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Environmental Checklist - PLN General
Mason County Enviromental Checklist C- LLINS ARCHITECTURE • PLANNING • INTERIOR DESIGN rn 3 777 108TH AVENUE NORTHEAST • SUITE 400 BELLEVUE WASHINGTON • 98004-5 1 1 8 Z T•425 889 3333 F- 425 828 91 16 • COLLINSWOERMAN.COM Alderbrook Inn Mason County Planning Review 1. Mason County Environmental Checklist 2. Architectural Plans 3. Landscape Plans 4. Habitat Management Plan 5. Biological Assessment 6. Wetlands Inventory 7. Transportation Impact Analysis 8. Hydrologic Analysis — Alderbrook& Dalby Creeks 9. Geotechnical Engineering Design Study— Additions/Renovations 10. Geotechnical Engineering Design Study— ProposedSR106 Realignment (long extension alternative) 11. Soil Waste Disposal Site Potlatch Gravel 12. Owners' Authorization Letters 13.Washington State Department of Transportation Letter of Authorization 14. Outstanding Wastewater Treatment Plant Award 15. Legal Descriptions MASON COUNTY ENVIRONMENTAL CHECKLIST ALDERBROOK RESORT REMODEL A. BACKGROUND 1. Name of proposed project,if applicable: Alderbrook Inn Remodel 2. Name of applicant: North Forty Lodging, LLC 3. Address and phone number of applicant and contact person: Barbara Anderson CollinsWoerman 777 108 Ave Northeast, Suite 400 Bellevue, WA 98004-9116 For: Brian McGinnis, President North Forty Lodging LLC 23413 Southeast 17t Place Sammamish, WA 98075-8112 4. Date checklist prepared: January 23, 2003 5. Agency requesting checklist: Mason County Dept. of Community Development 6. Proposed timing or schedule(including phasing, if applicable): Start Concept Development April 12002 Construction Documents Complete February 7, 2003 Site Design Complete March 31, 2003 Start Roadway Grading April 1, 2003 Start Stream Restoration June 15, 2003 Construction Complete April 1, 2004 7. Do you have any plans for future expansion or further activity related to or connected with this proposal? If yes explain. Save for the current remodel project, no future expansion plans or remodels are planned. 8. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. The following reports have been prepared for this proposal: 1) Habitat Management Plan,prepared by Engineering Services Associates and Environmental Mariculture Services, Inc., January 7, 2003 2) Biological Assessment(BA), prepared by Engineering Services Associates and Environmental Mariculture Services, October 2002. Included in the BA is a description of wetlands and beach area fronting Alderbrook Resort. 3) Wetland Inventory, prepared by the Coot Co, May 2002 4) Transportation Impact Study,prepared by The Shea Group,January, 2003 5) Hydrologic Analysis of Alderbrook and Dalby Creeks, prepared by Douglas Johnson, P.E. 6) Geotechnical Engineering Design Study-Alderbrook Resort Additions/Renovations, prepared by HartCrowser, August 19, 2002, and 7) Geotechnical Engineering Design Study—Proposed SR106 Realignment, prepared by HartCrowser, January 22 , 2003 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 other applications known. 10. List any government approvals or permits that will be needed for your proposal, if known. 1) Shoreline Permit 2) Special Use Permit 3) Mason County Environmental Permit 4) Mason County Building Permit 5) Demolition Permit 6) WDFW—HPA 7) COE 404 Permit. 8) EPA and WSDOE 401 Certification 9) Mason County Land Modification/Grading Permit 10) Forest Practices permit 11. Give a 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. Alderbrook Inn is an existing hotel campus that has been in existence since 1913. The fundamental goal of the project is to enhance and reposition Alderbrook Inn, to make it more successful, to enhance the environment, and to contribute to community in which it is located. North Forty owns two parcels of land in this location, one is the 15.43 acre parcel 2 on which the existing Alderbrook Inn sits and where the redevelopment will occur, and one is an 80 acre parcel of land,which will remain undeveloped. EXISTING PROJECT Alderbrook Inn is an existing 101-room resort located on SR 106, 1.5 miles east of Union, in Mason County, Washington(refer to drawing AO.IA). The Main Campus (Exhibit G-1), located on the north side of SR106, fronts the Hood Canal with a marina, and is approximately 2.6 acres(not including tidelands). It is comprised of the Plaza building(to be extensively renovated inside and out), the Lanai building(to be demolished and replaced with a New Wing of guest rooms), the Conference center(to be demolished), Eastwood building(to be renovated into a Spa), and the Pool (to have minor repairs). The Marina, a T-configuration dock,will undergo routine maintenance and repair. To the west of the Main Campus is a grouping of 21 cottages (partial exterior and interior renovations) located on approximately 1.8 acres (not including tidelands). Opposite the Main Campus and the cottages, on the south side of SR 106, are approximately 6.9 acres housing surface parking lots, the Brookside building(receiving interior renovations to become the Iran's administration center), Alderbrook's sewage treatment plant (remaining as is) and undeveloped lands. Located about 307 feet west of the aforementioned property, also on the south side of the highway, is a .77-acre lot, which houses an old barn structure. North Forty also owns approximately 80 acres of undeveloped land contiguous to this site, on which no future development is anticipated. PROPOSED PROJECT There are five major components of the proposed redevelopment of Alderbrook Inn: 1) Remodel and reconstruction of the Alderbrook campus buildings, including: Extensive interior and exterior renovation of the Plaza building, construction of a new Lobby, construction of a New Wing of guest rooms (including a ballroom), renovation of the Eastwood building(into a Spa), construction of a new Fitness room, repair of the existing Pool building,minor exterior and interior renovations of the Cottages, and interior renovations to the Brookside building. A new maintenance building will be constructed on the south side of the newly realigned SR106. All new construction closely follows the footprints of existing buildings (refer to drawing AO.4) The resultant project will have 98 guest suites, a restaurant and bar, a spa, pool and fitness area, and a number of meeting rooms. 3 2) Reconfigured Parking & Drives Drives and parking will be modified to provide safer access for guests between the parking areas and the Inn,to move traffic off the SR106, and to provide a new fire lane on-site. Reconfigured parking lots will be located on, or near, existing parking and roadways to minimize the impact of additional landscaping. Currently there are 103 parking stalls (including 2 barrier-free). The future development will provide 165 parking stalls, of which 6 will be ADA and 16 will be of pervious material. 3) Relocation of the SR106 One major aspect of the redevelopment is to realign SR 106. The realignment of SR106 will pass roughly parallel and 200-feet south of the old section. This relocation will have the following benefits: it will improve the habitats of both Alderbrook and Dalby streams, it will move the highway further away from Hood Canal and the shoreline, it will provide a safer highway with improved sight-lines and reduced access points (Alderbrook Resort currently has 35 access points), and it will greatly improve the safety of guests at Alderbrook Resort. Under existing conditions, the majority of resort parking lies to the south of SR 106. To access the main campus guests must cross SR106 creating vehicle/pedestrian conflicts. The proposed realignment will provide for all guest parking north of SR106 and eliminate current vehicle/pedestrian conflicts for Alderbrook Inn guests. The shift also allows for the enhancement of the creek between the newly aligned SR106 and the Hood Canal. This realignment will require clearing of approximately 7.0 acres of second growth forest (Exhibit P-1). Approximately 4.6 acres will be landscaped with low growing and erosion controlling grasses (the remainder being the new highway). The terrace adjacent to the highway south of the main parking area will be planted with native species trees and shrubs (Exhibit T-3)to merge naturally with upslope second growth forest. In addition, the abandoned right-of-way(where not used for driveways or parking), will be landscaped with vegetation native to the region and/or drought tolerant species. The SR 106 realignment will affect the lower riparian and adjacent terrestrial habitat of Alderbrook Creek and Dalby Creek. As mitigation for these impacts, an extensive restoration project is planned for Alderbrook Creek along with minor improvements to Dalby Creek. 4) Restoration of Alderbrook Creek Currently, Alderbrook Creek is a Type 4 stream with no salmon present. An extensive stream rehabilitation project will restore the lower section of Alderbrook Creek(the lower 200' between the realigned SR106 and Hood Canal) from riffle habitat to one replicating the historic natural, undisturbed riparian characteristics of a pool habitat 4 allowing spawning upstream. An existing section of Alderbrook Creek will be modified into a community watershed habitat viewing area with a juvenile salmon rearing pond. A new channel will be created within this area to maintain a spawning zone for returning salmon. 5) Restoration of Dalby Creek Currently, Dalby Creek is a Type 3 stream with no salmon present above SR 106. The proposed new crossing for the SR 106 realignment will occur roughly 200 feet above the current SR 106 crossing. Impacts to aquatic habitat will be minimized by the installation of a 12-foot bottomless arch aluminum culvert. The current crossing of SR 106, which represents a barrier to fish passage, will be removed and replaced with a 12-foot wide 20- foot long prefabricated bridge. This will open up over 3000 feet of productive upstream fish habitat to salmon. Large woody debris (LWD)will be placed in the stream to improve in stream structural habitat and increase the pool to riffle ratio. The overall impact from construction to this stream system will be minimal given the scope of the streambed restoration. 