The URL can be used to link to this page

SM-08-60 & ADB-08-61 Staff Report to ADB - Attachments 1 to 27.pdfcity of edmonds land use application ARCH1TECTURAL DESIGN REVIEW COMPREIiENSI V E PLAN AMENDMENT CONDiTiONAL U13F PERMIT I-IOME OCCUPATION FORMAL SUBDIVISION' SHORT SUBDIVISION LOT LINE ADSUSTMENT PLANKED RESIDENTIAL DFvFLOPMENT OFFICIAL. STREET MAP AMENDMENT STREET VACATION REZONF �( SlIORFUNE PERMIT VARIANCE / REASONABLE USE EXCEPTION OTHER: RECEIVED NOV 2 1 2008 PLANNNG DEPT FILE # ZONE DATE REc'D BY FEit REcrlPT 9 HEARING DA'fF. HE STAFF PB ADB CC PROPF,R'ry AI)DRESSORLOCATION 1�2'-r• M ` IY41�yfrIQam"As,, WA 9aa2D PRO,i>a "rNAMF(IFAPPLICABLE) PROPERTY OWNER d S PHONE #-- ADDRES'S 3�tD 4 2d E-MAlt_, ADDRESS FIN. . TAX ACCOUN-r 4 03� 01 iib0 Sa.. TWT,. 2-7 1CNG. d 3 res -era iP rf()N OE PRCI3F.CT OR Pltc)rosr.D USF l ),me_avv"? ArruCANT jqB_0 � F�[t tCIc,1.4SC ADDRESS _1 I q L_r_v vy n W �{�dd� F-MAIL.ADDRF:SS a1lY1_E�Sn �•e��= FA\»' C'Oti'rA['TiEk25Oti/AC:1•NT �-- MIONF:_:.`- ADDRriSS-- F,-Mr\II.ADr)RESS CcS FAX1436L*tA4- LLS ��tie fhc undersigned applicant, and hisiher/its heirs, and Is, in consideration on the processing of' the application agrees to release, indemnify, defend attd hold the City cif' FAmonds harmless frrnn any and all damages, including reasonable attorney's fees, arising from any action or infraction based in n'holc or part upon false. misleading,, inaccurate or incomplete information furnished by the applicant, his/her/its atents or cniployces. By ❑\y signature, I certify that the information and exhibits herewith submitted are true and correct to the besl 01`111Y knowledge and that I am authorized to file this icat.ion on the half of the mvner as listed below. SIC'sNnTt,ltt.OP APP[..ICANT/ACrF NT DATE.-, /loll° Property Owner's Authorization By my signature, I certify that I have authorized the above ApplicantfAgent to apply for the subject land use application, and grant my permission for the public officials and the staff of the City oC l dinonds to enter the sol jccl property for the purposes of inspec on anti p ,ting attendant to this application. SIGNATURE OF OWN£.R 011vavDAZ E This application form vas revises on 1/27100. To verify whether it is still current, call (425) 771.0220. 1..:11.IIiRARY1E'i,ANi+iIN(i\Eurus Rs Itandnum\Public llandnulAll-Ind Usc Applicaiirna.Jnc ATTACHMENT Zoning and Vicinity Map File No. SM -08-60 &.ADB -0,8-61 I GROUND LEASEo�F10 �e ;t-40PORT OF F DMONDS/EDMONDS YACHT CLUB C V�NTS?V* TFq 9��Fs THIS LEASE is made the date indicated below by and between THE PORT OF EDMONDS, a port district of the State of Washington ("The Port") and EDMONDS YACHT CLUB, lI*>'C., a Washington nonprofit corporation („Lessee"), collectively, the "Parties." 1. Premises. The Port hereby leases to Lessee and Lessee hereby leases from the fort that certain unimproved real property located generally between docks P and Q, more particularly described and shown oil Exhibit A attached hereto, together with all improvements located thereon at the start of the lease (the "Premises"). 2. Term. The term of this Lease shall be thirty (30) years from the date of commencement with an optioEl to renew as provided in Section 19 below. The date of commencement of this Lease shalt be the date rent commences pursuant to Section 5.1 and Section 10, 3. Feasibility. 3.1 Initial Feasibility Study. Lessee has conducted a feasibility study to allow Lessee, in its solc determination and without reliance on any statement or representation of the Port, to evaluate the suitability of the Premises for Lessee's- intended uses, including without limitation demographics, general site conditions, availability of utilities, ingress, egress, and preliminary evaluation of financing. Said feasibility study conunenced within thirty (30) days of Inatual acceptance of the Parties' Letter of Intent for Land Lease dated August 30, 2005 and was completed within 180 days. Lessee bas determined that the Premises is suitable for its use and said Feasibility Study is complete. The Lessee did not conduct any sail testing and reserves this condition until required by the permitting process. 3.2 Conclusive Feasibilit Determination. Lessee shall complete its feasibility determination which shall include, without limitation, the following components on or before the respective dates specified : 3.2.1 On or before June 1, 2009, an investigation to determine whether there are any soil limitations to Lessee's anticipated improvements which such soils evaluation shall include, without limitation, analyses of soil structural capability and whether any hazardous substances exist that may require remediation ill order for the Lessee to proceed with its improvements. 3.2.2 On or before .lune 1, 2007, satisfaction of Lessee's Financing Contingency set forth in Subsection 5.3.2 belo-w. Lessee's financing terms and conditions shall be subjeet to approval by the fort which such approval shall be limited to evaluating whether the financing plan can be realistically achieved by Lessee. Lessee shall provide the fort with such detailed financial information as the Port may reasonably require in evaluating Lessee's Commission Approved October r CCIPY FA 30, zoob ATTACHMENT 3 financing plan. To comply with the time frarne set forth above, this plan shall be presented to the Port for its review and approval within 180 days upon signing of this Ground Lease. 3.2.3 On or before .lune 1, 2009, acceptance by Lessee of all permit approval requirements and conditions. 3.2.4 On or before June 1, 2009, acceptance by Lessee of the condition of the T'ort's title to the subject real property and acceptance by Lessee of a survey, commissioned and paid by Lessee, of the subject real property. In the event that Lessee determines, for whatever reason, that it will not proceed with its improvements and terminates this Lease, Lessee shall be solely responsible for any and all of its costs, expenses, fees and obligations resulting from its actions taken pursuant to this Lease. Lessee shall save and hold the Port harmless from any such costs, expenses, fees and obligations. The Port shall have no responsibility or obligation to change, alter, remediate or otherwise addzess any feasibility issues relating to this Lease or the Lessee's intended use of the subject real property. If Lessee determines its intended use of the subject .real property is feasible and continues with this Lease, it shall do so based upon its own, independent evaluation of any and all feasibility considerations and it shall not rely on any representation or action on the part of the Port. 4. Extension of Prior Lease. The Port and Lessee ackzaowledge the existence of a prior lease on the facility that Lessce presently occupies ("Prior Lease")_ By separate agreement, the Port agrees to extend the lease terra on the Prior Lease for a period of five (5) years under the same terms and conditions of the Prior Lease; provided, that rental amounts for the Prior Lease shall be adjusted annually based on the U.S. Department of Labor, ]Bureau of Labor Statistics Consumer Price Index -- All Items, Seattle -Tacoma for all Urban Consumers; and further provided that the end of the Prior Lease term will coincide with the building completion if completed prior to the end of the five (5) year lease extension.. Moreover, after the fourth year of the Prior Lease's extended lease term, the fort shall have the Option of conducting an appraisal to determine the fair market lease value for the Prior Lease Premises in lieu of the Consumer Price Index adjustment. In the event that Lessee has not commenced construction on its new facility before the fourth year of the extended lease term, rental amounts on the Prior Lease shall be reviewed and adjusted to fair market value subject to consideration for reasonable reduction based on public benefits provided by Lessee. In response to Lessee's early relinquishment of the parking in front of the premises subject to the Prior Lease, and in recognition that there may be construction impacts to the Lessee's existing facility while the Plaza Project is under construction, the Port will not require Lessee to reimburse the Port for the Port's legal and architectural fees in implementing the Lease. 5. Rent. 5.1 MonthlyRent. The Lessee shall pay to the Port at the Port's address specified below, or at such other place as the Port may hereinafter designate, on or before the first (Ist) day of each month, monthly rent in the amount of Three Thousand Two Hundred Eighty Nine and 41/00($3,289.41) Dollars, based on projected annual rent of Thirty Nine COMMISSION APPROVED 0f-"1'OBER SO, 2006 0 a IFY 2 Thousand lour Hundred Seventy Three, Dollars and 50/100($39,473.50) which is based upon the current projection of $2.72 per sq/ft for the building use area and 15 additional parking spaces (which is based upon $1.93 per sq/ft). The actual rent will be deter fined on 11,000 square feet of lease area, at current fair market value, plus 15 parking spaces at a lease rate calculated on current fair market value and applicable taxes. The Parties acknowledge this rate is the fair market rent without any special consideration or reduction. If a month's rent is not paid by the tenth (I 01h) of that month, Lessee shall pay an additional late payment of fifteen percent (15%). In addition to monthly rent, Lessee shall pay applicable leasehold excise tax, which shall be calculated on fair market rent_ The Lessee shall make the facility available to community groups at fair market rental rates or rates less than the fair market rent consistent with the Lessee's business opportunities at the sole discretion of the Lessee_ Lessee's obligation to pay the monthly rent amount shall commence upon the start of construction of the building described in Section 10, below. Construction shall be deemed commenced when Lessee begins to set up fencing on the Premises or otherwise takes control of the Premises to the exclusion of Port use. If the obligation to pay the rent amount commences or expires on a day other than the first or last day of a calendar month, the monthly rent for such month shall be a pro -rated portion of the monthly rent, computed on a daily rate based on the number of days in the subject month. Lessee shall, in ally case, pay a full month's rent upon execution of this Lease, and any amount which exceeds the rent due during the first calendar month of the Lease shall be credited against the rent due at the first day of the following calendar month. 5.2 Rent Adjustment. The monthly rent specified in Paragraph 5.1 above for the fifth (51h) year of this Lease shall be adjusted at the expiration of that fifth (5`h) year of the Lease term. Thereafter, monthly rent, as adjusted, shall be adjusted every year thereafter for the terra of the Lease. Such adjustment shall be cumulative with the base for the adjustment being the rent at the time of adjustment. The rent shall be adjusted based on the U.S. Department of Labor, Bureau of Labor Statistics Consumer Price Index All Items, Seattle -Tacoma for all Urban Consumers_ At each five (5) year lease anniversary interval from the Commencement Date, the Port shall have the option of conducting an appraisal to determine the fair market lease value for the Lease Premises in lieu of the Consumer Price Index adjustments. Notwithstanding the foregoing, no rent adjustment shall reduce the amount of monthly rent paid prior to the adjustment. 5.3 Financing. 