HomeMy WebLinkAboutSEP2008-00060 Environmental Checklist - SEP Application - 8/30/2008 r �
Gregg Paisley
4919 Lakeridge Drive East,Lake Tapps,WA 98391 253-709-1887
April 3, 2009 TO BE KEPT IN THE
Mason County Department of Community Development PARCEL FILE
426 W Cedar St,
Shelton, WA 98584-3400
RE: Permit SEP2008-00060 Parcel#321353400000
I am still waiting for a response to my letter dated September 21",2008(attached).
I wish to make revisions to my SEPA site plans to complete the process. But obviously I cannot
make revisions until the County provides a clear definition(referenced in writing to existing
codes and regulations)of what is meant by"Specific Built Facilities." i.e. I must know that
what I design and build will legally facilitate the sort of events I intend to hold in the future.
In the County's denial letter for Permit#EVE2008-00001 &EVE2008-00002,dated September
9, 2009,the County notes:"The location of your proposed event is within a Rural Tourist
Campground Zoning district which provides for specific built facilities which currently do not
exist on your site."
None of the language in either the Development or Zoning Regulations or the Comprehensive
Plan defines or"provides for"what specific built facilities must exist to support the sort of events
or activities noted in the attached letter. On the contrary,the MCC definitions of"facilities"and
"structures"clearly comprehend those that are both temporary and permanent.
Neither 1,nor any rational property owner,would expend resources on improvements unless they
know they can use the improvements for the intended purpose. Unfortunately,I have now had
ample experience in Mason County of doing everything asked and agreeing to every condition
only to have the goal posts moved. Worse I have had permits denied at the last moment for,
frankly, made-up reasons and shifting rationale. (Note that the Commissioners minutes cite
WSDOT as the main reason for denying the EVE permits. But then after having it pointed out
that there was already an approved WSDOT plan in their briefing packet,the denial letter doesn't
even mention WSDOT,but invents this vague and unsupported"specific built facilities"term.)
No one can do business under such circumstances, so I must have clarity and reliable answers if I
am to expend further resources on my project.
Thanks,
Gregg Paisley
P�oN"STgTFo� MASON COUNTY
o A o N DEPARTMENT OF COMMUNITY DEVELOPMENT
o N z Planning Division
P N Y Y P O Box 279, Shelton, WA 98584
0`� rasa (360)427-9670
REQUEST FOR ADDITIONAL INFORMATION
September 26, 2008
GREGG PAISLEY
4919 LAKERIDGE DR E
LAKE TAPPS WA 98391 TO BE KEPT IN THE
Parcel No.: 321353400000 PARCEL FILL E
Project Description:
Dear Applicant:
You have submitted a permit application (case no. SEP2008-00060) for proposed
construction or development in the county. Upon review of your application, I require
additional information to complete the permit review process.
Therefore, review of your application will not proceed until the necessary information
is provided (see the comment section of this letter for details.) Once the information
is submitted and the application is complete, I will continue to process your
application accordingly. If the additional information is not provided to the County
within 180 days of this request, the application shall expire and no further action on
the proposed development shall take place.
Please contact me at (360)427-9670, ext. 287 if you have questions.
Sincp r e.ly,
L
Pam B nnett-Cumming
Land Use Planner
Mason County Planning Department
9/26/2008 Page 1 of 9 SEP2008-00060
REQUEST FOR ADDITIONAL INFORMATION
9/26/2008 Case No.: SEP2008-00060
Comments: This letter requesting more information addresses SEP2008-00060,
MHP2007-00001, and related County requirements. Reference is also
made to FPA2008-00010, however you should coordinate with Forest
Practices Planner Michael MacSems directly regarding issues of
completeness for the FPA. Please note that where more than one
regulation applies, a proposal must conform to both. An example
would be the difference between the way Mobile Home Recreational
Vehicle Park (MHRV Parks) Ordinance addresses streams and
wetlands, and the way the Mason County Resource Ordinance (R.O.)
addresses them; the R.O. generally has greater setbacks and use
provisions, which your project would also need to meet.
Please also note that this request for information addresses what we
know about your proposal at this time. Based on your subsequent
submittals, we will be able to let you know if anything else is needed for
review.
SEPA: We are in receipt of you re-submitted SEPA checklist, rewritten
and resubmitted at your request, because you wanted to more
accurately reflect the phases and timing of your overall proposal, now
that your timeline and some of your layout has shifted.
TRAFFIC IMPACT ANALYSIS & DOT REVIEW: Received. DOT letter
received September 2, 2008 from engineer Dale Severson - provides
requirements for improvements to State Route 3. Thank you for
submitting the study, which will be part of the SEPA packet.
SITE PLAN: You have submitted a revised site plan showing a
re-arrangement to your originally proposed building and camping areas
locations. This gives a general overview of your proposal, however it
does not provide some of the necessary detail of features such as
internal roads, number and specific location of RV and/or camping
spaces, setbacks and dimensions of structures, locations and setbacks
of critical areas, proposed septic systems, well(s) and well radius, and
the other features required under the MHRV Ordinance. The site plan
and other materials will need to be consistent with the MHRV Parks
Ordinance and other applicable County regulations (see below). Your
revised consistent site plan will also be part of the SEPA packet.
Including a digital plan in the submission will facilitate reproduction at
SEPA distribution size.
