HomeMy WebLinkAboutSEP2001-00022 - SEP Determinations - 6/10/2001 SoN SrarFp� MASON COUNTY
S� DEPARTMENT OF COMMUNITY DEVELOPMENT
i t o Planning Division
J "x ao� P 0 Box 279, Shelton,WA 98684
raga (360)427-9670
j MITIGATED
DETERMINATION OF NONSIGNIFICANCE
(WAC 197-11-350)
SEP2001-00022
Description of Proposal:
Ironhorse Crossing LLC
123 residential development in Beifair Urban Growth Area
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Proponent: IRONHORSE CROSSING LLC
Site Address(If Assigned):
Directions to Site: North from Belfair on SR 3.Turn right onto Ridgetop Blvd
(by US Post Office).Site Is 50 ac due south of
Intersection of SR 3 and Northern Pacific railroad.
Parcel Number: 123282400000
Legal Description: SE NW*
Lead Agency: Mason County
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The Lead Agency forthis proposal has determined that It does not have a probable significant adverser impact
on the environment. An Environmental Impact Statement(EIS)Is not required under RCW 43.21C.030(2)(c).
This decision was made after review of a completed Environmental Checklist and other Information on file with
the Lead Agency. This information is available to the public upon request. MITIGATED MEASURES ARE
ATTACHED.
Please contact 01-di I i r 16ic. SQ'W)S at ext. S1 with any questions.
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This DNS is issued under 197-11-340(2), the Lead Agency will not act on this proposal for 14 days from the date
below. Comm is must be sumitted by 4124101,
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Authorized Local Government Official bate
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4/9101 Conditions Af iciated with Case#: SEP20C 00022
12:00:47 PM
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Cond. Stat, Changed Updated
Code Title Hold Status Changed By Tag Updated By
0001 TRAFFIC ANYISIS 0 Not Met 3/30/01 MMS
The applicant shall commission a traffic study to determine traffic Impacts to SR 3 and whether or not any modification to SR 3
and Ridgetop Boulevard will be required as a result of this project,
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0001 PEDISTRIAN&BICYCLE PLAN 0 Not Met 4/9/01 MMS
j The applicant shall develop a pedestrian and bicycle plan that meets the approval of the Mason County Planning Commission
and Board of County Commissioners.
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0001 LANDSCAPE PLAN 0 Not Met 4/9/01 MMS
The applicant shall develop a landscape plan that meets the approval of the Mason County Planning Commission and the
Board of County Commissioners.An element of this plan shall deal with weed control.
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0001 Gi O TECHNICAL ASSESMENT 0 Not Met 3130/01 MMS
A Geo Technical Report shall be prepared that will evaluate po p p pond design and slope/bank for setbacks and stability.
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0020 Stormwater Site Plan 0 Not Met 3/30/01 MMS
A Stormwater Site Plan(SSP)will be created and Implemented prior to development,clearing,grading,or construction of any
portion of the proposed
segregation.
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0530 Future Development 0 Not Met 3/30/01 MMS
I All future development of the proposed site wilt be subject to the conditions that are listed. However,this does not exempt
future proposals from further review through the SEPA process.
05W Fire Apparatus Access Roads 0 Not Met 3/30l01 MMS
Emergency vehicle apparatus access roads shall conform with the requirements of the Uniform Fire Code and Mason County
Title 16. If the access road cannot conform,special conditlons will be placed on any building permit issued on property that Is
served by a non-conforming access road. Contact the Mason County Fire Marshal for details.
0180 Stone Drainage Facilities-Septic 0 Not Met 3/30/01 MMS
{ Storm drainage facilities shall be separate from sewage disposal transport facilities and Include provisions to prevent
uncontrolled and untreated direct entry of surface water runoff into receiving waters. Storm drainage facilities shall Include,but
not be restricted to vegetated swales,retention ponds and artificial and natural wetlands PROVIDED no adverse Impacts to the
receiving wetlands would occur and shall be subject to Mason County approval. X
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MASON COUNTY
DEPARTMENT OF COMMUNITY DEVELOPMENT
Planning
Mason County Bldg.1 411 N.5th
P.Q.Box 279 Shelton,WA 98584
(360)427-9670 Belfair(360)275-4467 Elma(360)482-5269 Seattle (206) 464-6968
COVER LETTER FOR SEPA 2001-00022
To: Department of Natural Resources; Susan Casey
Department of Ecology,Kari Rokstad
Department of Fish & Wildlife, Margaret Schirato
Skokomish Tribe, Keith Dublanca
3 Department of Transportation, Larry Anderson
North Mason School District, Debbie Wing
Mason County Transit Authority,Dave O'Connell
Applicant
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} Applicant: h•onhorse Crossing LLC
Reviewer: Michael MacSems;Mason County Planning Dept, �(1m
Date 3/13/01
1 visited the site on February S, 2001. The site is basically what the.applicant has
described in the checklist. Although the development is sizable, the site, with the
exception of slopes, does not appear to be particularly sensitive or critical. The Mason
County Planning Department proposes to review this project as a Mitigated DNS unless
compelling information is provided by other agencies. Attached you will find preliminary
SEPA mitigation conditions.
