTION 3
SCOPE
No structure shall be constructed, erected, placed on land, or enlarged, without
complying with the minimum standards of this ordinance.
2
SECTION 4
RELATIONSHIP TO OTHER LAWS
Whenever regulations of restrictions included in this ordinance area either more
restrictive than regulations or restrictions of any other governmental authority by
regulations, rule, or legislative action, the rules or regulations which are of
higher standard or more restrictive shall govern. All actions authorized in this
ordinance are subject to regulation under the State Environmental Policy Act and
conjointly, the Mason County Environmental Policy Ordinance #758, and the
Mason County Shorelines Master Program as adopted by the State of
Washington Administrative Code #173-18-270. Upon the effective date of this
ordinance, this ordinance shall prevail and other ordinances shall become void.
SECTION 5
ADMINISTRATIVE STANDARDS
The Mason County Building Official or his designate shall be the administrator of
this ordinance.
Whenever, in the course of administration and enforcement of this ordinance, it
is found desirable to make any administrative decision, unless other standards
are provided in this ordinance, the decision shall be made so that the result will
not be in contrast with the intent and purpose of this ordinance, nor detrimental
to adjoining properties.
SECTION 6
ADMINISTRATIVE APPEALS
The Mason County Planning Commission shall serve as the Board of Appeals
from any administrative action in the enforcement or administration of this
ordinance. The Planning Commission, upon receipt in writing from an aggrieved
party appealing the decision of any administrative action in the enforcement of
this ordinance shall:
(1) Consider the record before it;
(2) The intent and purpose of the ordinance;
(3) The conditions upon which the appeal is made; and
(4) The staff report and recommendation and upon final consideration
and majority vote of the quorum present, shall state by including
findings that (1) the appeal is null and void and that the ordinance
be enforced or (2) that the appeal is valid and that corrective action
be taken.
The decision of the Planning Commission shall be final unless further appealed
to the Board of County Commissioners.
3
SECTION 7
VARIANCE
A modification of the regulations and requirements of this ordinance may be
made and authorized by the mason County Planning Commission. A
modification or variance of the regulations may be made because of the unusual
nature, slope, exceptional topographic conditions on a piece of property, or the
literal enforcement of this ordinance, would create undue hardship, unnecessary
in carrying out the intent or purpose of this ordinance.
The Mason County Planning Commission, upon receipt in writing of a request for
variance, shall consider:
(1) The record before it,
(2) The purpose and intent of the ordinance,
(3) Staff report;
and upon majority vote of the quorum present and written findings:
(1) Deny the variance;
(2) Grant the variance;
(3) Grant the variance subject to certain conditions.
The decision of the Planning Commission shall be final unless appealed to the
Board of County Commissioners within 20 working days from the date the
decision was made on the variance. Any aggrieved party of interest may make
such appeal.
SECTION 8
OFF-STREET PARKING STANDARDS
Off-street parking shall be required according to the following standards and
design guidelines. The off-street parking standards which are not listed, the
requirements for the most comparable use shall prevail.
SECTION 9
TABLE OF MINIMUM STANDARDS
SECTION 9.01
RESIDENTIAL
(General Uses) (Parking Space Requirements)
1. Single Family Homes: 1 per dwelling unit
2. Multi-Family Homes: 2 per dwelling unit
4
3. Motel or Tourist 1 per guest room
Accommodations
4. Hospital, nursing, or 1 per each three beds and 1 per each
convalescent homes and three employee
similar institutions for long
and short term personal
care:
SECTION 9.02
PROFESSIONAL SERVICES
(General Uses) (Parking Space Requirements)
1. Medical and dental clinics One space per each 150 sq. ft. Of gross
or offices: leasable area plus one per each
employee
2. Business and Professional One space per each 150 sq. ft. Of gross
Offices: leasable area plus one per each
employee.
3. Professional Personal One space per each working station
Services: plus one per each employee.