MASON COUNTY PARKING STANDARDS Ordinance no. 815: Your
parking plan will need to be consistent with both this and the MHRV
Park Ordinance. Contained within the Parking Standards Ordinance
are definitions and examples of acceptable layouts for parking areas.
Your proposal will need to provide adequate parking for the uses
9/26/2008 Page 2 of 9 SEP2008-00060
REQUEST FOR ADDITIONAL INFORMATION
9/26/2008 Case No.: SEP2008-00060
proposed. Section 10 provides guidance on parking development
standards, including plans, construction standards, access and egress,
screening, parking lot area design, parking stall size, aisles. Section 11
provides for handicap parking standards. There shall be one handicap
parking stall per 50 spaces, located nearest to the primary building
entrances and shall abut the accessible route of pedestrian travel.
Section 8 provides that for off-street parking standards which are not
listed, the requirements for the most comparable use shall prevail.
Parking Ordinance Section 9.03 provides that places of assembly shall
have one parking space per 4 seats or one per each 50 square feet of
floor area for assembly not having fixed seats. Section 9.01 - Motel or
Tourist accommodations - 1 per guest room.
MOBILE HOME AND RECREATIONAL VEHICLE PARK ORDINANCE
118-91 (MHRV Park): The MHRV Park Ordinance guides in review of
your proposed campground. The ordinance indicates the Mobile Home
and RV Parks shall be separate parks with separate permits. In this
case you are proposing a campground, which is regulated under the
Recreational Vehicle Park Article V of the Ordinance per Section
2.01.200. References to RVs also apply to campsites unless
specifically called out differently.
Please be aware that as you and/or your representative are working
through these sections, there are portions of the RV Park Ordinance
(section 5.01.010), which refer back to requirements that are set forth
in the Mobile Home Park section, where requirements of the RV Park
section 5.01.010 are drawn from the Mobile Home Park section
4.01.010. While in this letter we draw your attention below to certain
key issues, please review the ordinance carefully because the
ordinance itself is the guiding document.
Section 5.01.010 Procedure - please note that instead of 16 plans,
8-10 will suffice. This is because, under Mason County Development
Code Title 15.03.050.J, type III permits such as this are now reviewed
by the Mason County Hearings Examiner, rather than the Planning
Commission and Board of County Commissioners.
Section 5.01.010.13 please see Section 4.01.010 D - F, except for
procedural changes related to Hearings Examiner, above.
Section 5.014.040 RV Park Size -we understand your RV
Park/campground will be greater than 5 acres in size, however there is
no information on number of RV and/or tent spaces. This needs to be
part of your site plan layout.
Section 5.01.050 RV Space Size - the minimum area of an RV space
shall be 1,000 sq ft, however tent areas shall have no minimum size -
however you still need to designate their location and number of
spaces on the site plan.
9/26/2008 Page 3 of 9 SEP2008-00060
REQUEST FOR ADDITIONAL INFORMATION
9/26/2008 Case No.: SEP2008-00060
Section 5.01.060 notes that all RVs (therefore camping spaces),
additions, appurtenant structure accessory structures shall observe
specific setback requirements, which include:
Buffers: 20 feet along property lines, to be in accordance with the
provisions of 5.01.180;
Minimum distances between RV units (1 Oft) - also applies for distance
to an unattached structure; distances between an RV unit and the
interior line of a buffer (5ft).
Section 5.01.070 Site Occupancy - indicates that RV/campground sites
shall be occupied by no more than one RV/campsite at any one time.
Section 5.01.080 Sewage Disposal - Utility buildings providing flush
toilets and showers for each sex shall be provided at convenient
locations throughout the park. When RV/campground spaces are not
provided with individual sewer connections, utility buildings shall be
within 300 feet of those spaces. Number of toilets and showers shall
be determined by the Health Department (please note the County also
takes into account current Building Code requirements in this matter).
All sewage from RVs and RV Park/campground buildings shall be
discharged into a sewage disposal system approved by the appropriate
agency.
Section 5.01.090 Sanitary Dump Stations - You have not provided
information on these. If specific RV spaces are proposed over and
above campground spaces, there are specific provisions including
those related to health standards, number of spaces served, and
screening.
Section 5.01.100 Solid Waste - addresses the storage, collection and
disposal of solid waste in an RV Park/campground so as to prevent fire
and health hazards, rodents, insects, accidents and odor. Please show
on plan. There may be Health Department requirements for hauler
contracts. They should be located no more than 200 feet from any RV
space; screening is required - also show on plan.
Section 5.01.110 Revegetation - references Section 4.01.100 which
provides for vegetative cover, and preservation of stream, ravine
vegetated areas. Note - where the Resource Ordinance Fish and
Wildlife Chapter requires greater natural vegetation buffers (e.g. to
streams), the greater buffer must be met.
Section 5.01.120 Road Standards - Section A addresses access,
maintenance and police and emergency vehicle access and use.
Section B provides for specific standards for road surfaces (also
require to emergency road access standards provided by the Fire
Marshall and local Fire District, which also apply to these roads).
Section C provides for ingress and egress to comply with County and
State DOT standards. DOT's letter dated September 2, 2008 provides
the required access standards for this site and its proposed use(s).