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SEPlool - 00C Z RECEIVED
MASON COUNTY
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ENVIRONMENTAL CHECIaIST k4SON CO.P1,gfl1"DEpT
Purpose of Checklist:
The State Environmental Policy Act (SEPA), chapter 43.21C RCW, requires all governmental
agencies to consider the environmental impacts of a proposal before making decisions. An
environmental impact statement (EIS) must be prepared for all proposals with probable
significant adverse impacts on the quality of the environment. The purpose of this checklist is to
provide information to help you and the agency identify impacts from your proposal (and to
reduce or avoid impacts from the proposal, if it can be done) and to help the agency decide
whether an EIS is required.
Instructions for Applicants:
This environmental checklist asks you to describe some basic information about your proposal.
Governmental agencies use this checklist to determine whether the environmental impacts of
your proposal are significant, requiring preparation of an EIS. Answer the questions briefly,
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with the most precise information known,or give the best description you can.
You must answer each question accurately and carefully,to the best of your knowledge. In most
cases, you should be able to answer the questions from your own observations or project plans
without the need to hire experts. If you really do not know the answer, or if a question does not
apply to your proposal, write "do not know" or "does not apply". Complete answers to the
questions now may avoid unnecessary delays later.
Some questions ask bout governmental regulations, such as zoning, shoreline, and landmark
designations. Answer these questions if you can. If you have problems, the governmental
agencies can assist you.
The checklist questions apply to all parts of your proposal, even if you plan to do them over a
i period of time or on different parcels of land. Attach any additional information that will help
describe your proposal or its environmental effects. The agency to which you submit this
checklist may ask you to explain your answers or provide additional information reasonably
related to determining if there may be significant adverse impact.
Use of Checklist for Non-project Proposals:
Complete this checklist for non-project proposals, even though questions may be answered"does
not apply". IN ADDITION, complete the SUPPLEMENTAL ACTIONS(part D).
There is a $200.00 fee required for the processing of the checklist. Please make your check
payable to"Mason County Treasurer."
For non-project actions, the references in the checklist to the works "project", "applicant", and
"property or site" should be read as "proposal", "proposer", and "affected geographic area",
respectively.
R " CEIVED
MASON CO. ENVIRONM'1!FATAL CHECKLIST
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A. BACKGROUND
1. Name of proposed project if applicable:
Ironhorse Crossing
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2. Name of Applicant:
Ironhorse Crossing LLC.
3. Address and phone number of applicant and contact person:
i c/o Apex En meering P LC Contact: David Overton
2601 South 35` Street Suite 200 (360)943-565.0
Tacoma Washington 98409
4. Date checklist prepared:
March 7 2001
5. Agency requesting checklist:
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Mason County.
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6. Proposed timing or schedule(including phasing,if applicable):
Project will be completed in sgyeral phases (locations and specifically
how many is not known at this time Entire project to be c 1eted_in_3
to 5 years,-
I 7. Do you have any plans for future expansion, or further activity related to
or connected with this proposal? If yes explain.
No.
8. List any environmental information you know about that has been
prepared,or will be prepared, directly related to this proposal.
{ A Geotechnical Report is planned to be done in the immediate future,
' which will look at the pond design and the slope/bank stability. A soils
log was prepared by,Onsite Consulting Services around December 2060.
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.
MASON CO. ENVIRONMENTAL CHECKLIST
Page 2
None known.
10. List any governmental approvals or permits that will be needed for your
F proposal,if known.
Preliminary Plat approval, Final Plat site engineering.eering. building_permits,
! utility permits right-of-way permits and any other development related
permits.
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.