5.3.1 Security Interest. Subject to this Lease and its provisions, Lessee's interest in the Premises and the improverxaents constructed thereon, may be utilized as security for a lender. Provided, however, the Port's fee interest is the Premises shall not be subordinated to any lender and shall not constitute security for Lessee's loan. The lending documentation shall provide that, in the event of a default by Lessee, the Port, at its sole option, may step into the place of Lessee and continue the loan without assumption fees or, alternatively, pay off the loan (remaining principal, interest and reasonable fees), without prepayment penalty and without the foreclosure process occurring. The Port shall give the lender at least One Hundred Twenty (124) days notice of its intentions to exercise the options described herein. In COMMISSION APPROVED OCTOBER 30, 2005 COPY addition, the lending documentation shall provide that, in the event of a foreclosure, the relit for the new Lessee may be raised to fair market reit as determined by an appraiser selected by the Port. 5.3.2 Contingeuc ,. COMInencenlent of this Lease is subject to the Lessee obtaining financing acceptable to Lessee for the improvements to the Premises following all final plans, specifications, permits and any requirements imposed by the lender or by the Port. Lessee shall make a good faith effort to obtain acceptable financing. Lessee shall advise the Port on an annual basis or sooner should there be any material changes in its financial position which would impact its ability to secure required financing. If Lessee. is unable to obtain acceptable financing any Security Deposit paid by Lessee to the Port shall be returned to the Lessee upon Lessee's written notice to the Port that it is unable to obtain acceptable financing. Upon notice by Lessee that it is unable to obtain financing this Lease shall terminate without further obligation of Lessee. 6. Security Dgposit. Within thirty (30) days of execution of this Lease, Lessee shall deposit with the Port a security deposit in an amount equivalent to one (1) months' rent, together with leasehold excise tax thereon (the "Security Deposit"), as security for Lessee's faithful performance of Lessee's obligations hereunder. Within twelve (12) months from the execution of this Lease, the Security Deposit shall be increased to the amount equivalent to two (2) months rent together with leasehold excise tax thereon. Within twenty-four (24) months from the execution of this Lease, the Security Deposit shall be increased to the amount equivalent to three (3) months rent together with leasehold excise tax thereon. if Lessee fails to pay rent or other charges due hereunder, or otherwise defaults with respect to any provision of this Lease, the Port may use, apply or retain all or any portion of said the Security Deposit for the payment of any rent or other charge in default or for the payment of any other suin to which the Port may become obligated by reason of Lessee's default, or to compensate the Port for any loss or damage which the Port may suffer thereby. If the Port so uses or applies all or any portion of said Security Deposit, Lessee shall within ten (1.0) days after written demand therefore deposit cash with the Port mi an amount sufficient to restore said Security Deposit to the full amount hereinabove stated, and Lessee's failure to do so shall be a breach of this Lease, The Port is not required to use the Security Deposit to cure a breach or defect by Lessee under this Lease. The Port shall not be required to keep said Security Deposit separate from its general accounts. If Lessee performs all of Lessee's obligations hereunder, said Security Deposit or so much thereof as has not theretofore been applied by the Port, shall be returned, without payment of interest or other increment for its use, to Lessee (or, at the Port's option, to the last assignee, if any, of Lessee's interest hereunder) within forty-five (45) days after the expiration of the terra hereof, or after Lessee has vacated the Premises, whichever is later. After a satisfactory performance period of one (1) year after occupancy of the building to be constructed by Lessee, Lessee may request that the Port reduce or elinunate the requirement for the Security Deposit. The Port may agree, without obligation, to consider such a reduction or elimination, In the event the Security Deposit is reduced or eliminated, the Port may reinstitute it later if it deems advisable. Lessee shall provide to the Port, annually, such reasonable financial data as the Port may require to ascertain gross and net rental income and the financial viability of Lessee to perforin the terms and conditions under this lease. COMMISSION APPROVED OCt'OBER 30, 2006 4 7. Utilities, If Lessee elects to install and.for utilize any utility services at the Premises, any such installation shall be subject to Section 10 below, and Lessee shall promptly pay when due all installation costs and charges and all usage charges for ally such utilities. The Port shall not he liable for any failure or interruption of utility services to the Premises. S. Taxes and Assessments. 8.1 Real Estate Taxes and Assessments. In addition to leasehold excise tax as specified in Section 5.1, above, Lessee shall pay all taxes and assessments On the Premises and/or improvements to the Premises and/or personal property at the Premises prior to their due date. Upon demand by the Port, Lessee shah provide Proof of payment of such taxes and assessments. Jf Lessee fails to pay any taxes and assessments when due, the Port may, at its option, but without obligation to do so, pay the same, and the amount paid by the Port, including any interest and penalties thereon, shall immediately be due and payable, with interest at one and one-quarter (1.25%) per month. Such payment by the fort shall be in addition to all other remedies which may be available to the fort for the default by Lessee. Should there presently or hereafter be in effect during the term of this Lease any law, statute or ordinance levying any tax (other than federal or state income taxes) directly or indirectly, in whole or in part, upon rents or the income from real estate or rental property, or increasing any such tax, Lessee shall reimburse the Port as additional rent, at the same time as any such tax payments are due, in the amount of any such tax payments. 8.2 Additional. Taxes. Should there presently be in effect or should there be enacted during the tern of this Lease any law, statute, or ordinance levying any tax (other than Federal or State income taxes) directly or indirectly, in whole or in part, upon rents or the income from real estate or rental property, or increasing any such tax, Lessee shall reimburse the Part monthly, as additional rent, at the same time as ruinirnurn rental payments are due hereunder, for the actual amount of all such taxes paid. 9. Re airs Maintenance and Condition of Premises. 9.1 Condition of Premises. To the best of the Port's actual knowledge, without independent investigation, there are no contaminants or environmental hazards on the Premises. Lessee accepts the Premises "AS IS" in its current condition. No warranties or representations concerning the condition or suitability of the Premises for Lessee's intended uses have been made by the Port or its agents, employees or principals. Lessee has satisfied itself as to all aspects of feasibility, including environmental condition, The Port provides no warranty on suitability of the Premises for Lessee's intended purposes. Lessee has relied solely on its own feasibility analysis and the advice, counsel and review conducted by its consultants and advisors. 9.2. Lessee's Obligation to Repair. Lessee, at its own expense, shall keep the Premises in a reasonably neat, clears and sanitary condition and shall at all tithes preserve therm in good condition and repair; ordinary wear and tear or damage due to casualty or condemnation COMMISSION APPROVED OCTOBER 30, 2046 [PY excepted. If the Lessee does not keep the Premises reasonably maintained and in good repair the Port shall provide written Notice to the Lessee, of the required maintenance or repairs at which time Lessee shall have thirty (30) days to cure. Should the Lessee fail to cure the deficiency the Port may make repairs after providing written notice to Lessee at least fifteen (15) days in advance. Lessee shall pay the reasonable cost thereof, as additional rent, on the next rent date thereafter. The right of the fort to make such repairs shall be without prejudice to any rights it may have because of Lessee's failure to make such repairs. 9.3 Alterations. After prior written consent of the fort, Lessee, at its sole cost and expense, may make alterations, additions and improvements to the exterior of the Premises. In the performance of such work, Lessee shall hold the Port han"Ies5 from any damage, loss or expense, and shall comply with all laws, ordinance, rules and regulations of any public authority, obtaining all necessary permits, approvals or authorizations. Upon termination of the lease all such alterations, additions and improvements to the Premises (except trade fixtures) shall be the property of the Port, and shall be. surrendered with the Premises; or the Port, in its discretion, may require the removal of such improvements by Lessee, provided that the Port shall notify Lessee of its determination as to rernoval or retention of the improvements five (5) yeas prior to the end of the lease Terra. Notwithstanding the above, if Lessee has fully performed this lease and is not in default, then prior to the end of the term of this lease, Lessee shall have the right to remove all trade Extures located on the Premises which were installed by the Lessee. However, in such event, Lessee shall not cause any excessive damage to the Premises by such removal and shall reasonably repair any excessive damage caused to the Premises by such removal, returning the Premises, as far as practical to its condition prior to installation of such trade fixtures. In the event that Lessee constructs improvements on the Premises, which shall require the Port's written consent, such consent shall be subject to Lessee obtaining such casualty insurance, naming the Port as an additional insured, as the Port may require as a condition of giving such approval. Any such insurance proceeds shall be utilized for repair and/or reconstruction of any such improvements. 9.4 En acrd Inspection. Lessee -"fill permit the Port or its agents to enter the Premises at reasonable times with reasonable notice to inspect the Premises. At the end of the Lease term, the Port may at reasonable tunes with reasonable notice enter the Premises to Show the Premises to prospective Purchasers or Lessees. Should the Lessee be in default under the terms of the lease the Port may enter the Premises to inspect, clean, repair, alter or improve the Premises or show the P€emiises to prospective Purchasers or Lessees. In exercising its rights under this section, the Port will not unreasonably interfere with the conduct of Lessee's business or of any subtenants of the Lessee. In the event of an emergency, the Port may immediately enter the Premises, without notice. 10. Use of Premises. 