5 AIITZYL M ELVY u / / MiCHAEI EOSON I CLARK k JOYCE DEKOEYER / / DON WOODS I LDW WATER NARK(ELN) 300'-0' 7 %7 J!]ML�BRANN 1 • TYP o\ 1 �AN BILL E di MAUREEN T 0 WOODCOCK McA/ — WSTER do N Z 1 I NEW FlRE fANE/NRNAROUND � o � BERT GEIGER _ ( C 2 EXISTING DOCK ( I m m I \ I NEW VICTORIA LLCEli 0 I Z o I BULKHEAD/HIGH WATERNARK(NHW) I I z Al I2 \ I > 5 I I I GOVT"DR LINE I I .11 I > :E 'Al �<I u w WIL41AM H ATES III I I I I I SH I �l HOUSE I m ED \� I o l ` I I I O HousE I NEW SPA 300 R TV I / BILL WOO MAUREEN DCOCK T I \ I I I COTTAGE 5 � I \ I I I � CAR PORT GARAGE IFTSH N�th'tNNG I \\ \F�PAIRICK G h CINDY L McDERMOTT o \ a s IC) I \1 I I �/ o � `",t / �Bun�N� III II r c JOSEPH OROSCO \ I Sys MA — — —€— — — 1 _ Y Y I I m o / \ \ I— I Z Z I = 15 - - \ —� Asski MARK L k PAM SCHLAUDERAFF TREATMENT o 1 AD 4 D it CHURCH OF THE �` / /� S BT 17'45'E DISCIPLES I MAX MINERDY I I I O I z I I BAR DONNA KEARNS o I o x � I 5 RANDY ROY o = o ERICKSON \ ANDERSOSON SR L— _ LEGEND: IMPACTED PROPERTIES BY ALDERBROOK INN — IMPACTED PROPERTIES BY SR-106/13EACH DRIVE C C LLI NS 3 ]]],OBTHAVENUENORfHEAST ALDERBROOK INN: OVERALL SITEPLAN - IMPACTED PROPERTIES SUn WASNINOTON 9RO04.511e PLANNING REVIEW SET SUL' 1'=200'-0' Z T 418 888 3333 R 435 e3e R„a NORTH u l FORTY GOLUNSWOERMAN.COM A O. 1 I aim ii -_ ,� mil N -074 WE PI WR WO 4-MV-1 � fix.: ��l ►- _ �.. � � �� ���'. . ",`� •� :-� `'��� •^��� ' �;. i� --sue• � . . I � /,/��� a ,_ .. � �.��l��r�; y+� .- �.; --► ,� - -- �� /� ��:� - � `may:: .., . �. r cam► - ,. -_"_ � �11G_ ,� �. a' 614.48' S 89' 07 05" E = o v NI � O O U) 1 I 3 o LOW WATER NARK (ELW) o CN O co M IO Z EXISTING DOCK GOV'T MEANp�ENE BULKHEAD/HIGH WATER MARK (MHW) GOV'T MEANDER LINE / � 2 0° o i O - POOL BLDG / --� / W 00 I M X ROUSE 1 \ EASTW00 C ES / C /CARPORT PLAZA I ✓ / / BLDG Z UE ` GARAGE S� LANAI IIWTENA �4U/LD1 ' EXIST GRAVEL EXIST PAVED PARKING ; "PARKIN � ROOKS/D I ®•` BUILDING 0 3 I3 j Z if INco M O U z 89.31' ` I o z I / S 89' 03' 46 E /•` G 149.37' j ¢ _ _ 748.92' _ C S 89, 03' 46"1 r S 8T 17' 45" E C= LL1 NS �� m 3 7v ALDERBROOK INN: OVERALL SITEPLAN - CURRENT OWNERSHIP �l��.-2 I I I.BTH AVENUE NORfHEA$T BEIIEVUWE WASHINGTON pBpW.5,19 PLANNING REVIEW SET SUL' 1"= 150'-0' Z COL4N6893MI3 F 4 25 828 9116 NORTH li FORTY A0.2 I - : k } ° , .. - �� � 1• - )' .. 't'i` � �54 _ F ;.. i�1` 's. 'tom, �.. 'r` � cet r •_ � z+" � s �• -.Z;�*,,as ��,` ,� 'fir- �. ,�,s�f; _ •,,_-., '� I ik f f� �' � �_ # �¢'� is '�� � `� '` �� j�"•a = - - - _ 1-+ * iss,^-:"� �t �•� 1 it lw lw IVY Aw IFI r t. r ' -- A _ �• � - •Vr� _`� � .ylR M`n -t• � _ - � -.J+•' _ { a �.. .tfi _ _ .+ tom+ ` ♦�. �•' t _ .�, •ii' #' - .M• tlf` -. Sr _1_'i .f - � '�� � �� 1, - .:'T, # �'i� k ,r�` 9'•• t� r `r •.! J 1 _ r , x 'Ail -� ram.�, � '�"• , •�� r�,. iv PC Jle _ �L � •,�e' � �. T.� -$ �. _• yam! , � �� .l ` Aft dim �9.9-� WIN&- SEPA DOCUMENTATION �r�� ���` ��� -, . .- rah �;% �j; .,�� /� �, - s • Fig- 11,04 HE EXHIBIT T3 ALDERBROOK RESORT REMODEL �������- . ►lip : -:���\�� ,�!!��____ OVERVIEW OF PROPOSED TRANSPORTATION � AND SITE IMRPOVMENTS 12. What is the 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. The location of Alderbrook Resort and topographic map are shown in Fig. lA and 1B. The existing site plan is shown in Exhibit G-1 The legal description of Alderbrook Resort is shown on Exhibit 13-1 and B-2. B. ENVIRONMENTAL ELEMENTS 1. EARTH: a. General description of the site (circle one): Flat, rolling, hilly, steep slopes, mountainous and other. Current site grades vary from about 30 feet elevation at the south boundary of the project site to about 16 feet elevation Mean Lower Low Water(MLLW)to the northern boundary at Hood Canal (Exhibit G-1). The southern boundary of the project abuts against a steep forested hillside. b. What is the steepest slope on the site (approximate percent slope)? The steepest slope occurs in a draw of a small intermittent drainage located in the middle Southern portion of the site (See Exhibit G-1). The approximate percent slope is 50%. No Development is planned in this area. 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. Explorations at the site indicate it is underlain by a coarse-grained sequence of glacial, fluvial, and deltaic deposits. In general, glacially overridden till (Alderwood— 15% slopes), advance outwash (Evertt Gravelly Sand Loam), and pre-Vashon sand and gravels predominate on the slopes south of SR 106. The till exists on the steeper slopes to the east, while the advance outwash and pre-Vashon sands and gravels exist on flatter slopes to the west. North of SR 106, near the Hood Canal,post-glacial alluvial soils overlying glacially overridden outwash deposits were encountered. Localized surficial areas of man-made fill and/or native soil altered by man (i.e., fill) were encountered near the sewage treatment plant and the Alderbrook Resort. 11 FIGURE 1—A ALDERBROOK RESORT RENOVATION PROJECT VICINITY MAP %" v a ��,r.r '�V }� \ 1 ✓ r }} j ._-I�� ti,�-eye: !n a ��-� �r `` '�:=`,• �'- 'ntl0fl i � ��� i .J �.1 c> ,i01 �5 t ( - a�w1 `�.l ' 'I. �� �i3:s. j r.� r 5 1 Rol' gbaY f V land tlslot, 1 W Id a Re �� !la'he F'�- ` id tort, �;/� J\f Port ��'U 'WV e i •` f� �q ... —\LL'`� ,� f'6�• , J i�f�l of �o11 ";"_l �jI 1 °° r v5 ancfiester a�1' M i r- rF rc�dn /� i �J� r '�,-ITa 'Wt�/ •1 J a,, '- -�, � ashon 2 �� e unnyslo / 'heights ti �� } i w � �✓ %:t 23 u�� vi yv Pa otv65 i'darhurst Ukwlla ragana {rk to eahurst BU`rt>�' o V�shon J1 l Bur ey i Otai12 % i p No Lis eV ,Par " PROJECT LOCATION'� Ad n r _> urd Bu o '� S 7p c.4 ( un Mag Zenit ��• Ur ko:�uiSti� � �.s fvm� s' ; .� en o iAaGry Islanda`� L fRedond, ( Sv 4 v w�tahl�gUah � �r �} fF'r t atei i} • 'f, ../ e e c Q h Iuston t . 1 - _ ��,�f� / ' --r r , � ._!J°'r'� > > �� 3 ,. ,`✓ e of ` ,.� J5 l a x• (; y�hort J, ~i�•;r:¢ t ay -, (0 ` 'J it S, 1 1 for �t ��01� ' s ' (�,' o; im 1 i�� �S U,riyirs 01 e j/`_fif��Jr •;r n iZ r ` ` g ancIaCe f I !N �3'��Q�yitin'Peak � •,. � .� 1 f� i''� t 1 L,,.....•.� •,� � 1 vdr. i al l U -- �S e n land, 1 friilche 1 ` r -Par.klarit�Jp� f',%! ( ;18OstOn' y / yT h\ .lSouth Ba upont Sp n Y N 1A W1 Ir'E R".FUG ~t .IIn.. FIGURE I-B ALDERBROOK RESORT RENOVATION PROJECT SURROUNDING AREA TOPOGRAPHY � 1V l I 5 j Foot Bri qJ. r /� r der]�- . � - ,.... � _'•' 11 4-1 r� r DALBY CREEK I- I• � ^�� rig/ .. � _. •_ -1 i � � •;r \_.�_. � _ram= c.� I � 5 ALDERBROOK CREEK WATERSHED -'- 1 .:.; Ti H p O Q O pc NOT �p�os E,•PARCELHDESCRIPTIONS 3PQ�p vE REp TOTAL PARCEL AREA =17.43ACRES C A A A QUA TIC�ANL�SLEASE=3,0ACRES I LOW WA7E I I I I I I I 1 4,43AC 5,30AC I I oER I I I S RoU_ I � TE I I I I Q I 106 I I I L26AC 1.4A 2,�i8A I o I Z C I I I I I l O I I I I 5 I I I '4 I I EXHIBITB-1 I I I OI I ALDERBROOKPROPERTY 1,00 AC I 6 I I BOUNDARY I O I I SCALE;1'=200' O PARCEL1 THOSE POR77ONS OF TRACTS 9, 10 AND 11 LYING NORTH OF STALE ROUTE NO.. 106, ALL IN SUNNY BEACH, AS PER PLAT THEREOF RECORDED IN VOLUME 2 OF PLATS, PACE 34, RECORDS OF MASON COUNTY, WASHINGTON. EXCEPT THAT PORTION LYING WITHIN THE PLAT OF ALDERBROOK COUNTRY CLUB, AS PER PLAT THEREOF RECORDED UNDER VOLUME 5 OF PLATS, RECORDS OF MASON COUNTY, WASHINGTON. TOGETHER WITH ALL TIDELANDS OF THE SECOND CLASS FORMERLY OWNED BY THE STATE OF WASHINGTON AS DEnNED BY CHAPTER 255 OF SESSION LAWS OF 1927, SITUATE IN FRONT OF, ADJACENT TO, OR ABUT77NG UPON THE ABOVE DESCRIBED PROPERTY. O PARCEL 2 PARCEL NO.. 1 OF SHORT PLAT NO. 1664, RECORDED UNDER AUDITORS FILE NO. 465718, RECORDS OF MASON COUNTY, WASH/NGTOV, BEING A PORTION OF LOTS 7 AND 8, SUNNY BEACH, RECORDED IN VOLUME 2 OF PLATS PAGE 34. O PARCEL 3 PARCEL NO 2 OF SHORT PLAT NO. 1664, RECORDED UNDER AUDITORS FlLE NO. 465718, RECORDS OF MASON COUNTY, WASHINGTON, BEING A PORTION OF LOTS 8 AND 9, SUNNY BEACH, RECORDED IN VOLUME 2 OF PLATS, PAGE 34. ® PARCEL 4 TRACTS 3, 4, 6, 8 9, 10, 11, 12, 14, 15, 19, 20 AND 22, ALDERBROOK COUNTRY CLUB, AS PER PLAT THEREOF RECORDED IN VOLUME 5 OF PLATS, PAGE 18, RECORDS OF MASON COUNTY, WASHINGTON. O PARCEL 5 THE SOUTHERLY 50 FEET OF THE WESTERLY 90.17 FEET AND THAT PART OF THE EAS7ERLY 60 FEET OF TRACT 4 LYING SOUTHERLY OF STATE ROUTE NO. 106, ALL IN SUNNY BEACH, AS PER PLAT THEREOF RECORDED IN VOLUME 2 OF PLATS PAGE 34, RECORDS OF MASON COUNTY, WASHINGTON. ]TOGETHER WITH AN EASEMENT FOR ROADS, AS DESCRIBED UNDER AUDITORS FILE NO. 195672. © PARCEL 6 PARCEL 4 OF SHORT PLAT NO. 1664, RECORDED UNDER AUDITOR'S FILE NO. 465718, RECORDS OF MASON COUNTY, WASHINGTON, BEING A PORTION OF L07S 7, 8 AND 9, SUNNY BEACH, RECORDED IN VOLUME 2 OF PLA75; PAGE 34. O PARCEL 7 THOSE POR77ONS OF TRACTS 10 AND 11, LYING SOUTH OF STATE ROUTE NO. 106, ALL IN SUNNY BEACH, AS PER PLAT THEREOF RECORDED IN VOLUME 2 OF PLATS PAGE 34, RECORDS OF MASON COUNTY, WASHINGTON. O SEWER TREATMENT PLANT PARCEL 3 OF SHORT PLAT NO. 1664, RECORDED UNDER AUDITORS FlLE NO. 465718, RECORDS OF MASON COUNTY, WASHINGTON, BEING A PORTION OF LOTS 7, 8 AND 9 OF SUNNY BEACH, RECORDED IN VOLUME 2 OF PLA7S, PAGE 34. EXHIBIT B 2 ALDERBROOKPROPERTY PARCEL DESCRIPTIONS I d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. No e. Describe the purpose, type, and approximate quantities of any filling or grading proposed. Indicate source of fill. Approximately 150,000 cubic yards of soil will be removed and hauled off site to a permitted soil waste site located 16 miles from the site above the town of Hoodsport, WA. L Could erosion occur as a result of clearing, construction, or use? If so, generally describe. 7.0 acres of land will be cleared for the proposed site and realignment of SR 106. All of the new cleared property will be subject to erosion during construction. Best Management Practices for erosion control as prescribed by the Mason County Department of Public Works and the geotechnical engineer will be used to control erosion. An Erosion Control Plan will be prepared for approval as part of the construction document permit application package for the project. g. About what percent of the site will be covered with impervious surfaces after project constructions (for example, asphalt or buildings)? The North 40 Lodging, LLC land ownership is 17.43 acres. Land area affected by this project (Project Impact Area) is 16.1 acres (Exhibit D-2). Roof surfaces amount to 1.4 acres,parking and site access pavement amounts to 2.06 acres, landscaped area amounts to 4.6 acres, offsite roadway pavement area is 2.43 acres, roadway slopes equal approximately 4.61 acres, and stream area equals about 0.9 acres. Impervious roof surface decreases slightly in the proposed development to 1.4 acres compared to 1.5 acres in the existing resort complex. Paved area in the proposed development increases from an existing surface area of 3.0 acres to 4.5 acres. Existing impervious surfaces are 19% of the project impact area. Proposed impervious surfaces in the project impact area will be 29 %, which results in an increase of impervious surface in the project impact area for this proposal of 10%. h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: • HPA guidelines will be strictly adhered as to timing of the construction and construction guidelines. WDFW biologists will be notified at the outset of construction. • Sediment control measures will be put in place to minimize disturbance to riparian and nearshore marine environments. Impacts from erosion and run-off will be minimized through the use of well designed erosion and sediment control measures,which may include the use of silt fencing, filters on storm drains, hay bales and other measures as recommended in the King County Surface Water Manual (King County DNR 1988). A pollution prevention plan will be in effect during construction. 