HomeMy WebLinkAboutEnvironmental Permit - PLN General - 3/21/2003 ENVIRONMENTAL PERMIT \
5. Identify current use of property with existing improvements:
Alderbrook Inn has been an existing resort since 1913. The fundamenta&al 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 17.43 acre parcel on which the existing
Alderbrook Inn sits and where the redevelopment will occur, and approximately 86 acres of
undeveloped land contiguous to this site, on which no future development is anticipated.
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.1A).
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 Inn'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.
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6. Identify and describe the proposed project, including the type of materials to be used, construction
methods, principal dimensions and other pertinent information (Attach additional sheets if needed):
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. The existing Treatment Plant will serve all of
the Alderbrook buildings as well as the properties of the Raikes and the McConkeys. All
new construction closely follows the footprints of the existing buildings (refer to drawing
A0.4).
The resultant project will have 98 guest suites, a restaurant and bar, a spa,pool and fitness
area, and a number of meeting rooms.
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 128 parking stalls
(including 2 barrier-free). The future development will provide 167 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 6.9 acres of land, including 2.3
acres of second growth forest and a hillside cut of approximately 130,000 cubic yards of
soil in slopes greater than 15%and will impact 0.48 acres of low value wetlands and .01
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acres of type 5 streams. The primary hydrologic functions of the wetlands impacted by the
realignment will be preserved on-site. The terrace adjacent to the highway south of the
main parking area will be planted with native species trees and shrubs(refer to Landscape
drawings)to merge naturally with upslope second growth forest. The hillside slope and
roadside ditches will be landscaped with erosion controlling grasses. 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 construction of the SR106 realignment will require the removal of approximately
130,000 cubic yards of soil in the slope cut south of the resort and east of the treatment
plant. This soil removal will result in the unavoidable impact of approximately 12 dump
truck round trips per hour, for a period of two months during the excavation stage of the
highway construction. To mitigate the potential impacts of truck and passenger car
conflicts at the excavation flaggers will be stationed at the site to direct traffic during the
excavation phase. Truck wheels will be run through a wheel wash area to remove dirt prior
to entering the existing road system. All Washington State Department of Fish and
Wildlife (WDFW)Hydraulic Project Approval (HPA) construction and traffic control
guidelines and other State and County construction traffic control guidelines will be strictly
adhered to.
4) Restoration of Alderbrook Creek
Alderbrook Creek has recently been retyped as a Type 3 stream. 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 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
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.
Page 4
SR106 Realignment
The design team,working with the WDOT, investigated several design alternatives for the
realignment of SR 106. The final design is based on the best fit of horizontal and vertical
curvature design criteria, access points and sight line design criteria, intersection alignment,
and storm water runoff treatment. These design criteria combined with an alignment that
was acceptable to all the property owners along the right of way culminated in the SR106
realignment chosen for the final design. The final design will include easements for all
utilities,which will include the construction of underground electrical, telephone, and cable
television along the right of way. Pedestrian and bicycle access will be designed to meet
WSDOT standards.
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 joint access road at the west
end of the realignment was located minimize access point, maximize sight distances and to
minimize construction in the stream buffer. The SR106 realignment and the joint access
road at the west end of the realignment meet Mason County Department of Public Works
and Fire Marshall standards. 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 (The Shea Group, January 2003). 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.
All Washington State Department of Fish and Wildlife (WDFW)Hydraulic Project
Approval (HPA) construction and traffic control guidelines and other State and County
construction traffic control guidelines will be strictly adhered to.
The environmental issues associated with the realignment of SR 106 have been addressed
in the SEPA checklist.
Construction Methods
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 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
Page 5
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 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 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.
Landscape on Site
The project site is complicated, and the plant material will be selected for each of the
following 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.
Stream Crossings
There will be two stream crossings at Dalby Creek. A bottomless culvert will be used for
the SR 106 relaignment crossing, and a prefabricated concrete bridge will be used at the
location of the existing SR106 for entry to the Dalby's properties (in lieu of the existing
culvert with bottom). There will be two stream crossings of Alderbrook Creek. A
bottomless culvert will be used for the SR 106 realignment crossing, and a prefabricated
concrete bridge within the Alderbrook property(where there is an existing culvert with a
bottom). The two Type 5 streams will run under the newly aligned SR 106 in concrete
culverts.
Page 6
Environmentally Sensitive Areas
There are four aspects of the project that would be classified as environmentally sensitive.
They are:
1. Steep slopes—the steepest slopes on the site are not impacted by any development.
Some slopes over 15%will be encountered with the realignment of SR106. Steep
slopes will be managed during construction, as outlined in the Habitat Management
Plan.
