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Port Materials.pdfPORT OF E D M 0 N D S 336 Admiral Way Edmonds, WA 98020-7214 • (425) 774-0549 • FAX (425) 774-7837 • www.portofedmonds.org December 15, 2014 Kernen Lien, Senior Planner City of Edmonds Community Services Department Planning Division 121 5th Avenue North Edmonds, WA 98020 F 1 �If DEC 15 2014 DEVELOPMENT SERVICES SUBJECT: NEW PORT OF EDMONDS PUBLIC RESTROOMS - SHORELINE PERMIT APPLICATION Dear Mr. Lien; The Port of Edmonds is submitting an application for a shoreline substantial development permit required for the permanent placement of two new modular construction public restroom facilities within the Port's upland marina area. One of the new public restrooms will replace an existing restroom facility which is reaching the end of its useful life. It will be located at the same location adjacent to the northwest corner of the Port's dry -stack boat storage yard. The other new public restroom, which also will include shower facilities, will be located just east of the Port's overhead boat launch a short distance south of the marina office. The Port participated in a pre -application meeting with City of Edmonds staff for this proposal on October 30, 2014. This application includes the following application materials: • Land Use Application • Adjacent Property Owner List • WAC 173-27-180 Application Requirements - Consistency Narrative and Permit Data Sheet • Edmonds Shoreline Master Program, Urban Design Development Regulations and Comprehensive Plan Urban Design Policies Applicable Standards, Requirements and Criteria - Consistency Narrative • ECDC 23.10.155.E View Corridor Protection Requirements - Consistency Narrative • Color Elevation Views of both Proposed Restroom/Shower Facilities • Site Plans with Height Calculations We look forward to working with you to complete this permitting process in a timely and successful manner. Sincerely, Robert E. M Chesney Executive Director Port of Edmonds 911TUM l'OM.M 6:551MITIM. 1[0=- roro =I,- a I =ffmml a ff• i .... -IgL &!ATjjw- Yes I I UM - • l 11 11-T-TOTH U t 156T 3 •; - The proposed use is the installation two modular type restroom facilities at the Port of Edmonds marina. The Taos restroom facility will replace a slightly smaller and similar type of restroom facility which has reached the end of its useful life. It will be placed at the same location as the existing facility. The dimensions of this facility are: 20 feet by 26 feet and 12 feet in height. It will be located 25 feet landward of the existing ordinary high water mark (OHWM). The Cheyenne restroom facility is a new marina element. It will also include a shower as well as restroom component. It will be located close to the Port of Edmonds overhead boat launch facility and marina office. The dimensions of this facility are: 26 feet by 30 feet and 12 feet in height. It will be located located 96 feet 6 inches landward of the OHWM. The primary purpose of both of these facilities will be to serve marina boaters and Port staff. Installation of these new and improved facilities will also enable the Port to subsequently upgrade and expand another nearby existing restroom facility that currently is heavily used by both marina boaters and the general public. This restroom facility is located in the same building as the marina office. Both the Taos and Cheyenne restroom facilities will be manufactured off -site and brought to the site in large modular sections to be installed. A small amount of subsurface excavation will be required to install the foundation footings and utilities needed for both buildings. The Taos facility will use the utilities already in place for the restroom facility it is replacing. Water, sewer and power utilities for the Cheyenne facility will be extended to it from utility systems either already in place in close proximity at the marina and/or from nearby Admiral Way. Both new facilities will be located on existing impervious paved surface areas of the marina. No natural or landscaped vegetated areas will be removed or disturbed as part of their installation. No other significant on site or off -site improvements will be required. Two existing handicapped parking spaces and up to nine standard marina parking spaces will be displaced by the Cheyenne facility. The displaced standard marina parking spaces will include three spaces that will be converted to two replacement handicapped parking spaces that will adjacent to the eastern side of the new Cheyenne facility. The Port of Edmonds has recently opened up an additional