16 • Surface water will not be directed onto sloping areas or randomly daylight on the site during or after construction. All facilities used to collect permanent surface will be directed into tightlined systems that would discharge into the stormwater control system. • Prior to the onset of winter,any exposed subgrade will be hydroseeded and covered with plastic netting or other similar material. In addition, exposed construction slopes will be trackwalked (up and down)in order to roughen the ground surface and reduce potential runoff velocities. • Check dams will be established along roadways during construction, and silt fences will be used along the lower elevations of roadways and future residential lots. • Temporary sedimentation ponds will be established during construction to provide erosion and sediment transport control. Infiltration ponds are not designed to function as sedimentation ponds and, therefore, will not be utilized as part of the erosion control measurers during construction. • All outlets from temporary and permanent settling/infiltration ponds will be designed to prevent direct flow over unprotected slope. This will be accomplished by either tightening the outlets or by armoring the outlets down to less steep areas. An erosion control inspector will periodically be on-site during construction to observe that the mitigation measures function as intended. • Groundwater seepages may be encountered during grading for the proposed roadway. The contractor will be prepared to provide temporary and/or permanent drainage control measures as necessary. These could include interceptor drains, curtain pipes, or rip-rap on slopes. • The drainage from the two wetlands impacted by the proposed roadway will be directed towards the Alderbrook Creek channel. • The newly designed drainage system for the resort include bioswale collectors and stormwater infiltration galleries, that will greatly improve the quality of surface runoff entering Hood Canal from the resort complex. 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. During construction, construction equipment will cause minimal emissions from the burning of diesel fuel. Otherwise, once the project is completed, emissions are expected to remain similar to existing conditions—a similar number of automobiles will visit the site and mechanical systems will be more efficient. The two notable changes will be the addition of 17 two wood burning fireplaces in the public areas and the addition of a larger generator, located by the maintenance building. b. Are there any off-site sources of emissions or odor that may affect your proposal? If so, generally describe. There are no known changes to surrounding sites. c. Proposed measures to reduce or control emissions or other impacts to air, if any: All equipment will be maintained in proper working order with proper filters to control and reduce emissions. 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. Alderbrook Creek runs through the project site. It is a spring fed stream system and has a year around base flow of approximately 100 gallons per minute through the Alderbrook Resort property where it empties into Hood Canal. Winter flows in the stream vary considerably within a range of 100 gallons per minute to 50 cubic feet per second (I00-year flood) or more depending on rainfall duration and intensity. Dalby Creek intersects the SR 106 realignment west of the resort property. It is a spring fed stream system, similar in size to Alderbrook Creek, and has a year around base flow of approximately 100 gallons per minute at the western terminus of the proposed SR 106 realignment. Dalby Creek empties into Hood Canal. Winter flows in the stream vary considerably within a range of 100 gallons per minute to 50 cubic feet per second (100-year flood) or more depending on rainfall duration and intensity. Two small wetland systems,totaling approximately 0.37 acre, occur along the realignment route (Exhibits G-land P-1). These are minor, hillside seeps. Surface water is restricted to flows artificially consolidated by human caused alterations to the ground surface. Soil saturation is caused by daylighting groundwater, and appears to occur at many locations along the uphill wetland boundary. Both wetlands have downslope terminuses where hydrology seeps subsurface again and soil saturation ceases. Minor outlet channels that drain from the downslope points on both wetlands also fade from defined channels to vegetated swales that technically lack either stream or wetland conditions. An old dirt roadway was cut across the slope where the two wetlands occur, and this roadway now intercepts most wetland hydrology. Where this roadway occurs, downslope conditions are entirely upland. It seems likely that the past road builders cut their path just 18 below where the wetland seep naturally disappeared, but the hydrology then drained into the flat roadway and created new wetland conditions below where the natural wetlands had previously occurred. Both the wetlands and stream described here are low value systems with minimal function performance (Wetlands are Category 3 and the stream is Type 5). Water quality benefits from the densely vegetated sloped wetlands are the primary function of these systems. The seasonal stream flows should contribute organic matter to Alderbrook Creek, but the low volumes involved limit the total value of this action. Habitat structures of all three systems are simple, and past disturbances have occurred. Avoidance of these systems by the proposed project is unwarranted, however mitigation is warranted. Mitigation will be the restoration of Alderbrook creek. 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. Hood Canal Impact—200 Foot Impact 1. Work over the Hood Canal is limited to normal routine maintenance and repair to the existing dock, which will include replacing floats, adding a fire department connection and upgrading electrical. 2. Work in the Hood Canal—none. 3. Work within 200 feet of the Hood Canal includes: Cottages—two cottages will be modified to add a second storey to the existing privately owned cottages. One cottage will be modified to reduce the footprint to accommodate the new fire lane. In addition, all cottages will be repainted,receive new roofing, and have interior renovations. Plaza Building—footprint remains as is, exterior is refinished, including new mansard roofs and the interior is extensively renovated. New Wing—new construction Lobby—new construction Pool Building—maintenance to existing roof and walls, minor interior renovations. Spa—minor exterior modifications, major interior renovations Fitness—new construction within the 75 foot Shoreline buffer(complies with Mason County Resource Ordinance, Section 17.01.110 F 1). SR106 realignment—at the westerly and easterly points of the new realignment, the highway falls within the 200' setback (as does the existing highway). The new realignment takes more of the highway out of the setback than does the existing highway. Alderbrook Creek Impact—100 Foot Impact 1. Work over Alderbrook Creek includes: SR106 crossing—the alignment moves approximately 150' to the south of the existing highway. Internal Drive crossing—the alignment moves approximately 30' to the south of the existing on-site crossing. 19 The proposed project has one less crossing of Alderbrook Creek than the existing condition, which has three crossings (one internal drive, the existing SR106 and Beach Drive). The proposed crossing all shift south on the site and away from the Hood Canal. The footbridges across the Creek currently exist. 2. Alderbrook Creek restoration is discussed in other sections of this document. 3. Work within 100 feet of Alderbrook Creek includes: Cottages—one cottage will be modified to add a second storey to the existing privately owned cottage. In addition, all cottages will be repainted, receive new roofing, and have interior renovations. Plaza Building—footprint remains as is, exterior is completely refinished including new mansard roofs and the interior is extensively renovated. Trash Enclosure—located on the east side of the Plaza building,the enclosure is located where the previous trellis was located (rebuilding within same footprint within two years). The proposal moves the existing compactor an additional 25 feet away from the Creek, and provides space for recycling. New Wing—located outside of the setback. Lobby—located outside of the setback. Pool Building—located outside of the setback. Spa—located outside of the setback. Fitness—located outside of the setback. Brookside building—primarily interior renovations, with minor exterior painting. Reconfigured parking—the proposed project has located the new asphalt parking primarily over existing hardscaped areas—that is over the existing SR106 alignment or existing surface parking. On Site In Shoreline Buffer In Stream Buffer Existin Buildin s Plaza 14,528 5,097 11,816 Lanai#1 2,666 Lanai#2 2,656 Eastwood & Pool 10,546 5,314 Cottages 14,298 5,419 4,813 Brookside 2,878 2,616 Maintenance 2,310 Proposed Project Plaza 14,528 5,097 11,816 New Wing 18,072 Eastwood & Pool 6,162 Cottages 14,194 5,419 4,813 Brookside 2,878 2,616 Maintenance 1,440 20 The Alderbrook Resort remodel will affect the lower riverine section of Alderbrook Creek as well as terrestrial habitat associated with the SR 106 Realignment Project. Alderbrook Creek is currently classified a Type 4 stream with no salmon present. As mitigation for potential impacts associated with the proposed action, an extensive stream rehabilitation project will be completed on Alderbrook Creek (Fig. 2 and 3 and Exhibit D-2). The goals of the Alderbrook Creek restoration project are to restore the natural characteristics of the lower section of the Alderbrook Creek and to restore historic coho and fall chum salmon runs to the stream. Between Beach Drive and SR 106 downstream, there is approximately 200 feet of stream habitat(Exhibit G-1). Beach Drive parallels the stream channel to the east and a gravel parking lot lies to the west. These features limit riparian habitat within this section to a narrow band of 20 to 40 feet on each side of the streambed. The entire channel below Beach Drive is confined to about a 10 to 20 foot wide by six-foot deep trench that lacks a flood plane and sinuosity. This is the result of an improperly designed culvert at Beach Drive that is perched three feet above the stream channel and acts as a scouring, high water velocity barrier to prevent fish migration. This culvert is preventing fish access to over 3000 feet of optimal upstream habitat The project will create a new channel to maintain a spawning zone for returning salmon. The new channel will consist of seven pools and six log weirs. The existing channel will be converted to an off channel rearing pond, changing roughly 200-feet of riffle habitat to 200- feet of pool habitat (Exhibit D-2, #4) and Figures 2, and 3. Most of the water(70 GPM) will be diverted to create the new pool/riffle habitat, while roughly 30 GPM will flow into the new off channel rearing pond. The new riparian area will be planted with native shrubs and trees in accordance with an approved landscape plan. The planted trees will provide an immediate source of shade, nutrients, and bank stability to the new channel. 