(Lead agencies may modify this form to include additional specific
information on project description.)
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The pro'er of proposes to develop a vacant 49.9-acre parcel into
approximately 123 lots The mgjority of these lots will be designed for
dingle-family detached homes. However 18 lots are planned for duplexes
and 91ots for fourlexes Associated tracts for streets and storm facilities
are included.
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
of 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
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maps or detailed plans submitted with any permit applications related to
this checklist.
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The project is located in the Northwest Quarter, Section 28, Township 23
North Range 1 West, Willamette Meridian Head north from Belfair on
State Highway 3 Turn right on Ridgetop Boulevard,which you follow up
the hill is the main access road to the subdivision.
B. ENVIRONMENTAL ELEMENTS:
1. EARTH:
a. General description of the site circle one Flat rolling, hilI stee
slo ,mountainous,other
b. What is the steepest slope on the site(approximate percent slope)?
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MASON CO.ENVIRONML,.-4TAL CHECKLIST
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30 to 40percent,western portion of site.
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,
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specify them and note any prime farmland.
Brown gravelly loamy sand lies nearly two feet deep over site area. Grater
gravelly fine sand is found undern th .PeA soil logs taken by Qnsite
Consulting Services, December 2000). Hydrologic Soil Classification is
Type`B"
d. Are there surface indications or history of unstable soils in the immediate
vicinity? If so, describe.
None known.
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e. Describe the purpose, type, and approximate quantities of any filling or
( grading proposed. Indicate source of fill.
Grading will be balanced on site. Grading will be done for the proposed
roads and infrastructure. Some fill will be used from the excavation soil
for the construction or the detention pond.
f. Could erosion occur as a result of clearing, construction, or use" If so,
generally describe.
Yes erosion could occur without control measures.
g. About what percent of the site will be covered with impervious surfaces
I after project constructions (for example, asphalt or buildings)?
Approximately 35 percent,
h. Proposed measures to reduce or control erosion, or other impacts to the
earth,if any:
Temporary erosion measures (sediment ponds, swales, etc.) will be
provided in the final site engineering submittal.
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 complete? If any, generally describe and give
approximate quantities if known.
MASON CO.ENVIRONMLisTAL CHECKLIST
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Dust during construction. Automobile exhausts during and after
completion,but should be insignificant in terms of environmental impact.
b. Are there any off site sources of emissions or odor that may affect your
proposal? If so,generally describe.
j None known.
C. Proposed measures to reduce or control emissions or other impacts to air,
if any:
Watering may be necessga during construction to control dust.
Automobiles will need to meet state emission testing standards.
3. WATER:
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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 if flows into.
None known.
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.
N/A.
3) Estimate the amount of fill and dredge material that would be place in
or removed from surface water or wetlands and indicate the area of the site
that that would be affected. Indicate the source of fill material.
N/A.
4) Will the proposal require surface water withdrawals or diversion?
Give general description,purpose,and approximate quantities if known.
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No.
5) Does the proposal lie within a 100-year floodplain? If so, note location
on the site plan.
Ng.
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6) Does the proposal involve 3%discharges of waste materials to surface
waters? If so, describe the type of waste and anticipated volume of
discharge.
No.
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b. Ground
1) Will groundwater be withdrawn, or will water be discharged to
groundwater? Give general description, purpose, and approximate
j quantities, if known.
No. The proposal is to pLovide detention facilities
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2) Describe waste material that will be discharged into the ground from
E septic tanks or other sources, if any (for example, Domestic sewage:
I industrial, containing; the following chemicals.., agricultural, etc.).
j Describe the general size of the system, the number of such systems, the
i number of houses to be served(if applicable),or the number of animals or
humans:the system(s)are expected to serve.
Domestic sewage of household strength for the 168 units. Possible use of
pretreatment devices,i.e.,sand filters or other aerobic devices.
C. Water Runoff(including stormwater):
1) Describe the source of runoff(including stormwater) 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.
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Detention facility and pond releases 3yi11 follow its natural water runoff
drains eventually into Union River and the Hood Canal location.
2) Could waste materials enter ground or surface waters? If so, generally
describe.
No.
d. Proposal measures to reduce or control surface, ground, and runoff water
'impacts,if any:
Designed detention facilities.
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4. PLANTS:
a. Check or circle types of vegetation found on the site.