10.1 Nature of Use. 10.1.1 Building. Lessee shall use the Premises for the construction and operation of a building to be used for its clubhouse which may include incidental office space, receptions, private parties, luncheons, meetings, seminars, parking and other events. Lessee may operate a private tavern for its Members' use. The building footprint indicating size and layout is CommissioN APPROVED OCt'OBER 30, 2006 `` J � 6 depicted oil Exhibit B, attached hereto and incorporated by reference. During the planning Phase of the building, the fort agrees to advise Lessee of any exterior building and signage requirements. The Port shall have the right to review and approve the ficial exterior building design. Lessee shall comply with the project schedule attached hereto as Exhibit C, and incorporated by reference. Construction of the building must cornmence no later than December 1, 2009, provided that in the event that construction has not commenced through no fault of Lessee, a six-month extension in the construction commencement date may be exercised by Lessee. In the event that constriction does not begin by the end of the extension period, the Lessee, subject to the Port's approval, may elect to either begin: payment of the monthly rent or at its discretion terminate this Lease. Should Lessee terminate this Lease, the initial Security Deposit, not to exceed three (3) months refit, together with leasehold taxes thereon shall be retained by the Port as liquidated damages. This liquidated damage and any rent paid during the second extension period shall represent the sole and exclusive remedy available to the Port should the Lessee terminate this agreement. Notwithstanding the foregoing, Lessee must commence construction, even if it elects to pay monthly rent, no later than December 1, 2010, or this Lease twill terminate. 10.1.2. Parkin. In addition to construction of Lessee's building, Lessee shall establish and maintain required parking for Lessee's use and for the use of any sub- lessee on the Premises. The amount of the parking to be provided by Lessee shall be based upon City of Edmonds standards with any additional parking as determined appropriate by the Port using commonly accepted parking standards urith consideration of existing capacity and existing demaazd together with the demand that will be created by Lessee's development on the Premises. Any rent adjustment for parking shall be made as set forth in paragraph 5.2. 10.1.2.A. Parking on East Side of Admiral Way - Any additional parking shall be based on need for additional parking spaces, depending upon the actual iises conducted by Lessee and any sublessee of Lessee on the Premises, the amount of which additional parking spaces shall be agreed upon by the fort and Lessee. The murmber of parldng spaces shall not exceed (50) standard size spaces. These spaces shall be for visitors and guests of Lessee's building and the Port. The Port shall charge an additional rate for these spaces to Lessee, to be determined prior to lease conirnencement, based upon actual cost of any development or construction of the parking spaces. Parking s West gid.bernlra)4ay - The additional parking to be provided for estnLessee' buildingshad used for Lessee programs and available to fort marina tenants but not for guests or visitors to the marina. Parking spaces required to be dedicated to Lessee's use or the use of sublessees are depicted on, Exhibit A. The Port shall charge additional rent at a rate of One and 931100 Dollars ($1.93)1 per square foot for the additional parking area. 10.1.3 Ste. Lessee and its subtenants shall have the aright to erect exterior building signage subject to the Port's signage requirements and local ordinances, codes, and regulations. The signage specifications suitable to the Port are listed on Exhibit D, attached € The $1.93 rate is based on 2009 dollars and will be. adjusted according to thee Rent Adjustment provisions of this Lease from and after 2009. COMMISSION APPt OVFI) Oct'0BER 30, 2006 7 hereto and incorporated herein by reference. The casts of such signage shall be borne by Lessee. Lessee shall remove all signs and sign hardware upon termination of this Lease and restore the Sign locations to their former states, unless the Pout elects to retain any portion of the signage. 10.1.4 Bulldin Codes. Lessee shall be responsible for adherence to all local ordinances, codes and regulations, as well as all local, state, and federal laws including without limitation public accommodations as defined in the Americans with Disabilities Act. Lessee's architect shall design the premises in compliance with applicable laws and the Port of Edmonds' Master Plan or other such plan of the Port. The Port shall have the right to approve Lessee's design of the premises. 14.2 Hazardous substances. Lessee agrees to comply with all applicable air and water pollution control and prevention laws, regulations and state and federal air pollution and water pollution control agencies' recommendations in the maintenance of all facilities located on the leased Premises. Lessee agrees to comply with all federal and state laws and regulations regarding hazardous waste or substances. In the event of any discharge by Lessee or Lessee's agents of hazardous or toxic substances on or to the Premises, after execution of the Iease, Lessee shall i nrnediately notify the Port and all relevant governmental agencies, and restore the Premises to its previous condition. After the termination of this lease for any reason, Lessee shall remove all hazardous and toxic materials and containers for those rrateriahs frorrt the Premises. The fort shall be responsible for any hazardous waste or toxic substances on the Premises as of the commencement date of the Lease. 10.3 Dis osal of Nvn-l`Tazardous V4'aste Materials. All non -hazardous waste materials shall be disposed of by Lessee properly and in accordance with all applicable laws and regulations. 10.4 Compliance With Lay. Lessee shall not use the Premises or permit anything to be done in or about the Premises which will in any way conflict with any law, statute, zoning restriction., ordinance or govenunental rule or regulation or requirements of duly constituted public authorities now in force or which may hereafter be enacted or promulgated. Lessee shall at its sole cost and expense promptly comply with all laws, statutes, ordinances and govenunental rules, regulations or requirements now in force or which may hereafter be in force and with the requirements of any board of fire underwriters or other similar body now or hereafter constituted relating; to or affecting the condition, use or occupancy of the Premises. Lessee shall be responsible for any fees, costs or penalties that arise as a result of any breach or violation of this Section 10. 11. Insurance; Indemnity. 11.1 General Liability Insurance. Lessee, at its own expense, shall procure and maintain in effect comprehensive general liability insurance, against claims of bodily injury or death or property damage or loss with a limit of not less than. Two Million Dollars ($2,000,000) combined single limit per occurrence and in the aggregate (per policy year) which shall be primary and noncontributory. In no event shall the limits of said policies be considered as limiting the liabilities of Lessee under this Lease. The above -stated minimum policy limits /MoCo isstoly APPROVED OeTotit;u Sa, aao6 U� 8 shall be subject to periodic review by the Port. Lessee shall require any sublessee to obtain insurance meeting the limits specified herein and adding the Port and Lessee as additional named insured by endorsement acceptable to the Port. 11.2 Casualty „Insurance. Lessee, at its expense, shall maintain in effect policies of insurance covering (a) the Premises, leasehold improvennents, fixtures and equipment located on the Premises, for the full replacement value, and providing protection against any peril included within the classification "Fire and Extended Coverage," together with insurance against sprinkler damage (if the building has a sprinkler system installed), vandalism and malicious mischief; and (b) all plate glass on the Premises. The proceeds of such insurance, so long as this Lease remains in effect, shall be used to repair or replace the Premises leasehold improvements, fixtures, equipment and plate glass so insured. 11.3 Insurance Policies. All insurance policies (except the fire and extended coverage insurance on Lessee's personal property) shall be endorsed to Mame the Part as additional insured and shall be with companies and with lass -payable clauses satisfactory to the Port, and copies of policies or certificates evidencing such insurance shall be delivered to the Port by Lessee. No such policy shall be cancelable or amendable except after thirty (30) days' written notice to the Port. 11.4 Waiver of Subro atiou. The Port and Lessee mutually agree to waive their ,right of recovery against each other, and their respective officers, employees or agents, for non -intentional losses or damages occurring to the Premises, improvements, contents, other property of the waiving party or tinder its control, or business U' itcrruptions related to the loss or damage to such property. However, the parties agree that this waiver applies only to losses covered by valid and collectible insurance, and only to the extent that such insurance applies, and not in excess of the amount collectible frons such insurance. The waiver shall not apply to damages in excess of the amount collectible from such insurance. Permission to grant this waiver is to be included in the provisions of the insurance policies now carried by both the Port and Lessee. The continuation of this mutual waiver of subrogation is subject to the insurance continuing to grant this option on renewal policies. 11.5 Indemnification of The Port. The Port shall not be liable for any loss or injury to persons or damage, to property, in or about the Premises, from any cause, which at any time may be suffered by Lessee or by its invitees or ernployecs or agents. The Lessee agrees to indemnify and save the Port, its employees and its agents, harmless from any and all claims and expenses, including reasonable attorney's fees and costs, and .litigation -related expenses arising out of said injury or damage, however occurring, on or about the Premises. 11..6 Waiver, THE PORT AND LESSEE SPECIFICALLY AGREE THAT THE PROVISIONS OF THIS SECTION .ALSO APPLY TO ANY CLAIM OF INNRY OR DAMAGE TO THE PERSONS OR PROPERTY OF THE LESSEE'S EMPLOYEES, AND LESSEE ACKNOWLEDGES AND AGREES THAT AS TO SUCH CLAIMS, LESSEE, WITH RESPECT TO THE PORT, DOES HEREBY WAIVE ANY RIGHT OF IMMUNITY WHICH LESSEE MAY HAVE UNDER INDUSTRIAL U-4SURANCE, (TITLE SI RCW) AS AMENDED AND UNDER ANY SUBSTITUTE OR REPLACEMENT STATUTE). THIS COMMISSION APPRO' T_D OCTOBER 30, 2006 � �"J [Fly � WAIVER AND AGREEMENT WAS SPECIFICALLY NEGOTIATED BY THE PORT ,AND LESSEE AND IS SOLELY FOR THE BENEFIT OF THE PORT AND LESSEE AND THEIR SUCCESSORS .AND ASSIGNS AND IS NOT INTENDED AS A WAIVER OF LESSEE'S RIGHTS OF UN4MUNITY UNDER SAID INDUSTRIAL INSURANCE OF ANY OTHER PURPOSE. OD ' Date t 12. Reconstruction and Restoration. Lessee's obligations hereunder shall continue, without abatement of rent, notwithstanding any damage to or destruction of the Prenuses. After utilization of insurance proceeds, Lessee shall be responsible for any excess repair and/or reconstruction costs. 13. Assignment and,Suiblettin . Lessee shall not either voluntarily or by operation of law assign, sell, or otherwise transfer this lease or any of Lessee's rights hereunder. Lessee shall occupy at least 51% of the building for use as a yacht club which such percentage amount shall take into consideration the access and common areas of the structure. The Lessee may sublet the remaining 49% with tine written approval of the Port in each case. Sublease may include marine -oriented businesses or professional offices. The Port shall not have the right to recapture past rental amount, if any, which may have accrued as a result of any rent, reduced below fair market value for benefits received by the Port as determined as part of this lease. Lessee agrees to reimburse the Port for the Port's reasonable costs and attorney's fees incurred with the documentation of such assignment, subletting or other transfer of this lease or Lessee`s interest in and to the Premises. 14. Co€ndenmation. 1.4.1 Entire or Substantial Taking. If the entire Premises, or so much thereof as to make the balance not reasonably adequate for the conduct of Lessee's business (notwithstanding restoration by the Port as herein provided) shall be taken under the power of eminent domain, this lease shall automatically terminate on the date the condemning authority takes possession. 