21 cc � 1 � is a �, . • r,•`��- D+ :I1� _�..- ,.ma's .�Cp. 1. �. - :�� � ?• r (► �1 � / i ;!!\, uWa F► 7 // INN . • r ,/ u�•�r •: 0• •• •• tow PROPOSEDSR106 ALIGNMENT Top view Side view NOTES: svrele livid r for vndh,10 R 1. 65'X 10'STORM WATER INFILTRATION GALLERY SUMMARY ON/OFF SITE IMPACT °np 2. GRAVEL PARKING LOT WITH 12"OF ASTM 33 SAND UNDER GRAVEL AREA FOR PROPOSED ACTION En•t°'T'••1"°'"nenC Over Aent° water quaNty d°s+gn depth(2-(Or hequefmy InOYMed areas) 4' 3. 12'WIDE BY 95'LONG ALSP BOTTOMLESS CULVERT 1. ROOFS = 1.4 ACRES Nd / �•^^i�•••� �+ Y•1"- / % 4.RECONSTRUCTED STREAM CHANNEL WITH POOLS&LWD 2. PARKING/ACCESS = 2.06 AC. v—. \,/ 5. OLD STREAM TO BE USED AS COHO REARING SITE _ '=�`°` oo sbnwC resncc 6. 12'WIDE BY 45'LONG BOTTOMLESS CULVERT C / 3 LANDSCAPED 4 7 ACRES _••�..•so•.xr - 4. OFF SITE RD'S PAVM'T= 2.43 A . 7. 100'X 4'DIA.STORM WATER SETTLING AND DETENTION S. SR 106 SLOPES = 4.61 ACRES o•" 0 �—2'comps st dla7 into 8.SALMON GROTTO-SEE LANDSCAPE PLAN FOR DETAILS s Tr.^rn b.-%ice=ro)I 6'native sw 9. 192'BIOSWALE AND INFILTRATION TRENCH-SEE LANDSCAPE PLAN 6.STREAMS/RIP= 0.9 ACRES a�«ur Aw % R• °ram -- "+� 10. 120'OF 4'DIA.DETENTION PIPE TO LIMIT FLOW TO OUTFALL „ o•.•mnn C ecbw r.° I 1 .BUILDING ROOF DRAINS-SEPARATE DISCHARGE TO OUTFALL TOTAL IMPACT AREA = 16.1 AC. p aan rna�t.-161t 1 B +divider vitdtti 12. 140'X 6'WIDE INFILTRATION TRENCH-DISCHARGE TO DETENTION �'° °Sbn°E CVrO$p•CFi Sand Fitt 13. WEST PARKING LOT STORM WATER COLLECTION SYSTEM i 14.EAST SR 106 DRAINAGE COLLECTION SYSTEM 15. COLLECT HILLSIDE DRAINAGE IN SOUTH ROADSIDE DITCH fl-P TYPICAL BIO S WALE SECTION HILLSIDE DRAINAGE TO BE SEPARATE FROM ROADWAY RUNOFF. WATER IN DITCH WILL DRAIN TO NATURAL STREAMS TO THE EAST. cf 16.DRIANAGE INTERCEPTOR DITCH AND 4'DEEP BY 12"DIA. INFILTRA JTOR/FILTRATION TRENCH SECTION DRAIN CURTAIN MEADDRAOW ALONG OOK CREEK. F PROPOSED ROADWAY CUT. 1010 j/ 20 � —— l 1 % EXHIBIT D-2 -� —��--�—_�-- �— ALDERBROOK RESORT REMODEL SEPA DOCUMENTATION go ,oe+°° PROPOSED STORM WATER COLLECTION, TREATEMENT, AND DISPOSAL SYSTEM o The change in in-stream habitat within the development boundary will increase by 0.5 acres from the existing area of 0.27 acres to 0.77 acres after the stream restoration project is completed(Fig. 2). The stream flood plain will increase from an existing area of 4,500 sq. ft. to 10,119 sq. ft. An existing section of Alderbrook Creek will be modified into a community watershed habitat viewing area with five pools for juvenile salmon rearing. Below the Existing SR 106, in the area of the existing garbage container and parking, approximately 2000 square feet of the proposed riparian habitat will set aside for a Salmon Grotto. The Salmon Grotto will be an off channel area of quiet pools with spawning gravel bottoms that will be heavily landscaped for shade. Large woody debris in the form of logs and stumps will create hiding places for the salmon fry that will reside in the grotto. The salmon grotto will provide a cool, serene area where coho and steelhead salmon fry can rear until they are ready to smolt. A trail will be constructed through the Salmon Grotto to allow pedestrians to sit and observe salmon in a natural habitat. Dalby Creek Impact— 100 Foot Impact At Dalby Creek, there are two stream crossings (Exhibit T-3 and D-3). The proposed crossing for the SR 106 realignment will occur roughly 200 feet above the current SR 106 crossing. There will be roughly 80-feet of riparian habitat on both stream banks removed and converted to roadway and semi-impervious surface. Impacts to aquatic habitat will be minimized by the installation of a 12-foot bottomless arch aluminum culvert (Fig 3). The current crossing of SR 106 is over an under sized culvert that represents a partial barrier to fish passage. This culvert will be removed and replaced with a 12-foot wide 20-foot long prefabricated bridge. This will open up over 3000 feet of productive upstream fish habitat. LWD will be placed throughout the stream to improve in stream structural habitat and increase the pool to riffle ratio. The west 130 feet of the new roadway overlay on SR 106 is within the 150-foot stream buffer of Big Bend Creek. Big bend Creek is a Class 3 salmon stream. There are existing runs of fall chum and coho salmon. Under present conditions, roadway oils and surface pollutants flow untreated into Big Bend Creek and Hood Canal. The new road is designed with a three foot wide by 3-foot deep infiltration trench Exhibit D-3). The trench is filled with sand covering a perforated PVC pipe underdrain. This new infiltration trench along the west end of SR 106 will prevent road oils and other surface pollutants from entering Big Bend Creek. The overall impact of construction to Dalby Creek and Big Bend Creek will be positive given the planned streambed restoration activities and new infiltration trench. 24 STA: 0+72.02 ELEV: 49.23 100'X12'-0"X4'-1" DEEP BOTTOMLESS ALUMINUM Lu PLATE ARCH CULVERT STA: 1+71.83 ELEV: 42.99 o w � o 6.2 7 SIX LOG WEIRS WITH 1' DROP EACH � m ro m 1.74% 0+00 0+40 0+80 1+20 1+60 2+00 2+40 2+80 3+20 3+60 3 93 18" SPAWNING GRAVEL - 12" MINUS COBBLES IN CULVERT 6" MINUS COBBLES BEHIND LOG WEIRS ALDERBROOK CREEK CROSSING OF SR 106 AND NEW STREAM SECTION STA: 0+37.05 ELEV: 46.82 SCALE: 1"=50' 100'X 12'-0"X 4'=1" HIGH BOTTOLESS ALUMINUM PLATE ARCH CULVERT STA: 1+47 ELEV: 41.18 -5.21 0 DATUM ELEV 25.00 0+00 0+40 0+80 1+20 1+60 18 SPAWNING GRAVEL - 16" MINUS COBBLES DALBY CREEK CROSSING OF SR 106 SCALE: 1"=50' SR 106 ROADWAY SURFACE 1'-6" FEET OF COVER (MIN.) FIGURE 3 — SPAWNING GRAVEL PROFILE OF PROPOSED 12' OR 16" MINUS COBBLE MIX STREAM IMPROVEMENTS AND TYPICAL CULVERT SECTION 12 ' - 0 " ALSP ARCH 12'-0" X 4'-1" TYPICAL BOTTOMLESS ARCH CULVERT SECTION 17. REMOVE THE EXISTING 24"CONCRETE CULVERT(FISH PASSAGE N BARRIER) WITH A PREFABRICATED 20'LONG BY 14' WIDE BRIDGE, o-- RESTORE STREAM CHANNEL FOR APPROXIMATELY 60 FEET, '"ll U 18. INSTALL A 110'OF 12' WIDE BY 4.1'DEEP BOTTOMLESS ARCH CULVERT(ALUMINUM STRUCTURAL PLATE)AND REBUILD THE STREAM 5.5 1 2' 4' 1 1' 1 1' 4 FOR 50'EACH SIDE OF PROPOSED CULVERT. 19. SR 106 STORM WATER TREATMENT TRENCH. SLOPE SR 106 TO THE NORTH AT 2%FROM DALBY RD. INTERSECTION TO THE START OF ^' SUPERELEVATION CURVE. CONSTRUCT A 3' WIDE BY 2'DEEP a: SAND TRENCH WITH PERFORATED PIPE IN THE BOTTOM.INSTALL I'HIGH ROCK WEIRS EVERY 30 FEET IN THE 2'DEEP DITCH. USE 10, am WIDE GRASS SWAIL TO FILTER RUNOFF. Gad 20. 1' WIDE DITCH WITH WITH ROCK WEIRS. No �dB f ?O — ----_ 30 Li f" - 15 `° v EXHIBIT D-3 o m ' — O 50- ---� `, ____ _'°2+p� + 3+ o 1 ALDERBROOK RESORT REMODEL �' _ —_ — - --- SEPA DOCUMENTATION C P PROPOSED STORM WATER COLLECTION, _ TREATMENT, AND DISPOSAL SYSTEM WESTERN PORTION OF ROADWAY a S/LLII'GA TES a 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. Very little work will be done in the existing stream channel. Most of the work will be the construction of new stream channel and the new roadway culvert crossings. 50 cubic yards of spawning gravel will be placed in the existing stream channel to rebuild the floodplain and provide spawning areas for returning salmon at Alderbrook and Dalby Creeks. 4) Will the proposal require surface water withdrawals or diversions? Give general description,purpose, and approximate quantities if known. As described above, the new channel will create a spawning zone for returning salmon. The existing channel will be converted to an off channel rearing pond, changing roughly 200- feet of riffle habitat to 200-feet of pool habitat (Exhibit D-2,#4). Most of the water(70 GPM)will be diverted to the new pool/riffle habitat,while roughly 30 GPM will flow into the new off channel rearing pond. The cutthroat in the existing channel could be affected during construction because of an intermittent period of no water in the channel. This water will be pumped around the channel during construction. To avoid fish mortality, the cutthroat will be removed from the project section using seine nets, and placed in other parts of the stream that will not be affected by construction. The stream section under construction will be isolated upstream and downstream using block nets so that fish will not be able to swim near the construction area from other sections of the stream. The drainage from the two wetlands impacted by the proposed roadway will be directed towards the Alderbrook Creek channel. 5) Does the proposal lie within a 100-year floodplain? If so,note location on the site plan. The site does not lie within a hundred year flood plain. A hydrologic analysis was performed by Johnson (2002), a hydrologic consulting engineer, on Alderbrook creek to determine if design features to drainage and alterations to Alderbrook creek would withstand a 100-year flood event. Based on this analysis, the computed flood peaks are within the design of drainage features and salmon enhancements at the Alderbrook Resort. 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. Discharge to surface waters will remain as is. In 2001, AlderbrookResort received an Outstanding Performance Award from the Washington State Department of Ecology for the performance of their wastewater treatment plant. Storm water drainage will be filtered through settling ponds and bioswales prior to discharge into Alderbrook Creek. 