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HomeMy WebLinkAboutEnvironmental Impact Statement - PLN General - 1/31/1974 DRAFT ENVIRONMENTAL IMPACT STATEMENT FOR ALDERBROOK INN EXPANSION ON THE SOUTH SHORE OF HOOD CANAL I MASON COUNTY, WASHINGTON DRAFT ENVIRONMENTAL IMPACT STATEMENT ON ALDERBROOK INN EXPANSION A. The Proposed Action ( 1 ) The proposed governmental action is the renewal of the building permit by Mason County for the expansion of Alderbrook Inn. (2) The project consists of a proposal to expand the existing Alderbrook Inn by the addition of additional guest rooms, a dining room, coffee shop, kit- chen, meeting rooms, covered swimming pool and other necessary supporting facili- ties. (The first phase will add 179 guest rooms) . The purpose of this project is to continue the water-related resort which has been located on the adjoining property for more than 50 years. The proposed project will utilize 82 acres of the total 525 acres owned by the applicant and the cost of this new construction is estimated to be approxi- mately 4.2 million dollars. It is estimated that the proposed project will be started in April , 1974 and be completed by April , 1975. The new buildings have been designed as a low-rise addition to the pre- sent facility. The buildings have been designed to follow the natural slopes of the land as closely as possible. The architectural design is attractive and will carry out the rustic character of the surroundings. All building will be done above the tidelands. There will be no view obstruction of any other upland pro- perty owner. Sixty-five percent of the project area will be devoted to open space or common areas. (This ratio of open to built-upon area does not take into consider- ation the area of tidelands leased from the State of Washington -- which would sub- stantially increase that percentage) . All utilities will be placed underground. Extensive landscaping is planned including the planting of new trees and shrubs and the addition of ground cover. (3) A site map and drawing are attached as Exhibits A mrrd-B. (4) A panorama rendering is attached as Exhibit C. (5) Mason County has held numerous hearings on various aspects of this project. As is discussed in the alternatives section of this statement, other configurations were proposed, including a high-rise tower and over-water buildings. These propos- als were dropped and the present low-rise addition to the Inn submitted. Mason County has held numerous hearings on this project. While there were many objections expressed in regard to earlier proposals, there have been no adverse comments on this proposal . The local school board has not been formally notified, but has been aware of and supported the project for many years. Mason County has granted prior building permit renewals and a shoreline management substantial development permit on the project. The substantial develop- ment permit was reviewed by the Department of Ecology. The county examined care- fully all the environmental aspects and impacts of this project on these occasions -1- and concluded that the project did not significantly affect the quality of the environment; thus, an environmental impact statement was not required. However, in the interim additional guidelines have been adopted and the County Commissi- oners and the Planning Director have determined that whether or not this is a major action, and whether or not it significantly affects the quality of the en- vironment, an environmental impact statement should be prepared at this time, as a matter of policy. The developer and his consultants have agreed to voluntarily pursue an environmental impact statement. The abundance of caution will be in the best interests of all concerned. (6) The proposed project is in complete conformance with the Comprehensive Plan. There is no zoning in Mason County at present. However, a proposed zoning ordinance designates all the property involved in the project as resort-commercial . The expansion of the Inn will be consistent with such proposed zoning. B. Existing Conditions ( 1 ) The project is located on property abutting the shoreline of Hood Canal . The expansion is on property directly adjacent to the existing Inn on the west. The property is on both sides of State Highway 106. The property gently slopes toward the shoreline and is typical of Hood Canal . There are no unusual geologic characteristics. The property to the south of the highway is wooded; the property to the north is partially cleared. C. Environmental Impact of the Proposed Action ( 1 ) Land Use The project will result in greater utilization of property and will further the present use of the land, attracting more people. The plans show that the pro- ject will utilize the natural surroundings and be compatible with the environment. The project will involve some clearing of land and cutting of trees. How- ever, the plans call for the planting of trees and shrubs and the addition of ground cover. As a result, the existing fauna will not be significantly altered. No new roads will be required; however, there will be a modest increase in the amount of automobile traffic on State Highway 106, with a substantial increase in the vicinity of the project at times due to conventions being held at the Inn. (2) Air Quality The project will not have a primary impact on air quality. However, the in- creased automobile traffic will increase certain emissions into the air. Traffic count (based on Washington State Highways Department figures east of Union) shows 1 ,020 cars daily for 1972 count. At 60% occupancy in the 179 new hotel rooms, traffic count would be increased 107 cars daily average. ( It is impossible to pre- dict what reductions in automobile traffic will result from the present energy cri- sis) . During the construction phase of the project there may be an increase