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SM-08-22 Staff Report.pdf-,PC.1S9v CITY OF EDMONDS 121 5TH AVENUE NORTH • EDMONDS, WA 98020 • (425) 771-0220 • FAX (425) 771-0221 Website: www.ci.edmonds.wa.us DEVELOPMENT SERVICES DEPARTMENT Planning • Building • Engineering GARY HAAKENSON MAYOR PLANNING DIVISION REPORT & RECOMMENDATION TO THE HEARING EXAMINER To: LeAnna To eill, Hearing Examiner From: ennifer Machug Planner Date: June 25, 2008 File: SM -2008-0022 — Application for a Shoreline Substantial Development Permit to allow a 10,120 square foot boat sales and repair shop (Jacobsen's Marine) to be located at 345 Admiral Way. Hearing Date, Time, and Place: July 3, 2008, At 3:00 PM, Brackett Room, 3rd Floor City Hall 121 5th Ave. North TABLE OF CONTENTS Section Page I. INTRODUCTION......................................................................................................................................... 2 A. APPLICATION INFORMATION...................................................................................................................2 B. RECOMMENDATIONS.............................................................................................................................. 2 IL FINDINGS OF FACT AND CONCLUSIONS...........................................................................................2 A, SITE DESCRIPTION.................................................................................................................................. 2 B. ENVIRONMENTAL ASSESSMENT AND SEPA DETERMINATION................................................................ 3 C. EDMONDS COMMUNITY DEVELOPMENT CODE (ECDC) COMPLIANCE ................................................... 3 D. CITY OF EDMONDS SHORELINE MASTER PROGRAM............................................................................... 4 E. CITY OF EDMONDS COMPREHENSIVE PLAN............................................................................................7 F. TECHNICAL COMMITTCE........................................................................................................................ 8 G. PUBLIC COMMENTS....... ......................................................................................................................... 8 III. RECONSIDERATION AND APPEALS...................................................................................................8 A. REQUEST FOR RECONSIDERATION.......................................................................................................... 8 B. APPEALS .................................................................................................................................................9 C. TIME LIMITS FOR RECONSIDERATION AND APPEALS............................................................................... 9 IV. FILING WITH THE STATE....................................................................................................................... 9 V. ATTACHMENTS ................................................. .......... .......................................................... — ... I............. 9 VI. PARTIES OF RECORD.............................................................................................................................10 • Incorporated August 11, 1890 • Sister City - Hekinan, Japan I. INTRODUCTION The following is a staff report concerning the application by Shawn Rafferty with PKJB Architectural Group on behalf of Greg Jacobsen for a Shoreline Substantial Development Permit to allow a 10,120 square foot boat sales and repair shop (Jacobsen's Marine) to be located within 200 feet of the shoreline at 345 Admiral Way. The subject site is located within the Commercial Waterfront (CW) zone and within the Urban Mixed Use I shoreline designation. The following is the Edmonds Planning Division's analysis of and recommendation on the submittal. A. Application Information 1. Applicant: Shawn Rafferty with PKJB Architectural Group on behalf of Greg Jacobsen (Attachment 1). 2. Property Owner: Port of Edmonds (Attachment 1). 3. Site Location: 345 Admiral Way (Attachments 2 and 3). 4. Review Process: Shoreline Substantial Development Permit; Hearing Examiner conducts public hearing and makes final decision. 5. Major Issues: a. Compliance with Edmonds Community Development Code (ECDC) Chapter 16.55 (CW — Commercial Waterfront). b. Compliance with Edmonds Community Development Code (ECDC) Chapter 20.55 (Shoreline Permits). c. Compliance with Edmonds Community Development Code (ECDC) Chapter 23.10 (Shoreline Master Program). d. Compliance with the City of Edmonds Comprehensive Plan, B. Recommendations Based on the Findings of Fact, Conclusions and Attachments to this report, staff recommends APPROVAL of the Shoreline Substantial Development Permit for the proposed Jacobsen's Marine building subject to the following conditions: I. This project is subject to the applicable requirements contained in the Edmonds Community Development Code. It is the responsibility of the applicant to ensure compliance with the various provisions contained in these ordinances and to obtain all necessary permit approvals. 2. Pursuant to ECDC 20.55.060, "No construction authorized by an approved shoreline permit may begin until 30 days after the final city decision on the proposal." II. FINDINGS OF FACT AND CONCLUSIONS A. Site Description 1. Site Development and Zoning: a) Facts: (1) Jurisdiction: The subject property is owned by the Port of Edmonds. (2) Size: The site is approximately 36,000 square feet (0.$3 acre) in area with frontage on Admiral Way (Attachment 4). (3) Land Use: The site is currently a vacant gravel lot. SM -2008-22 / Jacobsen 's Marine / Staff Report. Page 2 of 10 (4) Zoning: The site is located within the Commercial Waterfront (CW) zone (Attachment 2). The site is also regulated by the City's adopted Shoreline Master Program, Title 23 of the Edmonds Community Development Code (ECDC). (5) Terrain and Vegetation: The site is relatively level. A critical areas determination was issued for Port -owned property that includes the subject site under File No. CRA -1994-0162. It was determined that the property does not contain and is not adjacent to any critical areas as defined by ECDC 23.40; therefore, a critical areas "Waiver" was issued. The site does not contain any existing vegetation; however, there are existing street trees located between the site and Admiral Way. 2. Neighboring Development and Zoning: a) Facts: (1) The surrounding sites to the northeast, west, and southwest of the subject site are also zoned Commercial Waterfront (CW) (Attachment 2). These surrounding sites are developed with parking, the marina, a restaurant, the Port offices, a workyard, and vacant land. (2) The BNSF railroad is located directly southeast of the subject property. (3) The properties to the southeast of the subject site (on the opposite side of the BNSF railroad) are zoned General Commercial (CG) and Open Space (OS) (Attachment 2). These surrounding sites are developed with the Harbor Square complex and left vacant as the Edmonds Marsh. B. Environmental Assessment and SEPA Determination a) Facts: (1) The Port of Edmonds acted as lead agency for SEPA review of the subject application. (2) A Determination on Nonsignificance (DNS) was issued by the Port of Edmonds on May 2, 2008 (Attachment 9). The environmental checklist is included as part of the Port's determination. (3) The Port of Edmonds sent staff a letter on May 20, 2008 stating that no comments were received on the Determination of Non -Significance (Attachment 10). b) Conclusions: (1) The applicant has complied with the requirements of the State Environmental Policy Act. C. Edmonds Community Development Code (ECDC) Compliance 1. ECDC 16.55 — Standards for the Commercial Waterfront (CW) Zone a) Facts: (1) ECDC 16.55.000 states that the purposes of the CW zone are to preserve areas for water dependant uses, protect natural features of the waterfront, encourage public use of the waterfront, and to ensure both physical and visual access the waterfront for the public. (2) The application materials are provided as Attachment 4, and updated materials in response to staff's request for additional information (Attachment 5) are provided as Attachments 6 and 7. SM -2008-22 /Jacobsen 's Marine / Stafj"Report Page 3 of 10 (3) The project description is given on the updated Sheet SD -1 submitted on June 18, 2008 (Attachment 7) of the plans as "Construction of a new 10,120 square foot premanufactured metal building for boat sales and repair on a 36,000 square foot lot in the Port of Edmonds. One half of the proposed building (5,060 square feet) will be for sale of boats and boat related equipment (engines, parts, etc.). The other half of the proposed building will be a shop (5,060 square feet) for repair of boats and boat related equipment. Approximately 14,000 square feet of the remaining lot will be used for new boat storage and display and temporary storage of boats due for repair." b) Conclusions: (1) The proposed use, as described by the applicant, is consistent with the CW zone in that it will be a combination of a marine -oriented service and retail uses. (2) The proposed building appears to be consistent with the minimum setback and maximum height requirements of ECDC 16.55.020. This will be verified during building permit review of the proposed project. (3) Any future uses of the site would also have to comply with the CW zone and the City's Shoreline Master Program. 2. ECDC 20.55 — Shoreline Permits a) Facts: (1) ECDC 20.55.020.A requires that in addition to the noticing requirements of ECDC 20.91, notice shall be given by publication in a newspaper of general circulation in Edmonds at least once a week on the same day of the week for two consecutive weeks. The last day of publication shall be at least 30 days before the first public hearing on the permit. b) Conclusions: (1) The subject application was received on April 4, 2008. A "Notice of Development Application" (Attachment 11) was posted on site (Attachment 12), mailed to the adjacent property owners within 300 feet of the site (Attachment 13), and published in the Herald newspaper (Attachment 14) on April 17, 2008. A notice of the assigned hearing date for the subject application (Attachment 15) was posted on site (Attachment 16) and mailed to the adjacent property owners within 300 feet of the site (Attachment 17) on May 22, 2008. Pursuant to the requirements of ECDC 20.55.020.A, the notice of assigned hearing date was published in the Herald newspaper on both May 27, 2008 and June 3, 2008 (Attachment 18). A City of Edmonds Shoreline Master Program i. Chapter 23.14 ECDC — Parts I &III, Shoreline Master Program Definitions and Environmental Designation a) Facts: (1) The site at 345 Admiral Way is designated "Urban Mixed Use 1" in the City's adopted Shoreline Master Program. (2) The following Definitions are included in the Shoreline Master Program: 23.10.045.295. "Mixed-use commercial /mixed-use developments" means shoreline developments which combine more than one separate but related activity into a coordinated package. Activities usually include one or more water -dependent uses with non -water -dependent uses. Drive-in businesses are not permitted. " SM -2008-22 / Jacobson's Marine / StaffReport Page 4 of I0 23.10.045. B. 540. "Water -related use" means a use or a portion of a use which is not intrinsically dependent on a waterfront location but whose economic viability is dependent upon a waterfront location because: a. Of a functional requirement for a waterfront location such as the arrival or shipment of materials by water or the need for large quantities of water: or b. The use provides a necessary service supportive of the water -dependent commercial activities and that the proximity of the use to its customers makes its services less expensive andlor more convenient. b) Conclusions-, (1) The proposed project is located within the "Urban Mixed Use T" shoreline environment under the adopted City of Edmonds Shoreline Master Program. (2) The proposed boat sales and repair use is considered to be a water -related use and a mixed-use commercial project. 