SECTION 9.03
PLACES OF ASSEMBLY
(General Uses) (Parking Space Requirements)
1. Theater, church, mortuary, One per each 4 seats or one per each
auditorium or similar 50 sq. ft. Of floor area for assembly not
places enclosed having fixed seats.
assembly:
2. Stadium, sports arena, One per each 4 seats.
and similar places of open
assembly:
3. Libraries and classrooms: One per each 250 sq. ft.
4. High schools and places Two per each ten students, plus one for
of higher education: each employee.
5
SECTION 9.04
COMMERCIAL
(General Uses) (Parking Space Requirements)
1. Banks, savings and loan, One per each 400 sq. ft. Of net leasable
other financial institutions: floor area and one per each employee.
2. Retail stores: On per each 300 sq. ft. Of net floor
area.
3. Retail stores for motor Two per each 1000 sq. ft. of gross floor
vehicle, machinery, area excluding outdoor display areas.
plumbing, building
supplies, sales and
service:
4. Eating and drinking One per each 200 sq. ft. Of gross floor
establishments with sale area on premises, if less than 4,000 sq.
and consumption on ft. in area, 20,and one per each 100 sq.
premises: ft. of gross floor area over 4,000 sq. ft.
of gross floor area.
5. Marinas not including One parking space for each 3
sales and service: permanently assigned moorage spaces
and/or, at the owner's option, one
parking space for each 60 ft. or portion
of 60 ft. of non-assigned moorage space
area.
Temporary moorage used for fueling
and supplying boats shall not be
included in the requirement for parking
spaces. No temporary moorage will be
used for overnight moorage.
6. Places of amusement, One per each 50 sq. ft. Of usable
dance halls, skating rinks, amusement area space.
arcades:
7. Bowling alleys: 4 per each alley.
6
SECTION 9.05
INDUSTRIAL
(General Uses) (Parking Space Requirements)
1. Manufacturing, research One per each two employees on the
testing, processing and maximum working shift or one per each
industries: 800 sq. ft. Of gross floor area.
SECTION 9.06
CLUSTERED COMMERCIAL USES ON ONE SITE
The following standards shall 5.5 per 1,000 sq. ft. of gross leasable
apply when computing parking area.
space area for three or more
uses located on one site when
the gross leasable floor area of
those uses is collectively greater
than 5,000 sq. ft. In area:
SECTION 9.07
SHARED PARKING AREAS
If found desirable, joint use or sharing of parking space area may be permitted
for more than one use, providing that legal instrument is presented to the
administrator and approved by the Prosecuting Attorney of Mason County.
Computation of required parking spaces shall be the same as those for noted
uses except that a ratio of 5.5 spaces per 1,000 sq. ft. of gross leasable floor
area may be used when collectively the uses are greater than 5,000 sq. ft. of
gross leasable floor area.
SECTION 9.08
OFF-STREET LOADING
Off-street loading standards are as follows:
Commercial and Industrial Loading Area
Buildings:
Less than 25,000 sq. ft.: 1 (except administrative judgement may
waive this requirement)
25,000-50,000 sq. ft.: 2
50,000 sq. ft. or greater: 2 plus 1 per additional 25,000 sq. ft.
over 50,000 sq. ft.
7
Off-str
eet loading and unloading spaces shall be designed to accommodate
vehicles at least 45' in length and at least 8' i
g n width.
Off-street loading areas shall be provided separate from general parking areas.
SECTION 10
PARKING DEVELOPMENT STANDARDS
SECTION 10.01
SUBMITTAL OF PLANS
Plans for every tract of land, lot or parcel, or portion thereof, to be used as a
public or private parking area for 4 motor vehicles or more, shall be submitted for
approval. Plans shall show the proposed parking area, including location, size,
shape, design, curb cuts, lighting, screening, and other features as required.