in air pollution from the equipment on the site. There will also be some burning and dust during the construction phase. This will be of temporary duration. -2- (3) Water Quality The project will provide its own sewage system. This will be a "secondary- treatment plant"; effluent discharged into deep water in Hood Canal . This system meets water quality standards and is sufficient to handle increased use. Within 5 years, if requested, the Inn will install a tertiary treatment plant capable of recycling water wastes into potable water. It may be possible to use the effluent to fertilize the golf course uphill from the project. No septic tanks are required. At the present time the County is studying the feasibility of a treatment plant for the project area. The area drains into Hood Canal . The existing runoff will not increase significantly; there may be some increase, however, from the additional building roofs, paving and the diminished natural ground cover. This should not adversely affect water quality in the Canal , however. Efforts will be made during construc- tion to keep this to a minimum. Boat moorage, a boat pumping system and spillage facilities will be installed as soon as specifications are developed. The water system for the entire project consists of two existing wells and two existing 100,000 gallon storage tanks. These facilities will be more than adequate to handle the increased demand. During construction of the project, there may be some temporary soil erosion which will find its way onto the mud flats adjoining the site on the water side. This runoff should not cause any significant change in water quality or in the character of the bed of the Canal . This erosion will terminate when construc- tion is complete. (4) Noise There will be little increase in noise from the project. The increased number of people will cause a small increase in the noise level . Noise from the pool is contained in an enclosed building. Highway 106 passes through the project. The roadway is through an undis- turbed wooded area acting as sound deadener buffer. Trees will also be left on the east and west sides of the property as sound buffers for adjoining properties. There will be certain noise level increases during construction. D. Any Unavoidable Adverse Environmental Effects The project will involve the selective cutting of certain trees and the clear- ing of some land. However, the project has been designed to minimize these activi- ties and most of the trees and foliage will remain in their natural state. In addi- tion, many trees and shrubs will be planted. The increase in the number of units will attract more visitors to the Inn with the resultant effect on the surrounding area. This will include a modest increase in automobile traffic, solid waste and sewage. The project will also increase boat traffic with some additional petroleum discharge. During the construction phase of the project there will be temporary disruption -3- of the area for a short period of time. For example, truck traffic will increase as well as noise levels and certain water run-offs. E. Alternatives to the Proposed Action Many alternatives to the proposed project were discussed and considered. These ranged from no expansion to an over-the-water tower (see Exhibit D) . (a) Over the past five years the Inn has been overcrowded and often unable to accommodate persons and groups who wished to use the Inn for pleasure and business. The Inn must expand to qualify as a first-class resort in order to compete with Har- rison Hot Springs, Admiralty Inn and Salishan. The present Inn is over 50 years old and was built as a summer resort facility. It is inadequate for the expanded uses placed on it on a year-round basis. In the light of the above, the alternative of no project will deny the access of many persons to water-related and recreational activities. The land is privately owned and there is no legal access to the water on this land in its pre- sent form. The expansion will provide increased access to the water. Considering the demand for recreational and resort facilities to serve expanding urban areas in our state, this site is one of the few that can be developed without encroaching on presently undeveloped land. (b) There have been five or six plans for expansion drawn up. Most of these include a high-rise tower either on the shoreline (Exhibit E) or over water (Ex- hibit D) . These would have provided over 300 additional units in the first phase, rather than the present project's 179. After additional study and discussions be- tween the applicant and Mason County, Governor Evans, John Biggs, Director, Depart- ment of Ecology, and concerned property owners, these plans were dropped. The pre- sent plan takes advantage of the natural amenities and resources of the area. It is designed to be compatible with the surrounding area and to provide first-rate resort facilities which will be attractively maintained for many years. This pre- sent plan has been circulated among the original prime objectors and many of the neighbors. It has yet to receive an objection. Another alternative considered was to build the project across the high- way. This alternative was rejected by the applicant because it would involve the destruction of a large wooded area, as well as a massive excavation of the hillside, and would destroy the attractiveness of the Inn as a waterfront resort. The project will not be built on the tidelands or shoreline. It will not exceed three stories, except for one small four-story section . Most of the natural amenities will be preserved. F. Relationship Between Local Short-Term Environmental Uses and the Maintenance and En- hancement of Long-Term Productivity The project will be of long duration. It will provide increased recreational opportunities for many people over a long period of time and