visitor parking area with more than 50 parking spaces. This parking facility more than offsets the permanent loss of the seven standard parking spaces created by the proposal. This new parking area is located directly east of the Cheyenne facility site on the eastern side of Admiral Way. enclosure;The area immediately surrounding the Taos facility location includes a variety of marina elements. These include: the Port of Edmonds dry stack boat storage area to the south and southeast; marina parking areas to the east and north along with an adjoining trash collection and public shoreline walkway and in -water marina boat • _ and dock access points The area immediately surrounding the Cheyenne facility location also includes a variety of marina elements. These include: an underground marine fuel storage facility, marina office and restaurant building and marina parking areas to the north; marina parking areas to the south and east including an adjoining trash collection enclosure; and a public shoreline walkway, overhead boat launch facility, in -water marina boat slips, floating bait shop and dock access points to the west. The Taos facility is located near the center of an 6.1 acre parcel (assessor parcel number 27032600200100). The triangular western boundaries of this parcel extend out into the central in -water portion of the southern half of the Port of Edmonds Marina. Its southern boundary runs along the southern edge of the marina. Its eastern boundary follows the eastern edge of the marina and its northern boundary bisects the marina parking area located east of Admiral Way. See the permit application Taos facility parcel map for additional information (Exhibit A). The Cheyenne facility is located near the center of a 14.22 acre parcel (assessor parcel number 27032300401400). The western boundary of this parcel extends out into the central in -water portion of - northern half of the Port of • •southern northern boundary of the marina parcel in which the Taos facility will be located. Its eastern boundary abuts the western edge of Admiral Way and its northern boundary follows the northern edge of the marina. See the permit application Cheyenne facility parcel map for additional information(Exhibit All of the Taos facility site and the land immediately surrounding it is at the same elevation and level grade. Installation of this facility will not required any alterations to existing land contours on or near the proposal site. The land located north, west and south of the Cheyenne facility is at the same elevation and level grade. The land on the Taos facility site and the land located immediately to its east has a very gradually slope to the east. Installation of this facility will not required any significant alterations in existing land contours on or near the proposal site. A small 12 to 16 inch increase in existing site grade adjacent to the eastern portion of the new facility may be required to construct a level six-foot wide pedestrian walkway access to its four east side shower room entrance points. ,o wetlands will be altered or - as part of the installation of either - TaosCheyenne installationrestroom facilities. The nearest existing wetlands are located several hundred feet east of both facility sites. «:..w y:,p :y #< , M The northern edge of theTaos facility site is located adjacent - to an existing -- n_,_©n,®_ landscaped planting border. : planting area contains evergreen shrubs and medium size pine and deciduous trees. None : this ,:n,_®_< be altered ,removed. -..:, ..-� � „� : . �. �. , y. .., , ■»�■ _■_�- 4 :- . .. . _.._ ,_: , MINIMUM z.:=.- 61112141,16 ».� -: ._- , _ :_ ■- _:� �., • , Loll «-V » Lei --:,_��-_®:: , _®®■,®-,.-. Improvements Please referto the permit application Site plans (Exhbits C - H forthe Cheyenne fad|i site an ExbitsI- mfrtheTaofd|i Site) forthis information. < .16 *... .;�� Because<,r facility is replacing = similar <■ only slightly » © type of ® » 4,. facility at the same location,no additional z■::=,. is proposed. Existing landscaping adjacent 4 the facility will be ®sn-. �.,�.�..� 2� <_-« w< ■. ,.y�,.y.� w...<:.�_,<�,-< < l,. _ ,:_,�. ° ®,.®.a - ♦ ©.-,�.: a ■ ., .-. : ®. ®. <=!« <«:»>.x«:«, !:.© 1111 ^ ««;<,© a Because of their small size andtype of use neitherthe Tam facility ( replacement mdmom d|i!)orthe Cheyenne facility will create any on or of site impacts that will require mitigation. 5�� :z- :,w�,� ■� : ...y.:■. :._., - . w�= °���.�. < »��_ -:..... _. <�- -��� ■. .�, m .<�.�. y.... <-: »=.»i �� <■ «.� i. - w-= : ■a ^■- _� =,»4.t■ » „ t,wt<� « & » ,� < ® ���:i-,��.,.k» » � ■�f»»�.