CONSTRUCTION STANDARDS
All public and private parking and loading areas shall be prepared in a manner
to dispose of surface water runoff which shall be retained on site or drained into
an area approved by the Mason County Engineer or the State Department of
Transportation when abutting state highways, and areas which are to be
surfaced with an asphalt, concrete, or similar all-weather surface shall be subject
to review and approval of the Mason County Public Works Director or his
designee.
According to Mason County Health Department Standards for Individual Sewage
Waste Disposal Systems, the are to be used for sewage disposal shall not be
subject to vehicular traffic and shall not be covered with an impervious surface.
Therefore no
parking or loading area and no paved surface shall be located
over any drainfield area.
SECTION 10.03
ACCESS AND EGRESS
The location of points of access and egress to the parking or loading area shall
be subject to the approval of the Mason County Engineer or his designate and
State Department of Highways when abutting state highways. Access and
egress points shall be evaluated for safety and turning movements to and from
the parking area, site distance clearance, and engineering design features,
including surface paving of access drivers and aisleways from the public road to
the parking area.
8
SECTION 10.04
SCREENING
Screening of parking and loading areas from adjoining residential uses shall be
required. Screening from adjoining residential areas shall be sight obscuring.
SECTION 10.05
PARKING LOT AREA DESIGN
Parking lot areas shall be designed to adequately accommodate the parking of
vehicles and provide safe internal maneuvering space.
SECTION 10.06
PARKING STALL SIZE
All parking spaces shall have a clear length of at least 20' and a clear width of at
least 9'. Total parking stall area shall be at least 180 sq. ft.
SECTION 10.07.
MANEUVERING AISLES
Parking lot areas shall use the following design criteria for parking area aisle
ways.
Parking Angle Aisle Width
300 15'
450 16'
600 23'
900 22'
*Please see attached examples for reference.
SECTION 11
HANDICAP PARKING STANDARDS
The following standards shall be used for the design and location of handicap
parking stalls in the development of parking areas.
SECTION 11.01
PARKING SPACE
Every parking area shall have a minimum of one handicap parking space and
one handicap parking space for every fifty spaces.
9
SECTION 11.02
LOCATION
Handicap parking stalls shall be located nearest to the primary public building
entrances of the building and shall abut the accessible route of pedestrian
travel.
SECTION 11.03
PARKING STALL SIZE
Handicap parking stalls shall not be less than 12112' in clear width and not less
than 20' in clear length. Parking stall surface shall be stable, smooth, non-slip,
and shall slope no more than 1' for 50' of lineal horizontal distance.
SECTION 11.04
CURB CUTS
Where any curb cuts occur between the accessible route of travel and any
handicap parking space, curb cuts shall be provided for each parking space with
access to the route of travel directly from the parking space without entering a
vehicular roadway.
SECTION 11.05
SIGNS
Handicap parking spaces shall be identified by a sign centered 4-5' from above
grade at the head of the parking space utilizing the International Symbol of
Access. The sign shall also indicate that the space is reserved for disabled
people authorized to display the Washington Stated Disable Overtime Parking
Permit on or in their vehicles.
SECTION 12
WORDS AND PHRASES
Access: A way or means of approach.
Accessory use or structure: A building or part of a building, structure, or use
which is subordinate to or incidental to that of main building, structure, or use on
the same parcel of land, lot or tract.
Administrator: The Building Official of Mason County or his duly appointed
designate.
Appeals Board: Mason County Planning Commission.
Board: The Board of Mason County Commissioners.
10
Building: Any structure built for the support, shelter, or enclosure of persons,
and their use.
Comprehensive Plan: The policies, statements, and guidelines as presently
stated or as may be amended, expanded, or added to as approved by the Board,
as provided by RCW 36.70.320 through RCW 36.70.440.
Commercial: The buying and selling of goods or services from stores, offices, or
buildings.
Development: The construction, location, or placing of one structure or more on
a lot, parcel, or tract of land, including the construction or location of roads,
streets, utilities, and other physical services.
Egress: A way or means of emergence or exit.
Gross Floor Area: The sum area of the floor or floors as measured from the
faces of external walls, excluding all parking or loading area, cellars, and
basements exclusively used for storage or housing mechanical equipment.