14.2 Partial Taking. In the event of any taking under the power of eminent domain which does not so result in a termination ation of this lease, the monthly rental payable hereunder shall be reduced, effective on the date the condemning authority takes possession, in the same portion as the value of the Premises after the taking relates to the value of the Premises prior to the taking. The Port shall promptly, at its sole expense, restore the portion of the Premises not taken to as near its former condition as is reasonably possible, and this lease shall continue in full force and effect. 14.3 Awards. Any award for taking of all or any part of the Premises under the power of eminent domain shall be the property of the Port, whether such award shall be made as compensation for diminution in value of the leasehold or for taking of the fee. Tenant shall have COMMISSION APPROVED OMIOBER30,2006 �'`.J 10 the right, however, to claim and recover from the condemning authority compensation for any loss to which Tenant may be put but only to the extent that such loss is awarded separately in the eminent domain proceedings and not out of or as part of damages recoverable by the Port. IS. Liens and Encumbrances. Lessee agrees that it will pay all costs for work done or caused to be done by it on the Premises, and Lessee will keep the Premises free and clear of all mechanics and other liens on account of work done for Lessee or persons claiming under Lessee_ Should any claire of lien be filed against the Premises or any action affecting the title to such property be commenced, the party receiving notice of such lien or action shall promptly give the other party written notice thereof. Lessee may at Lessee's option provide a bond in form and amount to satisfy any claim of lien. In the event; a dispute between Lessee grid a third party having lien rights arising from work performed for Lessee, results in litigation toenforce such lien right in which the Port or any party deriving rights from the Part is named a party defendant, defense of such action shall, at the T'ort's option immediately be assumed by Lessee_ Lessee shall appear and defend the Port and any parties deriving interest through the Port or shall pay any costs or attorney's fees incurred by the Port or parties deriving interest through the Port in respect to their own defenses to such action and shall indemnify and hold the Port and parties deriving interest through the Port harmless from any judgment arising out of such litigation. 16. Surrender of Premises. 16.1 Surrender of Premises. Lessee shall promptly surrender possession of the Premises to the fort upon the expiration or prior termination of the Lease. The Premises shall be surrendered in the same condition as they were at the commencement of the lease term, normal wear and tear excepted, damages covered by insurance excepted, and acts of God or the elements excepted. 16.2 Holdinp- Over. Any holding over by Lessee after the expiration or termination of the Lease shall be construed to be a tenancy for a month-to-month, on all of the terms and conditions set forth herein., to the extent not inconsistent with a month-to-month tenancy. During such tenancy, the Lessee agrees to pay the rental amounts set forth herein, unless a different rate is agreed upon. 16.3 Sub -Tenancies. The voluntary or other surrender of this Lease by Lessee, or a mutual cancellation thereof, terminate all and any existing subtenancies, or may, at the option of the Port, operate as an assigzrment to it of any and all such subtenancies. 17. Default by Lessee. 17.1 Default. The occurrence of any one or more of the following events shall constitute breach of this Lease by Lessee. 17,1..1 Failure to Pa Rent. The failure by Lessee to make any payment of Minimum Rent, Adjustments, or any other payment required to be made by Lessee hereunder, as and when due, where such failure shall continue for a period of thirty (30) days after written notice thereof by the Port to Lessee. COMMISSION APPROVED OC OBER 30, 2006 � a PO V 1 l 17.1.2 Failure to Perform. The failure by Lessee to observe or perform any of the covenants, conditions or provisions of this Lease to be observed or performed by the Lessee, other than payment of rent, where such failure shall continue for a period of thirty (30) days after written notice thereof by the Port to Lessee; provided, however, that if the nature of Lessee's default is such that more than thirty (30) days are reasonably required for its cure, then Lessee shall not be deemed to be in default if Lessee commences such cure within said thirty (30) day period and thereafter diligently prosecutes such cure to completion. 17.1.3 insolvency. 1f Lessee becomes insolvent, or voluntarily or involuntarily bankrupt, or if a receiver, assignee or other liquidating officer is appointed for the business of Lessee, and any of the foregoing is not dismissed within sixty (60) days thereafter. 17.2 Remedies in Default Upon default by Lessee as defined above, the Port shall have all rights and remedies as may be allowed by law or in equity. Without prejudice to any such rights, the Port may, at its election, declare this lease forfeited and the lease terminated, and reenter the Premises, and remove all persons or chattels therefrom. The Port shall not be liable for damages by reason of such reentry. Notwithstanding such reentry by the Port and notwithstanding forfeiture and termination of this Lease, the liability of Lessee for rent shall not be extinguished for the balance of the lease terra, and Lessee agrees to make good to the Port any deficiency arising from a reentry and reletting of the Premises at lesser rent and other charges herein reserved and Lessee shall pay such deficiencies each month as the amount thereof is ascertained by the Port, In case of such reentry, the Port may relet the Premises upon such terms as it sees fit and for a term which may expire before or after the expiration date of this lease. Upon reletting Lessee shall be immediately liable to pay to the fort the cost and expense of reletting and of such alterations and repairs as may be incurred by the Port in readying the Premises for reletting and any real estate commission. 18. Miscellaneous. 18.1 Waivers. No waiver by the Port of any provision of this lease shall be deemed to be a waiver of any other provision hereof or of any subsequent breach by Lessee of the sante ar any other provision. The Port's consent to or approval of any act by Lessee requiring the Port's consent or approval shall not be deemed to render unnecessary the obtaining of the Port's consent to or approval of any subsequent act by Lessee, whether or not similar to the act so consented to or approved. 18.2 Notices. All notices under this Lease shall be in writing and delivered in person or deposited in. the United States mail, certified and postage prepaid and addressed to the address of Lessee or the Port shown below or at such other address as may be designated by either party in writing. 18.3 Interest an Past Due ON atior�s. Any amount due from Lessee to the Port hereunder which is not paid when due shall bear interest at the rate of fifteen percent (15%) per annum from the date due until paid, but the payment of such interest shall not excuse or cure any default by Lessee, COMMISSION APPROVED OCi'OBER 3O, 2006 � `.:� IPT 12 18.4 Construction. Slate of Washington; 18.4.1 This Lease shall be construed and governed by the laws of the 18.4.2 The invalidity or unenforceability of any provision hereof shall not affect: or impair any other provisions hereof; 18.4.3 The Lease constitutes the entire agreement of the parties and supersedes all prior agreements or understandirigs between the parties with respect to the subject matter hereof; 18.4.4 This Lease may riot be modified or amended except by written agreement signed and acknowledged by both parties; thereof; and 18.4.5 Time is of the essence of this Lease in each and every provisions .18.4.6 Nothing contained herein shall create the relationship of principal and agent or of partnership or of joint venture between the parties hereto and no provisions contained herein shall be deerried to create any relationship other than that of the Port and Lessee. 18.47 Lessee has had the opportunity to have this document reviewed by counsel of its choice. Lessee agrees that no interpretation or construction shall be made with respect to this document based on which party drafted the document, 18.5 Successor- Subject to any limitations on assignments herein, all of the provisions of this Lease shall inure to the benefit of and be binding upon the successors and assigns of the parties hereto. 18.6 Costs and Attorneys' Fees. 1f by reason of any breach or default on the part of either party hereto it becomes necessary for the other party hereto to initiate legal proceedings, then the prevailing party shall have and recover against the other party in addition to costs allowed by law, reasonable attorneys' fees and litigation -related expenses. 18.7 Jurisdiction and venue. The parties hereto do hereby consent to jurisdiction and venue of the Superior Court of Snohomish County, State of Washington. 1.8.8 Quiet POSSUSiGn. The Port warrants that so long as Lessee is not in default under this Lease beyond any applicable cure period, Lessee's quiet possession of the Premises shall not be disturbed by the Port or others claiming through the Port. 1.8.9 Force Maieure. Time periods for the Lessee's performance under any provisions of this Lease shall be extended for periods of time during which Lessee's performance COMMISSION APPROVED OCTOBER 30, 200(7 13 is prevented due to circumstances beyond Lessee's control, including without limitation, terrorist attacks, strikes, embargoes, shortages of labor or materials, acts of God, war or other strife, 14. Option to Renew. Lessee, at its option, may obtain two (2) renewals of this Lease for a further term of fifteen (15) years each and upon the terms and conditions herein stated, except for payment of rent. Lessee shall exercise this option to renew by giving the Port Written notice of intention to renew no more than eighteen (18) months and no less than twelve (12) months prior to the expiration of the original term, provided Lessee is not in default of this Lease. The rental for the renewal period shall be the fair rental value of the Premises at the time the renewal period is to commence. If the parties cannot agree upon the fair rental value at such time, thea fair rental value shall be determined as provided in Section 5.2 above. DATED this day of G,� 2006_ THE PORT: THE PORT F EDMO DS J � � By, J Its �,1-P LESSEE: EI) IONDACHTCLUB, INC. By._._ Its Exhibit A - Description of Premises Exhibit B - Building Layout Exhibit C - Project Schedule Exhibit D - Signing Specifications COMMISSION APPRowm OCTOBER S0, 2006 1 STATE OF WASHINGTON) ) ss. COUNTY OIi SNOHOMISH) On ,his day,- personally appeared before rye �€Vr vdP �vy� to me known to be the THE PORT OF EDMONDS, the corporation that executed the within and flqgojng instrument, and acknowledged to nre the said instrument was the free and voluntary act and deed of said corporation for the uses and purposes therein mentioned, and on oath stated that they were authorized to execute the said instrument for and on its behalf, and that the seal affixed is the official seal of said corporation. SU13SC'RIBED AND SWORN TO before me by ��n.�- .,. on this -4A of i�CF .2006. day lft#r '�k LY 4k;•s •.- m' °4t0TA�lY s � � .• p�Eit_tG i .fid N °Ps;�� STATE OF WASHINGTON ) ) ss. COUNTY OF SNOHOMISH ) PRINTED NA%k_�✓✓��4.