2. Shoreline buffer—the existing Alderbrook Inn is built within the Shoreline buffer(the
project predates buffer regulations). There are eight changes to Alderbrook within the
Shoreline:
1. Cottage 101 will have a second story added.
2. Cottage 103 is being decreased in size to accommodate a new fire lane.
3. A new fire lane is replacing an existing path at the cottages, constructed of
'grasscrete'where it parallels the shoreline.
4. The Plaza building will have exterior upgrading and interior renovations—the
footprint does not change.
5. A new fitness area is being constructed between the existing Pool and Eastwood
buildings, adding 8.1%to the building footprint
6. The existing Lanai buildings and the Conference Wing will be demolished. The
proposed New Wing moves the building almost entirely out of the Shoreline
buffer.
7. New utilities for the Inn are illustrated on Exhibits U2,D-2 and D-3.
8. The landscaping will be upgraded.
3. Stream buffers—The streams are either impacted by the SR 106 realignment, or by the
construction at Alderbrook.
The highway relocation impacts the buffers of Alderbrook Creek and Dalby Creek,
two Type 5 intermittent streams, and Big Bend Creek.
The construction at Alderbrook affects only the buffer of Alderbrook Creek. The
following chart illustrates that 34,865 sq.ft. of construction currently exists in the
Stream buffer(Note: The resort was constructed prior to buffer regulations). The
proposed project will increase that by a total area by 1,528 sq.ft. The changes
include:
1. A reduction in the size of Cottage 103.
2. The addition of the garbage/recycling area to the Plaza building(moving the
existing structure further away from the stream), and
3. The construction of the new Lobby on the east side of the existing Plaza building.
4. Wetlands- Two minor wetlands are impacted by the realignment of SR106.
Page 7
Table 1: Existing and Future Building._Footprints within Shoreline and Stream Buffers
Structure Names/Type Footprint Sq. Ft. Footprint Sq. Ft. Footprint Sq. Ft.
On Site In Shoreline Buffer In Stream Buffer
Existing Buildings
Plaza 15,961 1,491 15,961
Plaza Port Cochere 1,133 0 1,133
Lanai#1 2,666 0 1,214
Lanai#2 2,656 0 0
Eastwood &Pool 10,685 5,671 0
Cottages 14,298 5,154 9,050
Brookside 2,878 0 2,878
Maintenance 2,310 0 0
Covered Walks 7,554 87 3,074
Sewer Treatment 1,555 0 1,555
TOTAL: 61,696 12,403 34,865
Proposed Project
Plaza 15,961 1,491 15,961
New Wing 16,639 0 6,122
New Wing Port Cochere 856 0 827
Sewer Treatment 1,555 0 1,555
Eastwood & Pool 9,169 6,486 0
Cottages 14,194 4,983 9,050
Brookside 2,878 0 2,878
Maintenance 1,440 0 0
Covered Walks 409 151 0
TOTAL: 63,101 +2.2% 131111 +5.7% 36,393 +4.4%
Miti ag tion
As mitigation for the impact of the clearing of the 2.3 acres of second growth forest and
impacts to the wetlands, North Forty Lodging proposes to set aside 30 acres of second
growth habitat in a permanent land conservation easement that is structurally more diverse
than the forest being removed. In the long term,this land conservation easement will
provide significantly better functional habitat for eagles &marble murrelets compared to
the existing trees and habitat that will be removed for the new road construction.
Steep Slopes
Approximately seven 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.
. Page 8
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.
There is no history or indication of unstable soils on the site.
Request to Decrease Buffer
The construction of the new Lobby exceeds the area provision of"same footprint plus or
minus 10%"as outlined in Fish and Wildlife Chapter 17.01.110.F.1. The footprint of the
existing Plaza building is 15,961 sq.ft. and the footprint of the new construction
(predominantly the new Lobby)within the Stream Buffer is 3,027 sq.ft. This represents an
area increase of 19.2%. We request a Provision for Decreasing Buffer, as outlined in Fish
and Wildlife Chapter 17.0 1.11 O.D3.
Despite the fact that the new Lobby exceeds the 10%allowance,the overall project
provides a much improved Creek over the existing condition.
First, the new Lobby is separated from Alderbrook Creek by the existing Plaza building. It
will be constructed over an area that is currently an access road into the courtyard of the
complex. The existing access roads and covered walks will be removed, and new
landscaping installed.