Industrial: Having to do with the assembly, storage, processing, or
manufacturing of a finished or unfinished product for sale or distribution.
Ingress: A way or means of entrance.
Maneuvering Aisle: A clear way of travel, or passage for the movement of motor
or other vehicles.
Parking Area: A portion of or a lot, parcel, or tract of land used for the short-
term or long-term storage of motorized or other vehicles.
Parking Stall: That portion of a parking area designated for the short-term or
long-term storage of a singular motorized or other vehicles.
Parking Standards: Those minimum criteria, rules, or means of measure to be
met for the parking or storage of motorized or other vehicles.
Planning Commission: The Mason County Planning Commission duly
appointed by the Board of County Commissioners.
Plans: A drawing or diagram to a fixed scale showing the location, arrangement,
and design of a parking area, including all accessory utilities, landscaping, and
other appurtenances.
11
Professional
f ssional Services: A method or means of providing personal assistance
with great skill.
Residential: Pertaining to or connected with the housing of persons including
single family, two-family, multi-family and short-term dwelling accommodations.
Variance: A modification of the rules, regulations, criteria, or guidelines due to
extenuating circumstances.
Adopted and in effect 10/17/77
Amended and in effect 06/01/81
Amended and in effect 02/08/82
12
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Master Plan Legend for Harmony Hill of Union
A. Septic System
B. Power Service
C. Main House N. Treehouse
D. Office O. Guest Cabins
E. Guest House P. Director's House
F. Open Air Classroom/Pavilion Q. Bath House
G. Guest Dwelling R. Storage
H. Guest Dwelling II S. Steps to the Water
I. kitchen/Dining
a r T. Nature Trails
J. Greenhouse U. Site Draina-e
i K. Resource Center V. Well Housea
L. Maintenance Shop
with Caretaker's Apartment
i
I
MASON CO. ENVIRONMENTAL CHECKLIST
Page 1
A. BACKGROUND
1. Name of proposed project, if applicable:
Harmony Hill Capital Improvement Project
2. Name of applicant:
Harmony Hill
3. Address and phone number of applicant and contact person:
E 7362 State Road 106, Union WA. 98592
POC: Gretchen Schodde
Michael Sumner
Ph# (360) 898-2363
4. Date checklist prepared: 09-15-00
5. Agency requesting checklist: Mason County — Community Development
6. Proposed timing or schedule (including phasing, if applicable):
Three phases over a ten-year period
Phase I — 2000 - 2001
Phase II — 2002 - 2005
Phase III — 2006 - 2010
7. Do you have any plans for future additions, expansion, or further activity related to
or connected with this proposal? If yes, explain.
Only as outlined in item 6 above.
8. List any environmental information you know about that has been prepared, or will
be prepared, directly related to this proposal.
a. Geological assessment
b. Septic system plan
c. Civil Engineering drawings, including:
1. Grading plan w/finished elevations at walkways
2. Storm water site plan, including:
A. Treatment and retention facilities at location
B. Dimensions and elevations of same
9. Do you know whether applications are pending for governmental approvals of
other proposals directly affecting the property covered by your proposal? If yes,
explain.
No
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10. List any government approvals or permits that will be needed for your proposal, if
known.
SEPA
Water System
Septic System
Building Permit
11. Give brief, complete description of your proposal, including the proposed uses
and the size of the project and site. There are several questions later in this
checklist that ask you to describe certain aspects of your proposal. You do not need
to repeat those answers on this page. (Lead agencies may modify this form to
include additional specific information on project description.)
The proposed Harmony Hill Capital Improvement Project will provide a much
needed renovation and expansion of existing facilities. Its current capacity of
approximately 22 beds will be expanded to a 36 bed maximum. Its primary function is
as a Cancer retreat, offering short term housing for individuals and groups seeking a
serene healing environment.