��•� NOTARY PUBLIC in and for the State of Washin< My cominission expires: On this day personally appeared before me a,."4 ��' � , to rite known to be the of EDMONDS YACHT CLUB, INC,, the corporation that executed the "'itlriri and fore going instrument, and acknowledged to me the said instrument was the free and voluntan, act and deed of said corporation for the uses and purposes therein mentioned, and on oath stated that they were authorized to execute the said instrument for and on its behalf, and that the seal affixed is the official seal of said corporation. SUBSCRIBED AND .SWORN TO before me by CZU-1<9Q on this day of 1_,tce.... , 2006- - #nom_ �y- ��•`��Sio!'1��'S,�r�� PRINTED `A-4 NOTARY PUBLIC - i o i in and for the State of Wasliin� Il. Pur -N My cotx mission expires: � � aF W f+S1jrE� } COMMISSION APPROVED OCTOBER 30, 2006 15 EXISTING CURB EXISTING BOARDWALK LLLLLLLLLLLLLLLLLL 11111LLL. LLLLLLLLLLLL.LLLLLt- LL LLt- LLLLLLLLLLLLL LLL L LLLLLLLLLLLLL LLL L�l& i,. "LLv$LLL LLL "' ��,,, LL__LL LL'L''LLLLL ;Mo� LLL � L� LLL.LLLLLLL LLL o LLLLLLLL-LLLLLLILLLLLLLLLLL w LLLLLLLLLLLLLLLLLLLLL LLL0 LLLLLLLLLLLLLL.LLLLLLL LLL w LLLLLLLLLLLLLLL.LL.LLLLL LLL e L.LLLL_LLLLLLLLLLLLLLLLrd-LL z LLLLLLLLf_LLLLLLLLLLLLi LL LLL.LLLLLLL L-L.L: LLLLLLL LLL 0 LLLL.L_LLLLLLLLLLLLLLLL LLL ' < LLLLLLLLL.LLLLLLLLLLLL LLL �z w LLLLLLLLLL.LL...LLLLLL..LL..{L..LL..LLL.LL LLIL_ Be o LL.LLLLLLLLLLLL.L.LLL.LLLL LLLLT ;r- LLLLLLLLLLLLLLLLLLLLL LL,L LL..L..LLLLLLLLLLLLLLLLLLLLL LLLLLLLLLLLLLLLLLLL_.LL LLL LLLLLLLLLLLLLLLLLLLLL LLL EXISTING SIDEWALK ADMIRAL WAY in Exhibit A. wZ - 7 Q 0 W �a z LL �a wd _ACL W F-� zli-- 1ouc3 � i� J 3 cafe: t _ 30' 0- M. - /c -?9- t � � BUILDING LAYOUT)(SIZE AND EX MIT C Project Schedule Completion of prellatinary building plans January 1, 2005 and specifications for the Port approval: Acceptance of building design, pians and Within 90 days of receipt_ specifications by the fort and the Port's architectural consultant: Commencemelit of Constmetion: December 1, 2009. 1 COMMISSION APPROVED OCTOBER 30, 2006 i [To be attached upon City of Edmonds review of foal design/construction plans] Page 1 of 1 Machuga, Jen From: Steve Butterfield[SButterfield@TGBArchitects.com] Sent: Tuesday, January 06, 2009 1:27 PM To: Machuga, Jeri Cc: Steve Butterfield Subject: Edmonds Yacht Club 1 sepa Jen, Please see the revised attachment; the building will be 14,398 sq. ft.. This sq. footage amount supersedes any previous amounts given. Thanks. Steve 1111ttef•field tgba I taylor gregory Butterfield architects 21911 76th Ave W. sate 210, Edmonds, WA 98026 t: 425.778.1530 t: 425.774.7803 ATTACHMENT 1/7/2009 Edmonds Yacht Club was founded in 1961 in conjunction with the opening of the Port of Edmonds boat harbor as a focal point for those who wished to enhance their enjoyment of boat ownership with the social camaraderie of fellow boaters. We have approximately 140 members with 60-100 actively participating in two meetings per month, other than during the summer boating season. On the second Friday of each month we have our TGIF informal get together and each fourth Tuesday we have our formal dinner and general business meeting. Our eleven -member Board of Trustees meets every third Thursday evening to conduct the business affairs of EYC. The current Edmonds Yacht Club is in space leased from the Port of Edmonds on the water -side of Anthony's Restaurant. It is available to rent for weddings, receptions, private parties, luncheons, meetings, seminars, civic association meetings and other events. We anticipate continuing with his policy in the new building with allowance for increased seating capacity to about 200 places. Typical rental seating ranges 50-175. The new clubhouse will be located on the ground floor of the new building, just to the north of the Port of Edmonds Administration building, on property leased form the Port of Edmonds. The second floor of the new building will be leased to an anchor tenant. NPI consists of 6-9 employees and designs, prints and instructs government agencies in accredited management, procurement, environmental and grants acquisition, at locations away from their offices. They are an existing Edmonds -based business, currently located near the Edmonds Ferry landing. ATTACHMENTS i 2 IJ r Edmonds Yacht Club Narrative 2008 ^,, Edmonds Yacht Club was founded in 1961 in conjunction with the opening of the Port of Edmonds boat harbor as a focal point for those who wished to enhance their enjoyment of boat ownership with the social camaraderie of fellow boaters. We have approximately 140 members with 60-100 actively participating in two meetings per month, other than during the summer boating season. On the second Friday of each month we have our TGIF informal get together and each fourth Tuesday we have our formal dinner and general business meeting. Our eleven -member Board of Trustees meets every third Thursday evening to conduct the business affairs of EYC. The current Edmonds Yacht Club is in space leased from the Port of Edmonds on the water -side of Anthony's Restaurant. It is available to rent for weddings, receptions, private parties, luncheons, meetings, seminars, civic association meetings and other events. We anticipate continuing with his policy in the new building with allowance for increased seating capacity to about 200 places. Typical rental seating ranges 50-175. The new clubhouse will be located on the ground floor of the new building, just to the north of the Port of Edmonds Administration building, on property leased form the Port of Edmonds. The second floor of the new building will be leased to an anchor tenant. NPI consists of 6-9 employees and designs, prints and instructs government agencies in accredited management, procurement, environmental and grants acquisition, at locations away from their offices. They are an existing Edmonds -based business, currently located near the Edmonds Ferry landing. ATTACHMENTS W I l 11 t��rr� \ `^/ " ��<��: El \ k ,....,..j \\( 2 LU � \ \/( « \ � % fk � ��;��\ \ 2 (m 4-J ~ ` ; [ \ b \ 01;1 ��..:��; �j y � � e 11 t��rr� \ `^/ " ��<��: P71 CITY OF EDMONDS X14, Az Al ENVIRONMENTAL CHECKLIST '144, FS;. t gyp° Purpose of Checklist. The State Environmental Policy Act (SOPA), chapter 43.2 IC RCW, requires all governmental agencies to consider the environmental impacts of a proposal before making decisions_ An environmental impact starement (EIS) must be prepared for all proposals with probable significant adverse impacts on the quality of the crivirotvttent. The purpose of this checklist is to provide infomlation to help you and the agency identify impacts from your proposal (and to reduce or avoid irnpacis front the proposal, if it can be done) and to help the agency decide wheEher an EIS is required. Instructions far Applicants. This environnwntal checklist asks you to describe sonic basic information about your proposal. Crovernniental agencies use this checklist to determine whether the environiaental impacts of your proposal are significant, requiring preparation of an EIS. Answer the qucztions briefly, with the most precise information known, or give Clic best description you can. You must answer each question accurately and carefully, to the best of your knowledge. In most cases, you shnutd be able to answer the questions from your own observations Of project plans without [he need to hire experts. If you really do not know the answer, or if question does not apply to your proposal, write "do not know" or docs not apply" Coluplcte answers to the questions now may unnecessary delays later. Some questions ask about governmental regulations, such as zoning, shoreline, and landrnark 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 yotu proposal, even if you plan to do thcn3 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. Use of checklfSt fir monproject proposat.j% Complete this checklist for nonproject proposals, even though questions may be answered "docs not apply." IN AUDITION, complete the SUPPLEMENTAL SHEET FOIL NONPROJECT ACTIONS (part D). For nonproject actions, the references in the checklist to the words "project." "apphcara,' and "property or site" should be read as "proposer," and "affected geographic area," respectively. A. BACKGROUND 1. Name of proposed project, if applicable: FLlrronds Yacht Club 2. Name of applicant: _ Steve B 3. Address and phone number of applicant and contact person: 21911 76th_Ave_ W. Suite 210 _-- 4. (late checklist prepared: Au_,_,__gusr 25 i00$ 5. Agency requesting checklist: CirEdr:2vnrfs Pare l ol24 T+d�il.-hit&Mn ,J-4 Sv,ZUUa ATTACHMENT 7 6. Proposed timing or schedule {including phasing, if 5prin2t109 construction. 7 Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? Uyes,explain. (STAFF COMM List an), environmerrtal information you know about that has been prepared, or will he preparers, directly related to this proposal. Geo -technical report - see attached (STAFF COMMEttiTS)Cr-Ai[Ia�� _LILP� t'+h�r,a �pr1 %� �[ �--� • �nv' �r, 9. Do yore know whether appFicatiom are dire& for goveru nIntal approvals of other proposals directly affecting cizvz�c�.,e, c the property covered by your proposal? If yes, explain- tic )`Ione. cec:" (STAFF COMMENTS) 10. List auy government approvals or permits that will be needed for Four proposal, if known. _S1x�reline Perntit, Building permi�L'om�ncrcial Kitchen Head Mechattical pennit. pinnihin F'en�tit;t Fire SnriiEl:ltr� (S•rAF COMMENTS) rc� szAt? r � �aC.� c l 1. Give Urief, cotnple#e description of vou�ral, €n 1 ding 11�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 four proposal. You do not need to repeat those answers on this page. _. We..arern ot�osini;a new building for [he Fdmonds Yacht Club iust north of their current location in the Port of Ednjt Ltds buildin -f his wi]�rovicle for rea[cr s ace and stccra c than is currrntl availahle to the yacht club. the ro sed huildin will h__c a%,Mxi0Iately i4 9R s uare fcc[. {STAFF COMMENTS 12- "cation of the proposal. Glee sufficient inf4rn3ation for a person to understand the precise location of vovr Proposed project, including a street address, if any, and section, township, and range, if known. If a proposal would occur aver a range of area, provide range or boundaries of the site(s). provide legnt description, site plan, vicinity map, and topographic map, if reasoccablY available. While YOU should submit any plans required by the agency, you are not required to duplicate maps or detailed plans submitted with anv permit applications related to this checMist. 321 Admiral Way £actin__.., nds WA..2 -- _ Lea descriptio: SCC 23 TWp 27 RGE {l3 I3I G lAt3' 1.N SEC 23 WITIL A" MGN ADMIRAL. WAY TH N4 i •48 00E ALGSI} W MGN.TO SWL.Y MGN- DAYTON ST TH NWLY ALG SWLY MGN.DAYJ )b(ST & EXT TIO F TO INNF..R HARBOR Ltd Tri 544"59 30W,ALG SD INNER HARBt7 N '1'O 5 LN- SFC LVi Y _ AI_G Sxt� "C,. TQ_i'OB-EXC B -DGS ONLY ON 232703-4-014-0104 rate 3 of 24 eery eecck�n�-h" aec J.K.S iv:Wn TO BE COMPLETED BY APPLICANT B. ENVIRONMENTAL. ELEMENTS 1. Earth a. General description of the site (circic one): Flat, rolling, hilly, &tccp Slopes, mountainous, other: _ Immediately adiacem Lathe Edmonds Che sett it currcntl a arkin lot. (STAFF COMAIEN h. What is the steepest slope un the site (approximate percent slope)? (STAFF; COMMENTS) C. What general types of soils are found on the site (for example, day, sand, gravel, peat, and muck)? If you know the classification of agricultural soils, specify them and note any prirue farmland, Svc arttachcd eco -tech tetrart (STAFF COMMENTS) d. Are there surface indications or history of unstable soils in the immediate vicinity? if so, describe. Sce attached gco-tech report _ (STAFF COMMENTS) rage d of 24 �h.•cic:iV -fie-' R4-J-41v:lNI(. e_ Describe the purpose, tz'pe and approximate quantities of anv filling or grading proposed. indicate source of till. 9- Structural hackfil] or foundations and utility trenches. Excavated niaterial that can he reused beneath slat, 164.2 cubicyards and structw-zi till niatcrial needed 4116.Gt cubic varfs_. - (STAFF CONIM y � �_ Could erosion occur as a resutt of Bearing, construction, or use? if so, generally describe. .