Sections D, E, F provide standards for streets, however- if emergency
access requirements call for greater widths and/or road standards,
9/26/2008 Page 4 of 9 SEP2008-00060
REQUEST FOR ADDITIONAL INFORMATION
9/26/2008 Case No.: SEP2008-00060
those would prevail because both requirements shall be met. All roads
shall be open at all times to police and other emergency vehicles
access and meet fire code standards.
Section 5.01.130 Parking - provides for off-street parking at the rate of
one space for each RV (and/or tent) space, plus off-street parking near
the office. The parking shall also be compliant with Mason County
Parking Standards where they are more restrictive. Please note that
your parking for the site's other proposed uses such as events,
bunkhouses etc., would be in addition to that required for the RV
Park/campground.
Section 5.01.140 Bridges - Your stream crossings will need to also be
consistent with these requirements for engineering, loading, and the
provision of plans. Plans and engineering are now reviewed by
Community Development.
Section 5.01.150 Water Supply - provides that the supply shall be in
accordance with Health Departments and other established guidelines.
We understand that you are working with the State on your proposed
Group A system. Please show well location as well as the appropriate
well radius for your system on the site plan. Please note that there are
specific health provisions for what can and cannot occur within the well
radius.
Section 5.01.170 Utilities - all water, sewer (septic in your case),
electric and communication lines are to be located underground, and in
accordance with applicable laws, Health Department standards and
other applicable regulations.
Section 5.01.180 Buffers, Recreation and Open Space - A. Buffering
and screening shall be required if the RV Park/campground is not
compatible with the surrounding uses, as determined by the
administrator and (per Chapter 15.03.050.J) Hearings Examiner. This
section references the importance of buffering to create an area
providing landscape screening and fencing to reduce visual, noise, light
and incompatibility impacts. Since your zoning differs from adjacent
zoning, you will need to provide how your buffers will address this.
Once the site is surveyed it may be easier to see how fences may be
needed, as well as where current vegetation is adequate for buffer
vegetation, and where enhancement may be needed per this section.
Please note the buffer/fence height requirement. Section B provides
that all RV parks/campgrounds shall include a minimum of 10% of the
gross area for open space and recreational use, with at least one
outdoor recreational area within the park to be at least 2,500 square
feet in size. Note that roads, parking, sites and required setbacks shall
not be counted as open space. Because the purpose of buffers is for
screening, these do not count towards this Section.
Section 5.01.190 Drainage and Stormwater - references the provisions
of Section 4.01.190 which provides for adequate stormwater control to
prevent erosion, flooding, sedimentation and destruction of natural
9/26/2008 Page 5 of 9 SEP2008-00060
REQUEST FOR ADDITIONAL INFORMATION
9/26/2008 Case No.: SEP2008-00060
drainage channels. Sections A, B, and C apply, however please note:
it has already been determined you will need an engineered
stormwater plan that meets current County requirements, and that the
plan shall address the entire site (see stormwater section of this letter).
In addition, because there are now more restrictive requirements
relating to protection of streams and their buffers from impacts from
stormwater, the more restrictive provisions shall prevail. This means
that using streams and buffers as referenced in Section D would not be
permitted, however an easement may be required to protect the stream
and buffer.
Section 5.01.200 Sensitive Areas/Unstable Lands - references Section
4.01.200 which provides for sensitive areas such as floodplains,
wetlands, geologically hazardous areas. Your Geotechnical Special
Report will be able to address slopes according to the Resource
Ordinance provisions, the stream, pond and its buffers are addressed
under the more restrictive Fish and Wildlife chapter of the Resource
Ordinance. Per the FEMA Floodplain map for this area, there are no
mapped floodplains on your property. Section D applies, however the
stream and its buffer would not be allowed as community area,
recreation area, or other open space because the Fish and Wildlife
Chapter is more restrictive/protective of the resource.
Section 5.01.210 Fire Protection - Section A references Section
4.01.210 provides that the park shall be reviewed by the Mason County
Fire Marshal and local Fire District to determine what fire protection
measures are necessary including ingress, egress and internal
circulation for emergency vehicles, fireflow, and field determination of
all fire related issues. Section B provides for fires only where pits or
bases are constructed of a non combustible material, vegetation and
other combustible materials to be kept a safe distance from there.
Section 5.01.220 references that RV Parks/campgrounds shall conform
to the survey requirements and provisions of Section 4.01.220 which
provides that a boundary survey shall be filed with the plan, and
includes provisions that all roads shall be monumented.
Article VI Administration - please also refer to this section which
addresses enforcement, violation and penalties, appeals and
variances. It also provides detail on the fact that this permit does not
provide for future separation of the sites, and that expansion shall
require new park permits in accordance with all requirements.
Appendix 2 Mobile Home and RV Parks provides the general
requirements for submission. Although Section G references a mylar,
the licensed engineer/surveyor may submit a draft paper version(s)
initially while the application is undergoing review for consistency, then
provide the mylar meeting the requirements once any required
corrections/revisions have been addressed. Except for this, the site
plan shall meet all provisions listed in this section.
9/26/2008 Page 6 of 9 SEP2008-00060
REQUEST FOR ADDITIONAL INFORMATION
9/26/2008 Case No.: SEP2008-00060
ENGINEERED STORMWATER PLAN: Please submit an engineered
stormwater plan which addresses the build-out of your project. Your
stormwater features will also need to show on your overall site plan.