The Main house will be renovated and expanded slightly. Five existing buildings,
a garage, Workshop, Storage shed, and Cottage will be demolished throughout the
various phases of construction. Six new buildings are planned for construction. A
facilities caretaker/workshop is the first to be build in phase I. This also includes the
upgrade of the water and septic systems to support the planned growth. The remaining
five structures are to be built on or near the existing building sites within the compound.
They include a replacement cottage, a dinning hall, and conference/meditation center
and office facility.
12. Location of the proposal. Give sufficient information for a person to understand
the precise location of your proposed project, including a street address, if any, and
section, township, and range, if known. If a proposal would occur over a range of
area, provide the range or boundaries of the site(s). Provide a legal description, site
plan, vicinity map, and topographic map, if reasonably available. While you should
submit any plans required by the agency, you are not required to duplicate maps or
detailed plans submitted with any permit applications related to this checklist.
Site address is 7362 E SR106 Union WA. 98592
Legal Description:
The West one half of Gov't lot 1, SEC 33, T22N.R3W, W.M. in Mason
County Washington.
Excepting therefrom the following described:
Beginning at a point on the shore of Hood Canal, SB4"09'46'1N. 671.31
Feet distant from meander corner of fractional sections 33 and 34, T22N,
R3W, W.M. in mason county Washington; thence S00'50'E, 273.04 Feet;
Thence S81"29'W, 50.56 Feet; Thence N00"50'W 272.53 feet; Thence
N80"54'E, 50.64 feet to the point of Beginning.
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Excepting therefrom right of way 60 feet in width for Navy Yard Highway, as the
same is now located and in use: The forgoing land being also known and
described as tracts lettered U and V and the East 50 Feet of tract no. 12 of
the unrecorded plat of Callison's Olympic view tracts, being a subdivision of
the west one Half of Gov't Lot 1, Sec 33, T22N, R3W, W.M., in Mason
County Washington.
B. ENVIRONMENTAL ELEMENTS
1. Earth
a. General description of the site (circle one): Flat, rolling, hilly, steep slopes,
mountainous, other . . . . ..
The site is located on a slight bluff gently sloping toward SR106 to the North
b. What is the steepest slope on the site (approximate percent slope)?
Less than 35 % Slope
c. What general types of soils are found on the site (for example, clay, sand,
gravel, peat, muck)? If you know the classification of agricultural soils,
specify them and note any prime farmland.
The geology of the site consists of Vashon till that transition into Pleistocene sand
deposits, consisting of sands, silty sands, and pebbly sands commonly bedded.
d. Are there surface indications or history of unstable soils in the immediate
vicinity? If so, describe.
There are no surface/visual indications of unstable soils other then the apparent
altered growth patterns on some larger trees located along the lower slopes on the
site.
e. Describe the purpose, type, and approximate quantities of any filling or
grading proposed. Indicate source of fill.
There is no proposed filling or grading for this project other than what is required for the
placement of the foundations, driveways and drainage.
f. Could erosion occur as a result of clearing, construction, or use? If so,
generally describe.
As with any construction site where the ground is bared, Erosion can be expected.
Extensive ditching throughout the site could provide a path for confluents to reach the
canal
g. About what percent of the site will be covered with impervious surfaces after
project construction (for example, asphalt or buildings)?
Less than one percent
h. Proposed measures to reduce or control erosion, or other impacts to the
earth, if any:
Minimize areas cleared.
Minimize traffic on affected areas by constructing temporary /permanent driveways.
Erect barriers (straw bales) to divert runoff away from the open excavation.
Complete surface work prior to peek rain season.
2. Air
a. What types of emissions to the air would result from the proposal (i.e., dust,
automobile, odors, industrial wood smoke) during construction and when the
project is completed? If any, generally describe and give approximate
quantities if known.
Increases in Vehicular emissions could be projected as a result of heavy
(diesel) equipment used in the preparation of the foundations and installations
of construction panels
Dust should be minimal, as the framing utilizes an offsite manufactured panel
system. Interior framing is minimized.