-Temporary erosion could occur during construction of this proiect but Evill be controlled by tempora y erosion control facilities as sumjd-cd and reviewed for crtnit. ivliaioal site is fiat. About what percent of the site Trill he covered Kith impervious surfaces after project construction (far example, asphalt or buildings)? 97%, 3nctitding butldnrg, natio and u alkvtav space minus lattdscare araa5_ The existing site is n paved ttarkirte lot wit- approxintatcly 9y°.b paving._ After construction 97%o.will t-zc in cn taus. (STAFF CONINIENT:S) h. Proposed measures to reduce or control erosion, or other- impacts to the earth, if :env: Existing and aew landscaping. (STAFFCOMMENTS) 2. Alit a. What O'lles of emissions to the air would result from the proposal (i.e., dust, automobile, odors, and industrial woad smoky) during construction and when the project is completed? if any, generally describe and give approximate quantities if known. h tnor air eniksions due 10 crrnsiniction vehicles and c tri went, Lt'hcn theroi l is_coi tete only tttinor__ a;ttnntobi€c ctttissions clue (0 tenant and visitor cars parking in adjacent lots (STAFF COMNII,NTS) f'a�.c S c�!• M4 .cfu cfi.••YhN hm:ga nor de; { ]`�iWF b. Are there any off-site sources of emissions or odor that may effect your proposal? If so, generally describe. (STAFF COMMENTS Proposed measures to reduce or control emissions or other impacts to the, if any: All construction vehicles and egginrneni'ihall kcat in oad working order. COnslruclion time shall he controlled: limited to aprproxiinately lam to 5m,. (STAFF COM MC 3. WATER a_ surface: (1) Is there any surface nater body on or in the immediate vicinity of the site (including year-round and seasonal streams, saltwater, lakes, ponds, and wetlands)? It yes, describe type and provide names_ If appropriate, state what stream or river it flows into. The Pus:et Sour id,in_the ininiectizte <<ici ityoFthe_site._ (STAFF COMMEN'TS)........ m.____ (2) Will the project require any work over, in, or adjacent to (within 2.00 feet) the described waters? If yes, please describe and attach available pians. Yes - nroposed_buildint is js itltin 20(i feet of tltc Pmt Sou(id. A licank will ac circ a Slaorcline Pcnnit prior to construction_ _ (STAFF COMMENTS) � ► lz� ttAtr) cr-, v,e,;:) CF. IcsM-cam (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 mould be affected. Indicate the source of fill material. No wgt(ands or sut acc water_ 1'a�c 5 nt 2�i (4) Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities if know''. �In surface water exists. (STAFFCOt41MEN1'S} — "d,_. c—,., (S) Does the proposal lie within a top -year floodplain? If so,'rote location nn the site plan. (STAFF COMMENTS) S;; -p sr_ i �.� co��}tf- atty (5) flocs the proposal involve discharges of waste materials to surface slaters? If sn, describe the type of waste and anticipated votunte of discharge. (STAFF C;ONINIEN. 11. Ground: (t) Will ground water be withdrawn, or will water be discharged to ground 'water? Cive general description, purpose, and approximate quantities if known. (STAFF COA1M F,fge 7 of 24 x�.,F.;.it�s;- Fn3•rd, dha i+;i�M (2) Describe waste material that will be discharged into the ground front septic tanks or other sources, if any (for example: Domestic sewage-, industrial, containing the following chemicals...; agricultural; etc.). Describe the general size of the s}stem, the number of such systems, the number of houses to be served (if applicable), or the number of anianals or humans the system($) are expected to serve. __13ut�ppptic�hle. (STAFF COMMENTS) C. NA'ater 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 (his nater flow? Will this water flow into other waters? If so, describe. The existinlsite is impervious, asphalt paved Parking. Die oroposed oruied will a similar• runoff _,,,_(c€can)_The water will be collected by the storm drainage system that outraits directly into_ the_ bay._,__,_ _ (2) Could waste materials enter ground or surface waters! If so, generally describe- (STAFF escribe_ (STAT~F COM d. Proposed measures to reduce or control surface, ground, and runoff water impacts, ifany: Collect runoff water via euiters and dQWnsoOklts and ti htline i p existing storms stem of the_Egg of Edtz)onds. (STAFF COMM __POft`_.� l 4f�yi � ` 1 _ { e1a��..�c.�Qa +1• � J 0 h:Ahq . �i!"p CA\ler- tt•7C tk e O� ^mac'+may .l. Plants a. Check or circle types of Vegetation found on the site: deciduous tree: aider, maple, aspen, other: evergreen tree: fir, cettar, pine, Other: - X shrubs grass pasture crtlp trr grain tinct soil Plants: cattail, buttercup, bulrush, skunk cabbage, other: water plants: water lily, celgrass, milfoil, other: other types of vegetation; (STAFF COMMENTS) 11. What kind and amount of vcgetation will be removed or altered? _3 Ear s -ma ll €rtes a,1d betn�icn 4mG;hruhs will ncc� to be emoved. (STAFF C'ONIMENTS) C. List threatened or endangered species known to be on or near the site. None known (STAFF COMMENTS) E:1 9nf�4 d. Proposed landscaping, use of native plants, or other materials to prescrve or enhance vegetation on the site, if any: Proposed landscaping will he in kecain with exis#iceIAjid caajgk ori the tiite_er the Pon of I;dttonds (STAFF COMNC�fNTS)t QrG in -Yr c�tl�.r ` . -- - S. Animals a.. Check or circle any birds and animals that have been observed on or near the site or are known to be on or near the site: X X X birds. hawk, heron, esgle,.songhirdc, other: _seagulls, cro mammals: deer, bear, elk, beaver, other: _— squirrels_ fish: bass, sahno.r, trout, herring, shellfish, other: (STAFF COMMENTS) b. List any threatened or endangered species known to be on or near the site. (STAFF COIi'IMENTS) C. Is the site part of a migration route? If so, explain. (STAFF Pagc 10of24 nc�+e ,�c:kliu - h�a.furx; d,.--� i'+2fAu• d. Proposed Measures to preserve or enhance wildlife, ifan4: Replace the exisiing�e elation WEth.n _%Y landscaninf;_turep vide hakyt a€s for birr�� and other,tiatiFe w-il(Ili€C. 6. Energy srad Natural Resources A. What kinds of energy (electric, natural gas, oi(, hood stove, solar) will be used to meet the completed project's cnerLn• needs? Describe whether it will be used for heating, manufacturing, etc. Electric, n:floral gas,_fo_be_used...fnr heatine and_coolijr as Nvell as for the commercial kitcheai. (STAFF CO,JMN1f:N h. Would your project affect the potential use of salar energy by adjacent properties? If so, gencra[fv describe. (STAFF COM LMFNTS) C. What kinds of energ conservation features are included in the pians of this proposal? Lis( other proposed measures to reduce or control energy irupacts, if any; Flae TIP Eect will, eat�ipi with Washington State j nelu.,Standards. W (STAFF COMRfENTS) Page i 1 Ores .ryu,i.;;klni . hvxtwa�: d- 4 :" 2'" T Environmental ffealth a_ Are there an}• environmeutal henith Iluzards, including exposure to toxic chemicals, risk of far€ and explosion, spill, or hazardous waste, that could occur as a result of this proposal? If so describe. (STAFF CONIM (1) Describe special emergency services that might be required. Fire depariment. Police department, First Kcsnc�rtss.__, (STA CONI MEN (2) Proposed tmasures to reduce or control environmental health hazards, if any: Nanc. (STAFF COFt9MFNTS)— b, Noise (1) What tppes of noise exist in the arca which may affect your project (for example: traffic, equipment, operation, Other)? Traffic an Admiral Way, nearhy train. some haat traffic in the Edmands Marina. (STAFF COMA Nige 12o124 x�z .hi cklnr icmdwnrc ea'+ 14 .�Jk (2) What types and levels of noise would be created by or associated with the project au a short -tern, or a long-term basis (for example: (raffic, coffstruction, nperation, Other)? Indicate what hour's noise Would come from the site_ Short tentr: rypicAI c:onstrrtctipn noise, 72mIL) 5 iij:_ _-...-------.. Long terns: minor traffic noise. neotrle noise. (STAFF COM)4TFNTS) (3) Proposed measures to reduce or controt noise impacts. if any. (STAFF 8_ Land and Shoreline Use a. What is the current use of the site and adjacent properties? _Current use of Elio site is for parking. The ad acent3�rc rerties iaelucic tlic Part, isCf,drnonds ad ini. r; ti _huiddin4, a boardwalk, and _addki-otialparking, b. ttas the site been used for agriculture? if so, describe. No. (STAFF C0N1NiFNTS)__ _ Pagc U of24 a:{u chcckl�.� h�ol�nl. d.h 4 (K l C. Describe any structures on the site_ (STAFF COMMENTS) Ci d. Will any structures be demolished? if so, what? (STAFF COMMENTS) e_ khat is the current zoning classification of the site? _CW - Cumnter6al Waturfront (STAFF COMMENT'S) What is the current comprehensive pian designation of the site'! Mater Han t)avelnpment _. (STAFF COMMENTS) g. If applicable, what is the current shoreline master plan designation of the site? [khan Mixed Use I (STA FFC£llkiMFNT'S}--1� Page 14 o1'24 h. Has any part of the site been classified as an "environmentally sensitive- area? if so, specifv. __Yes,_the_ne- building is 32 feet front lite l u�et Sound. (STAFF COMNiF:NTS),.___�C�`2�YZ��' �r� :�\- C, i. Approximateiv how mann people would reside or work in the completed project? 13 to 25pccgpic would..w_flrk in it€e completed oro icct.�___ mm (STAFF COMM j. Approximately bow many people would tile completed pro_jeel displace? (STAFF COMMENTS) k. Proposed measures to avoid or reduce displacement impacts, if any: None. (STAFF COMPIFNI'S). 1. Proposed measures to ensure the proposal is compatible with existing and projected land uses and pians, if any: _.___i'ropc�sal_ s cod —p -p tible with the City of F,d€noRds C alii�rehensiaeFlan anti rhe ?.onin� Map fnr cottintercial waterfront. (STAFF CONINIFNTS) _ Vagi 13 o!'24 �;n.h.;lliw Iunq.nit.s�4 s I+. -'N9. 9. Housing a. Approximately how many units would he provided, if an;-? tudicate whether high, middic, or low-income housing. (STAFF COMMENTS) b. Approximately how many units, if any would be eliminated? indicate whether high, middle, or tow -income housing. (STAFF COMMENTS) c. Proposed measures to reduce or control housing impacts, if any: (STAFF COMMENT'S) M Aesthetics a. What is the tallest height of any proposed structure(s), not including antennas; what is the principle exterior building material(s) proposed? The maximum height of tlte_completed structure will be W—O", Exle�C 313 afc to ire 1 n I - sicii_n�_____,_ with wocA trim, asphalt shingle roofing and vinyl framed windows. (STAFF COM niEnrts)___.cAi�,-a s1Ii�.._— Page i 6 of 24 eery rh.•.AI<u . f—d—c bti i b. What Views in the immediate vicinity could be altered or obstructed? The view on the cast side of Admiral Way looklng .we;t._- c. Proposed measures to reduce ar control aesthetic impacts, if any: —The comntctcd project will use a nautical tlletnc t© thatch the Autcrfront enyirouinent_ (STAFF COh1MENTS) I!. tight and Gare a. What type of light or glare will the proposal produce? What time of day would it ttrainly occur? Vehicle li =hts nn site shieldednariting lot._iuminaires, audlccc?rati�c._ext€rior wall i iit Inures. (STAFF b. Could light or glare frons the fittished project be a safety- hazard or interfere with views? ITU. (STAFF COMMENTS) C. What existing off-site sources of light or glare may affect your proposal'! (STAFF COMMENTS)__ Nige 17 of 24 sc�.h 411n� 1wWwn[_da.l lv._Wn d. Proposed treasures to reduce or rontrol light and glare impacts, if any: Slyiemq&P-' ld ing lot lir-1�ts _.