�».w�,- z� _ » w-#4� �»» w■�• 2t »■<»�< - ».w ■� z , ,^ « J ■<,.:_ , ■l.-t . »� » ® z�« 4 placement of facility foundations and utility connection trenching is required, the total amount is anticipated to be less than 50 cubic yards. All excavated material will be disposed of at an approved fill material placement location. The composition of any excavated soil material is anticipated to be a combination of sandy, gravelly fill type materials originally used to construct the upland portions of the marina. Please refer to the permit application vicinity map (Exhibit N). parking area landscaping trees; and (c) the existing elimination of most of the potential view of Puget Sound from this linear public area created by the in -water marina's large metal boat slip roofs and support structures. 4. The Taos facility proposal is also fully consistent with the applicable mixed -use commercial use regulations for the establishment and preservation of required view corridors contained in the City of Edmonds Shoreline Master Program (MC 23.10.155E.) The Taos facility will be located just to the south of an existing 240-foot wide protected view corridor for the underlying marina land parcel that extends to its northern boundary. This protected view corridor meets the required width requirement and other view protections provisions applying to this parcel. 5. The closest residential uses which have Puget Sound views that could potentially be affected by the proposed the Cheyenne facility are also located at the Point Edwards residential condominium complex. These residential uses are located more than 1,000 feet southeast from the proposal site. They are also located at elevations approximately 50 to 30 or more feet higher than the proposal site. Site view analysis from this residential use location has confirmed there will be no discernible Puget Sound related view impacts created by the Cheyenne facility for residential uses at this location because of: (a) the small size of the Cheyenne structure; and (b) the already noted significant distance and elevation differences between the viewers at this location and the proposal site. 6. The closest public areas which currently have only very limited Puget Sound views, that could potentially be affected by the proposed Cheyenne facility are located on Admiral Way and its public sidewalks. The closest western edges of this linear public area are located approximately 200 feet east of the proposal site. The elevation of this public area is approximately the same as the proposal site. Site view analysis from this public area used the roofline of an existing trash collection enclosure structure adjacent to the proposal site with a slightly lower height (10 feet versus 12 feet for the proposal) as a reference point to confirm there will be no discernible Puget Sound related view impact created by the Cheyenne facility for public area users on this linear corridor because of: (a) the small size of the Cheyenne structure and its only slightly higher elevation than the trash collection enclosure structure and its only modestly wider width than the existing trash enclosure structure (26 feet versus 12 feet); (b) the existing partial screening of the proposed Cheyenne facility and Puget Sound provided by some of the existing trees and other minor structures located in the marina parking area landscaping areas immediately east of the proposal site; and (c) the extensive existing elimination of most of the potential view of Puget Sound from this linear public area created by a combination of the in - water marina's large metal boat slip roofs and support structures and the upland marina's large overhead boat launch structure. 7. The Cheyenne facility proposal is also fully consistent with the applicable mixed -use commercial use regulations for the establishment and preservation of required view corridors contained in the City of Edmonds Shoreline Master Program (EMC 23.10.155E.) The Cheyenne facility will be located substantially southof an existing 400-foot wide protected corridor for•_ • marina land parcel that extends • the existing Edmonds Club building • • the existing Arnies Restaurant building. This protected vi-corridor meets- required width requirementand other view protection provisions applying to this parcel. Proiect Area ##2 - 27032300401400, -1401, 27032600200100 lownohita:27 Rarnge:3 Section:26 I Parcels 0 Selected Parcels N Snohomish County disclaims any warranty of merchantability or Parcel(s) of Interest warranty of fitness of this data (or map) for