Onsite (industrial burning) is not planned.
b. Are there any off-site sources of emissions or odor that may affect your
proposal? If so, generally describe.
No
c. Proposed measures to reduce or control emissions or other impacts to air, if
any:
a. Utilization of off site manufactured components. I.e. Trusses, Framing wall panels.
b. No onsite industrial burning
3. Water
a. Surface:
1) Is there any surface water body on or in the immediate vicinity of the site
(including year-round and seasonal streams, saltwater, lakes, ponds,
wetlands)? If yes, describe type and provide names. If appropriate, state
what stream or river it flows into.
a. Hood Canal
b. Class 5 Ditch - Seasonal flow into the Hood Canal
2) Will the project require any work over, in, or adjacent to (within 200 feet) the
described waters? If yes, please describe and attach available plans.
No work in phase I will be within 65ft of the above listed waters
3) Estimate the amount of fill and dredge material that would be placed in or
removed from surface water or wetlands and indicate the area of the site that
would be affected. Indicate the source of fill material.
None
4) Will the proposal require surface water withdrawals or diversions? Give
general description, purpose, and approximate quantities if known.
Yes: retaining walls and footings will have drains to divert surface water into existing
pitching and away from buildings.
Driveways constructed so that ditching acts as an interceptor for runoff.
5) Does the proposal lie within a 100-year floodplain? If so, note location on the
site plan.
No
6) Does the proposal involve any discharges of waste materials to surface
waters? If so, describe the type of waste and anticipated volume of
discharge.
No
b. Ground:
1) Will ground water be withdrawn, or will water be discharged to ground water?
Give general description, purpose, and approximate quantities if known.
Yes: An existing well water system will provide drinking water for the proposed
project
2) Describe waste material that will be discharged into the ground from septic
tanks or other sources, if any (for example: Domestic sewage; industrial,
containing the following chemicals . . . agricultural; etc.). Describe the
general size of the system, the number of such systems, the number of houses
to be served (if applicable), or the number of animals or humans the system(s)
are expected to serve.
Domestic Sewage
c. Water runoff (including storm water):
1) Describe the source of runoff (including storm water) and method of collection
and disposal, if any (include quantities, if known). Where will this water flow?
Will this water flow into other waters? If so, describe.
The natural source for runoff on this site is from the normal collection and
discharge of rain and snow melt along the higher levels of the property. This is
true for any "Storm water" as well.
Our site uses a series of collection and transportation ditches that run parallel to
the foot of the slope. These ditches transport the runoff to either side of the
site. On the east side it discharges into an unnamed creek and on the west
side it meanders northward and discharges into the drainage provided along
SR106
2) Could waste materials enter ground or surface waters? If so, generally
describe.
Possible sources for ground/surface water contamination include:
Petroleum products - diesel, gasoline, motor oil, etc.
Acrylic Paints (House paint)
d. Proposed measures to reduce or control surface, ground, and runoff water
impacts, if any:
Minimize amounts of equipment refueling onsite.
Provide adequate safe storage for paints and petroleum products
4. Plants
a. Check or circle types of vegetation found on the site:
✓ Deciduous tree: Alder, Maple
✓ Evergreen tree: Fir, Cedar,
✓ Shrubs:
✓ Grass: Planted Lawns (Mixed varieties)
Pasture: None
Crop or Grain: None
✓ Wet soil plants: Skunk cabbage
Water Plants: None
✓ Other Vegetation: various Fruit trees, Vegetable garden, Purple Grapes. Various
landscaping shrubs/plants
b. What kind and amount of vegetation will be removed or altered?
One Cedar, One fir, several small alders, grasses, Blackberries, etc.
c. List threatened or endangered species known to be on or near the site.
None
d. Proposed landscaping, use of native plants, or other measures to preserve or enhance
vegetation on the site, if any:
Native plants will be identified and tagged for removal and storage until the
construction is complete.