27 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. No ground water will be discharged or withdrawn during this 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. Alderbrook resort has a sewage treatment plant with a deep water outfall that has been approved by Washington State Department of Health and Mason County. The previous owner of the resort, Christa Ministries, has a separate project underway to extend the wastewater outfall 1,600 feet into deeper waters. The Brookside Building currently has a septic system, which will be abandoned. The Brookside building will be tied into the existing sewage treatment plant with a small sewage pump station and a 2"PVC force main. 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 Existing storm water drainage facilities The existing site and roadway storm drainage system shown is shown in Exhibit D-1 and described as follows: 1. There is a small intermittent hillside drainage located just east of the wastewater treatment plant the flows into a catchment and then under Beach Drive into Alderbrook Creek through a 12" concrete pipe. The 12"pipe and catchment is easily plugged with debris and is typically a maintenance problem during the rainy season. 2. The hillside above the southeast parking lot flows into an interceptor ditch on the south side of the parking lot and then flows east to a small stream that flows through private property to Hood Canal. 3. The portion of the site located north of SR 106 and south of the existing motel buildings drains into a catch basin located at the southeast corner of the motel buildings. The catch basin discharges into a 12-inch concrete storm water outfall located on the east boundary of the site. 4. A major portion of SR 106 and the central area of the existing parking lot drain into a catchment area just east of the resort lobby. The stormwater then flows through the resort interior stormwater piping system to a 12"concrete outfall that discharges into Hood Canal. 28 • Sti EAST BEACH OUTFALL WIN � �• 1' y:R �r�ir�SL�r f � -., i r .. - 1 'I _ �����i��'— _�� 1 L—��%/�I/_/�i//���� ' - R �•;—"�. � r. \ :\ !y'S �;'�i�'.1•eP - - t.A' mod.:� t r .z :, � ` // •/ 'Irl �r���;;� � Ili ",� �'!;�1�/ �' L' - 5. The existing gravel parking lot, located on the west side of Alderbrook Creek and in the southwest corner of the site,drains to the SR 106 roadway ditch and then flows west to an 18" culvert crossing of SR 106. The stormwater then flows to Hood Canal through a stormwater piping system that crosses private property. 6. The cottage area stormwater runoff flows overland to the base of the hill where it is intercepted by a small area drain that discharges to an 8" concrete pipe that outfalls at the existing concrete bulkhead. The existing storm water drainage system does not contain any facilities for the treatment or detention of storm water. The resort and SR 106 stormwater runoff are conveyed through the same catchment and piping systems. Proposed storm water drainage facilities: The hotel design will be based on a reduced footprint to effectively diminish stormwater runoff. A modern storm water collection system has been incorporated into the Alderbrook architectural design that will collect and cycle runoff from impervious surfaces into retention ponds and bioswales before entering Hood Canal (Exhibit D-2). This system incorporates "low impact drainage" facilities intended to mimic natural drainage conditions on site. Low impact features, such as rain gardens, open ditches and swales, will convey stormwater through the site to infiltration facilities, eliminating discharge off site. These low impact facilities would be designed in accordance with the Washington State Department of Ecology Stormwater Manual (2000). The proposed site stormwater management system (Exhibit D-2) is described as follows for the eastern, central, and western portion of the site and SR 106: 1. Storm water from the parking lot directly in front of the resort will flow northerly through scuppers across landscaping into a 192-foot long combination bioswale and infiltration trench(Exhibit D-2 #9) for treatment before flowing into a 120 feet of 4' diameter, underground detention pipe(Exhibit D-2 #12)before discharging into an existing 12" diameter storm water outfall located along the eastern boundary of the property. The roof drainage and foundation drainage (Exhibit D-2, #11)will be isolated and discharged separately to the existing 12"stormwater outfall on the East boundary of the site. 2. Storm water from the eastern portion of the site and the middle portion of the realigned SR 106 will be directed to collected in catch basins and conveyed through piping(Exhibit D-2, #13) to a 100 feet of 4' diameter underground detention pipe (Exhibit D-2, #7). After detention the storm water will be conveyed to the bottom of the hill and allowed to seep into the ground through a stormwater infiltration gallery(Exhibit D-2,#1). The lawn behind the bulkhead next to the beach will be rebuilt with gravel to allow the stormwater to seep through the gravel out through the bulkhead. 3. Drainage flowing north from the watershed above the proposed roadway cut will flow into a 4' deep x 12"diameter curtain drain that runs along the top of the proposed roadway cut 30 (Exhibit D-2, #16) A 12"diameter curtain drain will be installed below the surface of the drainage ditch to intercept groundwater interflow. The surface and goundwater runoff will be discharged at the east end of the proposed roadway into a small stream known locally as Brookhaven Creek. The stormwater runoff from the proposed roadway cut slopes will flow downslope where it will be intercepted midslope at two locations by small 4-foot wide benches. This runoff along with the water runoff that reaches the toe of the cut slope (Exhibit D-2, #15)will also be directed to the east and discharged into Brookhaven Creek. The stormwater runoff from the proposed roadway cut slope will not be contaminated and will not require treatment or detention 4. The eastern portion of the SR 106 realignment road drainage systems will flow into catch basins and be conveyed in piping into a 140 long bioswale and infiltration trench(Exhibit D- 2, #12 and then to the existing 12" stormwater outfall on the East boundary of the site. 5. The storm water runoff from Beach Drive and the proposed parking lot and building maintenance area(Exhibit D-2,#2) will be directed into the proposed SR 106 roadway drainage system where it will eventually cross SR 106 in an existing culvert. Runoff from the maintenance building paved areas will be run through an oil water separator(plate separator) and before discharge to the roadway ditch. The maintenance area parking lot will be constructed with a gravel surface over 12"of ASTM sand so as to provide treatment through filtration before flowing to the roadway ditch. 6. Substantial improvements are planned to Alderbrook Creek (Exhibit D-2, #4, #5,#6, and#8 as previously discussed in the environmental checklist. No site or roadway runoff drainage piping will be discharged into Alderbrook Creek. Overland flow from the stream riparian areas will drain into the stream. The small drainage that flows from the south down the hill just to the east of the wastewater treatment plant will be piped under the proposed SR 106 roadway into Alderbrook Creek through a 24" CMP pipe. 7. The westerly 900 feet of the proposed SR 106 realignment roadway will drain to the Big Bend Creek watershed—0.61 acres of pavement. There will be a small increase in the runoff from SR 106 that flows to the Big Bend Creek watershed. Approximately 550 feet of the existing SR 106 drains to the Big Bend Creek watershed—0.34 acres of pavement compared to 0.61 for the SR106 realignment. The increase in roadway runoff will be 0.27 acres. The water quality impact of the increased roadway runoff will be mitigated by installing a 3' wide by 3' deep storm water infiltration ditch (See Exhibit D-3 #19). The stormwater will enter the ditch and percolate down through sand or pea gravel to a 8" underdrain pipe. The underdrain pipe will discharge into the near Big Bend Creek west of the proposed Dalby Road intersection with SR 106. The proposed storm water drainage collection and treatment system will greatly control improve the quality of run off entering Hood Canal. Surface pollutants and road oils will be largely removed as water filters through the bioswales. Infitration trenches and settling ponds. 31 2) Could waste materials enter ground or surface waters? If so, generally describe. Waste materials are collected and pumped to the sewage treatment plant prior to entering hood canal. The existing on site septic system will be abandoned, to stop the possible contamination of ground water. The existing Grease Trap located in the Alderbrook stream buffer will be abandoned and replaced with grease traps located in the commercial kitchen. The grease barrels and compactor will be located in the stream buffer, but will be maintained in an enclosed structure. d. Proposed measures to reduce or control surface, ground, and runoff water impacts, if any: Refer to 5.c-1 above 4. PLANTS: a. Check or circle h'P vegetation es of found on the site: x deciduous tree: alder, maple, aspen, other _x_evergreen tree: fir, cedar,pine, other shrubs x grass pasture crop or grain x wet soil plants: cattail, buttercup,bullrush, skunk cabbage, other water plants: water lily, eelgrass, milfoil, other other types of vegetation b. What kind and amount of vegetation will be removed or altered? The realignment of SR106 will pass roughly parallel and 200-feet south of the old section and require clearing of 7.4 acres of second growth forest (Exhibit P-1). Approximately 4.3 acres of this forestland will be terraced and landscaped with native vegetation(Exhibit T-3) to merge naturally with upslope second growth forest. The remaining 3.1 acres will be in impervious road surface and roadside slope. The plant species identified in the area to be cleared are Douglas Fir(Pseudotsuga menziesii), Hemlock(Tsuga heterophylla), Big Leaf Maple (Acer macrophyllum), and Western Red Cedar(Thuja plicata)with an under-story of Willow (Salix spp.), Vine Maple (Acer circinatum), and Red Alder(Alnus rubra). The total number of coniferous trees to be removed that are greater then one-foot diameter is 103 trees. 