2. Chapter 23.10 ECDC —Part 11, Shoreline Master Program Goals and Policies. a) Facts: (1) Among other goals and policies, the Shoreline Master Program includes the following policies directly applicable to this application: 23.10.060. B. 5. Water -dependent uses should have priority over non -water - dependent uses in the shoreline area. Nonetheless, uses such as drydocks, boat yards, and similar marine enterprises are incompatible with the character of the majority of the shoreline area and should be limited to specific designated areas. 23.10.060. B. 7, The pattern and distribution of land and water uses should be controlled and encouraged in order to enhance the shoreline natural systems, protect against their damage, and provide for their public use and enjoyment. 23.10.060. B. 8. Multiple use ofshorelines should be encouraged, with particular emphasis on the use of shorelines in "urban environments " which lends to the marine atmosphere of the Edmonds waterfront and which provides for shoreline use and enjoyment by large numbers of people for the purpose of discouraging the usurpation of the limited urban waterfront by any single use activity. 23.10.060. B. 9. Shoreline use should be compatible with its site, in harmony with adjacent uses, and consistent with long-range comprehensive planningfor waterfront use. 23.10,065.B.9. New shoreline light industrial and commercial development should be limited to that which is classified as water -dependent, water -related, or water -enjoyment uses and non -water -oriented uses which are not accessory to a water -oriented use should be discouraged and/or prohibited. 23.10.065. B. 12. Commercial activities in shoreline areas should be operated with minimum adverse impact on the quality of the environment of the shoreline and adjacent areas. 23.10.075. B. 9. Developments, uses and activities on or near the shoreline should not impair or detract from the public's access to the water. 23.10.085. B.2. Development in shoreline areas should be managed so that adverse impacts on aquatic and land plants and animals are minimized. 23.10.090. B.1. Wherever practicable, shoreline development should recognize the former and current use of much of the city's shoreline area for such uses as boatyards, railroads, ferry landings, logging, and industrial sites. SM -2008-22 / Jacobsen 's Marine /Staff Report Page 5 of 10 23.10.095. B. 1. The shoreline area within and south of the north boundary of the Brackett's Landing North Park, to the south city limits (generally the urban mixed-use shoreline environment) is one of the most scenic areas of the city. It also, to a large extent, establishes the visual identity of Edmonds. As such, both public and private development in these areas should be controlled and regulated to provide an urban environment which preserves or enhances the opportunity for the public to enjoy the scenic quality of the shoreline. 23.10.095. B. 2. Projects should be encouraged to provide "street furniture, " public art, related interpretative signage, landscaping and other amenities within or adjacent to the right-of-way of Railroad Avenue and Admiral Way to complement a pedestrian promenade along the shoreline. 23.10.095.8.3. New and remodeled developments should provide public view corridors adjacent to either the north or south property line to enhance public visual access to the Puget Sound and to provide for a visual link between the downtown and its waterfront roots. The location of the view corridor should be coordinated with the development of adjacent properties in order to maximize public visual access to the Puget Sound. Properties with significant frontage on the shoreline should consider providing view corridors in multiple locations so as to maximize public visual access to the shoreline. b) Conclusions: The policies listed above support several conclusions: (1) Water -dependent uses should have priority over non -water -dependent uses in the shoreline area. The subject site is not directly adjacent to the water (it is located across Admiral Way from the water). Therefore, a water -dependent use is not possible at this location, but a water -related use is very appropriate due to the site's close proximity to the water and the marina. The proposed boat sales and repair shop is a water -related use, and its proximity to the marina would allow it to support those water -dependent uses located within the marina. Its proximity to the marina also provides convenient access for boats that need to be repaired. (2) The proposed use is compatible with the surrounding uses. (3) The proposal would not detract from the public's ability to access the shoreline. (4) Shoreline use is to be "compatible with its site, in harmony with adjacent uses, and consistent with long-range comprehensive planning for waterfront use." 3. Chapter 23.10 ECDC — Part IV, Shoreline Master Program Use Regulations. a) Facts: (1) Pursuant to ECDC 23.10.120.13, mixed-use commercial projects within the Urban Mixed Use I shoreline environment require a Shoreline Substantial Development Permit. (2) ECDC 23.10.155 lists the use regulations applicable to mixed-use commercial projects (Attachment 19). b) Conclusions: (1) The proposed boat sales and repair shop is consistent with the use regulations applicable to mixed-use commercial projects provided in ECDC 23.10.155 (Attachment 19). (2) The subject site is shown as being approximately 180 feet from the bulkhead line (Attachment 4 -- Sheet G1). Therefore, the proposal is consistent with the requirements of ECDC 23.10.155.1) for buildings to be a minimum of 15 feet landward of the bulkhead and for parking to be a minimum of 60 feet landward of the bulkhead. SM -2008-22 /Jacobsen 's Marine /Staff Report Page 6 of 10 (3) Over 120 feet along the southern portion of the property and approximately 50 feet along the northern portion of the property is indicated as parking and boat storage area (Attachment 7). This is in compliance with the requirements of ECDC 23.10.155.E. I to maintain a minimum of 30 percent of the parcel width as a view corridor. (4) Pursuant to ECDC 23.10.155.G, the maximum allowed height is 30 feet above average grade. The building elevations received with the submittal of the design review application (File No. ADB -2008-29) indicate that the proposed structure will be 25 feet high (Attachment 8). Compliance with the maximum allowed 30 foot height limit will be verified with building permit review. E. City of Edmonds Comprehensive Plan a) Facts: (1) The City of Edmonds Comprehensive Plan designates the subject site as being within the Master Plan Development designation as well as the Downtown/Waterfront Activity Center. (2) Pages 25 through 37 of the City's Comprehensive Plan contain general goals as well as policy direction on the Downtown/Waterfront Activity Center. (3) The goal for the Downtown/Waterfront Activity Center that is applicable to the subject proposal includes the following: • Promote downtown Edmonds as a setting for retail, office, entertainment and associated businesses supported by nearby residents and the larger Edmonds community, and as a destination for visitors from throughout the region. (4) The policies for the Downtown/Waterfront Activity Center that are applicable to the subject proposal include the following: E.1. Ensure that the downtown waterfront area continues — and builds on — its function as a key identity element for the Edmonds community. E.2. Future development along the waterfront should support the continuation and compatible design of three regional facilities: Edmonds Crossing at Pt. Edwards; the Port of Edmonds and its master plan; and the regional parks, beaches and walkways making up the public shoreline. E. 5. Extend Downtown westward and connect it to the shoreline by encouraging mixed-use development and pedestrian -oriented amenities and streetscape improvements, particularly along Dayton and Main Streets. Development in this area should draw on historical design elements found in the historic center of Edmonds to ensure an architectural tie throughout the Downtown Area. Pursue redevelopment of SR -104 and the existing holding lanes once the ferry terminal moves to Point Edwards. E.6. Enhance Edmonds' visual identity by continuing its pedestrian -scale of downtown development, enhancing its shoreline character, and protecting and building on the strong.visual quality of the "5th and Main" core. E. 8. Improve and encourage economic development opportunities by providing space for local businesses and cottage industries and undertaking supporting public improvement projects. Ofparticular significance is the enhancement of economic development opportunities resulting from the Edmonds Crossing project and the enhancement of Edmonds as an arts and water -oriented destination. E. 11. Encourage a more active and vital setting for new retail, office, entertainment and associated businesses supported by nearby residents and the larger Edmonds community, downtown commercial activity and visitors from throughout the region. SM -2008-22 / Jacobsen 's Marine / Staff Report Page 7 of 10 E. 12. Support a mix of uses downtown which includes a variety of housing, commercial, and cultural activities. E. 14. Encourage opportunities for new development and redevelopment which reinforce Edmonds' attractive, small town pedestrian oriented character. Provide incentives to encourage adaptive reuse as an alternative to redevelopment of historic structures in order to preserve these resources. These historic structures are a key component of the small town character of Edmonds and it's economic viability. Height limits that reinforce and require pedestrian - scale development are an important part of this quality of life, and should be implemented through zoning regulations and design guidelines. E. 16. Provide for the gradual elimination of large and inadequately landscaped paved areas. (5) The portion of the city's Comprehensive Plan specific to properties within the Master Plan Development designation includes the following: Master Plan Development. The waterfront area south of Olympic Beach, including the Port of Edmonds and the Point Edwards and multi modal developments. This area is governed by master plans for the Port of Edmonds, Point Edwards, and the Edmonds Crossing project as described in an FEIS issued on November 10, 2004. These areas are also developed consistent with the City's Shoreline Master Program, as it applies. b) Conclusions: (1) The proposal is consistent with the Comprehensive Plan. (2) The boat sales and repair