5. Animals
a. Check any birds and animals which have been observed on or near the site or
are known to be on or near the site:
✓ Birds: Hawk, Heron, Eagle, Songbirds,
✓ Mammals: Deer,
✓ Fish: Salmon, Shellfish
b. List any threatened or endangered species known to be on or near the site.
Summer run Chum — Oncorhynchus keta
c. Is the site part of a migration route? If so, explain.
No
d. Proposed measures to preserve or enhance wildlife, if any:
None
6. Energy and natural resources
a. What kinds of energy (electric, natural gas, oil, wood stove, solar) will be used
to meet the completed project's energy needs? Describe whether it will be
used for heating, manufacturing, etc.
Radiant heat in floor in panelized sheet system: gas fired high efficiency hot water
heater with heat exchanger
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b. Would your project affect the potential use of solar energy by adjacent
properties? If so, generally describe.
No.
c. What kinds of energy conservation features are included in the plans of this
proposal? List other proposed measures to reduce or control energy impacts,
if any:
1. Unheated workspace on ground floor
2. Glazing <10% of heated zone
3. Wood clad, argon filled, double glazed windows
7. Environmental health
a. Are there any environmental health hazards, including exposure to toxic
chemicals, risk of fire and explosion, spill, or hazardous waste, which could
occur as a result of this proposal? If so, describe.
Nothing above the normal risks of residential construction
1) Describe special emergency services that might be required.
None
2) Proposed measures to reduce or control environmental health hazards, if
any:
All components used on this project have been evaluated for environmental and health
hazards prior to acceptance.
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b. Noise
1) What types of noise exist in the area which may affect your project (for
example: traffic, equipment, operation, other)?
A. Motor vehicle traffic
B. Marine traffic
C. Aircraft (Fly-bys, Float Plane)
2) What types and levels of noise would be created by or associated with the
project on a short-term or a long-term basis (for example: traffic,
construction, operation, other)? Indicate what hours noise would come from
the site.
A. Increased Vehicular traffic (Construction Workers)
B. Heavy Equipment (Excavator/Backhoe/Crane)
C. Power Tools -- Nail guns, Drills, Saws etc
3) Proposed measures to reduce or control noise impacts, if any:
All construction related (noise generating) work to be confined to the hours of 0630
through 8:00 Monday through Thursday, work on Friday to be only what is necessary to
finish projects and clean the site for the weekend.
8. Land and shoreline use
a. What is the current use of the site and adjacent properties?
The site is currently uses as a cancer retreat. The adjacent property to the East is also a
retreat. Properties lying to the North & West are residential; the property to the south is
undeveloped.
b. Has the site been used for agriculture? If so, describe.
No
c. Describe any structures on the site.
1. Main House w/garage Approx 2500 sf
2. Office Approx 1000 sf
3. Cottage Approx 1680 sf
4. Workshop Approx 874 sf
5. Storage Shed Approx 120 sf
6. Yurt (Temporary) Approx 700 sf
d. Will any structures be demolished? If so, what?
1. Office Approx 1000 sf
2. Cottage Approx 1680 sf
3. Workshop Approx 874 sf
4. Storage Shed Approx 120 sf
e. What is the current zoning classification of the site?
Residential - School
f. What is the current comprehensive plan designation of the site? 1
Unknown
g. If applicable, what is the current shoreline master program designation of the site?
N/A
h. Has any part of the site been classified as an "environmentally sensitive" area? If so,
specify.
No
i. Approximately how many people would reside or work in the completed project?
Ten
j. Approximately how many people would the completed project displace?
None
k. Proposed measures to avoid or reduce displacement impacts, if any:
None
I. Proposed measures to ensure the proposal is compatible with existing and projected
land uses and plans, if any:
Our board is working with the Architect and design team to ensure a Harmonious
relationship with the existing environment and land use.
9. Housing
a. Approximately how many units would be provided, if any? Indicate whether high,
middle, or low-income housing.