32 c. List threatened or endangered species known to be on or near the site. There are no known or listed plant species identified within the site boundaries. d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any: The intent of this narrative is to present a brief but detailed description of the plant material for the Alderbrook Inn renovation project. The project site is complicated, so the plant material information presented has been divided into five areas: • Inn, Parking, and Courtyard • The Water's Edge • The Stream • The Cottages • The State Route 106 right-of-way and south slope. Large Douglas Firs and Western Red Cedars characterize the existing site. Where possible these trees will remain and become focal points in the landscape. Other native species present on the site include Evergreen Huckleberry, Salal, Sword Fern, and Vine Maple. A Pacific Northwest theme has been utilized in the site and landscape concept. Most of the proposed plants are native to the region and/or drought tolerant species. A few ornamentals are proposed in areas of special interest such as the entrance and courtyard. Other landscape material includes logs and stone salvaged on site. INN, PARKING, AND COURTYARD The planting beds and an Apple orchard are the primary landscape features of the building entrance and parking area. Plant material proposed at the building entrance includes Evergreen Huckleberry, Salal, Oregon Grape, Snowberry, and a variety of ornamental grasses. Ornamentals include Rhododendron, Viburnum, and Dogwood species. The Apple Orchard is traversed by a grass lined drainage swale, as is the first island in the parking lot. The parking lot landscape will be dominated by grasses and groundcovers such as Kinnikinnick and Cotoneaster. Native evergreen and deciduous trees will be used for accenting views of the Inn and screening other views. The courtyard is bounded by buildings on three sides and opens to Hood Canal on the fourth. A half dozen, large Douglas Firs exist on the west side and a proposed path meanders under these trees and amongst plantings of Salal, Huckleberry, Wild Rose, Osmanthus, Rhododendron,and Oregon Grape. A large lawn area is centrally located in the courtyard for use by guests and potential gatherings such as weddings and reunions. Around the edges of the lawn, adjacent to the rooms,more privacy is desired and islands of plants will be used to separate the private 33 terraces from the public lawn. These mounded planting islands may have plants such as Wild Strawberry, Snowberry, Oregon Grape, and Vine Maple. Logs and rocks salvaged from on site will be used to accent the plantings and provide additional visual interest. WATER'S EDGE The area adjacent to Hood Canal will also be dominated by a large lawn area designed for multiple uses. The edges of the lawn will be defined by native plantings of Salal, Wild Rose, Rubus, Ferns, and Kinnikinnick. STREAM Plants that provide cover for the stream and line the banks for erosion control will compliment the reconstruction of the stream for Salmon. Trees proposed along the stream include Western Red Cedar, Cascara, and Vine Maple. The shrubs include Dogwoods, Indian Plum, Pacific Willow,Elderberry and Huckleberry. The groundcovers and perennials include Salal, Wild Ginger, Trillium, and ferns such as Maidenhair Fern, Sword Fern and Lady Fern. COTTAGES The cottages have a mature landscape that will remain largely intact. Western Red Cedar and Douglas Fir dominate the existing landscape around the cottages along with other plants including Oregon Grape, Rhododendron, Huckleberry and Pieris. Where possible existing plants will be pruned, thinned, or transplanted. The central area is lawn with a small shelter and volleyball court. The proposed trees include Dogwoods, Witch Hazel, and Vine Maple. Around the cottages the existing native materials will be augmented with low growing shrubs such as Dogwoods, Ceanothus, Compact Oregon Grape, and Viburnums. Ornamental grasses along with groundcovers such as Kinnikinnick, Sand Strawberry, and Liriope complete the landscape. STATE ROUTE 106 RIGHT-OF-WAY AND SOUTH SLOPE The right-of-way for the highway will be planted with drought tolerant, low maintenance grasses that are approved by the Washington Department of Transportation. Areas outside the right-of-way, such as the south slope, will be planted primarily will low growing and erosion controlling grasses. The terrace adjacent to the highway along the easterly 1/3 will be planted with Vine Maples, Hawthorns, and evergreen trees. Shrubs include native and drought tolerant species such as Oregon Grape, Wild Rose, and Snowberry. 34 5. ANIMALS a. Circle 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, bear, elk, beaver fish: bass, salmon, trout,herring, shellfish b. List any threatened or endangered species known to be on or near the site. There are no listed or threatened species known to be on the site. This area maintains potential habitat for Pileated Woodpecker(Drycopus pileatus), Bald Eagle(Haliaetus leucocephalus), and Great Blue Heron(Ardea herodias) which are all wildlife species of concern. Evidence of Pileated Woodpecker was observed during the site inspection. There was no direct evidence of Bald Eagle or Great Blue Heron regularly using this tract of land, although these species are known to regularly frequent this habitat type in the Hood Canal area. There are no documented eagle nests within a one-mile radius of the Alderbrook property according to the WDFW database of nesting sites. c. Is the site part of a migration route? If so, explain. The site is not part of any known migration route for wildlife. Marbled murrelets may pass through the area while foraging along Hood Canal, however, their nesting sites are up to 50 miles west in old growth forests on the Olympic Peninsula. d. Proposed measures to preserve or enhance wildlife, if any: Extensive restoration of Alderbrook Creek will enhance anadromous fish habitat, which may indirectly improve the prey resource for eagles. 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. The complex will be provided with two main sources of energy, which consists of electricity and propane. Electricity will be used for heating, cooling, lighting and power requirements of various buildings. Propane will be used for heating of the pool, select building areas, and main kitchen cooking appliances. b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. No 35 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: The buildings will meet or exceed requirements of the Uniform Building Code. In addition, elements such as glazing, doors, insulation, and wall and ceiling assemblies will be selected to increase energy conservation. Pool building dehumidification system in the pool will be utilized to the extent possible to heat the pool. Energy conservation features that will meet or exceed Uniform Building Code requirements will be included as part of the resort remodel. 7. ENVIRONMENTAL HEALTH: a. Are there any environmental health hazards, including exposure to toxic chemicals, risk of fire and explosion,spill, or hazardous waste, that could occur as a result of this proposal? If so, describe. NA 1) Describe special emergency services that might be required. NA 2) Proposed measures to reduce or control environmental health hazards, if any: NA 1)What types of noise exist in the area which may affect your project(for example: traffic, equipment, operation, other)? Traffic and the generator would be the two main sources of noise. 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 Construction noise associated with home construction equipment will be present during resort remodel. During the SR realignment there will be noise associated with equipment used for logging and road building. 3) Proposed measures to reduce or control noise impacts, if any: Construction noise will be short term without long-term impacts. All equipment mufflers, engine intake silencers, and engine enclosures will be properly maintained and functioning. Idling equipment will be turned off. 36 The hours of operation will be limited to 6:00 am to 10: 00 pm year round. 8. LAND AND SHORELINE USE: a. What is the current use of the site and adjacent properties? The current use of the site is hotel/resort. Alderbrook is an existing hotel campus that has been in existence since 1913. The fundamental goal of the project is to enhance and reposition Alderbrook to make it more successful. Both the building square footage and the room count will increase slightly. Adjacent properties to the west and east are residential. To the south, across SR 106, approximately 80 acres of hillside are undeveloped and owned by the same ownership that holds Alderbrook,North Forty Lodging, LLC. b. Has the site been used for agriculture? If so,describe. Historical information on the immediate area was not available for the period prior to 1913, the year that Alderbrook was established. We presume the subject property was undeveloped forest and beachfront prior to that time. c. Describe any structures on the site. Main Campus The Main Hotel Building, sometimes referred to as The Plaza Building, is a three-story (primarily), wood-frame structure built in 1979. It is located along the west side of the main campus parcel. The building houses 47 guest rooms, conference/ballroom facilities, restaurant, lounge and kitchen facilities, main lobby, administrative offices and some back- of-house support functions. There is a small, additional area below the first floor on the canal side of the building,housing the hotel laundry and some support space. The square footage of this building is approximately 43,831 SF. The Main Hotel Building will be renovated extensively, inside and outside. The"Lanai" Buildings are two, three-story,wood-framed, connected structures, both built in 1965. Each building houses 18 guest rooms, six rooms on each of three floors, comprising 36 total rooms. The buildings are located along SR 106,behind a parking lot and are east of the lobby of the Plaza Building. The combined areas of these buildings are approximately 15,966 SF. The two lanai buildings will be demolished. The Pool House is located at the northeast corner of the property, and is a one-story, aluminum, glass and plastic building housing the swimming pool, Jacuzzi and restrooms/ changing areas. The structure was built at the same time as the Plaza Building, in 1979. The square footage of this building is approximately 4,500 SF. The Pool House will maintain its functions and receive some architectural modifications and improvements such as new restrooms, new roof, some exterior improvements to the east side where the building 37 has been damaged, some HVAC improvements and a new trellis which will front the exposed portions of the structure on the west and south facades. The Eastwood Building is a one-story, wood-frame structure built in 1965. It houses a large, column-free meeting room and support facilities. It is located to the south of the Pool