All new construction(both the buildings and the paving) is further from the creek than
existing conditions. The majority of the new construction in the stream buffer is either
removed and landscaped, or placed over existing developed areas. The existing garbage
and generator, for example,will be removed and relocated further from the Creek.
The paving/parking area in the buffer will be decreased from 79,902 sq.ft. to 64,734 sq.ft.
(refer to drawing A0.6)
Extensive restoration of Alderbrook Creek is planned that includes the placement of log
and rock weirs to create pool and riffle habitat; the creation of an off channel Coho rearing
pond; and the construction of salmon viewing pools were guests will be able to view
spawning salmon and read interpretive signs about salmon life history and Puget Sound
stewardship.
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
Overall, this project proposes a net increase in functional buffer of Alderbrook Creek.
t "lf 3'
s • PERMIT NO.:
�xf
DATE RECEIVED:
MASON COUNTY
DEPARTMENT OF COMMUNITY DEVELOPMENT
INTERIM RESOURCE ORDINANCE(Chapter 17.01 MCC)
411 N.5T•H Street/P.O.Box 578,Shelton,Wa 98584
ENVIRONMENTAL PERMIT APPLICATION
MASON ENVIRONMENTAL PERMIT ® CONDITIONAL USE ❑ VARIANCE ❑
FEE- :f1to.00 FEE ---570,co FEE-$(ooD.00
The purpose of the Interim Resource Ordinance Is to protect Mason County's natural resource lands and critical areas and
is under the authority of Chapters 38.3;,36.70A,39.34,58.17,76.09,84,33,84.34 and 90.58 RCW.
PLEASE PRINT
FEE:$110.00
1. Owner:_North Forty Lodging Lodizing LLC Owner Mailing Address:_same
Site Address: 22526 SE 64th Place City; State: Zip:
City: Issas a� h State: d�A_Z1p; 8027 Uen/Tftie Holder: none
Phone:(42,,) 369-929Q Fire District# Address:
SIGNATURE: City' State: Zip;
2. Parcel Number:32233 50 _ 00013 Legal description: see attached
Parcel Size: 17.43 acres
3. Directions to Site:'
Union. WA. Ea t along SR 106 at Beach Drive intersection
4. State what sections required a permit:
Long-Term Commercial Forest,Chapter 17.10.060; Inhoding Lands,Chapter 17.01.062;
Mineral Resource Lands,Chapter 17.01.066; x Wetiands,17.01.070; Critical Aquifer Recharge,
Chapter 17.01.090;__Aquatic Management Areas,Chapter 17,01.110; Frequently Flooded Areas,
Chapter 17.01.090; Landslide Hazard Areas,17.01.100; Seismic Hazard Areas,Chapter 17.01.102;
Erosion Hazard Areas,17.01.104.
5. Identify current use of property with existing Improvements: ,
The current use of the property is a resort with related amenities. The majority
of th_ e rpanrr narking 1 th of SR 1nr• There are 8l
existine g. u r rooms
6. Identify and describe the proposed project,Including the type of materials to be used,construction methods,
principal dimensions,and other pertinent Information(Attach additional sheets If needed):
Reuoya1-i an an1 nxn^ inn of rl dl
along with mndi fi�at� / g in4 Tnn_ rPalignmrnt of cn ins
�nai nn of tha 1 a i
and restoration of tie A Yam--ate narking. ]ors
water draina e ma.tA r rh
construction will connPrt tha �� -� ranAI Np
rann•atP 1 F ri f i r 1 a l P
character. " r } ir 1
7. Any water on or adjacent to property:Saltwater X Lake River Pond
Seasonal Runoff Other creek Wetland X
a• Will there be an alteration of a wetland and/or wetland vegetation area? Yes X
No
9. If septic is located on project site,Incfude records.
Connect to septic? Community Septic? X Public Water Supply? Well?
10. Type of Job: New Add X Alt X Repair Demolltion Other
This permit is granted pursuant to the Interim Resource Ordinance(Chapter 17.01 MCC)and nothing In this permit shall
excuse the applicant from compliance with any other federal,state,or local statutes,ordinances,or regulations applicable
to this project,but not inconsistent with the Interim Resource Ordinance, The permit maybe rescinded pursuant to the
event the permittee falls to comply with the conditions of this ordinance.
Show the following on the sitaolan
Lot Dimensions Flood Zones
Existing Structures Fences
Stucture Setbacks Driveways —
,�� Water Lines Shorelines
Drainage Plans Topography
Septic System Wells Indicate Dlrectlonal by(N,S,E,W,etc.)
Proposed Improvements Easements
Name of Flanking Street In relation to plot plan
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