shop will provide for a more active and vital setting for new uses within the downtown area. (3) The proposed project will eliminate the vacant grave] site and will replace it with a more attractive site development. (4) The subject site is designated as "Mixed Use Area' in the Port of Edmonds Master Plan (Attachment 20). The subject proposal is consistent with the uses designated for this area in the Port's Master Plan. (Attachment 20) F. Technical Committee The proposed Shoreline Substantial Development Permit has been reviewed and evaluated by the Engineering Division as well as the Public Works, Fire, and Parks and Recreation Departments. All of these divisions/departments have chosen to defer comments on this request until their review of the applicable building permit applications (Attachments 21 through 24). G. Public Comments No public comments were received during review of the subject application. III. RECONSIDERATION AND APPEALS The following is a summary of the deadlines and procedures for filing reconsiderations and appeals. Any person wishing to file or respond to a recommendation or appeal should contact the Planning Division for further procedural information, A. Request for Reconsideration Section 20.100.010.G allows for the Hearing Examiner to reconsider his/her decision or recommendation if a written request is filed within ten (10) working days of the date of the initial decision by any person who attends the public hearing and signs the attendance register and/or SM -2008-22 / Jacobsen 's Marine / Staff Report Page 8 of 10 presents testimony or by any person holding an ownership interest in a tract of land which is the subject of such decision or recommendation. The reconsideration request must cite specific references to the findings and/or the criteria contained in the ordinances governing the type of application being reviewed. B. Appeals Section 20.105.020.A & B describe how appeals of a Hearing Examiner decision or recommendation shall be made. The appeal shall be made in writing, and shall include the decision being appealed along with the name of the project and the date of the decision, the name of the individual or group appealing the decision, their interest in the matter, and reasons why the appellant believes the decision to be wrong. The appeal must be filed with the Community Development Director within 14 calendar days after the date of the decision being appealed. C. Time Limits for Reconsideration and Appeals The time limits for reconsiderations and appeals run concurrently. If a request for a reconsideration is filed before the time limit for filing an appeal has expired, the time clock for filing an appeal is stopped until a decision on the reconsideration request is completed. Once the Hearing Examiner has issued his/her decision on the reconsideration request, the time clock for filing an appeal continues from the point it was stopped. For example, if a reconsideration request is filed on day 5 of the appeal period, an individual would have 9 more days in which to file an appeal after the Hearing Examiner issues his/her decision on the reconsideration request. IV. FILING WITH THE STATE ECDC 20.55.050 requires that the final city decision on the application be filed with the Department of Ecology and the Attorney General within eight days of final city action. The local government shall provide notification of the State's final decision to those interested persons having requested notification from the City pursuant to WAC 173-27-130. Pursuant to ECDC 20.55.060, no construction authorized by an approved shoreline permit may begin until 30 days after the final city decision on the proposal. V. ATTACHMENTS 1. Land Use Application Form 2, Zoning Map 3. Comprehensive Plan Map 4, Application Materials (Sheets SD -1, Vicinity Plan, SD -2, and C-1) 5. Staffs Request for Additional Information 6, Applicant's Response to Staff's Request for Additional Information 7. Updated Project Plans (Sheets SD -1 and SD -2) 8. Building Elevations from File No. ADB -2008-29 9. Determination of Non -Significance and Environmental Checklist 10, Fallow -up Letter from Port of Edmonds Regarding Determination of Nonsignificance 11. Notice of Application 12. Affidavit of Posting of Notice of Application 13. Affidavit of Mailing of Notice of Application 14. Affidavit of Publication of Notice of Application 15. Notice of Hearing Date 16. Affidavit of Posting of Notice of Hearing Date 17. Affidavit of Mailing of Notice of Hearing Date SM -2008-22 /Jacobsen's Marine /Staff Report Page 9 of 10 18. Affidavit of Publication of Notice of Hearing Date 19. ECDC 23.10.155 (Use Regulations — Mixed -Use Commercial) 20. Port of Edmonds Master Plan 21. Public Works Department Comment Form 22. Fire Department Comment Form 23. Engineering Division Comment Form 24. Parks and Recreation Department Comment Form VI. PARTIES OF RECORD Mr. Shawn Rafferty PKJB Architectural Group .603 Stewart St., Suite 707 Seattle, WA 98101 Mr. Greg Jacobsen fort of Edmonds Planning Division 2412 NW Market St. 336 Admiral Way Seattle, WA 98107 Edmonds, WA 98020 SM -2008-22 /Jacobsen's Marine /Staff Report Page 10 of 10 city of edmonds land use application ❑ ARCHITECTURAL DESIGN REVIEW ❑ COMPREHENSIVE PLAN AMENDMENT ❑ CONDITIONAL USE PERMIT ❑ HOME OCCUPATION ❑ FORMAL SUBDIVISION ❑ SHORT SUBDIVISION ❑ LOT LINE ADJUSTMENT ❑ PLANNED RESIDENTIAL DEVELOPMENT ❑ OFFICIAL STREET MAP AMENDMENT ❑ STREET VACATION ❑ REZONE SHORELINE PERMIT ❑ V, RIANCE /REASON ABLE USE EXCEPTION ❑ OTHER: FILE#GN.�-D4ZZON`B Gam./ DATE q L RECD BY �C FEE 5- ff! r , RECEIPT # HEARING DATE 'YHE C] STAFF ❑ PB 0 ADB ❑ CC RECEIVE APR — 4 2008 P KING DEPT. PROPERTY ADDRESS OR LOCATION l�� }�, �`1 � r Uri -•._ PROJECT NAME (IF AAPPPPL"ICABLE) l PROPERTY OWNER 3bOT ��M d� — PHONE # (4 --7 74 - ADDRESS E-MAIL ADDRESS FAX # TAX ACCOUNT # �,ID 3�Z�cL3 � ,7 SEC. TWP, RNG. DESCRIPTION OF PROJECT OR PROPOSED USE &I� L >°1�112rlr D I�rt71�-C� APPLICANT ADDRESS I S�• �� i I w /�� 4 E-MAIL ADDRESS FAX # -\ z CONTACT PERSONIAGENT%1` �J—� PHONE # w� n ADDRESS L -MAIL ADDRESS Sh s>rlr _riL)2 Cg — FAX -g � �D.i (QZ--1 -,-r �4--r The undersigned applicant, and his/her/its heirs, and assigns, in consideration on the processing of the application agrees to release, indemnify, defend and hold the City of Edmonds harmless from any and all damages, including reasonable attorney's fees, arising from any action or infraction based in whole or part upon false, misleading, inaccurate or incomplete information furnished by the applicant, his/her/its agents or employees. By my signature, I certify that the information and exhibits herewith submitted are true and correct to the best of my knowledge and that I am authorized to ftl this application on the behalf of the owner as listed below. SIGNATURE OF APPLICANT/AGENT it2T DATE U �/ ' L Property Owner's Authorization By my signature, I certify that I have authorized the abo e Applicant/Agent to apply for the subject Iand use application, and grant my permission blit offi ials and the staff of the City of Edmonds to enter the subject property for the purposes of ins ec ' nand pos ' art dant to this application. S IGNATURE OF OWNER DATE This application form was revised on 1127100. To verify whether it is still current, call (425) 771-0220. L:ILINRARY\PLANNING\Forms & Handouls\Pubiic Handouis\Land Un AppFcalion,dac ATTACHMENT 1 oning Ma 9 F File No. SM -2008-22 600 !M Feet ' Comprehensive lan Mapr� 0 150 300 600 File No.. 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SM -2008-22) JACOBSEN'S MARINE, LOCATED AT 345 ADMIRAL WAY Dear Mr. Rafferty: Your application for a shoreline permit for a boat sales and repair shop (Jacobsen's Marine) located at 345 Admiral Way within the CW zone has been scheduled for a hearing at the date, time, and location listed below: Hearing Body. Hearing Examiner Although your project has been scheduled for a hearing date, the following information will need to be submitted as soon as possible so that the date of your hearing is not delayed: 1. Fees: The City's $150 sign posting fee was not collected with the application submittal. Please submit this fee as soon as possible. 2. Description -of Use: Please provide a written description of the proposed use (i.e. how the boat sales and repair shop will function, hours of operation, etc.). 3. Building Area: Your application form states that the proposed building is 10,000 square feet; however, the first page of your plans (under the "Project Info" heading) states that the total proposed building area is 15,345 square feet and the total area is provided for the parking calculations as 10,350 square feet. Additionally, your SEPA checklist states that the building will be 13,000 square feet. Please specify which figure is correct and correct your plans accordingly. 4. Parkin: Pursuant to ECDC 17-50.020.0.1, "A€€ new buildings or additions in the downtown business area shall provide parking at a flat rate of one parking stall for every 500 sq. ft. of gross floor area of building." Your current parking calculations state that 31 spaces are required in one location • incorporated August 11, 1840 • Sister Citv - Hekinan- Manan ATTACHMENT 5 and that 21 spaces are required in another location (this appears to be due to the discrepancy discussed in the item above regarding the proposed building area). Additionally, your parking calculations state that 37 spaces are provided; however, l counted 21 spaces on your site plan (19 standard stalls and 2 accessible stalls). Please update the required parking spaces to reflect the correct building area and update the number of proposed stalls as necessary to meet the minimum parking requirements. 5. Grading: The Environmental Checklist submitted with your Shoreline Permit application states that grading is "intended to aceed the site balance —no export or fill." Please provide an explanation of what this means. Does this mean that no cut or fill will be done, or that no material will be brought in to or removed from the site? If any cut or fill will be conducted, please provide the proposed quantities even if the material will remain on site. 6. Outdoor Storage: Will there be any outdoor storage (i.e. boats, equipment, etc.) with the proposed boat sales and repair shop? If so, please describe. Will any of the proposers parking stalls be utilized for outdoor storage? 7. Pavin : It appears that the grey areas indicated on sheet C-1 of your plans are intended to be paved; however, please confirm if this is correct. 8. Shoreline: The response to Item #B.3.a.(2) of your SEPA checklist states that the building will stay outside of 200 feet of the shoreline and that minimum site works (sidewalks and landscaping) will be within 200 feet of the shoreline. However, based on sheet C- I of your pians, it appears that a portion of the proposed building will be within 200 feet from the shoreline. Please explain. 9. Commercial Waterfront (CW) one: Have you thoroughly reviewed the Commercial Waterfront (CW) zoning regulations provided in ECDC 16.55 and confirmed that your proposed project will comply with these provisions? Please submit responses to the above items at your earliest convenience in order to avoid delay of your hearing date of July 3, 2008. Additionally, please be aware that your presence at the hearing is highly advisable. if an applicant or their representative is not present, the item may be moved to the end of the agenda. Items not reached by the end of the hearing will be continued to the following meeting's agenda. If you have any questions, please do not hesitate to contact me at (425) 771-0220, extension 1224. 