will provide long-term economic productivity. The applicant's feasibility study on this project concludes that the demand for this type of facility will continue to increase in the future. The construction phase of the project will cause minimal adverse environ- mental P J m short-term effects and only a short term inconvenience t the he t y o other residents of the area. -4- G. Any Irreversible and Irretrievable Resource Commitments with the Proposed Action As indicated above, the construction of this project will result in the cutting of a limited number of trees and some grading of land. In addition, the construction of buildings will commit the land for this project - while not irre- trievably, it will practically be committed for a long period. None of the con- struction or alteration of the land will take place on the tidelands or shoreline (although some will be within the 200-foot zone and requires a substantial develop- ment permit pursuant to the Shoreline Management Act) . The expanded Inn will require more energy resources, the commitment of which is irretrievable. -5- 101,18t.IC NOTICE - NOTICE IS pursuant to Affidavit of Publication T CIt 1pli .11. Laws of 1973,- 1st Ez �es,�or, that Mason County hay completed 'action on an Environmental Impact Statement, STATE OF WASHINGTON, SS. and issued a building permit.-toj COUNTY OF MASON the construction—of.-facilities, commonly known.-as Alderbrool Inn on Hood Canal, located-on Lots 6-11. Sunny Beach Tracts, u '-'1=tiS� ..•-^'... .. ^^ '' ' ..... being first dolt' swnrn Mason County,Washington. This action taken in compliance with RCW 43.21C on oath deposes and says that he is the. . v.,i.eT'.�{ RCW. of THE SHELTON-MASON COUNTY JOURNAL, a weekly newspaper DATED this 21st day of That said newspaper is a legal newspaper and it is now and has been frn January, 1974. more than six months prior to the date of the publication heicinail •: /s/Martin Auseth referred to, published it: the English language continuously ;is a wecld.y Martin Auseth,Chairman newspaper in SHELTON. 'Mason County. Washington, and it is ti­x ,,nu BOARD OF COUNTY during all of said time vas printed in an office maintained at th,• ; f,.r,:,,: COMMISSIONERS place of publication of said newspaper. That the said SHF.LTON-`dAS0N 1/31-2/7-2t COUNTY JOURNAL w is on the 9th clay of Atigust, 1911. applO -1 ;ts -i — — legal newspaper by the Superior Court of said Wison County. That the annexed is a i eve copy of a.. ;'l C 1C C tr ..... ............ ...... .... . ..... .... .. .. .. .......................... _...... ... ........ . « as it was published in r,•gular issues i and not in supplement form► of said newspaper once each w,•ek for a period of consecutive weeks, commencing on the J1.. day of 19 T.�k..., and endin..- on t1w ....day of .....�. . ::'. T'r. 1n.74... ., both dales in,lu-. sive, and that suclLnew-+paper was regularly distributed to its subs, rimer:, during all of said period That the full amount of the fee chat-PA fr,r th.- .d► foregoing publication is the sum of $. ............. c __.._.. �- ...._a..x_. ..C.-....... ..... .j ..�•. ... _... Subscribed and sworn to before me this.. ......7------- .. _........ . . ... . day of E:r ru ry 74 ............. ........ .. . _ . , Notary'Pi�ilic in and for the State of Washingt,:;. P.esidtno at Shelton, Washington January 7, 1974 Mr. Wesley .Johnson Alderbrook Inn Union, Washington. 98592 Dear Mr. Johnson: This letter is to advise you of the Board 's action relative to the review of the Environmental Impact Statement on the Alder- brook project, at their regular meeting today. Comments were received from the State Highway Department, State Fisheries Department, State Parks & Recreation Commission and the Soil Conservation District. All four letters were con- sidered by the Board, after which, the following action was taken: It was Moved by Commissioner Hunter that the Environmental Impact Statement be accepted for the Board 's record, and that the four letters of comment be attached as a partthereof, and that the County Planner be authorizedto reissue the Building Permit on the Alderbrook: project. This was Seconded by Commissioner Bariekman and carried unanimously. Vote: H. yes, B. yes. A. yes. This letter is for your record. Sincerely, Martin Auseth, Chairman Board of County Commissioners of Mason County, Washington. MA/jr Pl�h rlel," January 21 , 1974 Mr. Wesley Johnson Alde rbrook Inn Union, Washington 98592 Dear Wes: As you are aware, the Environmental Impact Statement for Alderbrook has been completed. In order to close the door to any future challenge to the EIS, I would suggest that you publish in the Shelton-Mason County Journal a notice of the Com- missioners' action. am enclosing a copy of Section 2, Chapter 179, Laws of 1973, 1st Ex. Sess . , for your use. There will be extensive revisions to the State Environmental Protection Act introduced into the present legislature that may affect your project, but hopefully, you will be underway enough to be "grandfathered." There has been no official form for this notice prepared by the State so I have prepared for your use the enclosed form. The cost incurred in this office to prepare and distribute your EIS is $50.00. Would you please make the check payable to the "Mason County Treasurer and send it to me. Sincerely, James E. Connolly Mason Regional Planning Director JEC:ve Enclosures (2) PUBLIC NOTICE PUBLIC NOTICE IS HEREBY GIVEN pursuant to Chapter 179, Laws of 1973, ist Ex. Session, that Mason County has completed action on an Environmental Impact Statement for the construction of facilities, commonly known as Alderbrook Inn on Hood Canal , located on Lots 6-11 , Sunny Beach Tracts, Mason County, Washington. This action taken in compliance with RCW 43.21C RCW. DATED this 21st day of January, 1974. Martin Auseth, Chairman BOARD OF COUNTY COMMISSIONERS