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MASON CO. ENVIRONMELN'TAL CHECKLIST
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X deciduous tree: alder, maple,,aspen,other
XX evergreen tree: fir, cedar, pine, other
X shrubs
X grass
pasture
crop or grain
wet soil plants: cattail,buttercup,bullrush, skunk cabbage,other
water plants:water lily,eelgrass,milfoil, other
other types of vegetation
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b. What kind and amount of vegetation will be removed or altered?
In the past the site area was used for foresting practices. The remaining
} gasses and bushes where the residential lots will be located will be
removed along with the right-of way areas
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C. List threatened or endangered species known to be on or near the site.
None known.
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t d. Proposed landscaping, use of native plants,or other measures to
preserve or enhance vegetation on the site, if any:
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None known.
5. ANIMALS
a. Underline 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,other:
mammals: deer, bear,elk,beaver,other:
fish: bass, salmon, trout,herring, shellfish,other:
b. List any threatened or endangered species known to be on or near the
site.
None known.
C. Is the site part of a migration route?If so,explain.
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No.
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d. Proposed measures to preserve or enhance wildlife, if any.
Steed slope areas, comprising khe Western and nQrthwestem sides of the
protect area, will be required to be left undeveloped, leaving significant
Mural areas within the site.
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G. ENERGY AND NATURAL RESOURCES
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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
j will be used for heating,manufacturing,etc.
Electrical energy for residential lighting, natural gas for heating, if
available.
t b. Would your project affect the potential use of solar energy by adjacent
properties?If so, generally describe.
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No.
C. What kinds of energy conservation features are included in the plans of
this proposal? List other proposed measures to reduce or control
energy impacts, if any.
State energy code will be met in housing construction.
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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.
No.
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1) Describe special emergency services that might be required.
An emergency access across the Northern Pacific Railroad right-of-way
may required near the northern tip of the site area.
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2) Proposed measures to reduce or control environmental health
hazards,if any:
None.
b. Noise
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1) What types of noise exist in the area which may affect your
project, (for example; traffic,equipment,operation,other)?
Noise from the traffic off of State High,
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2) What types and levels of noise would be created by or associated
with the project on a short-term or long-term basis (i.e., traffic,
construction, operation, other)? Indicate what hours noise would come
from the site.
Short term — Construction activity along with traffic. Long✓term —
residential automobile traffic.
} 3) Proposed measures to reduce or control noise impacts,if any.
None.
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8. LAND AND SHORELINE USE
a. What is the current use of the site and adjacent properties?
The site is currently vacant after havin&been loaned in years past. To the
east if the Northern Pacific Railroad right-of-way, with vacant
undeveloped land across the ROW from the site. To the north is State
Highway 3 With lgpd cleared for residential development across the ROW.
To the west is commercial development and to the south is vacant,
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undeveloped land.
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b. Has the site been used for agriculture?If so,describe.
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Has only been logged in the past.
C. Describe any structures on the site.
i None.
d. Will any structures be demolished?If so,what?
No.
e. What is the current zoning classification of the site?
INA G PJ�.
f: What is the current comprehensive plan designation of the site?
MASON CO. ENVIRONMI.:.TAL CHECKLIST
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Belfair Urban Activity Center.
g. If applicable,what is the current shoreline master program designation
of the site?
N/A.
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h. Has any part of the site been classified as an"environmentally sensitive"
area?If so,specify.
There is a steep slope on the western side of the property that may be dllso Ya v vte
considered steep slope. begrc ,d_
i i. Approximately how many people would reside or work in the completed
project?
! 168 units x 2.53 per household=425 residents.
j• Approximately how many people would the completed project Place?
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None.
k. Proposed measures to avoid or reduce displacement impacts, if any.
N/A.
` 1. Proposed measures to ensure the proposal is compatible with existing
and projected land use and plans, if any.
None proposed.
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9. HOUSING
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a.. Approximately how many units,would be provided, if any? Indicate
whether high,middle, or low-income housing.
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1.68 middle-income housing units.
lb. Approximately how many units, if any, would be eliminated?Indicate
whether high,middle, or low-income housing,
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None.
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i C. Proposed measures to reduce or control housing impacts, if any.
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Consistency with County Qgmprehensive Plana wd Zoning. Development
per County Standards.
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?
Not determined at this time. Assumed to be 35 feet with wood as the main
exterior building material.
b. What views in the immediate vicinity would be altered or obstructed?
None.
c. Proposed measures to reduce or control aesthetic impacts, if any.