1 look forward to working with you on this project. Sincerely, .len Machuga Planner CC: File No. SM -2008-22 Mr. Greg Jacobsen 2412 NW Market Street Seattle, WA 98107 Port of Edmonds 336 Admiral Way Edmonds, WA 98020 PN 16 Arr ^K -IB Aic PN16'.A r' Yn PN15 3 nIS Ari PHIL. qrc PKf0 Arc aF u� �al Grovg Groot n � Cil . • U ✓ a7- -Lre.p 6f (:rti�p May 28, 2008 Jen Machuga Planner City of Edmonds Development Services 121 5"' Avenue N. c - Edmonds, WA 98020 JUS 18 lielo Z008 re: Jacobsen's Marine Shoreline Permit Corrections 'PL4A11 6; � 345 Admiral Way. Edmonds, Washington File # SM -2008-22 Ms. Machuga, Thank you for your review of the above stated project. Per your correction letter dated May 16, 2007 we are responding with the following: 1. A check for the $150 sign posting fee will be delivered with the corrected materials 2. A more detailed description of use has been added to the cover sheet (see clouded areas) 3. Building areas have been corrected to 10,120 SF on the cover sheet and SEPA checklist and applicative calculations changed to reflect this area 4. Parking calculations have been provided on the cover sheet using 1 stall per 500 SF of building area. The correct number of stalls are shown on the site plan 5. SEPA checklist has been corrected. It should read "do not intend to exceed site balance -no cut or fill will be conducted" 6. Some boat storage will occur in the open yard space adjacent to the building (new boat inventory and boats awaiting repairlpick-up) this will not occur on the required parking stalls. A rough layout of the boat storage has been added to the site plan for visual reference 7. The gray area represent paved impervious surfaces 8. Item #B.3.2(2) of the SEPA checklist has been corrected to reflect the fact that a portion of the building will fail with -in 200 ft of the shoreline 9. Zoning regulations have been checked. Proposed use in allowed. 503 STEWART ST. SUITE 707 SEATTLE, WA 98101 206 524-3210 FAX 524-3243 112 OLDS STATION ROAD, SUITE 6 WE, WA 98801 509 664-5181 fAX655—8750 ATTACHMENT 6 Page 2 Corrected drawings and SEPA checklist will be submitted in addition to this written response. Please lat me know at your earliest convenience if any farther information is needed. Thank you, Shawn Rafferty PKJB Architectural Group Um- 8- "v-9 --- uj N� LU T C-) C/) CD Ih M U) U) W cr L< LU F - LL @ z NMIN LU 0 utl 0 X CO LU z o 0 Z ujc c < CC103 cr_ 0 < i I d i LL cf) 0 Go uj i I NOiE)NIHSVM S4NOM13 P o AVM IVLIIW4V 94E q R autaem �o ki O s � Q 00 H Z. Z W U > W a W 2 d h A O C/)� ki - - P ORT _- OF E D M 0 N D S 336 Admiral Way • Edmonds, WA 98020-7214 • (425) 774-0549 • (425) 774-7837 EA Nk X00 DETERMINATION OF NON -SIGNIFICANCE I Description of Proposal: Jacobsen's Marine is proposing construction of a new building for their operations on Port property. The new Jacobson's Marine building will be a 10,000 (+/-) square foot building complex that will include the sale of yachts, display of yachts and the maintenance of yachts. The new facility will serve the boating community in six western states. The Jacobsen's Marine building will be located on the Port of Edmonds property immediately east of Admiral Way in Edmonds at Section 23 Township 27N and Range 3E. Proponent: Jacobsen's Marine Location of Proposal: Port of Edmonds 345 Admiral Way Edmonds, Washington 98020 Section 23 Township 27N Range 3E Lead Agency: Port of Edmonds The lead agency has determined that this proposal does not have a probable significant adverse 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. The DNS is issued under WAC .r 9 7 -11-J 40(2); the lead agency will Prot act on this proposal for 14 days from the date below. Comments must be submitted by May 16, 2008. Responsible official: Position/Title: Phone: Address: Mr. Christopher W. Keuss CNvm Executive Director 425 774-0549 Port of Edmonds 336 Admiral Way Edmonds, WA 98020 Date: � G �( Signature: ATTACHMENT 9 XX You may appeal this determination to Chris Keuss, Executive Director, at 336 Admiral Way, Edmonds, WA 98020, by filing a written appeal citing the specific reasons for the appeal with the required appeal fee, adjacent property owners list and notarized affidavit form no later than May 16, 2008. You should be prepared to make specific factual objections. Contact Chris Keuss to read or ask about the procedures for SEPA appeals. XX Posted on May 2, 2008, at the Port of Edmonds Administration office, Edmonds Public Library, and the Edmonds Post Office. XX Distributed to "Checked Agencies on the reverse side of this form, along with a copy of the Checklist Attachments Mailed to the following along with the Environmental Checklist: XX Environmental Review Section XX Department of Ecology P.O. Box 47703 Olympia, WA 98504-7703 XX XX COMCAST Outside dant Engineer, North Region 1525 75 St SW Ste 200 Everett, WA 98203 XX Department of Fish & Wildlife 16018 Mill Creels Boulevard Mill Creek, WA 98012 XX Washington State Dept. of Transportation Attn: Ramin Pazooki SnoKing Developer Services, MS 221 15700 Dayton Ave. N. PO Box 330310 Seattle, WA 98133-9710 XX Parks and Recreation Commission P.O. Box 42650 Olympia, WA 98504-0917 XX Puget Sound Water Quality Authority P.O, Box 40900 Olympia, WA 98504-0900 DNR SEPA Center P.O. Box 47015 Olympia, WA 98504-7015 Seattle District, U.S. Army Corps of Engineers P_O. Sox C-3755 Seattle, WA 98124 XX Town of Woodway Attn.: Clerk -Treasurer 23920 113th Place West Woodway, WA 98020 XX Port of Edmonds 336 Admiral Way Edmonds, WA 98020 XX National Marine Fisheries Service Northwest Regional Office 7600 Sand Point Way NE Seattle, WA 98115-4070 0 Q 6 E } y �. _R�r{� ✓ - 4 .tea rlNrI�fi o Y o o juums-mmAm E _0 y i Awe u y r 0 Q 6 E } y - � o Y o o E _0 y i Awe 6 E - � o Y 4 o E _0 y i� e - NOIDNIHSYM SQNOWa3 as a AvmWHIwaysee (V 3.@,9ZmtS A n co ENVIRONMENTAL CHECKLIST Purpose of Checklist: PORT OF E D M 0 N D S 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, 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 about 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 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. NOTE: Projects generating new traffic will be required to submit a Traffic Study prepared by a licensed Professional Civil Engineer. Specific requirements for the Traffic Study may vary depending upon the project, and will be provided by the City Engineer upon request. Please contact the Engineering Division at 425-771-0220 for specific study requirements. City review of the Traffic Study may require assessment of the "Development Project Peer Review" fee of $45 plus the cost of the review. Use of checklist for nonproject proposals: Complete this checklist for nonproject proposals, even though questions may be answered "does not apply." IN ADDITION, complete the SUPPLEMENTAL SHEET FOR NONPROJECT ACTIONS (part D). For nonproject actions, the references in the checklist to the words "project," "applicant," and "property or site" should be read as "proposer," and "affected geographic area," respectively. A. BACKGROUND I. Name of proposed project, if applicable: Jacobsen's Marine 2, Name of applicant: PKJB Architectural Group 3. Address and plione number of applicant and contact person: Greg Percich/ Shawn Rafferty 603 Stewart St, Suite 707 Seattle, WA 98101 (200)624-3210 ,01);, ch" diel .rice. i ih• .l. 4 ' - _ "s 4. Date checklist prepared: November 5, 2007 5. Agency requesting checklist: Port of Edmonds. 6. Proposed timing or schedule (including phasing, if applicable): Start construction upon permit approval. 6 month construction schedule 7. Do you have any plans for future additions, 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. None known 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. No 10. List any government approvals or permits that will be needed for your proposal, if known. Building permit, SEPA, Shoreline permit, ADB 11. Give brief, complete description of your proposal, including the proposed uses and 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. 36,000 SF lot. Construction of 13,000 SF boat sales and engine repair shop, no toxic material 12. 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 range or boundaries of the site(s). Provide 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. Project located across Admiral Way and to the north from the Port of Edmonds offices in the Commercial Waterfront (CW) zone TO BE COMPLETED BY APPLICANT B. ENVIRONMENTAL ELEMENTS 1. ' Earth a. General description of the site (circle one) Flat, rolling, hilly, steep slopes, mountainous, other: b. What is the steepest slope on the site (approximate percent slope)? 2% Pnec 2 of' I I 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, specify them and note any prime farinland. Gravel and sand d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. No e. Describe the purpose, type and approximate quantities of any filling or grading proposed. Indicate source of fill. Do not intend to exceed the site balance- no export or fill L Could erosion occur as a result of clearing, construction, or use? If so, generally describe. Minimal, if at all g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? 100% h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: An erosion control plan will be prepared by the civil engineer for permitting 2. ATR 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. Dust and equipment exhaust during construction, some engine exhaust from engine repair b. Are there any off-site sources of emissions or odor that may effect your proposal? If so, generally describe. No C. Proposed measures to reduce or control emissions or other impacts to the, 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. Yes. Puget Sound 200 ft from site (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, a portion of the building and alteration to the existing sidewalk will be with -in the 200 ft shoreline buffer. ragc ; of' i i 1k: , , (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. NIA (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. No (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. No (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. None 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 water flow into other waters? If so, describe. Storm water run-off from the site will drain into the existing catch basin at the north end of the adjacent boatyard where run-off will be filtered and treated by the existing port system. (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: See above (1) 4. Plants a. Check or circle types of vegetation found on the site: deciduous tree: alder, maple, aspen, other: X evergreen tree:, cedar, pine, other: shrubs Page 4 ui I i tin.! d,rcklis: u., n-:cr�4: dor .