While we recognize that installation may be in phases to correspond
with build-out phases, the plan needs to address the site and proposed
development phases as a whole. You may want to get your engineer
to also address your stormwater plan for the Forest Practices
Application, since one will be needed (see FPA information below).
MASON ENVIRONMENTAL PERMIT (MEP), SEPA, Washington State
Fish and Wildlife (WDFW) HPA for stream crossing enlargements. See
also Landslide Hazard Chapter requirements for MEP below. These
can be done together.
Mason County R.O. Fish and Wildlife Habitat Conservation Area
Chapter 17.01.110 addresses this activity at the local level, WDFW at
the state level. Your stream has been typed as an Np
(non-anadromous perennial stream), with a 100 foot stream buffer and
an additional 15 foot building setback from the buffer. You propose to
enlarge two existing (approximately 12ft across) stream crossings over
the type Np stream flowing in a southerly direction through your
property. Please identify buffers and stream crossings on your site
plan. Stream crossings need to meet the provisions of the Fish and
Wildlife Chapter section D.2 which includes being sufficient to pass the
100 year flood.
Please contact Gloria Rogers of WDFW at 360-249-4628 ext 249 to
discuss their design and permitting requirements for enlarging the two
stream crossings prior to the County's SEPA determination. This is
because WDFW may have some design requirements that you are not
yet aware of. Given the storm events of December 2007 and impacts
to your crossing(s) and the need to meet the 100 year flood passage,
you may want to discuss a larger stream passage area under the two
proposed access road crossings. WDFW and the County work closely
through the SEPA process to fulfil environmental review requirements.
In addition the crossings will need to meet provisions of the MHRV
Park Ordinance, and emergency access standards.
BALD EAGLE MANAGEMENT PLAN: Please also contact Greg
Schirato of WDFW at 360-427-2164 to discuss requirements for your
Bald Eagle Management Plan.
RESOURCE ORDINANCE LANDSLIDE HAZARD AREA CHAPTER
17.01.100 applies because based on site review and information
provided by the applicant, there are slopes greater than 15% within 300
feet of the project. 17.01.100.C.2 provides that such activities as
grading, land clearing, all new construction and other uses subject to
9/26/2008 Page 7 of 9 SEP2008-00060
REQUEST FOR ADDITIONAL INFORMATION
9/26/2008 Case No.: SEP2008-00060
Mason County regulations (17.01.050) and any Class IV Forest
Practice Conversion permit will require a Special Report (17.01.100.E).
Depending on the slope and other factors within the Chapter, you will
need either a geological assessment or geotechnical report, that meets
the provisions of the chapter. Your geotechnical professional will make
the determination as to which special report is needed based on their
site review.
FOREST PRACTICES APPLICATION: Please contact Forest
Practices Planner Michael MacSems directly at 360-427-9670 ext.571
to discuss the completeness of that application. If SEPA checklist
SEP2008-00060 is to be used for that application as well, you will need
to coordinate completeness with both projects.
OTHER DEPARTMENT REVIEWS: This letter refers to issues relating
to your application as being reviewed by Mason County Planning.
Please be aware that other departments including Public Health, Fire
Marshall, Building, Public Works, other agencies, will have
requirements specific to their review processes, and you would be
working with each department directly.
BUILDING PERMIT APPLICATIONS: At this time our permit system
indicates that your building permits were canceled due to lack of
activity. Depending on your plans at this time, you may wish to contact
the Permit Center to discuss what to do. Because of this, our letter
does not address any needed items for those canceled permits.
Sincerely,
Pam Bennett-Cumming, Senior Planner
Planning Division
Cc: Michael MacSems, Mason County Forest Practices Planner
Arlene Hyatt, Mason County Health
Cindy Waite, Mason County Health
Debbera Coker, Mason County DCD
Craig Haughen, Fire Marshall
Gloria Rogers WDFW
Greg Schirato WDFW
John Konovsky, Squaxin Indian Tribe
Dave Salzer, Fire District 3
Alana Hess, WDOT
Enclosures:
Parking Standards
9/26/2008 Page 8 of 9 SEP2008-00060
REQUEST FOR ADDITIONAL INFORMATION
9/26/2008 Case No.: SEP2008-00060
Mobile Home and Recreational Vehicle Parks Ordinance
Resource Ordinance Fish and Wildlife Habitat Management Area
Chapter
Resource Ordinance Landslide Hazard Area Chapter
9/26/2008 Page 9 of 9 SEP2008-00060
RECEIVED
SEP 0 4 2008
MASON COW\ MASON CO. ENVIROMENTAL CHECKLIST
A. BACKGROUND
1. Name of proposed project: Avery Township
2. Name of applicant: Gregg Paisley
3. Address and phone number of applicant and contact person:
4919 Lakeridge Drive East, Lake Tapps, WA 98391
(253) 709-1887 greggpaisley@gmail.com
4. Date checklist prepared. August 30, 2008
5. Agency requesting checklist: Mason County, WA
6. Proposed timing or schedule (including phasing, if applicable):
Phase 1: (2008 / 2009): Camp buildings (Kitchen, Restrooms, Dining, Bunkhouses), all
septics, all water systems, all roads and access improvements, all stream crossing / culvert/
utility trenching work in stream areas (under an MC Environmental Permit), concert stages.
Phase 2 (2009 - 2015): Pioneer farms buildings, events village area structures, theater.