any particular purpose. either express or implied. No representation or warranty is made data Snohomish County W E concerning the accuracy, currency, completeness or quality of Mailing Radius (300 feet) depicted. Any user of this data (or map) assumes all responsibility Application Provided by: for use thereof, and further agrees to hold Snohomish County harmless from and against any damage, loss; or liability an Information ServiceslGlS PLSS Grid S from any use of this data (or map). Produced 12/4/2014 Project Area #1 - 27032600200100 & 2703230C ], 0 >> 0 0 41 Township:27 Range:3 Section:26 Parcels 0 Selected Parcels N Snohomish County disclaims any warranty of merchantability or Parcel(s) of Interest warranty of fitness of this data (or map) for any particular purpose either express or implied. No representation or warranty is made Snohomish Count y W E concerning the accuracy, currency, completeness or quality of data Mailing Radius (300 feet) depicted. Any user of this data (or map) assumes all responsibility Application Provided by: for use thereof, and further agrees to hold Snohomish County harmless from and against any damage, loss, or liability arising Information ServiceslGlS PLSS Grid S from any use of this data (or map). 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BY HUMPHREY, INC. OPTIONAL 18°K35' SS NIRROR-- HAND DRYER - FASTAIRE REMOTE DUPLEX POWER P01DEL - HD03 OUTLET AS MFR. BY HUMPHREY, INC, OPTIONAL 18°x36° SS MIRROR OCCUPANCY SENSOR OPERATED EXHAUST FAN INFRARED / ULTRASONIC OCCUPANCY SENSOR d i TOILET TISSUE DISPENSER / 1 1/2' STAINLESS / \ STEEL VERTICAL m GRAB BAR > - M N 19° 36 77 1/2' 41' 40 1/2' 34' 21' 40' INTERIOR ELEVATION -WOMEN°S RESTROOM INTERIOR ELEVATION - MEN'S RESTROOM — WOMENS OPPOSITE HAND VANDAL RESISTANT WALL HUNG DUPLEX OUTLET 2-BULB 4' FLOURECENT LIGHT FIXTURE OCCUPANCY SENSOR ACTIVATED (240-CP-2-32FL-T8-HPF-120-FNL) 9W NIGHT LIGHT TO BE PHOTOCELL ACTIVATED 21' 7F 34' —Iz- 40 1/2' - ' ; 41' s¢' 77 1/2' — INTERIOR ELEVATION - MEN°S RESTROOM OCCUPANCY SENSOR OPERATED EXHAUST FAN CONCEALED TYPE FLUSH VALVE W/ PUSH BUTTON, TYP 1 1/2' STAINLESS STEEL GRAB BAR ro 1®°FOR REFERENCE L INFRARED / ULTRASONIC CK MI mum INTERIOR ELEVATIONS 96 10'-4' -4. 4`8' 41 10'-4' 4', � --IF ------------------------- r - - - - - - - - - - - - - - - - - - - - SERVICE PANEL F] 0 4­3' 30 GAL 66 101 1 COAT HOOK 48' AFF TYP 2 PUS I-- - - - - - - - --- - - - - ------- ---- ]�_y - - - - - - - - - - - - - - - - --- ---- FLOOR �BRAIN (TYP 5 PLCS) \-OPTIONAL ADA ROOF LINE ABOVE DRINKING FOUNTAIN 3­0' 3'-4' 3'-4' T-Ir alp FLOOR PLAN 21-,Ilxl(r LEXAN (TYP RE C E- FV Ire n DEVELOPMENT SERVICES FOR RH SIDE ELEVATION 'REFERENCE 1R."IMIMMMO V-6- m mapquest f., �, ail'-��1 ' ,. ..,i l�Y :-`i 111•'r!il F'il % I(e?('):. pollofttof Oraos Cheyehv�e replArzvneht Res�oom5 Re s+ Shawers POLICIESNEW PORT OF EDMONDS MARINA PUBLIC RESTROOMS Shoreline Substantial Development Permit Application CONSISTENCY NARRATIVE RE: APPLICABLE CITY OF EDMONDS CODES, PLANS AND 23.10.060 Shoreline Use Element Goals and Policies - The proposed replacement marina public restroom (Taos facility) and new proposed new marina public restroom and shower facility are fully consistent with all the applicable provisions of this section of the Edmonds Shoreline Master Program (ESMP). As a required support element of a public marina they are classified as a shoreline dependent use which is given priority use status by the provisions of subsection 12.b.ii(®). site. They are also located at elevations approximately 50 to 30 or more feet higher than the proposal site. Site view analysis from the lower elevation portion of this residential use location, (using the existing restroom structure to be replaced by the Taos facility as a reference point), has confirmed there will be no discernible Puget Sound related view impacts created by the Taos facility for residential uses at this location because of: (a) the small size of the Taos structure; (b) the existing visual screening of the new Taos facility provided by the adjoining much taller dry -stack boat storage facility and its landscape buffer of 20 to 30 foot high evergreen trees; and (c) the already noted significant distance and elevation differences between the viewers at this location and the proposal site. 3. The closest public areas which have limited Puget Sound views that could potentially be affected by the proposed Taos facility are located along Admiral Way and its sidewalks. The closest western edges of this linear public area are located approximately 250 feet east of the proposal