House. The square footage of this building is approximately 3,350 SF. The Eastwood Building will be renovated extensively, inside and outside, and will house a new spa. Between the Pool House and the Spa(Eastwood Building), a new fitness room will be added. The Conference Center is located to the south of the Eastwood Room and east of the lanai buildings. The building is a two-story,wood-framed structure,believed to have been built in 1965. A series of meeting and support spaces, restroom facilities and the Alderbrook maintenance shop are located in this structure. Due to grades in this area, each room in the building is at its own level and the resulting floorplates stair-step. The square footage of this building is approximately 4,318 SF. The Conference Center will be demolished. The covered walkways are a network of wood-framed canopies, which connect many of the buildings,providing shelter in inclement weather. Separately, there is an assortment of stairs and elevated walkways were added in front (on the west side) of the Conference Center. The covered walkways in the courtyard and the Conference Center stairs and walkways combined are approximately 6,503 SF. The covered walkways will be demolished. The marina consists of a"T"configuration dock, wood-frame, floating and anchored with wood pilings. A walkway extends approximately 500 feet from the shoreline to a 600-foot long moorage pier running perpendicular to the walkway. There is a small marina shack at the juncture of the walkway and the pier. The square footage of the marina is approximately 9,584 SF. The marina will not be altered beyond normal routine maintenance and repair. The Cottages West of the Plaza Building, there are 21 cottages, which are organized in a horseshoe plan configuration around a central green space. Eight are privately owned and 13 are property of Alderbrook. The total square footage of Alderbrook's 13 cottages is approximately 10,088 SF. The total square footage of all 21 cottages is approximately 17,431 SF. The exteriors and interiors of these units will be partially renovated (including those owned privately by others). One cottage, number 103, which is one of Alderbrook's structures,will be modified to make room for emergency vehicle access/turning radii. Two privately owned cottages (located on the waterfront)will be modified to add a second storey. South of SR 106 The Brookside Building is a one-story, wood-framed building, built in 1965. The square footage of this building is approximately 3,600 SF. The Brookside Building will be 38 partially renovated inside to accommodate the primary hotel administration components and staff facilities Alderbrook's Sewage Treatment Plant serves the hotel campus and cottages exclusively. It is located south of the Brookside Building. The Sewage Treatment Plant will be maintained and no modifications are anticipated Maintenance Facility Alderbrook and its neighbors to the west will exchange their maintenance facilities in order for each to have contiguous land parcels. Alderbrook will be trading its off-site maintenance and storage barn and the lot it is on for maintenance and storage building and a comparable amount of land, west of Alderbrook's gravel parking lot, south of SR 106. The maintenance building that Alderbrook will receive in the transaction is a one-story, wood- frame structure of approximately 2,400 SF. There will be minor modifications to the maintenance building due to Alderbrook's specific needs. d. Will any structures be demolished? If so,what? Lanai Buildings Demolition of the two detached guest wings. Conference Center Building Demolition of the building in the SE corner of the campus,which presently houses Meeting space and the maintenance shop. The covered walkways and stairs associated with the Conference Center will also be demolished. Covered Walkways The covered walkways throughout the courtyard will be demolished. Cottage number 103 A portion of this building will be demolished to make room for emergency vehicle access. e. What is the current zoning classification of the site? Rural Tourism (RT) and Rural Residential 5 (where the Maintenance Building is located). f. What is the current comprehensive plan designation of the site? Rural 39 . If applicable,what is the current shoreline master program designation h site? g pp p g gnatio of e s to The current shoreline master program designation for the Alderbrook Resort is "Urban Commercial Development"as defined in the Mason County Shoreline Master Program adopted august 12, 1975 and amended March 1, 1988. h. Has any part of the site been classified as an "environmentally sensitive" area? If so, specify. No part of the site has been classified as an "environmentally sensitive" area. i. Approximately how many people would reside or work in the completed project? Staffingprojections indicate that Alderbrook will employ between 80 and 120 FTE' full P l P Y s ( time equivalents) in the completed project. The range is due to seasonal fluctuations. As there is no housing in the project, no one will reside in the completed project. j. Approximately how many people would the completed project displace? No people will be displaced by the completed project. k. Proposed measures to avoid or reduce displacement impacts, if any: NA. 1. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any: The proposed project is an enhanced continuation of the existing facilities and activities and is therefore highly compatible with existing and projected land uses and plans. 9. HOUSING: a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing. No housing units will be provided in the project. b. Approximately how many units, if any,would be eliminated? Indicate whether high, middle, or low-income housing. No housing units will be eliminated in the project. c. Proposed measures to reduce or control housing impacts, if any: Not applicable. 40 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 existing main hotel building will be the tallest building in the project. It is presently 38 feet tall at its highest point, using Mason County's measuring methods. A series of new pitched roofs are proposed to be added atop the building to give scale, hierarchy and interest to the building and to augment the existing flat roof with a better drainage system. The resultant peak of those roofs in the most extreme location will be 45 feet. Note: there is no habitable space being added within that space. The exterior design of the completed project will communicate that this is a both a lodge and a beach house. The style will resemble the craftsman style with expressive pitched roofs and shingled or batten and board exterior walls and contrasting window frames. The principal exterior building materials will be wood, shakes, stone and glass. The schematic building elevations graphically present the materials of the design. b. What views in the immediate vicinity would be altered or obstructed? Views in the immediate vicinity would not be altered or obstructed by the project. The adjacent owners to the east and west have no view impacts. The adjacent landowner to the south will not have the view impacted any more than existing by the increase in roof height by 5', due to the elevation of the property over Alderbrook. The upland property to the south is owned by North Forty Lodging and is planned to remain undeveloped. c. Proposed measures to reduce or control aesthetic impacts, if any: Alderbrook presently lacks a sense of architectural character and suffers in many areas aesthetically, which affects its ability to be successful. Fundamentally, the poor aesthetics of the current facilities, inside and out, are the principle reason for this project. Uniquely, as this is a repositioning of Alderbrook to enhance its appeal and the ability to attract business, the more common pressures [of other projects] to maximize development do not exist on this project. As a result,positive aesthetic impacts will be numerous. As stated in section eight,while the overall building square footage will increase slightly, the room count will actually decrease, from 96 rooms to 90. In addition to improving Alderbrook's aesthetics, the building and site designs proposed are intended to soften the existing conditions of the hotel campus within its surrounding environment. Some, but certainly not all of the aesthetic improvement measures include the following: With the relocation of SR 106, the new hotel design provides a large,new front yard. Presently, SR 106 is in extremely close proximity to Alderbrook with parking lots abutting the highway— within the right of way as well as outside the right of way. In addition to tremendous 41 opportunities to improve the aesthetic condition of this zone,public safety concerns will be greatly addressed, as the guest parking areas will be proximal to the hotel, not requiring pedestrian crossing of the highway. The greatly increased open space at the front (south, entrance side) of Alderbrook and new on- site landscaping will soften the impact of the hotel, provide greatly needed buffering space and visual separation from the highway. Elimination of concrete and asphalt along SR 106, in the form of existing non-conforming parking lots and a drive that parallels the highway immediately south of the cottages, will greatly improve the environment. Landscaping will predominantly feature the use of native plants. Landscape areas associated with the project will include landscaping around the buildings to better integrate their placement and soften their presence, and at parking lots to screen and buffer them as appropriate. Feature landscape elements will occur at the main entry and within the public courtyard of the hotel, providing areas of additional interest. Alderbrook stream will undergo extensive mitigating enhancements, covered in more detail elsewhere in this submittal. The current stream conditions are poor from the standpoint of aesthetic as well as drainage/runoff issues. A culvert will be eliminated with the elimination of the drive south of the cottages. New culverts, at the highway and at the parking area drive will be improved from the present, undersized conditions. Rocks, boulders, log weirs and natural and native vegetation will be utilized to control flow, erosion and to create an aesthetically pleasing environment. The paved and gravel roads within the existing public courtyard will be eliminated, as the new design prohibits the intrusion of automobiles and allowing the space to better serve the public and guests of the hotel. The series of covered walkways that exist within the public