Phase 3 (2012 - 2018): Jewel House, Jewel Pavilion.
7. Do you have any plans for future expansion, or further activity related to or connected with this proposal?if
yes, explain.
No. My zoning allows a floor : area ratio of 1 : 20. i.e. The footprints of all buildings combined
cannot exceed 5% of the total acreage of the combined parcels. The total acreage of my 4
parcels is 50.24 acres or 2,188,454 sf. So I can build a maximum of 109,423 sf of buildings.
The site plans that accompany this SEPA Checklist show 104,702 sf which is 96% of the
available footprint. Thus, there is essentially no room for expansion.
8. List any environmental information you know about that has been prepared, or will be prepared, directly
related to this proposal.
There was a stream typing report prepared by the S uaxins and the MCCD. Apparently
need to do a Bald Eagle Management Plan. There will be an LID storm water proposal
prepared as a requirement of various building and infrastructure construction permits. Group
A well reports will be prepared at the appropriate time. I will be working with the MCCD on a
farm management plan and pervious road engineering.
9. Do you know whether applications are pending for governmental approvals or other proposals directly
affecting the property covered by your proposal?If yes, explain.
Not to my knowledge. r #
10. List any government approvals or permits that will be needed for your proposal, if known.
Various construction and related approvals from Mason County. WSDOT access permits.
L&I Electrical Permits. DOH Group A water licensing. WDFW Bald Eagle Plan. r- F A
I
V
1
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.)
Size of site and project can be found on included site plan. Avery Township is a multipurpose
events and retreat center. Activities will include:
• Private functions such as wedding, corporate retreats, and large parties
• Educational /cultural / special interest camps and retreats
• Public events such as music concerts and festivals, theater, renaissance fairs, special
and general interest festivals and fairs
• Day trip activities such as pioneer farm visits, general recreation
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.
Address is 4911 East State Route 3, Shelton, WA 98584
Legal description: TR 8-A OF E1/2 SW SE SURVEY 8/60
Area map is included in Appendix
B. ENVIRONMENTAL ELEMENTS:
1. EARTH:
a. General description of the site (circle one): Flat, rolling, hilly, steep slopes, mountainous, other. Site Is
generally slightly sloped (tilted towards Oakland Bay) with large level areas, and a small area
of slope in the ravine area that runs from the artesian spring to the upper pond.
b. What is the steepest slope on the site (approximate percent slope)?
There is a small area of perhaps 20% slope in the spring area at the north end of the ravine.
c. What general types of soils are found on the site (for example, clay, sand, gravel, peat, muck)? On the
southeastern third (lower third) of the property which is mainly pasture, it is thin organic
topsoil, then clay for a few feet, then sand underneath. For most other areas (upper areas)
which are mainly forested, it is highly organic topsoil, then clay for a couple feet, then
hardpan. There is a wide strip on the gentle slope between the upper and lower areas that is
organic, then loam, then sand (this is where are subsurface drip drain field is being installed).
If you know the classification of agricultural soils, specify them and note any prime farmland.
I do not know the technical classifications other than to note that the pasture seems good
mainly for grass and we have had to be augment it with imported rich garden soil in order to
grow vegetables.
d. Are there surface indications or history of unstable soils in the immediate vicinity: If so, describe.
None that I know of.
e. Describe the purpose, type, and approximate quantities of any filling or grading proposed. Indicate source of
fill.
Building sites will have to graded. Also minor grading of events areas and parking areas may
be desirable. But the areas in question are generally level to begin with, so the maximum
amount of dirt moved around will be less than 2,000 yards. Any fill needed will come from
overburden from the foregoing and from septic /vault toilet tank/storm water excavations.
In addition, there will be road rock brought in, likely several hundred yards.
f. Could erosion occur as a result of clearing, construction, or use: If so, generally describe.
No, grading and excavation generally occurs in forest pockets with a great deal of forest
buffer in run-off directions and I will employ erosion control measures as needed.
g. About what percent of the site will be covered with impervious surfaces after project constructions(for
example, asphalt or buildings)?
Buildings cover no more than 5% total.
Roads will be, to the greatest degree possible, pervious. But even if all roads were
impervious: 2,000 linear feet of 20' wide roads = 40,000 or 2% of total site. I"
h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any:
For construction: Silt fences, straw, etc. as needed.
For development: We will employ LID storm water techniques, e.g. BMP T5.3 Full Dispersal.
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.
For construction: Just typical construction dust and equipment exhaust. I own a bulldozer,
excavator, backhoe, loader --all 50 - 70 hp units, so nothing big-- and I do all our work with
that equipment.
Upon completion: None
b. Are there any off-site sources of emissions or odor that may affect your proposal?if so, generally describe.
None.
c. Proposed measures to reduce or control emissions or other impacts to air, if any:
None.
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.
There is a small stream typed NP that runs through to farm ponds then down to Oakland Bay.
There is a small NS stream that comes from the far side of the property and joins the NP
stream in the winter. The NP stream is apparently referred to as "Paisley Stream" by Mason
County and Squaxin water quality specialists.
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.
Yes, Under a MC Environmental Permit I plan to: 1) repair our main driveway stream
crossover which partially washed out in last December's rains, 2) widen a stream crossing
from 12' to 25' that accesses the far pasture, 3) trench water lines across the stream areas, 4)
add a stream crossing over the NS stream above the camp areas to provide access to Jewel
Pavilion.