� grass pasture crop or grain wet soil plants: cattail, buttercup, bulrush, skunk cabbage, other: water plants: water lily, eelgrass, milfoil, other: other types of vegetation: b. What kind and amount of vegetation will be removed or altered? Removal of a few pine tress for curb cuts and sidewalk improvements C. List threatened or endangered species known to be on or near the site. None known d. Proposed landscaping, use of native plants, or other materials to preserve or enhance vegetation on the site, if any: A minimum 5 ft of landscaping will be provided along sidewalk on Admiral Way 5. Animals a. Check or circle any birds and animals which have been observed on or near the site or are known to be on or near the site: X birds: hawk, heron, eagle, $gbrrMl other: Seabird colony mammals: deer, bear, elk, beaver, other: fish: bass, salmon, trout, herring, shellfish, other: Chinook Salmon, Bull Trout, Surf Smelt and Dungeness Crab 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. Yes, migratory birds d. Proposed measures to preserve or enhance wildlife, if any: None 6. Energy and 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. Electrical and gas for heating, cooling, lighting and power 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 - The building will be insulated to reduce heating and cooling loads 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, No special emergency services required. Typical services for police, fire and ambulance may be required under special circumstances (2) Proposed measures to reduce or control environmental health hazards, if any: None required b. Noise (1) What types of noise exist in the area which may affect your project (for example: traffic, equipment, operation, other)? None (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 hours noise would come from the site. Motor testing (Sam- 5pm) (3) Proposed measures to reduce or control noise impacts, if any: Use of enclosed testing tank in enclosed outdoor space to minimize noise 8. Land and Shoreline Use a. What is the current use of the site and adjacent properties? Site: Storage Yard_ Rail yard to East, boat repair to South, Admiral way to West and storage yard to North b. Has the site been used for agriculture? If so, describe. No C. Describe any structures on the site. No permanent structures d. Will any structures be demolished? If so, what? No e. What is the current zoning classification of the site? Commercial Waterfront L What is the current comprehensive plan designation of the site? Master Plan Development g. If applicable, what is the current shoreline master plan designation of the site? Shoreline Master Pian designates this area for offices and/or shops Page 6 of I I h. Has any part of the site been classified as an "environmentally sensitive" area? If so, specify. No i. Approximately how many people would reside or work in the completed project? 12 j. Approximately how many people would the completed project displace? 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 uses and plans, if any: The project will be designed to fit into the surrounding area. The project will directly/ indirectly serve the nearby marina. The project will be submitted for design review 4. Housing a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing. N/A b. Approximately how many units, if any would be eliminated? Indicate whether high, middle, or low-income housing. NIA C. Proposed measures to reduce or control housing impacts, if any: NIA 10. Aesthetics a. What is the tallest height of any proposed structure(s), not including antennas; what is the principle exterior building material(s) proposed? 30'-0", glass, CMU and metal siding b. What views in the immediate vicinity would be altered or obstructed? None- adjacent properties are storage yards and railroad C. Proposed measures to reduce or control aesthetic impacts, if any: Exterior color scheme and building materials to match existing color scheme of buildings in immediate area 11. Light and Glare a. What type of light or glare will the proposal produce? What time of day would it mainly occur? Minimum glare. Primary building materials are CMU block and coated corrugated metal b. Could light or glare from the finished project be a safety hazard or interfere with views? Not likely- lighting will directed into the site and toward the ground Page 7 of I 1 s:l,a r1—k 1KI ia dnc l'...,,ic 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: NIA 12. Recreation a. What designated and informal recreational opportunities are in the immediate vicinity? Boating, fishing and shopping b. Would the proposed project displace any existing recreation 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: Tenant to Iease moorage slips in adjacent marina for product testing for potential clients 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. NIA C. Proposed measures to reduce or control impacts, if any: NIA 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. Admiral Way. Curbs cuts to allow access to/from[ street b. Is site currently served by public transit? If no, what is the approximate distance to the nearest transit stop? Bus routes 110, 114, 115, 115, 131, 404 and 870 run to ferry terminal north of area C. How many parking spaces would the completed project have? How many would the project eliminate? 31 new parking spaces. No designated existing parking spaces to be removed 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). Addition of finished sidewalk and 5' landscape buffer to existing street (Admiral Way) e. Will the project use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. Page 8 of I I Site approximately '/z mile south of Edmonds -Kingston ferry terminal, adjacent to railroad. Neither twill be utilized L How many vehicular trips per day would be generated by the completed project? If known, indicate when peak volumes would occur. 25-35 (seasonal) Peak volume (approx. 12 trips ea.) around 8a.m and 5p.m. 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 services (for example: fire protection, police protection, health care, schools, other)? If so, generally describe. There will be an increase in fire and police protection. b. Proposed measures to reduce or control direct impacts on public services, if any: N/A 16. Utilities a. Circle utilities currently available at the site;Lectrcttiatual_gar,refse srv,�c,telep)}o, fln►tazy Semi, septic system, other: Storm sewer 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. The project will utilize electric, gas, phone, storm sewer, sanitary sewer and refuse service C. 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 of Proponefi—� Date Submitted a ehceklui - enmpx-riud.r .l ,• `nnS ` D. SUPPLEMENTAL SHEET FOR NONPROJECT ACTIONS (do not use this sheet far project actions) Because these questions are very general, it may be helpful to read them in conjunction with the list of the elements of the environment. When answering these questions, be aware of the extent the proposal, or the types of activities likely to result from the proposal, would affect the item at a greater intensity or at a faster rate than if the proposal were not implemented. Respond briefly and in general terms. 1. How would the proposal be likely to increase discharge to water; emissions to air; production, storage, or release of toxic or hazardous substances; or production of noise? Motor testing may produce minimum noise Proposal measures to avoid or reduce such increases are: . A specialized test tank will be used to test motors ehich will reduce noise. Additionally, testing will occur in enclosed exterior space, further minimizing noise. 2. How would the proposal be likely to affect plants, animals, fish, or marine life? Unlikely to affect any of the above Proposed measures to protect or conserve plants, animals, fish, or marine life are: N/A 3. How would the proposal be likely to deplete energy or natural resources? Use of natural gas and electricity Proposed measures to protect or conserve energy and natural resources are: Produce and energy efficient building A. How would the proposal be likely to use or affect environmentally sensitive areas or areas designated (or eligible or under study) for governmental protection; such as parks, wilderness, wild and scenic rivers, threatened or endangered species habitat, historic or cultural sites, wetlands, floodplains, or prime farmlands? Not likely Proposed measures to protect such resources or to avoid or reduce impacts are: N/A 5. How would the proposal be likely to affect land and shoreline use, including whether it would allow or encourage land or shoreline uses incompatible with existing plans? Not likely Proposed measures to avoid or reduce shoreline and land use impacts are: No 6. How would the proposal be likely to increase demands on transportation or public services and utilities? Not likely Proposed measures to reduce or respond to such demand(s) are: N/A pare to of l l .,Cro checklist axu�nrriic d..c F __ _inns 7. Identify, if possible, whether the proposal may conflict with local, state, or federal imus or requirements for the protection of the environment. Not likely Pige I 1 of I I "I'a el"CH't - cony"' 1 it, di- .1 " ; r is -I - PORT -- T OF E Doh ON D S 336 Admiral Way • Edmonds, WA 98020-7214 - (425) 774-4549 - (425) 774-7837 FAX May 20, 2008 Mr. Rob Chave City of Edmonds 121 - 50, Avenue North Edmonds, WA 98020 Dear Rob: The Port of Edmonds issued a Determination of Non -Significance on the Environmental Checklist for Jacobsen's Marine to construct a new building for their operations on Port property pursuant to WAC 197-11-340 (2). Comments were to be submitted by May 16, 2008. Staff did not receive any comments from any agencies or from the public regarding the above. If you have any questions please feel free in contacting me at 425 774-0549. cc: Greg Jacobsen Shaun Rafferty Sincerely yours, C uistopher W. Keuss CMM Executive Director ATTACHMENT 10 it 0 :0-i co •U oo Q ^ r N —00 E¢ 04 o C E W o It Z jQ} Q o � L. 0 �Q Z 0 L a a z 0 M 100 V C 0d p •= 3 B W M a a a M � CL 3 O o o w E 0 a W 0 N 0 N •- o Q t ° d a La CL N � ,o A CL 0 0 0 16 O dc U CL ca iZ C�- — C1 CB U CCS U < Q? ti o o o v cll E Cll O C[S _ RS A c �a 0 n U o•� a •16 .0_ c W m 0 0 0 0 0 o (� c E Eo C Ci E U = �. N L -0 C (il > U LU 0 cr _L3 UJ � s rte-• - � Q E m 0 5, D D a z 0 M 100 0d p •= 3 v W a a a M � CL 3 O o o w E 0 a W 0 N 0 N •- o Q t ° A..r a a La CL ._ ,o A 0 0 0 0 C co O C U CL O iZ C�- — C1 CB U CCS U < Q? ti o ¢ Q U cll E Cll O C[S CCS RS A 2� 0 n U 0- a z 0 0d p •= 3 a d _ o CL Cr O 0 0 0o M3 O ._ ,o ° �aw CL CL o a%M 3 0c u ti Y ATTACHi. MENT 11 FILE NO.: SM -08-22 APPLICANT: PORT NOTICE OF DEVELOPMENT AFFIDAVIT OF POSTING STATE OF WASHINGTON) COUNTY OF SNOHOMISH) I, Jen Machuga, first duly sworn, on oath, depose and say: That on the 17th day of April 2008, the attached Notice of Application was posted as prescribed by Ordinance, and in any event, in the Civic Center and the Library, and where applicable on or near the subject property. Signed Subscribed and sworn to before me this day of , "c, 4NotaPu6iic'in an .. d fo a State of Washington. Residing at zz ATTACHMENT 12 NOTICE OF DEVELOPMENT AFFIDAVIT OF MAILING STATE OF WASHINGTON) COUNTY OF SNOHOMISH) .1, Diane M. Cunningham, first.duly sworn, on oath, depose and say: That on the 17th day of April 2008, the attached Notice of Development Application was mailed as required to adjacent property owners, the names of which were provided by the applicant. Signed til Subscribed and sworn to before me this day of t� . Nota ublic in and fort State of Washington. Residing at � 44� ............... . ATTACHMENT 13 ADJACENT PROPERTY OWNERS LIST Attach this notarized declaration to the adjacent property owners list. On my oath, I certify that the names and addresses provided represent all properties located within 300 feet of the subject property_ ignature of Applicanl`or Pent's Representative Subscribed and sworn to before me this _ L] . day of N)Y I L 200R . E. Notary Public in and for the'State of Yjashington Residing at _ a` A-V w A �piA'gY * ; �.M- 0�,'°11S�1G 9•'�QCR 2q,••G,t4.