�_. �- -- (STAFF COMMENTS) 12. Recreation a. What designated and informal recreational opportunities are in the immediate vicinity? The Port (if Edmond,; h0arduralk and marina_ Acouple he h parks ncarhy.,__ (S"T AFT< COM\IFNT b, Would the proposed project displace any existing recreation uses? If so, describe. No. (STA F F CO M l+4S}__--- c. Proposed rucasures to reduce or control impacts on recreation, including recreation opportunities to be provided bV the project or applicant, if xny: ]`tone. page 1 R or 24 sips ih.-Abc-hu.Miu. E� 4 V�,r Y, 1.3. Eiistoric and cultural Preservation a. Are there ariv places ar objects listed on, or proposed for, natiprlal, state, or local preservation registers known to be on or next to the site? If so, generally describe. (STAFF COMMENTS) Generally describe any landmarks or evidence of historic, archaeological, scientific, or cultural importance known to be on or next to the site. (STAFF COMMENTS) C, Proposed measures to reduce or control impacts, if any: (STAFF COMMENTS) 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. AclE�xiral !4'a is the �T ai artillcu___see ale vicinity ma for driv wa access. (s-rAFF COMM NEC N of 24 b. Is site currently served by public transit? if no, what is tte approximate distance to the nearest transit stop, (STAFF COMM C. How man -v parking spaces would the corppleted project have? How many would the project eliminate? The existing parkins* for the Port of Edmonds site per the Fort of Edmonds ,ity-apqrovedparking fans avidcs 660 parking stalls. "Che cxistine port facility, as slated in tl�c approved parking plan, is rcgaired 559 st 11s _ctettin a sumlas of 97 -ark stalls. Ttte srropased prncct will elimittaEe 5 existirt� staits, but adtl back 18 new stalls. This will bring the Port of Edni( ds parkine count to 634 static. The pmmmcd building wi#t have 14,398 s.f. of gross floor area_ Parkins* wilt be provided 99r I; DC I7.50.41 OC at t stallcp r 54t3 s.fnWinr an incr a gof $t q�,jt �' i' ' f:dniands parkjjT. This cvnuld bring the rrctUirud�arkintr fpr thc_Pnrt of Fdttlolids t� 5 atolls. The€e witl be a sumtus,of }2 stalls over what is rectuircd. LSJ�kff O M -NTS) PCO d. vt�itt lire grogusatn#rttr�ce� tds; srt its; �r #rtrprrs�trs tires#sttng ratiiis ter strts rjat Si#_L'I,t�1.E?��C(�'cr\•�pys•� If�y�cncraii •cr�c.{j31d�G�1.��Cthcr vU�i ie_Qr riv„a c e. 1fiYti�th�groJ tire—fm�rte�thdtg-��cltvtt� , rage 20 o1' "_4 d- 4 :-1 2Wk f. HOW piano vehicular trips per day would be generated by the completed project" If known, indicate viten peals volumes VY(luld occur - (STAFF F conln> E NTs)—.Loa g. Proposed measures to reduce or control transportation impacts, if any: (STAFF CC3NIMENTS).._b,-S:T�_ 15. Public Services a_ 'Would the project result in an increased need for public services (for eXample: fire protection, police protection, health exre, schools, other)' If so, generally describe. Fire and Policeprotectioo._ (STAFF Col INI b. Proposed measures to reduce or confrof direct impacts on public services, if any: Security Mann— sprinkkr system_ _ (STAFF COMM Pat:c 21 v€'29 -f-J—klm tuM-nrcd..4I�2Vx- 15. utilities Circle utilities currently available at the cite_ electricio,, natural gas, rt•ater, refuse service, k1cp rune, sayeirary sewer, septic system, other-, (STAFF COMM 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, Electricity.- Sna mish County P.Q.D. _Telephone - Verizon Natural Gas -- Washington Ener�y_Scrvicas_ -- _. _Nkdater - City ctf l-dinonds Public Works Sewer - City of Edmonds Public Works Refuse Service - Sound l3ispOsal (STA FI: COhfN4EFNTS) C. SIGNATURE The above answers are true and complete to the best of my knowlcdgc. make its decision. Signature of Propt?tte t -V4 eh4'kbg b-4"As �" 1 2w'4- I understand that tltc lead agency is relying on there to DI 041;91 Date Submitted Pag. ! 22 of '_-t Yacht Club SEPA Review Machuga, Jen From: Chris Keuss [CKeuss@portofedmonds.org) Sent: Monday, September 22, 2408 9:43 AM To: Machuga, Jen Subject: RE: Yacht Club SEPA Review Jen, Page 1 of 1 The Port of Edmonds is requesting the City of Edmonds complete the review and determination of the SEPA Checklist for the Edmonds Yacht Club new building for reasons that if the Port were to complete the review it may constitute a conflict of interest on the part of the Port. Commissioners and staff have been intricately involved in the preliminary analysis of this project. One of our Commissioners is an active participant in the programs of the yacht club. The yacht club currently has a lease agreement with the port for their existing space in the Anthony's Building. For these reasons the Port feels that it would be more appropriate for the City to conduct the SEPA review. thank you. (Jen, Please cc Rob Chave on this for me as I do not have his e-mail in my system) Chris Keuss Executive Director Port of Edmonds From: Machuga, Jen [ma ilto:Mach uga@ci.edmonds.wa.us] Sent: Friday, September 19, 2008 4:45 PM To: Chris Keuss Subject: Yacht Club SEPA Review Hi Chris, I am sending an email in response to your phone message so that you'll have my email address. We took in the Yacht Club shoreline and design review applications this afternoon with the SEPA checklist. Have a good weekend, Jen Jennifer Machuga, Planner City of Edmonds, Planning Division 121 - 5th Avenue North Edmonds, WA 98020 (425) 771-0220 ext. 1.224 Machuga@ci.edmonds.wa.us ATTACHMENT 9/22/2008 A of Fb4, Y CITY OF EDMUNDS 921 STH AVENUE NORTH, EDMONDS, WA 98020 (425) 771-0220 RCW 197-11-970 Determination of Nonsignificance (DNS) DETERMINATION OF NONSIGNIFICANCE Description of proposal: The applicant has proposed to construct a new approximately 14,500 square foot yacht club building at 326 Admiral Way, located within the Commercial Waterfront (CW) zone. The grading associated with the proposed new building will include over 500 cubic yards of grading, which is not expected to exceed approximately 250 cubic yards of cut and approximately 1,000 cubic yards of fill. The subject site is located within shoreline jurisdiction; therefore, a Shoreline Substantial Development Permit is required. A consolidated permit application has been submitted to the City of Edmonds for a Shoreline Substantial Development Permit and design review by the Architectural Design Board (File No. SM -08-60 & ADB -08-61). Proponent: Steve Butterfield of TGB Architects on behalf of Edmonds Yacht Club Location of proposal, including street address if any: 326 Admiral Way, Edmonds Lead agency: CITY OF EDMONDS The lead agency has determined that the requirements for environmental analysis and protection have been adequately addressed in the development regulations and comprehensive plan adopted under chapter 36.70A RCW, and in other applicable local, state, or federal laws or rules, as provided by RCW 43.21C.240 and WAC 197-11-158 and/or mitigating measures have been applied that ensure no significant adverse impacts will be created. An environmental impact statement is not required under RCW 43.21.030(2)(c). This decision was made after review of a completed environmental checklist and other information on file with the lead agency. This information is available to the public on request. There is no comment period for this DNS. XX This DNS is issued under 197-11-340(2); the lead agency will not act on this proposal for 14 days from the date below. Comments must be submitted by 4:30pm on January 21, 2009. Responsible Official: Robert Chave, Planning Manager Project Planner: Jennifer Machuga, Planner Phone: 425-771-0220 Address: City of Edmonds, 121 - 5th Avenue North, Edmonds, WA 98020 Date: 11103I a Signature: �'o 0 XX You may appeal this determination to Robert Chave, Planning Manager, at 121 5th Avenue North, 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 4:30pm January 21, 2009. You should be prepared to make specific factual objections. Contact Jennifer Machuga to read or ask about the procedures for SEPA appeals. XX Posted on January 7, 2009, at the Edmonds Public Library, Edmonds Community Services Building, and the Edmonds Post Office. XX Distributed to "Checked" Agencies on the reverse side of this form, along with a copy of the Checklist. Page , of ATTACHMENT 9 Mailed to the following along with the Environmental Checklist: XX Environmental Review Section Department of Ecology P.O. Box 47703 Olympia, WA 98504-7703 XX COMCAST Outside Plant Engineer, North Region 410 Valley Ave NW #12 Puyallup, WA 98371-3317 XX Department of Fish & Wildlife 16018 Mill Creek 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 Puget Sound Water Quality Authority P.O. Box 40900 Olympia, WA 98504-0900 XX DNR SEPA Center P.O. Box 47015 Olympia, WA 98504-7015 XX Seattle District, U.S. Army Corps of Engineers P.O. Box C-3755 Seattle, WA 98124 XX Anne Sharar Department of Natural Resources P.O. Box 47001 Olympia, WA 98504-7001 XX Burlington Northern Railroad 2900 Bond Everett, WA 98201 Attachments CC: File No. SM -08-60 & ADB -08-61 SEPA Notebook XX National Marine Fisheries Service Northwest Regional Office 7600 Sand Point Way NE Seattle, WA 98115-0070 XX Puget Sound Energy Attn: Elaine Babby PO Box 90868, MIS XRD-1 W Bellevue, WA 98009 XX Dean Saksena, Senior Manager Snohomish Co. PUD PO Box 1107 Everett, WA 98206-1107 XX Donna J_ Bunten Department of Ecology Shorelands & Environ. Assist_ Program PO Box 47600 Olympia, WA 98504-7600 XX Kojo Fordjour, Environmental Manager Deptartment of Transportation 2911 2"d Ave. Seattle, WA 98121-1081 XX Port of Edmonds Attn: Chris Keuss 336 Admiral Way Edmonds, WA 98020 XX Applicant: Edmonds Yacht Club c/o Ernie Collins Management Performance Group 8127-212 St. SW, #1 Edmonds, WA 98026 XX Applicant's Agent: Steve Butterfield TGB Archit?cts 21911 —76 Ave. W, Suite 210 Edmonds, WA 98026 Page 2 Ort z'% A w +�+*•�•♦#�+�♦+fit - � � Page 2 Ort #P2 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. Signature of Applicant or Applican 's Representative Subscribed and sworn to before me this f o27 i N�4, C o= 0 �//,I �Or wp0\, ------------------- Notary Public in and 6 day of c -f'7 State of Washington Residing at,�v` 3/11/2008 page 3 R U ATTACHMENT 1 tuane nnnhnn alllna orti} el za;Insuo:)- _ - T- o . ,. _ _. T jaled 1q sail4 saWnbp4 Northern Rr Burlington City Of Edn s Guirguis & Haidy Elsharawy 1700 E Golf Rd 264 B � i Pl 260 Beach PI Schaumburg, 1L 60173 E onds, WA 98020 Edmonds, WA 98020 John & Roberta Steed Edmonds Port Port Edmonds 1326 NW 198th St 336 Admiral Way 300 Ads Way Shoreline, WA 98177 Edinonds, WA 98020 E »ds, WA 98420 Port Edmond Port Edmo s Landing The 300 A • al Way 300 ural Way 300 Admiral Way #204 E onds, WA 98020 Wonds, WA 98020 Edmonds, WA 98020 Edmonds fort Edmonds Port Edmonds City f 336 Adm ay 336 A al Way 2505 e N Edi ds, WA 98020 E nds, WA 98020 onds, WA 98020 o Chevron Corporation Burlington Northern & Sante Fe Rr Co iral Way PO Box 1392 2500 Lou Menk Dr , WA 98020 Bakersfield, CA 93302 Fort Worth, TX 76131 Edmonds Yacht Club Steve Butterfield c/o untie Collins TCYB Architects Management Perfonnince Group 21911 - 76th Ave. W, Suite 210 8127 - 212th St. SW, t11 1",Elnlpitd5, WA 98026 Edmonds, WA 98026 T Tai meet land Asea jo} jade as 1Sjan as d P d ®0915 33.1f1dW31 � d !7 E , �o9t s®AZJ3Ald ® ; aat{5 uol�,wsul jag ® V F sla4el land Asea c O cu OD C1pT- CL N 1 Q 00 Q C) CL n o E U-- Cod O � 00 (1) Z © — a� O LL U Q :}., Z v c Q •Eo c� d 0 � Q _ n N a O M �Y 0 4-4 © Ua O 4— cri CL 0 ts cn cu o _0 C. c c U 3 >� 0 Q a ro� ° ++ a E m c c a O Q N > > � a; H � O C Q) 0 0 0 0 0 €i .E 43 O Go O O H LA' O ATTACHMENT 1 CL 0 Cr t3 {!) O C cn Q C U (D �a (D CE000 _ = Q ° a U o o L c 4w 0 .c P a a m M H Qf 0 0o r1 C �a A. a c'`"v 10 O oEca •3~° .0 = O O W r CL o•� •a OA �► U o o a � d L .c cv 1 ow a.