None
b. Approximately how many units, if any, would be eliminated? Indicate whether high,
middle, or low-income housing.
None
c. Proposed measures to reduce or control housing impacts, if any:
None
10. Aesthetics
a. What is the tallest height of any proposed structure(s), not including antennas; what is
the principal exterior building material(s) proposed?
The designs call out a building height above grade of approximately 30', with an exterior of a
manufactured Lap (wood) siding
b. What views in the immediate vicinity would be altered or obstructed?
None
c. Proposed measures to reduce or control aesthetic impacts, if any:
None
11. Light and glare
a. What type of light or glare will the proposal produce? What time of day would it mainly
occur?
Normal residential type lighting, building security lights and path lighting
operated during hours of dusk to dawn.
b. Could light or glare from the finished project be a safety hazard or interfere with views?
No light or glare is visible from the nearest thoroughfare (SR106). Presents no hazard to
navigation on the Canal nor to passing aircraft
c. What existing off-site sources of light or glare may affect your proposal?
None
d. Proposed measures to reduce or control light and glare impacts, if any:
12. Recreation
a. What designated and informal recreational opportunities are in the immediate vicinity?
Hood Canal
b. Would the proposed project displace any existing recreational uses? If so, describe.
None
c. Proposed measures to reduce or control impacts on recreation, including recreation
opportunities to be provided by the project or applicant, if any:
None
13. Historic and cultural preservation
a. Are there any places or objects listed on, or proposed for, national, state, or local
preservation registers known to be on or next to the site? If so, generally describe.
None
b. Generally describe any landmarks or evidence of historic, archaeological, scientific, or
cultural importance known to be on or next to the site.
None
c. Proposed measures to reduce or control impacts, if any:
None
14. Transportation
a. Identify public streets and highways serving the site, and describe proposed access to
the existing street system. Show on site plans, if any.
Public access to/from this site is via SR 106 with an existing access road leading into the
compound. A secondary path via the St Andrews retreat provides an alternate route for
emergency egress.
b. Is site currently served by public transit? If not, what is the approximate distance to
the nearest transit stop?
This site is located on a route served by the Mason County transit.
c. How many parking spaces would the completed project have? How many would the
project eliminate?
The completed project would have a projected total of 21 parking spaces. No spaces would be
eliminated. However, we are currently working on a comprehensive parking plan and this total
could change as a result.
d. Will the proposal require any new roads or streets, or improvements to existing roads or
streets, not including driveways? If so, generally describe (indicate whether public or
private).
Although not required for this project, Harmony Hill has recently resurfaced its existing access
road. This is a private access.
e. Will the project use (or occur in the immediate vicinity of) water, rail, or air
transportation? If so, generally describe.
No
f. How many vehicular trips per day would be generated by the completed project? If
known, indicate when peak volumes would occur.
The scope of this question is undefined to date. Offsite trips will be minimized and generally for
the operation of the facility.
g. Proposed measures to reduce or control transportation impacts, if any:
None
15. Public services
a. Would the project result in an increased need for public services (for example: fire
protection, police protection, health care, schools, other)? If so, generally describe.
No
b. Proposed measures to reduce or control direct impacts on public services, if any.
In general the completed project should present a reduction in needs for public services as a
result in the replacement of old building more prone to fires.
16. Utilities
a. Circle utilities currently available at the site: electricity, natural gas, water, refuse
service, telephone, sanitary sewer, septic system, other.
Cable and Internet Access
b. Describe the utilities that are proposed for the project, the utility providing the service,
and the general construction activities on the site or in the immediate vicinity, which
might be needed.
No additional utilities are proposed for this project. The water system is under evaluation for
adequacy and may require being upgraded to current code.
Additionally, the septic system is being upgraded to accommodate the expansion.
C. SIGNATURE
The above answers are true and complete to the best of my knowledge. 1 understand that the
lead agency is relying on them to make its decision.
Signature:
Michael Sumner. Construction Manager, Harmony Hill
DateSubmitted: .................................................................................................................