� +�°••.c� WASN�•�r RECEIVED ED APR 2 8 2008 ENGINEEI1ING DIVISION APO -DOC Easxt Peel Labels m � � �� See lnstructiaa sheet, � ' Use Avery@ TEMPLATE 51500 iFe gaper 4'�'•� For Easy Peel Feature 1 � � AVERYOsi O i L' 21032300401201 DU2007 27032300406400 7!612001 27032300406401 71612007 OCCUPANT or RESIDENT OCCUPANT or RESIDENT OCCUPANT o ESIDENT 180 W DAYTON ST 190 W DAYTON ST 190 W D TON ST EDMONDS, WA 98020 EDMONDS, WA 98020 EDM DS, WA 98020 27032300407500 7/612007 27032300407501 7!6!2007 27032300411300 77612007 OCCUPANT or RESIDENT OCCUPANT or RESIDENT OCCUPANT ESIDENT 120 W DAYTON ST 120 W DAYTON ST EDMON EDMONDS, WA 98020 EDMONDS, WA 98020 SN MISH COUNTY, WA 98020 27032300401300 71612007 27032300415800 77612007 /EDNDS, 7/6/2007 OCCUPANT or RESIDENT OCCUPANTor RE ENT ESIDENT 51 W DAYTON ST 465 ADMIRA AY L EDMONDS, WA 98020-4111 EDMOND A 98020-4128 A 98020-4129 27032300400400 716/2407 27032300400500 7/612007 27032300105704 71672007 OCCUPANT r RESIDENT OCCUPANT or RESIDENT OCCUPANT or RESIDENT 260 BE HPL 258 BEACH PL 211 RAILROAD AVE ED NDS, WA 98020-4129 EDMONDS, WA 980204129 EDMONDS, WA 98020-4132 27032300104500 71612007 27032300401200 71612007 27032300401400 71612007 OCCUPANT or RESIDENT OCCUPANT or RESIDENT OCCUPANT or RESIDENT 190 SUNSET AVE 180 W DAYTON ST 300 ADMIRAL. WAY EDMONDS, WA 980204134 EDMONDS, WA 98020-7211 EDMONDS, WA 98020-7230 27032300401401 716/2007 OCCUPANT or RESIDENT 300 ADMIRAL WAY EDMONDS, WA 98020-7230 kicluettes fadles a pleier i Cnnsultez la feuille www avetyxam IItifica7 la rraharit AVFRV® Sit nO .7- ri, .«...... ,... Im- - _s -. -- - -- Affidavit of Publication S T A. T E OF WASHINGTON, COUNTY OF SNOHOMISH S.S. RECEDED APR 2 5 2088 MWOND01 CITY CLERK Account Name: City of Edmonds The undersigned, being first duly sworn on oath deposes and says that she is Principal Clerk of THE HERALD, a daily newspaper printed and published in the City of Everett, County of Snohomish, and State of Washington; that said newspaper is a newspaper of general circulation in said County and State; that said newspaper has been approved as a legal newspaper by order of the Superior Court of Snohomish County and that the notice Notice of Development Application Port of Edmonds File No. SM -2008-22 a printed copy of which is hereunto attached, was published in said newspaper proper and not in supplement form, in the regular and entire edition of said paper on the following days and times, namely: April 17, 2008 and that said newspaper a: -.s regalarly distributed to is subscribers during all of said period. Subscribed and sworn to before me this day of April, 2008 Notary Public in d for a State of Washington, County. Account Number: 101415 17th 0 Ns i n rip, 1 ��3� !flit �tWAs ATTACHMENT 14 L L E co X o0 WN �N N ), N •L Co ccCc �v = Z li o CU .0 Q Q a 0 4) U Z A ENT 15 V : a a a CL z a. C as' a a 3 c CL N w A. ■/ A■ A i m � C i a+ •� '� 0 : iLL ' O ° 's U 16 M d d • • : • o M0 r.�i. UJC a CL ... CL 0: CL .0 d c �. acv o c im CE in 3o u 41 0c W CL d 16 U ' CL .o LU 1 a 40•a c i 0 C W 40 Q, G r ' i E n _ t1i 0 d W o �+ H L o . c °o c o° ° a c = v r• v V '�. ': ,aw CL �. a a JA ,an ,� a 3 0 C d f� 0 0 0 0 p N y CL .. U 0 0 � CL a► O v .:. CL Za ©Q CL 0 CL j CL - q i A ENT 15 FILE NO.: SM -08-22 APPLICANT: PORT NOTICE OF HEARING AFFIDAVIT OF POSTING STATE OF WASHINGTON) COUNTY OF SNOHOMISH) I, Gina Coccia, first duly sworn, on oath, depose and say: That on the 22nd day of May 2008, the attached Notice of Public Hearing was posted as prescribed by Ordinance, and in any event, in the Civic Center and the Library, and where applicable on or near the subject property. Signed _444,14 l �� Subscribed and sworn to before me this 22ZZ day of Nota*Pu6iic in and for Q39 State of Washington. Residing at ATTACHMENT 16 ... ............................... FILE NO.: SM -08-22 APPLICANT: PORT NOTICE OF HEARING AFFIDAVIT OF MAILING STATE OF WASHINGTON) COUNTY OF SNOHOMISH) I, Diane M. Cunningham, first duly sworn, on oath, depose and say: That on the 22nd day of May 2008, the attached Notice of Public Hearing was mailed as required to adjacent property owners, the names of which were provided by the applicant. Signed Nf_�� Subscribed and sworn to before me this day of s �ry 1 V t�r r Notary Publi in and fort State of Washington. d1rdlf�0 Residing at ATTACHMENT 17 Affidavit of Publication STATE OF WASHINGTON, COUNTY OF SNOHOMISH S_S_ Thc undersigned, being first duly sworn on oath deposes and says that she is Principal Clerk of THE 13ERALD, a daily newspaper printed and published in the City of Everett, County of Snohomish, and State of Washington; that said newspaper is a newspaper of general circulation in said County and State; that said newspaper has been approved as a legal newspaper by order of the Superior Court of Snohomish County and that the notice Notice of Application Shawn Rafferty; Project Number: SM -2008-22 City of Edmonds; Project Number: SM2008-26 a printed copy of which is hereunto attached, was published in said newspaper proper and not in supplement form, in the regular and entire edition of said paper on the following days and times, namely: May 27, 2008, June 03, 2008 and that said newspaper was regularly distributed to its subscribers during all of said period. Principal Clerk Subscribed and sworn to before me this 3rd day of Notary Public nand or the State o€V A�] 111,verett, Snohomish � County. _ � A yt+�f7�� Account Name: City of Edmonds Account Number: 101411% A G Qgl ber: 0001590870 ATTACHMENT 18' 23.10.155 average grade level and accessory buildings may not exceed 15 feet above average grade level. [Ord. 3318 § 3, 2000]. 2310.155 Use regulations — Mixed-use commercial. A. General. This section contains regula- tions pertinent to the development and use of mixed-use commercial facilities upland from the ordinary high water mark. These regula- tions are founded on the goals and policies es- tablished in Part 11 of this chapter. Please see the chart contained in ECDC 23.10.120 to de- termine in which shoreline environments mixed-use commercial developments are per- mitted. B. Permitted Uses. In the urban mixed-use I and II shoreline environments, the following are permitted uses, developments and activi- ties: 1. The principal uses permitted are mixed-use commercial activities and develop- ments, excluding medical, dental and veteri- nary clinics and drive-in businesses. 2. In addition to the principal uses listed above, accessory uses, developments, and activities normally associated with mixed-use commercial development are also permitted. This chapter also contains regulations on bulk- heads and other shoreline protective struc- tures, moorage facilities, marinas, and other uses, developments and activities which may be conducted accessory to the principal use_ C. Lot Size. In the urban mixed-use I and 11 shoreline environments there is no minimum lot size. D. Required Yards. The regulations of this subsection establish the required yards for all buildings and other major structures associated with this use. No building or other major struc- ture may be located within the following re- quired yards: (Revised 11100) 23.28 Environment/ Setback Street OHWMI Side Urban 0 feet 15 feet landward of 0 feet Mixed -Use l bulkheads for buildings. 60 feet landward of bulkheads for parking.3 Urban 0 feet 15 feet landward of 0 feet Mixed -Use 11 bulkheads for buildings. 4 60 feet landward of bulkheads for parking. 'The yards/setbacks shown under the column "OHWM" refer to bulkheads. If a bulkhead is not present, the ordinary high water mark shall be used. Z See subsection E of this section for view corridor requirements. 31n the urban mixed-use I environment, the 60 -foot landward setback for parking may be reduced by a maximum of 20 feet if a public walkway or publicly accessible open space is provided waterward of the bulkhead. The setback may be reduced by one foot for every one foot of public walkway or publicly accessible open space that is provided waterward of the OHWM, to a maximum of 20 feet (i.e., the setback for parking shall be no less than 40 feet from the bulkhead). 4Existing buildings may be reconstructed within their existing footprint provided there is at least a 25 -foot walkway waterward of the OHWM. A minimum 15 -foot setback is required from lot lines adjacent to suburban residential shore- line environments (RS and RM zoning dis- tricts). This area must be fully landscaped and include a minimum six-foot high fence or hedge. E. Required View Corridors. The regula- tions of this subsection establish the required view corridors for all buildings and other major structures associated with this use. No building or other major structure may be located within the following required view corridors: 1. Landward of the ordinary high water mark, a view corridor must be maintained across 30 percent of the average parcel width. The view corridor must be in one continuous piece. Within the view corridor, structures, parking areas, and landscaping will be allowed; ATTACHMENT 19' Edmonds Community Development Code provided, that they do not obscure the view from the adjacent public right-of-way to and beyond the Puget Sound. This view corridor must be adjacent to either the north or south property line, whichever will result in the wid- est view corridor given development on adja- cent properties. If the subject property has shoreline frontage -in excess of 1,000 feet, the city may require a maximum of one-third of the required view corridor to be placed in a loca- tion between the north and south property lines, in a location which will provide for the greatest unobstructed view of the Puget Sound. 2. Waterward of the ordinary high water mark, view corridors which are required pur- suant to this section must be maintained start- ing at a width equal to the adjacent upland view corridor and expanding in a conical fash- ion 30 degrees from the prolongation of the view corridor waterward of the OHWM (see ECDC 23.10.245). F. Overwater Structures Prohibited. The location of structures over water shall be pro- hibited except as provided below: 1. In the urban mixed-use I shoreline environment, the following overwater struc- tures are permitted: a. Moorage structures and facilities as regulated in ECDC 23.10.160. b. Public access as regulated in ECDC 23.10.145. c. Gas and oil sales; provided, that " the building shall not exceed 15 feet in height and 150 square feet in area. d. Live bait sales and storage; pro- vided, that the building shall not exceed 15 feet in height above the top of the dock and 600 square feet in area. e. Boat gear storage lockers not to exceed 18 square feet in area and three feet in height. Only one storage locker is permitted per boat slip. This provision does not apply under covered moorage structures_ 2. In the urban mixed-use lI shoreline environment, the following overwater struc- tures are permitted: 23.10.155 a. Moorage structures and facilities as regulated in ECDC 23.10.160. b. Public access as regulated in ECDC 23.10.145. c. Boat gear storage lockers not to exceed 18 square feet in area and three feet in height_ Only one storage locker is permitted per boat slip. This provision does not apply under covered moorage structures. G. Height. 