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.
Perhaps 100 yards total in immediate stream area for all crossings / culverts combined,
sourced on site, plus 4" of rock for the 20' wide roads that run over the crossings.
4) Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and
approximate quantities if known.
No.
5) Does the proposal lie within a 100-year floodplain? If so, note location on the site plan.
Not as far as I know. Doesn't seem likely given our elevation.
6) Does the proposal involve any discharges of waste materials to surface waters? If so, describe the type of
waste and anticipated volume of discharge.
No.
b. Ground:
1) Will ground water be withdrawn, or will water be discharged to ground water? Give general description,
purpose, and approximate quantities, if known.
I have two functioning wells on site, and may withdraw some for construction purposes.
I will have a Group A public water system which is an exempt well (under 5,000 gpd). I do
have ground and surface water rights, as well, and will include them as part of the Group A
license, but 5,000 gpd is adequate for projected uses.
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.
I have two separate septic systems, each under the LOSS threshold, that are mainly for
greywater. Most blackwater goes into vault and composting toilets. Maximum septic output is
less than 5,000 gpd. Drainfield is all subsurface drip.
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 flow into other waters?If so, describe.
Storm water is the only source of run-off. All surface water travels along existing stream
beds. As structures, roads, and cleared areas are created, I will employ various LID
techniques to achieve either full dispersal or full infiltration. So, no, my development features
will not increase the amount of run-off that has historically left the property.
2) Could waste materials enter ground or surface waters: If so, generally describe.
No.
d. Proposed measures to reduce or control surface, ground, and runoff water impacts, if any:
I would like to create some new ponds at historic, natural run-off points to absorb hydraulic
energy thereby reducing road and stream crossing damage and topsoil runoff that occurs
every year. However, I have been told that would require some sort of variance, so I am not
certain if it is worth the time and expense.
4. PLANTS:
a. Check or circle types of vegetation found on the site:
X deciduous tree: alder, maple, aspen, other
X evergreen tree: fir, cedar, pine, other
X shrubs
X grass
X pasture
X crop or grain
X wet soil plants: cattail, buttercup, bullrush, skunk cabbage, other
X water plants: water lily, eelgrass, milfoil, other
other types of vegetation
b. What kind and amount of vegetation will be removed or altered?
Alders, conifers, and undergrowth will be removed from building sites.
c. List threatened or endangered species known to be on or near the site.
None that I know of.
d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site,
if any.
My storm water plans include rain gardens which will employ native plants. Also the Mason
County Conservation District has told me they could subsidize new planting of native
vegetation along the stream so I will be talking further with them about that.
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? Yes, hawks, eagles, herons, songbirds, waterfowl, and just
about every local species of bird has been seen on the property.
Mammals: deer, bear, elk, beaver? Yes, deer, bear, otter, raccoon, coyote, possum.
Fish: bass, salmon, trout, herring, shellfish? No, just sterile trout I stock the pond with.
b. List any threatened or endangered species known to be on or near the site.
I occasionally see either juvenile bald eagles or golden eagles (I can't tell which they are)
flying around.
c. Is the site part of a migration route?If so, explain.
Not as far as I know.
d. Proposed measures to preserve or enhance wildlife, if any:
I intend to keep my forests pristine and would like to enhance wildlife habitats if possible if we
can get some guidance on what to do. Also I would like to introduce some new wildlife in our
forests if possible.
6. ENERGYAND 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.
I want to use renewable energy as much as possible and am insulating structures to very high
R-factors. For example, for heating, I am looking into LP-fired wood furnaces. We will use
solar for where possible (lighting, fans, water heating, etc.).
b. Would your project affect the potential use of solar energy by adjacent properties: If so, generally describe.
No.
c. What kinds of energy conservation features are included in the plans of this proposal? List other proposed
measures to reduce or control energy impacts, if any.-
High R-factor insulation of structures, flourex or LED lighting, timers or motion detectors on
electrical systems, high-efficiency heating and water heating systems.
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.
1) Describe special emergency services that might be required.
None.
2) Proposed measures to reduce or control environmental health hazards, if any:
b. Noise.
1) What types of noise exist in the area which may affect your project(for example: traffic, equipment, operation,
other)?
Highway 3 is the greatest source of noise in the area, but I will mask it with waterworks.
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 hour's noise would come from the
site.
The property is fairly isolated so our construction noise isn't likely to bother neighbors --in
general they probably wouldn't be able to hear equipment over the highway noise.
Construction occurs only during daylight hours.
Once in operation, I will have an array of events, some of which include amplified music.
Some of the events may conceivably be audible off the property. In general, however, no one
is going to hear events on the property since the nearest houses are 1,000 - 2,000 away,
often on the other side of dense tree buffers.
3) Proposed measures to reduce or control noise impacts, if any:
I have conducted sound studies to devise optimal placement of stages and other sound
control measures (e.g. mid-field arrays) to ensure compliance with the Mason County Noise
Ordinance.
8. LAND AND SHORELINE USE:
a. What is the current use of the site and adjacent properties?
My property, as is the case with other adjacent properties, is residential with some small
farming.
b. Has the site been used for agriculture? If so, describe.
Yes, hay, crops, orchards. Sheep, goats, poultry, et al.
c. Describe any structures on the site.