site. The elevation of these public areas is approximately the same as the proposal site. Site view analysis from these public areas, (using the existing restroom building at the proposal site with the same approximate height and slightly less width), confirmed there will be no discernible Puget Sound related view impacts created by the replacement Taos facility for public area users on this linear corridor because of: (a) the small size of the Taos structure and its very similar height and its only slightly wider width than the existing restroom building; (b) the substantial visual screening of the existing restroom building, the proposed Taos facility replacement and Puget Sound created by the adjoining much taller dry -stack boat storage facility and its landscape buffer of 20 to 30 foot high evergreen trees and the other marina parking area landscaping trees; and (c) the existing elimination of most of the potential view of Puget Sound from this linear public area created by the in -water marina's large metal boat slip roofs and support structures. ! ••• - - - - • • • • • • - - water marina's large metal boat slip roofs and support structures and the upland marina's large overhead boat launch structure. They are also fully consistent with the public view corridor provisions of policy B.3, (please refer to the consistency response to use regulation 23.10.15.1 below for further explanation). 3.10120 Shoreline Uses, Developments and Activities - The proposed restroom facilities are substantial development permit allowed uses in the Urban Mixed 2 Shoreline Environment designation because they are an essential element of the Moorage structures and facilities allowed use as shown in the use matrix. 23.10.145 General Regulations - Public Access - The proposed restroom facilities are fully consistent with all of the applicable portions of these regulations. Neither facility will create any additional demand for public access or interfere with existing nearby public access walkways. 23.10.155 Use Regulations - Mixed -use Commercial - The proposed restroom facilities are fully consistent with all of the applicable portions of these regulations. This includes the code section E. Permitted Uses provisions as noted in the previous consistency response to 3.10.120, the section D. Required Yards provisions including being located more than 15 feet landward of the OHWM, section E. Required View Corridors provisions, (see following detailed response) and section G. Height provisions because both proposed facilities will only be 12 feet above average grade level. 1. The Taos facility proposal is fully consistent with -.. _.- e commercial use regulations forthe establishment -required view corridors contained in protectedsection E. The Taos facility will be located just to the south of an existing 240-wide protected view corridor for the underlying marina land parcel that extends to its northern boundary. This - the required width requirement -view protections provisions applying to this approximately 760-foot average width parcel. 2. The Cheyenne facility proposal is also fully consistent with the applicable mixed -use commercial use regulations for the establishment and preservation of required view corridors contained in this code section. The Cheyenne facility will be located substantially south of an existing 400-wide protected view corridor for the underlying marina land parcel that extends from the existing Edmonds Yacht• building • R the existing Arnies Restaurantbuilding. This protected view corridor meets the required width requirement and other view protection provisions applying to this approximately 1, 1 55-foot average width parcel. 23.10.210 General Regulations - Land Surface Modification - The proposed restroom facilities are fully consistent with all of the applicable portions of these regulations. It is consistent with the provisions of section B. because no "unique or significant natural area of flora or fauna will be destroyed" and it will satisfy all of the applicable criteria of this section, especially criteria 1, 3 and r Most significantly,the very minor• of land modification 20.11.030 - Criteria - The proposed restroom facilities are fully consistent with all of the applicable portions of these regulations. Consistent with the provisions of section A. Building Design and CA Other Criteria, the small size, location and simple design of these structures along with the use of compatible exterior materials and muted colors will prevent any conflict with "the existing and planned character of the nearby area" of