1. Upland of the OHWM: a. The maximum permitted height of structures in the urban mixed-use I and 11 shoreline environments is 30 feet above aver- age grade level, except as specified below: i. Bridges and overpasses may exceed the maximum height limit with a shore- line variance. 2. Waterward of the OHWM: a. The maximum permitted height of structures in the urban mixed-use I shoreline environment is: i. Accessory structures for the sales of gas, oil, and live bait shall not exceed 15 feet above the height of the dock or pier. ii. Boat gear storage lockers shall not exceed three feet in height above the height of the dock or pier. Only one storage locker is permitted per boat slip. This provision does not apply under covered moorage structures. iii_ Moorage structures and facili- ties as regulated in ECDC 23.10.160. iv. Ferry terminals as regulated in ECDC 23.10.170(D). b. The maximum permitted height of structures in the urban mixed-use 11 shoreline environment is: i. Moorage structures and facili- ties as regulated in ECDC 23.10.160. ii_ Boat gear storage lockers shall not exceed three feet in height above the height of the dock or pier. iii. Ferry terminals as regulated in ECDC 23.10,170(D). [Ord. 3318 § 3, 2000]. 23-29 (Revised 11100) . PORT OF EDMONDS Master Plan Commission Approved June 27, 2005 INTRODUCTION This Masten Plan provides a 20 -year development blueprint for the use of the Port's property. It builds on existing investments the Port has made and offers new ideas for use of the underutilized upland portions of the site. The Master Plan also includes the physical development to adjacent properties and their plans. This Plan complements the Port's Strategic Plan. The Strategic Plan includes the Port of Edmonds Mission Statement and describes in broad terms how that mission will be accomplished. It also specifies the Port's two year implementation plan, incorporating programmatic and physical actions that the Port will pursue. The Master Plan is a document that references the Port's long- term strategies and its vision for the future and shows how they will be physically implemented. Specific elements of the Master Plan relate to current and long- term development, public access and safety. Both the Master Plan and Strategic Plan are reviewed and updated each year. NUSrm.4IDoiUwng-1,l 1. Port of Edmonds Vicinity The Port complex incorporates approximately 64 acres including the Port shore based operations, marina, leased property and property held jointly by the Port and the City of Edmonds. See Vicinity Map, Exhibit A. The Burlington Northern Santa Fe Railroad (BNSF) tracks run north and south on the east side of Admiral Way and the Port proper. The Port has a lease agreement with BNSF for a stretch of property to accommodate part of the Dry Storage Program in the southeast portion of Port property. The Harbor Square Business complex which is located east of the railroad tracks along Dayton Street and SR104 is also situated on Port property, but is administered by a private property manager. The Harbor Square Athletic Club is also on Port property and is managed separately. ATTACHMENT 20 The former UNOCAL property, located east of the railroad tracks is south and southeast of Port property. The upper portion of the UNOCAL site was purchased by TRIAD Development for condominium development. The Washington State Department of Transportation and the City of Edmonds have recently purchased the lower site for the future Edmonds Crossing Project and Marina Beach Park from UNOCAL for the City's Parks and Recreation Programs. The Port also owns a small parcel of land south of Marina Beach Park/Dog Park which was purchased from U. S. West in February of 1996. The old Safeway site, situated to the northeast of Port property, is recognized as under -developed. The Port has an interest in working with the property manager on a possible private/public development, or as a broker in future development of the property. The parking area adjacent to the old Richards Building immediately north of the Port property is jointly owned by the Port and the City of Edmonds. This area provides public parking for visitors to Olympic Beach Park and the public Fishing Pier. The Edmonds Marsh is east of the railroad tracks and lies between the Harbor Square Business Complex and the UNOCAL site. This property is owned and managed by the City of Edmonds and provides unique habitat and wildlife viewing opportunities as a result of the confluence of saltwater and freshwater environments. Preliminary discussions have taken place regarding the possibility of a Cultural and Interpretive Center in the vicinity of the marsh area and Deer Creek Hatchery. A walking trail with interpretive signs borders a portion of the marsh on the north side. The harbor area encompasses 25 acres which are utilized for the Port's marina. The Port has a management agreement with the Department of Natural Resources for use of the waterway on the inside of the marina for the purpose of providing marina moorage and other marine related programs. The Master Plan recognizes the importance of planning for Port owned property, such as the Harbor Square area. The Port also recognizes the potential of a master development plan that might include the "old Safeway" property and Harbor Square. The Port is committed to working with the appropriate parties in realizing this potential. 2. Port Property - Site Opportunities The core of the Port property is located on a narrow strip of land between Puget Sound and the BNSF tracks. Uses of the site are limited as a result of this situation. Much of the available property is currently used as general parking space that is covered with impervious surface. The Master Plan identifies two major mixed use sites on the east and west sides of Admiral Way for future development opportunities. Any development on Port property will take into consideration: public access to the waterfront, provision for a greenbelt and other landscaped areas, and view corridors from walkways and Admiral Way. MASTER PLAN VISION The Master Plan vision, when fully implemented, will realize the following: 1. Public Access The Port will provide physical and programmatic amenities to encourage the public to visit the Port. Landscaping, signage and the walking promenade will be a year-round attraction permitting the public to visit and enjoy the seasonal flowers, the marina, Puget Sound and the beauty of the Olympic Mountains. The waterfront is defined as the area between Brackett's Landing Park to the north and from Marina Beach Park on the south, west of Admiral Way. The public promenade extends from Brackett's Landing at the Ferry Terminal, south through Olympic Beach Park and connects via Port property to Marina Beach Park. Harbor Square Business Park and the Edmonds Marsh are situated east of the railroad tracks. A partial trail system encompasses the business park and the marsh. It is part of the Port's vision to expand this connection along the marsh to the fish hatchery. The vision also includes a Cultural and Interpretive Center highlighting the marsh and marine environment in partnership with the City of Edmonds, Edmonds Community College and others. The Port will work with the City of Edmonds to encourage public access from the uplands Point Edwards, across the railroad tracks, to the waterfront. 2. Programs The Port's in -water marina is currently filled to capacity. There could be opportunities for marina expansion in concert with the Edmonds Crossing Project or through partnerships with the Town of Woodway and the owner of the Point Wells property. The Dry Storage facility is at full capacity during much of the year and emphasis is being placed on maximizing capacity year-round and exploring expansion opportunities in the future. Due to the decline in fishing over the past ten to fifteen years, activity at the public launch facility has decreased significantly. The cost center has not been profitable for the last decade. The public launch was financed partially by the State of Washington, which requires that the Port continue to operate the launch facility. The Commission considers the public launch to be a public amenity and will continue to fully support the program. The Port's travelift/work yard is an important marine related program. There may be opportunities for expansion, depending upon utilization and enhancement to the environmental programs, especially as state and federal regulations are updated and implemented. 3 Parking is not a major concern with current programs; however, with program expansion, parking could be more of a concern and parking structures may be a consideration. This will depend upon development in certain areas of Port property. 3. Facilities Building structures currently include the Landing Building which houses Armies Restaurant, a Deli, and Charter Operations; the Port's Administration Building which includes the Edmonds Yacht Sales office; and Anthony's HomePort Restaurant/ Beach Cafe building, which is owned by the Port and also houses the Edmonds Yacht Club and Marina Operations Programs. The Port has a ground Iease with the Landing Partnership. The Anthony's HomePort building is owned by the Port, and the Port has a building lease with Mad Anthony's Incorporated. The Port has a ground lease with Harbor Square Associates and the Harbor Square Athletic Club, both of which are located at the Harbor Square Business Complex. The Master Plan has identified two mixed-use areas on the east side and west side of Admiral Way where new structures could be built. Currently these two areas are used for parking. These areas could provide space for future marine retail and services operations, a new Edmonds Yacht Club building, mixed use buildings, which might house Port Administration functions, or a community use facility. Restrooms and facilities for guest moorage patrons are currently located in the Marina Operations complex. Restrooms are also available at the City owned Beach Ranger facility at the north end of the marina and there are also restrooms beneath the Port Administration offices. Restrooms at the Administration building are open 24 hours a day. Facilities for tenant use are located at the south end of the marina. A new restroom and public amenities complex may be constructed near the public launch and guest moorage area. The Port will pursue grant opportunities to build this complex GUIDING PRINCIPLES These guiding principles are not listed in any order of priority, but are intended to provide guidance for site development. Conserve and protect the shoreline and environmental quality. Maintain a quality marina and marina related services. • Support Port tenants. • Provide for public safety. • Increase or enhance public access. 