Farm house and a few outbuildings.
d. Will any structures be demolished?if so, what?
No.
e. What is the current zoning classification of the site?
Rural Tourist Campground.
f. What is the current comprehensive plan designation of the site?
III-3 Rural Lands
g. If applicable, what is the current Shoreline Master Program designation of the site?
Not Applicable, as far as I know.
h. Has any part of the site been classed as an "environmentally sensitive"area?If so, specify.
Not as far as I know.
i. Approximately how many people would reside or work in the completed project?
Perhaps 3 - 10.
j. Approximately how many people would the completed project displace?
None.
k. Proposed measures to avoid or reduce displacement impacts, if any:
Not applicable, we will replace no one.
I. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if
any
The entire project is designed to fit precisely into the current land use, which under:
MCC RU 216: Define small scale recreational or tourist uses as those uses reliant upon the
rural setting, incorporating the scenic and natural features of the land. These uses may
include uses similar to campgrounds, fish ponds, hot springs, trails, boat launches and docks,
outdoor/recreational equipment rental, private parks, recreational cultural or religious retreats
(nonresidential), mini golf, historic sites, gardens open to the public, animal viewing farms or
wild game farms, horse arenas and stables, shooting ranges, music festivals, festivals sites,
artist colonies, lodging, and marinas.
And Rural Tourist Campground zoning is defined as:
17.04.610 RURAL TOURIST—CAMPGROUND (RTC)
17.04.612 Uses Permitted.
A. USES: Overnight lodging facilities, including RV park, and campgrounds; Golf course,
retreat centers, and commercial or non-profit recreational activity facilities (such as water
parks, bicycle courses, and racquet court sports).
B. ACCESSORY USES: Employee housing; motel and bed and breakfast; Marina - sales,
service and storage; retail, gas, self storage, restaurant.
9. HOUSING:
a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income
housing.
None.
b. Approximately how many units, if any, would be eliminated?Indicate whether high, middle, or low-income
housing.
None.
c. Proposed measures to reduce or control housing impacts, if any:
None.
10. AESTHETICS:
a. What is the tallest height of any proposed structure(s), not including antennas; what is the principal exterior
building material(s)proposed?
35'. Wood siding on camp building and most small buildings. Half timber on theater. Metal on
Pavilion. Cast Stone on Jewel House.
b. What views in the immediate vicinity would be altered or obstructed?
None.
c. Proposed measures to reduce or control aesthetic impacts, if any:
None.
11. LIGHT AND GLARE
a. What type of light or glare will the proposal produce? What time of day would it mainly occur?
None.
b. Could light or glare from the finished project be a safety hazard or interfere with views?
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.
12. RECREATION:
a. What designated and informal recreational opportunities are in the immediate vicinity?
Camping, fishing, swimming, shellfishing, hiking, boating, picnicking.
b. Would the proposed project displace any existing recreational uses?if so, describe.
No.
c. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be
provided by the project or applicant, if any:
None.
13. HISTORIC AND CULTURAL PRESERVATION:
a. Are there any places or objects listed on, or proposed for, national, state, or local preservation registers known
to be on or next to the site? If so, generally describe.
No.
b. Generally describe any landmarks or evidence of historic, archaeological, scientific, or cultural importance
known to be on or next to the site.
None.
c. Proposed measures to reduce or control impacts, if any:
None.
14. TRANSPORTATION:
a. Identify public streets and highways serving the site and describe proposed access to the existing street
system. Show on site plans, if any
Access is on Highway 3. Details for access are included in the Traffic Impact Study
previously submitted to WSDOT.
b. Is site currently served by public transit?If not, what is the approximate distance to the existing street system?
Show on site plans, if any.
Yes. Mason Transit runs buses along Highway 3. The nearest regular stop is 1 mile east.
c. How many parking spaces would the completed project have How many would the project eliminate.
I will create approximately 100 permanent parking spaces and an additional 100 - 430 cars
can be parked in multipurpose and overflow areas, depending on event configuration. No
parking spaces will be eliminated.
d. W1l/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).
No new roads are required. WSDOT, in response to the Traffic Impact Study previously
submitted, has already specified certain Highway 3 improvements for the project.
J
e. Will the project use (or occur in the immediate vicinity of) water, rail, or air transportation?If so, generally
describe.
No.
f. How many vehicular trips per day would be generated by the completed project: If known, indicate when peak
volumes would occur.
Details for Trip Generation are included in the Traffic Impact Study previously submitted to
WSDOT.
g. Proposed measures to reduce or control transportation impacts, if any:
None.
15. PUBLIC SERVICES:
a. Would the project result in an increased need for public service (for example. fire protection, police protection,
health care, schools, other)?If so, generally describe:
Events with large numbers of people may result in more 911 calls than, for example, a single
family residence.
b. Proposed measures to reduce or control direct impacts on public services, if any:
I will hire Sheriffs deputies and other emergency personnel for events as recommended by
local agencies. I will also seek their advice in devising and instituting onsite safety measures
to minimize emergency calls.
16. UTILITIES:
a. Circle utilities currently available at the site: electricity, natural gas, water, refuse service, telephone, sanitary
sewer, septic system, other:
I have electricity, septic, telephone, and water onsite. We also use LP. For larger events, we
will contract for dumpsters. Otherwise I have garbage hauling capability.
b. Describe the utilities that are proposed for the project, the utility providing the service, and the general
construction activities on the site or in the immediate vicinity which might be needed.