No proposed measures due to lack of significant environmental impact.
11. LIGHT AND GLARE
a. What type of light or glare will the proposal produce?What time of day
would it mainly occur?
Ar lighting from h m s and vehiclesh dli h s would occur durin
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night time hours
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i b. Could light or glare from the finished project be a safety hazard or
interfere with views?
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No.
C. What existing off-site sources of light or glare may affect your proposal?
None.
d. Proposed measures to reduce or control light and glare impacts, if any.
None proposed
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12. RECREATION
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ja. What designation and informal recreational opportunities are in the
immediate vicinity?
No.
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MASON CO. ENVIRONME.,TAL CHECKLIST
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b. Would the proposed project displace any existing recreational uses? If
so,describe.
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Ic. Proposed measures to reduce or control impacts on recreation,
including recreation opportunities to be provided by the project or
applicant, if any.
No control measures are pEgMsed due to lack of significant impact. An
oven spade/recreation tract is planned to be provided on site.
13. HISTORIC AND CULTURAL PRESERVATION
a. Are there any places or objects listed on,or proposed for,national,
state, or local preservation registers known to be on or next to the site? If
so,generally describe.
None known.
b. Generally describe any landmarks or evidence of historic,
archaeological, scientific , or cultural importance known to be on or next
to the site.
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None known.-
C. Proposed measures to reduce or control impacts,if any
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None.
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14. 'TRANSPORTATION
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a. Identify public streets and highways serving the site,and describe
proposed access to the existing street system. Show on site plans, if
any.
State Highway 3/Ridgetop Boulevard. Access will come from Ridgetop
Boulevard heading east off of SR3 onto a newly constructed uphill
extension that will dead end at the development.
I To compensate for one in rgress/egress access point,the aphill extension of
{` Ridgetov Boulaard will be widened to the fullest extent possible,
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considering the narrowness of the topography.
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b. Is site currently served by public transit? If not, what is the approximate
distance to the nearest transit stop?
To my knowledge,Mason County does not support any public land transit.
rnLXoV% caAnl, Tvc,%,, +
C. How many parking spaces would the completed project have?How
many would the project eliminate?
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The project would eliminate no parking spaces Based on two parking
spaces per unit, there would be a total of336_parking Maces.
d. Will the proposal require any new roads or streets, or improvements to
existing roads or streets,not including driveways?If so,generally
describe(indicate whether public or private).
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An extension of an existing stub off of State High yv ay 3 will be completed
to access the new deMelopment. The road will be proposed as a private
road along with the side streets that will be built.to access the lots. An
access road to the south property will be provided, An emergency access
across the Northern Pacific Railroad is undetermined at this time.
e. Will the project use(or occur in the immediate vicinity of)water,rail,or Rail L,W' IS
air transportation?If so,generally describe. ao�1c,cer} �o s A2
No.
f. How many vehicular trips per day would be generated by the completed .
project?If known,indicate when peak volumes would occur.
96 units of single-J&mily x 10 trips per day--960. 72 units of multi-family Coit,yc e?
x 6 trips per day = 432. A total of 1,392 trips generated a day, Peak
volumes would be assumed to occur hetween 6 to 8 a.m.and 4 to 6 p.m,
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g. Proposed measures to reduce or control transportation impacts,if any.
None proposed.
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15. PUBLIC SERVICES
a. Would the project result in an increased need for public services(i.e.,
fire protection, police protection,health care,schools,other)?If so,
} generally describe.
A small increase in the need for police, Ire, health care, schools, etc. can
be expected from the development of the project
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MASON CO. ENVIRONMi-,q rAL CHECKLIST
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b. Proposed measures to reduce or control direct impacts on public
services, if any.
The cost of the services will be offset over time through increased
property tax revenues collected from improving the property.
! 16. UTILITIES.
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a. Circle utilities currently available at the site: electricity,natural gas,
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water,refuse service, telephone, sanitary sewer,septic system,other,
None.
b, Describe the utilities that are proposed for the project, the utility
providing the service, and the general construction activities on the site or
i in the immediate vicinity which might be needed.
Water- Belfair Water
Power- PUD#3
j Telephone- west
Natural Gas- (if available)
Sanitary Seaver- Sanita sewer will be treated on site. However, a
dg sewer system is proposed to6c built at the time
of construction, in loops so that a connection will be
made at a latter time.
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C. Signature
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The above answers are true and complete to the best of my knowledge. I
understand that the lead agency is relying on them to make its decision.