4 • Encourage new waterfront related uses, for example: new marine related retail, new vendors, cultural arts programs and new opportunities for small craft such as kayaks. • Incorporate new public space that can be used for celebrations, public events, passive and active recreation (viewing, sitting, walking, and jogging). • Decrease impervious surfaces and spaces throughout the site, increase green areas, and provide for liberal landscaping. • Provide an overall design theme for the Port that will be evident in architecture and landscaping. The overall design should relate to the Port's history, location, and maritime role and should incorporate cultural and fine arts elements. • Infrastructure should be an integral part of the waterfront experience; i.e., signage should be coordinated and focused; utilities must be underground; roof tops that are part of the City of Edmond's view should be aesthetically attractive; refuse containers, benches, fences, railings, utility hole covers, and pedestrian crossing paving should be integrated in an overall master design. When possible, these latter facilities should be thematically consistent and esthetically pleasing; they should encourage the incorporation of art and sculpture. • View corridors from Admiral Way and from buildings on the east side of Admiral Way shall be incorporated into the planning process when considering new buildings, landscape, and public amenities. • Circulation on the site should be improved, including access for cars, public safety vehicles and pedestrian connections. • To the extent practical, parking should be located between Admiral Way and the BNSF tracks, freeing the area near the waterfront for increased public amenities, public use and green areas. DESCRIPTION OF FEATURES AND PROGRAMS 1. Programs The Port's largest program provides marine related service to the public and the boating community. The Port will strive to maintain high standards in existing services, as well as to seek new programs that complement the existing operations of the Port. These programs may include the following: • Wet moorage and dry storage programs • Public access to the shoreline including the promenade with access to Marina Beach and Olympic Beach Parks • Accommodations for fishing and other types of charters out of the Port • Landscape and flower programs • Well maintained roads and sidewalks • Provision of an interpretive center near the marsh and/or fish hatchery 5 2. Facilities To accommodate the programs of the Port the following facilities will be provided: • Boat launch apparatus for the public launch and dry storage programs • Work yard accessible by the public, that meets environmental standards • Travelift in support of the Port's work yard • Pressure wash and wastewater treatment facility • Marine fuel dock, guest moorage and bait shop Fishing Pier managed by the City of Edmonds • Load and unload areas, and public parking areas • Restrooms and related programs for the public and guest moorage patrons • Commercial, light industrial, marine oriented businesses • Retail establishments including shops and restaurants + Yacht sales establishment • Mix of office facilities + Private yacht club facility + Accommodations for the Sea Scout Program • Facilities for recycling and disposal of refuse 3. Access and Safety The two points of vehicle entry to the waterfront and the marina are via Main Street and Dayton Street, both of which cross the BNSF tracks. Due to these limited access points, the Port and the City of Edmonds have concerns about emergency access when a long train is stopped and blocking access on Dayton Street and Main Street. Currently, the Port has an agreement with the City to provide personnel and a vehicle to help transport equipment and supplies across the tracks, if such a situation were to occur. Pedestrian access across the rail tracks is planned to be provided as part of a multimodal station. The Edmonds Crossing project team will also examine, during the final design and permitting phase of the project, whether an emergency only at -grade crossing could be incorporated into the Edmonds Crossing Project. A primary mission of the Port is to provide quality services and facilities for the public, tenants, and the boating community. In keeping with this mission, the Port maintains a high level of maintenance of the facilities and amenities for both the enjoyment of the visitors to the Port and for their safety. The Port's in-house Safety Committee is constantly reviewing the grounds and facilities for ways to make improvements to ensure the safety of its staff and for visitors who walk the grounds, the boardwalk, and through the facilities. Many improvements to the facilities have been completed over the last several years. NEW OR EXPANDED ELEMENTS OF THE MASTER PLAN The following elements are the physical plans for the Port property over the next twenty years. Some of the elements are in the planning phase and may be implemented in the short term. Other elements are longer range. See Port Site Map, Exhibit B. Public Plaza The Port is proceeding with design and construction of a public plaza to be located in the parking area on the west side of the Anthony's Homeport Restaurant Building. The plaza area will be a landscape and hard surface area designed for the public. There may be an opportunity for a weather station in or near this area to provide educational and meteorological information to visitors and boaters of the region. Parking Parking is essential to meet the needs of the Port programs and the businesses located on Port property. Parking will be provided on both the east and west side of Admiral Way. It shall be the policy of the Port to locate parking to the east side of Admiral Way as opportunities present themselves, but still maintain enough parking on the west side to accommodate the programs and businesses. The Port will review the need for an increase in parking or parking structures as development occurs on Port property or as adjacent development occurs such as the "old Safeway" site, Harbor Square or the Edmonds Crossing project. North Boardwalk Improvements Improvements have been made to the north boardwalk including view cutouts, inclusion of benches and tables, and landscape planters. Additional improvements may include a landscape strip, shelters to contain the recycle and refuse containers, and interpretive signage. Mixed Use Area — Waterfront This area is currently parking and landscape. Additional potential uses might include, open space, load/unload space, an office and retail building, Edmonds Yacht Club building and a building for community facility use. Mixed Use Area — East of Admiral Way This area is currently a support area for the existing work yard and storage area. Possible uses might include parking, Port office and/or maintenance complex, marine retail and services complex; Edmonds Yacht Club building, expanded boatyard operations and a building for community facility use. Mixed Use Area — South of Workyard This area is currently an informal parking area and storage/recycling area for the Port and Anthony's HomePort Restaurant and dry storage boats. Possible uses might include parking, storage, marine retail and services complex, expanded boatyard operations and a building for community facility use. Dry Storage Expansion Expansion may occur to the north of the existing dry storage facility if program needs demand such an expansion. The area impacted by such an expansion is currently used for parking. Elimination of parking in this area would require additional parking be provided in another area. Marina Expansion If an opportunity presents itself, the Port may want to study the feasibility of expanding the south marina in light of the Edmonds Crossing project. Guest Moorage/Visitor Restroom Facility The Port may consider constructing a new guest moorage and visitor restroom facility in the area of the public launcher and pursue the opportunity for grant funding. This facility would include restrooms, laundry, showers and other appropriate amenities. The elements as they are outlined and implemented in this Master Plan will keep the Port of Edmonds one of the best marinas in the region. EXHIBITS 1. Vicinity Map - Exhibit A 2. Site Map - Exhibit B m I 1=1 Z Q. w W N Z z � ui vi cv a t�- � 3 a Zvi 0 a o � � xu W LL 0 0 CL k41 _0k CITY OF EDMONDS PLANNING DIVISION REQUEST FOR COMMENT FORM " Project Number: SM -2008-22 R P) Applicant's Name: PORT OF EDMONDS Property Location: 345 ADMIRAL WAY Date of Complete Application: 4/4/08 _ Zoning: Project Description: CONSTRUCT 10,000 SQ. FT. RETAIL AND REPAIR SHOP. Return comments to Planning Division no later than: 4/18/08 If you have any questions or need clarification on this project, please contact: Responsible Staff: JEN MACHUGA Ext. 1224 City Department: Name of Individual Submitting Comments: C)a1 I k" Title:�b L�s�kx This project would / would not (please circle one) affect this department. Co encs (please attach memo if additional space is needed): The following conditions should be attached to this permit to ensure compliance with the requirements of this department (please attach memo if additional space is needed): Sl21 �•• afi 1' .YA.V1 Date: �' V b es Signature: Phone/E-mail: V6 ATTACHMENT 21 CITY OF EDMONDS PLANNING DIVISION REQUEST FOR COMMENT FORM Project Number: SM -2008-22 Applicant's Name: PORT OF EDMONDS Property Location: 345 ADMIRAL WAY Date of Complete Application: 4/4/08 Zoning: Project Description: CONSTRUCT 10,000 SQ. FT. RETAIL AND REPAIR SHOP. Return comments to Planning Division no later than: 4/18/08 If you have any questions or need clarification on this project, please contact: Responsible Staff: JEN MACHUGA Ext. 1224 City Department: 1...iz Name of Individual Submitting Comments: Title: lly+lb i� This. project �uldwould not (please circle one) affect this department. Comments (please attach memo if additional space is needed: fes/ 1. s rc� kIAZad 2 The following conditions should be attached to this permit to ensure compliance with the requirements of this department (please attach memo if additional space is needed):_. Date: 64__r-L�) e Signature:�� --- Phone/E-mail: ATTACHMENT 22 CITY OF EDMONDS PLANNING DIVISION REQUEST FOR COMMENT FORM Project Number: SM -2008-22 Applicant's Name: PORT OF EDMONDS Property Location: 345 ADMIRAL WAY Date of Complete Application: 4/4,08, Zoning: Project Description: CONSTRUCT 10,000 SQ. FT. RETAIL AND REPAIR SHOP. Return comments to Planning Division no later than: 4/18/08 If you have any questions or need clarification on this project, please contact: Responsible Staff: JEN MACHUGA Ext. 1224 City Department: Name of Individual Submitting Comments: Title: This projec wouould not lease circle one) affect this department. Comments (please a ach memo if additional space is needed): The following conditions should be attached to this permit to ensure compliance with the requirements of this department (please attach memo if additional space is needed): Date: W1 Signature: Phone/E-mai ATTACHMENT 23 CITY OF EDMONDS PLANNING DIVISION QJ1 REQUEST FOR COMMENT FORM Project Number: SM -2008-22 Applicant's Name: PORT OF EDMONDS Property Location: 345 ADMIRAL WAY Date of Complete Application: 4/4/08 Zoning: Project Description: CONSTRUCT]0,000 SQ. FT. RETAIL AND REPAIR SHOP. Return comments to Planning Division no later than: 4118/08 If you have any questions or need clarification on this project, please contact: Responsible Staff:�JEN MACHUGA Ext. 1224 City Department: r Name of Individual Submitting Comments:_ a5 Title: This project would / would not (please circle one) affect this department, Comments (please attach me o if additional space is needed): �0 The following conditions should be attached to this permit to ensure compliance with the requirements of this department (please attach memo if additional space is needed): Date: At A N Signature: �. Phone/E-mail: ATTACHMENT 24