We will construct a public water system, which will require trenching to various locations
around the property. Our PUD 3 power transformers are already in but additional trenching
will be needed to run to new buildings.
Signature:
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.
Signature.- .
9 �
Date submitted: q k o16
ESA LISTED SALMONIDS CHECKLIST
Applicant Information Project Information
Gregg Paisley
4919 Lakeridge Drive East
Lake Tapps, WA 98391
253-709-1887
Location of projects:
4911 East State Route 3
Shelton, WA 98391
Description: Events Center
This worksheet was designed to help project proponents, and government agencies, identify when a
project needs further analysis regarding adverse effects on ESA(Endangered Species Act) listed
salmonids. Salmonids are salmon, trout and chars, e.g. bull trout. For our purposes, "ESA Listed
Salmonids" is defined as fish species listed as endangered,threatened or being considered for listing.
If ESA listed species are present or ever were present in the water shed where your project will be
located, your project has the potential for affecting them, and you need to comply with the ESA. The
questions in this section will help determine if the ESA listings will impact your project.
The Fish Program Manager at the appropriate Department of Fish and Wildlife(DFW)regional office can provide information
for the following two questions.
1.Are ESA listed salmonids currently present in the watershed in which your project will be located?
YES NO Please describe.
2. Has there ever been an ESA listed salmonid stock present in this watershed?
YES NO Uncertain Please describe.
Answer: The rear property line of my property is about 700'from Cranberry Creek, which has salmon.
However, runoff from my property runs away from Cranberry Creek, not towards it. Nothing I do on
my property is likely to affect Cranberry Creek. The front property line of my property is about 1100 -
1300 feet from Oakland Bay, and my stream empties into Oakland Bay.
If you answered "yes" to either of the above questions,you should complete the remainder of this
checklist.
April 2003
_J
PROJECT SPECIFICES: The questions in this section are specific to the project and vicinity.
1. Name of watershed: Unknown
2. Name of nearest waterbody: Oakland Bay
3. What is the distance from this project to the nearest body of water: 1100 - 1300 feet to Oakland Bay.
Often a buffer between the project and a stream can reduce the chance of a negative impact to fish.
4. What is the current land use between the project and the potentially affected water body (parking lots,
farmland,etc.)?Residental, farmland, vacant pasture and forest.
5. Is the project above a:
* natural permanent barrier(waterfall) NO
* natural temporary barrier(beaver pond)NO
* man-made barrier(culvert, dam)YES, culvert which poses no barrier
* other :ex lain
( P )
6. If yes, are there any resident salmonid populations above the blockage? NO
7. What percent of the project will be impervious surface(including pavement&roof area)? No more
than 5%for buildings, 2%for roads.
FISH MIGRATION: The following questions will help determine if this project could interfere
with migration of adult and juvenile fish.
Both increases and decreases in water flows can affect fish migration.
1. Does the project require the withdrawal of:
a. Surface water?NO
b. Ground water?YES: well for drinking
Amount: less than 5,000 gpd
From where: well (see site plan)
Depth of well: 97'
2. Will any water be rerouted: NO
3. Will there be retention or detention ponds?Possibly, depending on storm water design
If yes, will this be an infiltration pond or a surface discharge to either a municipal storm water system
or a surface water body? Infiltration, no discharge
If to a surface water discharge,please give the name of the waterbody.
4. Will this project require the building of new roads?YES
Increased road mileage may affect the timing of water reaching a stream and may impact fish habitat.
5.Are culverts proposed as part of this project?YES
6. Will topography changes affect the duration/direction of runoff flows?NO
7. Will the project involve any reduction of the floodway or floodplain by filling or other partial
blockage of flows?NO
WATER QUALITY. The following questions will help determine if this project could
Adversely impact water quality. Such impacts can cause problems for listed species.
Water quality can be made worse by runoff from impervious surfaces,altering water temperature,discharging
contaminants,etc.
1. Do you know of any problems with water quality, in any of the streams, within this watershed?YES.
My stream has shown bacteria of unknown origin(though it has been shown not to be from septics)and
is being monitored by local agencies.
2. Will your project either reduce or increase shade along or over a waterbody? Increase.
Removal of shading vegetation or the building of structures such as docks or floats often results in a change in shade.
3. Will the project increase nutrient loading or have the potential to increase nutrient loading or
contaminants(fertilizers, other waste discharges, or runoff)to the waterbody?NO
4. Will turbidity be increased because of construction of the project or during operation of the project?
YES, for the day or two while stream crossing and/or trenching is occurring.
In-water or near water work will often increase turbidity.
5. Will your project require long term maintenance, i.e. bridge cleaning,highway salting, and chemical
sprays for vegetation management, clearing of parking lots?
NO
VEGETATION: The following questions are designed to determine if the project will affect
riparian vegetation,thereby,adversely impacting salmon.
1. Will the project involve the removal of any vegetation from the stream banks:
NO, except we occasionally trim the blackberry bushes.
If yes, please describe the existing conditions,and the amount and type of vegetation to be removed.
2. If any vegetation is removed, do you plan to re-plant?
YES, depending on the advice we get from the MCCD, we might try to replace blackberry bushes with
something more manageable and that provides more shade, some sort of native vegetation.
Appendix
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