courtyard will also be eliminated. This will enable the space to have a greater flow and presence while opening up views of Hood Canal and the Olympic Mountains, which the walkways compromise. The design will add pitched roof forms to the existing main hotel building in concert with the new exterior facades. The roof forms help to break down the scale and massing of the large, boxy building, while giving additional character, detail and interest. The new guest wing will also have pitched roofs, helping to provide a cohesive design vocabulary to Alderbrook, which is presently lacking. The new guest wing and the existing main hotel building that is being renovated, are being designed together with similar detailing and materials to further the cohesiveness of the campus. The cottages will receive some new materials and coloring that will further reinforce the aesthetic of a consistent, connected resort campus. The new guest wing is modulated as three connected portions, each at different angles in plan and of varying building height, forming a more interesting composition while reducing its scale. To respect the neighboring residential property to the east, the new construction is setback from the property line beyond code requirements. In addition, this portion of the building is one storey lower than the remainder of the wing. The resultant new design is far less obtrusive than 42 the existing condition,which is a two-story building,paralleling the property line approximately five feet away from the neighbor's property. The existing buildings are generally bland, monotone gray-colored structures with flat roofs. The handrails at the main guest facilities even have chain link fencing incorporated into them. The overall character of the resort will feature high-quality materials in warm colors that will blend in with Alderbrook's natural surroundings and detailing that will evoke a Northwest lodge/ beach house theme and spirit. New structures will primarily consist of wood shakes and batten/ board siding with contrasting window frames. Some stone is planned to be used at the base of some of the structures, including terrace and landscape walls. 11. LIGHT AND GLARE a. What type of light or glare will the proposal produce? What time of day would it mainly occur? Landscape, building(both inside and outside),parking and highway lighting will be provided. As has been stated,the project will improve the aesthetics of Alderbrook, reduce the number of guest rooms and will reduce or eliminate many of the negative impacts that presently exist. Lighting and glare are no exception. As the highway is moved away from the resort buildings, lighting and glare conflicts will be significantly improved with the separation. Lighting at Alderbrook dates generally from the 1940's through the 1970's. Lighting design has come a long way in the last 30 to 60 years and new lighting fixtures, in addition to being more efficient, will have better photometrics (cut-off/shading) and color. Portions of buildings,paved surfaces—particularly when wet— and vehicles will generate some glare, but the levels are not expected to be significant and should be a noticeable improvement to existing. Artificial light levels will be higher in the evenings and during the winter, as the daylight is shorter. b. Could light or glare from the finished project be a safety hazard or interfere with views? No safety hazards or view interference are anticipated to come from project lighting or glare. c. What existing off-site sources of light or glare may affect your proposal: There are no existing off-site sources of light or glare that may affect the proposal. d. Proposed measures to reduce or control light and glare impacts, if any: Lighting in parking lot areas and at the perimeter entries will be located and shielded to minimize the potential for light to reach adjacent properties. Sharp, cutoff type features will 43 be used to control ambient light. Light fixtures will be appropriately scaled to blend into the pedestrian character along proposed resort trails and pathways. 12. RECREATION: a. What designated and informal recreational opportunities are in the immediate vicinity? One of Alderbrook's many attractions is its recreational opportunities. Water activities, both designated and informal,occur in the Hood Canal or the swimming pool. In the canal, swimming, boating, clamming, crabbing and water-skiing are just some of the recreational opportunities that people take advantage of. On land, hiking, walking, running presently occurs and will be greatly improved and facilitated by the relocation of the highway. This is due to present highway design standards,which require wide roadway shoulders and less aggressive drainage profiles along the highway. Alderbrook owns and maintains a challenge course, with various stations including climbing walls, a footbridge, a zip line and many other fun activities. The 18-hole Alderbrook Golf Course is another very popular recreational opportunity. b. Would the proposed project displace any existing recreational uses? If so, describe. No recreational uses will be displaced by the project. c. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any: There will be no negative impacts to recreational opportunities, only enhancements to existing infrastructure to perpetuate recreation, such as a renovation of the dock,which is also part of the project. Since the project will not have any negative impacts and the recreational environment will be improved, there are no mitigating measures planned. 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. The Dalby Waterwheel, located by Dalby Creek, is NOT on the state or national register. b. Generally describe any landmarks or evidence of historic, archaeological, scientific, or cultural importance known to be on or next to the site. There are no known historic landmarks located on or near the site. 44 c. Proposed measures to reduce or control impacts, if any: If any evidence of historic, archaeological or cultural importance is discovered during construction, the State Historic Preservation Office will be notified immediately and appropriate measures taken. 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. The major roads in the project vicinity are State Route (SR) 106, Beach Drive, and Dalby Road. SR 106 is an east-west minor arterial, one lane in each direction(See Exhibit T-1, T- 2 and T-3). SR 106 starts at NE State Highway 3,between Belfair and Allyn, and continues west along Hood Canal until it hits US Highway 101. The posted speed limit is 35 miles per hour(mph) within the study area, and the Average Daily Traffic (ADT)in the project area is approximately 2,000 vehicles per day(vpd). There are two unsignalized intersection affected within the project vicinity, SR 106/Beach Drive and SR106/Dalby Road. Beach Drive is a north-south local arterial, one lane in each direction. Beach Drive is an access street into the Alderbrook Resort and Golf Course. The posted speed limit is 25 mph. Dalby Road is a county arterial that begins at McReavy Road and extends to SR 106, west of the Alderbrook Resort. Dalby Road primarily serves as residential access and has a posted speed limit of 45 MPH. The current alignment of SR 106 and the existing parking and egress layout at the existing Alderbrook Resort result in numerous auto to auto and pedestrian to auto conflicts. The existing traffic and pedestrian circulation is unsafe and does not meet current WSDOT and Mason County safety standards. The most significant pedestrian safety issue results from the location of most of the resort parking on the south side of SR 106. The major reason for the proposed realignment of SR 106 is to create adequate resort parking on the north side of SR 106 so as to eliminate the need for resort guests to cross the highway to reach the lobby. The proposed realignment of SR 106 has been designed to current WSDOT standards for a secondary arterial with design speed of 40 miles per hour. The proposed roadway will be able to accommodate the traffic volumes projected for the year 2022 with virtually no change in delay per vehicle at the study intersections (Cauble and Oswell, 2002). The reconstruction of SR 106 and the study intersection will also incorporate current design standards to improve as much as possible the intersection skew angles, horizontal and vertical sight distances and overall safety in the project area. A primary benefit of the proposed realignment will be the elimination of current vehicle/pedestrian conflicts for Alderbrook Lodge guests utilizing the lodge parking east of SR 106 (Exhibit T-2). The environmental issues associated with the realignment of SR 106 have been addressed in other portions of this SEPA checklist. 45 .. -�T. � � = .� .�: • '�'���• MCA:, vs, t'� id� { - - f T"`s � - ,y,•� � - w -.1�1. li}'� `,�'�{ ,al. 71, Em ♦ �T .ic., _ _,tea.. #pp�.C J• t_ \ S .' �' �i Tc '�4•. y ��� _k ' �i; ..�- -- - � , �I'A'� tiny �� - ' ��.• � _ BY ROAD AT 51 3 TfrLiOlCIIC _ • / I I , IILI �► yLOOIING EAST, tOat L4 LBY RD, _ �, �• i .� ter► .�� �� h;3 IIII � - �' IL - :. ft , �% I . 1`'�jam. "-=:w �` :+ ��i• .� , `- I i PARKING STALLS _ -- ---�� LOW POINT ELEV = 30.07 NORTH SIDE OF SR 106 PVI STA = 3+95 p� STA = 5+50 LOW POINT STA = 10+62.39 PM STA = 7+35 PVI STA = 8+30 A.D. _ = 55. PVI ELEV = 40.34 pVA ELEV = 38.49 PVI ELEV = 30.98 PVI ELEV = 29.69 138 - 9' WIDE STALLS ---'""-" _ PM ELEV = 5.84 PVI STA = 11+50 5 HANDICAP STALLS 10 A.D. = 9.00 A.D. _ —6.90 A.D. = 7.50 J /— -- -----_ 70 K = 5.00 K = 11.11 K = 11.59 K = 14.67 A.D. = 6.51 —' = 30.74 SOUTH SIDE OF ROADWAY r' — _. [ — 1 17- 9' WIDE STALLS p -' M M + O O�0 T of r n in n Q m 00 TOTAL PARKING STALLS = 160 r r� Q 4� — a t+0 M t0 n M OO M + (5 N M j�♦ m ml W m m W m m m m w > m > > W --. --- r.w m W V s rw —10.005r. 6.10% � J r • Lc)`- �M 1p Go W a0 po O N �� M N ill p0j d In 20 N N� MM n,�,� r�1 pn nM MM MM ,NM 4+00 6+00 8+00 10+00 12+00 Jo sac i i — ALDERBROOK DRIVE PROFILE �- SCALE: 1"=200' ro- PVI STA = 0+80 `\ PM ELEV = 84.02 PVI STA = 2+95 x A.D. _ -4.26 PM ELEV = 53.92 K = 14.08 A.D. 11.94 K 6.70 20'X 34' BRIDGE _ C/ i i -• 04 D — ^ ---r.• 00 ± n to+ Ln + (A M N M �•A• U U lij N 10 42 STALLS m m w W97 > O m m w w DATUM ELEV — 0 % 21 STALLS 40.o0 00 O r m a: N = M ----- ` �1�+ 0+00 2+00 - 00 ' oo �� + + GN +� BEACH DRIVE PROFILE ------ ---- —----—— ---- --------_--- SCALE: 1"=200' 100 FEET EXHIBIT T4 r RI Q U ALDERBROOK RESORT REMODEL T �° SEPA DOCUMENTATION PARKING LAYOUT AND BEACH DRIVE AND ALDERBROOK DRIVE ROADWAY PROFILES ALDERBROOK RESORT REMODEL SCHEMATIC PARKING LAYOUT SCALE; 1"= 100'