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Signature: .Zf�
Date Submitted: 3—q-"Z)
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Nltyping/Fastfonmlcomp-plans/masoncitty_kd03-08-01
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Engineereing
May 16,2001 !� E C E 11/ E
KAY1M�1 �
Mr. Michael MacSems
MCC - F
Mason County Department of Community Development Ca
P.O. Box 279
Shelton, Washington 98584
Reference: Ironhorse Crossing
File#26571/1
Dear Michael:
Thank you for your letter of May 2, 2001. I have reviewed your attachments and have questions
concerning the "Conditions for SEPA 2001-00022." The reasons for my questions are that it is my
experience that many of these shall be conditions of the preliminary plat approval. I do not believe they
need to be completed, in full,prior to preliminary plat approval. I would like to provide a brief discussion
and argument for each point.
1. Traffic Analysis - I agree that preliminary traffic analysis should be completed prior to
preliminary plat approval. Because this condition was just placed upon us, I would appreciate
review at the planning commission hearing in June with the understanding that the completed
traffic analysis and potential impacts needs to be resolved prior to final preliminary plat approval.
2. Pedestrian and Bicycle Plan - We have identified a proposal for sidewalks throughout the
subdivision. I do not know of any regulation that would require a bicycle plan. It is our intent to
provide a sidewalk from the subdivision to Belfair Station, if there is sufficient room for
construction of both the road and the sidewalk along the existing cut. We can provide additional
information about our proposal for sidewalks to the Planning Commission but not a specific
written plan or study.
3. Landscape Plan - Typically, a landscape plan for the open space area would be required with
construction drawings. To require it at this time is excessive expense considering the fact that we
have not yet established final horizontal control for the park, lot placements and roads. I believe
this should be made a condition of preliminary plat approval stating that at the time of
construction document submittal, a conceptual landscape plan needs to be submitted for review
by the planning department.
4. Geotechnical Assessment - Again, it is typical for a geotechnical report to be a part of the
stormwater and construction documents. This geotechnical report would evaluate pond design,
top of bank criteria and possibly make a recommendation for road construction. I believe this
should be a preliminary plat condition requiring a geotechnical report addressing these issues be
submitted to support construction drawings.
2601 South 35th,Suite 200
Tacoma,Washington 98409
(253)473-4494
Fax:(253)473-0599
Mr. Michael MacSems
May 16, 2001
File#26571/1
Page 2
5. Storm Water Plan - We have prepared a conceptual stormwater plan that shows a concept to
handle stormwater from this development. Final details have not been completed as additional
surveying and expense in design will be necessary. A condition of the preliminary plat should be
that the stormwater construction documents be prepared to address the latest Department of
Ecology Manual or what ever the particular criteria Public Works wants to design to.
6. Storm Drainage Facilities/Septic - This note should be included in the preliminary plat comments
and conditions. It should not be addressed any further in any more detail at this time.
In addition, I continue to express concerns over the inconsistencies between Title 16 and the new
Urban Growth documents. My two primary concerns are as follows:
(1) We continue to object to 5-foot easements for utilities on all sides of the lots. I
would agree with the second paragraph of your May 2 letter indicating that if this
change were granted and there was no need for the easements,we would demonstrate
how we would handle drainage and utilities in the road corridor.
(2) The second concern has to do with our recent phone conversation concerning density.
You indicated that minimum lotft. under Title 16. The proposed
density fort is area is 4-6 units per acre. It is not possible to attam 6 units per acre
} y, and maintain 6,000 sq. ft. lots. The reason is due to the amount of area that is taken
in open space and for roads and utilities. This issue needs to be addressed as I
.r believe the maximum density you can get using 6,000 sq. ft. lots as a minimum lot
size, is approximately 4 units per acre. I would be happy to discuss this with you in
more detail and would request consideration for smaller lots for this development.
In Closing, I would still like to hold our June hearing with the Planning Commission. I believe we can
successfully explain many of the different issues, show where we have made changes since our first
submittal. I appreciate your review and consideration of these comments.
Thank you again for your time and assistance.
Sincerely,
Dennis E. Hanberg
Principal
DEH/dlg
U26571/docs-rpts/docs/dh05-14-01 MacSems,Michael
pMex
2601 South 35th,Suite 200;Tacoma,Washington 98409 (253) 413-4494 Fax:(253) 473-0599