the marina. The proposed restroom facilities also are also consistent with applicable: section A criterion 2. by avoiding "excessive brilliance or brightness" in their exterior finishes; criterion 3. by not having any significant unscreened "Mechanical equipment or other utility hardware on the roof, grounds or buildings"; and criterion 3. by not having any "Long, massive or monotonous building facades". Consistent with section B. Site Treatment, both restroom facilities will meet all applicable criteria in this section dealing with grading, landscaping, screening, materials and lighting. Very minimal site alteration will be required to install these two new facilities as described in more detail in the other application documents (see WAC 173-27-180 Application Consistency Narrative and Permit Data Sheet). !u!t• • • . • ! •.- .. C. Design Objectives for Site Design - Although these site design objectives have limited specific applicable to these very small scale proposed restroom facilities located within existing Port of Edmonds marina parking areas, they are consistent with their overall purpose and intent. For example, both new facilities will assist in maintaining a safe pedestrian friendly environment with the nearby marina shoreline walkway by having their primary entrances located on their shoreline facing sides and by being located between the shoreline walkway and the marina parking areas and dry stack boat storage area (Objectives C.2.c, C.2.d and C.5.b). They are also consistent with Objective CA Ia by preserving adjacent mature trees and landscaping and Objectives C.1.a and C.14.c by creating a visual barrier between the marina's dry stack boat storage area, marina parking area cars, trucks and boat trailers and the marina shoreline walkway and scenic shoreline areas. D. Design Obeectives for Building Form - The proposed - • • r _ - are consistent scaleall of the applicable portions of these design objectives. Based on their location, low height and small as described in moredetail in previous viewcorridor related policy and regulation consistency responses, both facilities are fully consistent with all of the Design Objectives for Height listed in D.1. The small scale, low profile, design, location and shoreline front facade orientation of both restroom• - to • - consistent with all • ` the applicable Design Objectives for Massing, Roof Modulation and Wall Modulation identified D.2, D.3 and D..„ S see Exhibit O (Cheyenne facility) and Exhibit P (Taos facility) for additional building fagade renderings and additional information. F. Design Objectives for Specific Areas - The proposed restroom facilities are consistent with all of the applicable portions of these design objectives. The objectives in F.3 have limited applicability but both restroom facilities are set back from the waterfront edge more than required by the City's Shoreline Master Program in order to provide a suitable buffer area (objective F.3.) As already documented in the previous view corridor requirement consistency responses both restroom facilities are fully consistent with Waterfront Site Design objective FA.a. Regarding the F.5 Waterfront Landscaping objectives, existing site landscaping is being retained adjacent to both proposed restroom facility sites which will meet all four of these objectives. e TAOS SECTIONAL UPPER WALL: BOARD 9. BATT [SNOWWHITEI LOWER WALL: NAPA VALLEY DVIOUNTAIN BLEND] ROOF TEXTURE: RIBBED METAL [HARBOR BLUE] I v E DEC 15 2014 Precast Products DEVELOPMENT SERVICES C\ TAO i SECTIONAL UPPER WALL: BOARD & BATT [SNOW WHITE] LOWER WALL: NAPA VALLEY [MOUNTAIN BLEND] ROOF TEXTURE: RIBBED METAL [HARBOR BLUE] RECEIVED DEC 15 2014 DEVELOPMENT SERVICES Precast Products CHEYENNE SECTIONAL UPPER WALL: BOARD & BATT [SNOW WHITE] LOWER WALL: NAPA VALLEY [MOUNTAIN BLEND] ROOF TEXTURE: RIBBED METAL [HARBOR BLUE] RECEIVIEZ) DEC 15 2014 DEVELOPMENT SERVICES Precast Products CHEli UPPER � BOARD 8 LOWER NAPA VA ROOF TEXTURE: RIBBED METAL [HARBOR BLUE] R-ECOMD, DEC 15 2014 Precast Products DEVELOPMENT SERVICES po'-� OF f-:-:Wmv� NF--Rj PLiFIT-111-1- k'T-� 40,MPONE, NovF-mgE-9, —0-014- Fla 0 V\9 "I t-4 j k.4 gj Ne�u/ I -A Dom vv�o& 60NL-PF--T'F- I�PFON tS)TALk OOA-r 557�PA6;t-' lgp-ojq 25 � 70 '20' i7 r-'iFNe-ir- Y, avid ADA 5 R a Ju ov� o, �10 ovv YV c-, R E c E D X W!q Y J:e P LA 0 DEC I A'2014 n 1.1 il 117) HVE-LOPMENT SERMES TE� UOAT i �',, G! e PD of :1� ! ►fie CL Pe RECEIV Ell e E I e c � � vv � _ -- _ � - a��,i - va Of a OA CE ty t R ® 5 C D&or oo Faces: B -rc) ORWM e O�-_.� , f' ' j �.j a (�A aN`=Ff f —TD r--:--� D