° a O a � �a�=�3 •�' 41 w 16 •iw �� r1F uY V r V N� •� co E4a aM Q O V t3 W f'�Mw Q 0 0 0 0 0 — Q. � Q Q Q Qa E O O Q p Q E U U N c[S C9 m O 2 O Z © o U d 0 v Q c� 0 � Q n N O 0 4-4 Ua O 4— cri cn cu o U >� 0 ro� C o m H � O Q) a� 43 O Go O O H Q ATTACHMENT 1 FILE NO.: SM -08-60 & ADB -08-61 APPLICANT: Port of EdmondslYacht Club NOTICE OF HEARING AFFIDAVIT OF POSTING STATE OF WASHINGTON) COUNTY OF SNOHOMISH) 1, Jen Machuga, first duly sworn, on oath, depose and say: That on the 3`d day of October 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 o , �. tary Public in and for the ttate of Washington. WAS��`, Residing at Affidavit of Publication STATE OF WASH [NG -1 ON COUNTY OF SNOHOMISH S.S. The undersigned, tieing first duly sworn on oath deposes and says that she is Principal Clci k of PROJECT oes,rRl THF € IFRAl_L), a daily newspaper printed and published in the City of Everett, County of CITY OF EDM01+ vt Snohomish, and State of Washington; that said ncw� paper' is a newspaper of genera€ NC DEVECOPM circulation in said Count and State; that said nw1a per has been approved as a legal APPLI A- I :. newspaper by order of the Superior Court of Snohomish County that NAME b5 A�'PCIC - and the notice Brad Butterfield fo Edakend5 Yacht: FILE NO.: SM -06- ADS -r] €Notice of Dcveloptncltt AnUlication PROJECT LOCATI in supplement fortil, in the regular and entire edition of said paper on the follmving days and pp € p I d y PROJECT oes,rRl Brad Buiterfield for Edmonds Yacht Club Consolidated tion for Shoreline 4ntia! Development Paliand design review hyjt4rchi- tectural Design iii ior P construction of art't'oxi- mately 15,000 sQq:-ft"'acht Club building on Ppft"df Ed. a printed Copy Ot which Is lleretjr,to atlacllcd, Was published In said newspaper proper and nUt monds property. iha`' }te is zoned Commercta-t7vier- in supplement fortil, in the regular and entire edition of said paper on the follmving days and pp € p I d y front((CW) IICnCS, 113FnCIy. CITY CUN).ACT: ' Jen Machugga, PI2; PUBLIC E. UE October 03, 2008 8Y: To Be Dole rmi(t,�----..._._-- Published: October RECEIVED OCT -10 2006 f _1MM0ND,S CITY CLIERK Account NameCity of Edmonds ,...r'. that said tl VSP ap',r.vTI.s reg+llarty distributed to its subscribers during all of -said period. —. Princi pal Ocrk — Subscribed and sworn to before me this 3rd day of October-, 2008 Notary PUTAC in and f3 the S ate, of Wasl�iltbu'l;lres �li'I�ggt t- ercit, lohornish Couply. "` Account Number: 101416 OnFrtrirp}her, Op01G159flR •{t;it�,. i'i �'s �k'*y inn FILE NO.: SM -08--60 & ADB -08-61 APPLICANT: Port of Edmonds[Yacht Club NOTICE OF HEARING AFFIDAVIT OF MAILING STATE OF WASHINGTON) COUNTY OF SNOHOMISH) 1, Jen Machuga, first duly sworn, on oath, depose and say: That on the 7th day of January 2009, the attached Notice of ADB Meeting and Hearing Examiner Hearing was mailed as required to adjacent property owners, the names of which were provided by the applicant. Signed Subscribed and sworn to before me this / �%` day _01 Nota ublic in and for the tate of Washington. Residing at zl-�- FILE NO.: SM -08-60 & ADB -08-61 APPLICANT: Port of EdmondsfYacht Club NOTICE OF HEARING AFFIDAVIT OF POSTING STATE OF WASHINGTON) COUNTY OF SNOHOMISH) I, Jen Machuga, first duly sworn, on oath, depose and say: That on the 7 t day of January 2009, the attached Notice of ADB Meeting and Hearing Examiner 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 Subscribed and sworn to before me this /4t1) day of iC5-0-121y2 N tary Public in and f r the State of Washington. Residing ro n� W R3 0) ,. O r W CD N 00 C CD W Q Z � f (6 o O)OMZ '+-- :,.� 0 Q1 � — ❑ LL ca Q 0 U :zj- z 0 1--o E 0 M v M N Z> CL U �Ll W � C a •� o m _v U y O Q C a Cd U 0 p N cu cd m m P 'ET C mLa� CD 0.Q ,,,._, 0 (n U. � Z 0 0 0 0 0 0 ••F�s n �' ✓°' ui C kn a. -n a a 3 cs O A v O C O v 3 0 U .: C m w C E Q o v c'r- Q) Ef) Y i U U Q o (D 7 c Q CL Q '� (D 59 m = U 0� .LD Eg ca [Y Q� d U W bn x:. N q) �S v� (1 avi C' M d C O v 73 a4 ac'+ cr m4 --T 0 O u s. v3 �C 40-> o m �- >- O ULA Nu o G i L a W ;, 0 0 LJ y 'C 00 00 'a M S '�" '� G F-O R s.. c c c LLE y •^ u �. 3^cp L O U CL O nn rs Qi o r. 4�°.' M o; a� 3 M 0 4-L- }; o L L; cn m 0 �• m bh +r y.• v O kn t: > 06 cfl a m 0 0 0 {a a Cd 0 bna c06.MMUEE U F+ C v w N O ,•O G1 04- m 'o O Q� in O (n {n m U N a m O> LU U _ o- Q- 0 0 0 0 0 3 0 1--o E 0 M v M N Z> CL U � o a _v U y O Q C a Cd U Q p N G �z -Ci P U U U CD N 0 0 Z C� Q Q d 0 1--o E 0 M v M N Z> CL U Z .L t'� ct1 "b G �z -Ci y zi n �' ✓°' kn a. -n a a 3 cs a, A v O O v 3 0 U c 7� Q o v c'r- o 3 J Q o ca W 0 • bn x:. N q) v� avi C' M d O v L O U CL O nn rs Qi o a O bh v O kn t: o a m 0 0 0 Cd 0 bna o 3Q `� Q� v 3 ¢ �� o Q • 3 ami .Y 3 v v O bO 0 L Y c) `� v bl) i) Utn N UU r -f tn cq L Q N ..fa cri � CL a v P W CITY OF EDMONDS PLANNING DIVISION REQUEST FOR COMMENT FORM Project Number: SM-08-60/ADB-08-61 Applicant's Name: PORT OF EDMONDS TGA ARCHITECTS Property Location: 326 ADMIRAL WAY F' Date of Complete Application: 9.19.08 In Zoning: _ kv DEP-11- Project E rProject Description: CONSOLIDATED ADB APPROVAL & SHORELINE PERMIT FOR NEW EDMONDS YACHT CLUB._._ --- �� PLEASE RETURN COMMENTS TO PLANNING DIVISION NO TATER THAN: OCTOBER 3, 2008 If you have any questions or need clarification on this project, please contact: Responsible Staff: JEN MACHUGA Ext. 3224 City Department: _)h 1i C, Name of Individual Submitting Comments: I H i lig Tltie: ?' '-V D'v-v- tJ 1 have reviewed this land use proposal for my department and have concluded that IT WOULD NOT AFFECT MY DEPARTMENT, so / have no comments. My department may also review this project during the building permit process fit applicable] and reserves the right to provide additional comments at that time. ❑ I have reviewed this land use proposal for my department and have concluded that IT WOULD AFFECT MY DEPARTMENT, so I have provided comments or conditions below or attached. Comments (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): Dater ��3 V6,S _ Signature:_' Phone/E-mail: ATTACHMENT 1 MEMORANDUM November 12, 2008 TO: Bob Bozorth, Taylor Gregory Butterfield FROM: Steve Fisher, City of Edmonds Public Works, 425-771-0235 RE: Plan review for trash collection area #2048-0861 Edmonds Yacht Club building There is a requirement to provide a trash collection area for this project. Outside storage of both garbage and recycle containers will need to be enclosed and accessible to both tenants and service providers. Inside storage will be subject to additional minimum requirements. Please refer to our handout #E37 titled "Garbage & Recycle Collection Enclosure & Access Policy" which outlines €nini€nuni design standards for this area. There are bard copies available in the second floor lobby of Edmonds City Hall or it is available online on the city website at www.ci.edmonds.wa.us. Click on City Government, then Development Services, then Engineering, and finally on Handouts and Fonns. Please feel fi•ee to call me with any questions. ATTACHMENT 13 CITY OF EDMONDS. PLANNING DIVISION V14 REQUEST FOR COMMENT FORM Project Number: ADB-08-61/SM-08-60 Applicant's Name: PORT OF EDMONDS Property Location: 326 ADMIRAL WAY Date of Complete Application: 9.19.08 Zoning: N A Project Description: ADB APPROVAL FOR CONSTRUCTION OF NEW EDMONDS YACHT CLUB AND SHORELINE SUBSTANTIAL DEV. PERMIT. PLEASE RETURN COMMENTS TO PLANNING DIVISION NO LATER THAN: OCTOBER 27, 2008 If you have any questions or need clarification on this project, please contact: Responsible Staff: JEN MACHUGA Ext. 1224 City Department: 4�' Name ndividual S brnitfing Commen Title: ❑ 1 have reviewed this land use proposal for my department and have concluded that IT WOULD NOT AFFECT MY DEPARTMENT, so I have no comments. My department may also review this project during the building permit process (if applicable) and reserves the right to provide additional comments of that time. ❑ I have reviewed this land use proposal for my department and have concluded that IT WOULD AFFECT MY DEPARTMENT so I have provided comments or conditions below or attached. ents (please attach memo if additional space is needed). ,,,t ot ! 00 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: Signature: Phone/E--mai ATTACHMENT 14 �117C. 1890 CITY OF E D M O N D S GARY HAAKENSON MAYOR 706 MAIN ST • E_DMONDS. WA 98020 • (425) 77;-0230 • FAX (425) ?71-0253 PARKS. RECREATION AND CULTURAL. SERVICES DEPARTMENT Date: 1-13-09 To: Jenifer Machuga, Planner From: Rich Lindsay, Parks Manager Re: fort of Edmonds Landscaping Project Jenifer, After further review of Edmonds Yacht Club landscaping plan 1 have came to this conclusion. "There is a row of Red Sunset Maples along west side of Admiral Way between Port of Edmonds Building north to Arnies restaurant. The New Yacht Club landscaping plan would require removing 4 of these Red Sunset Maples and in most cases would be replaced. However the planting strip between new building and sidewalk is only S feet wide which means if trees were replaced trees would only be 2 % feet from building which would result in major problems with building, maintenance and proper growth of these tress. So 1 recommend that the four trees not be replaced in this area as stated in New Edmonds Yacht Club landscaping plan. Of course if building was shifted at least ten feet to the west, trees would have ample room to grow and pose no damage to building but probably not a practical option but thought worth mentioning. Any questions please contact me. "Chank you, Rich I..indsay City of Edmonds Parks Manager • Incorporated August 11, 1890 • Sister Citv - Hekinan. Janan ATTACHMENT 15 CITY OF EDMONDS PLANNING DIVISION REQUEST FOR COMMENT FORM Project Number: _SM-08-60/ADB-08-61 Applicant's Name: PORT OF EDMONDS / TGA ARCHITECTS Property location: 326 ADMIRAL WAY Date of Complete Application: 9.19.08 Zoning: Project Description: CONSOLIDATED ADB APPROVAL & SHORELINE PERMIT FOR NEW EDMONDS PLEASE RETURN COMMENTS TO PLANNING DIVISION NO LATER THAN: OCTOBER 3 2008 If you have any questions or need clarification on this project, please contact: Responsible Staff: JEN MACH€JGA _ _ Ext. 1224 City Department:_ Name of Individual Submitting Commen Title: ❑ I have reviewed this land use proposal for my department and have concluded that IT WOULD NOT AFFECT MY DEPARTMENT, so I have no comments. My department may also review this project during the building permit process (if applicable) and reserves the right to provide additional comments of that time. ! I have reviewed this land use proposal for my department and have concluded that IT WOULD AFFECT MY DEPARTMENT, so I have provided comments or conditions below or attached. Comments (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): Date: ( hew C? Signature: 6 _ Phone/E-mail: ATTACHMENT 1 Name of Proposed Project: Owner/Applicant- CITY OF EDMONDS TRAFFIC IMPACT ANALYSIS Name,y / �' j, , o Street/Mailing Address City {� State zip Telephone: - -- 4ZJ 1 7��,} f . � S�i � �mm-- WORK SHEET Applicant Contact Perso Name Street/Mailing Address City State Zip Telephone: Traffic Engineer who pre e Traffic Impact Analysis: Firm Name _ Contact Name L PROJECT DESCRIPTION a. Street address (if known): b. Location: C. Specify existing land use: d. Specify proposed type and size of development: 4Z�5-, wd .15 30 Telephone (Attach a vicinity main and site plan.) e. When will the project begin construction. and when will it be completed? f Define proposed access locations; g. Define proposed sight distance at site egress locations: - ATTACHMENT 17 T'age � Five Years After O enin LOS: With Project: Without Project: Note any assumptions/variations to standard analysis default values and justifications: 7. MITIGATION RECOMMENDATIONS State recommended measures and fees required to mitigate project specific traffic impacts. Traffic impact fee shall be calculated from the Edmonds Road Impact Fee Rate Study Table 4 (attached) and as identified in ECDC 18.82.120, except as otherwise provided for independent fee calculations in ECDC 18.82.130. 5'•.i.,`1G it'.11.:rrril�G:v Pr.�jccsl'f1A G:odrh-,% q a.I j;: tgba December, 15 2008 City of Edmonds Development Services Department 121 5t'' Ave. North Edmonds, WA 98020 To whom it may concern, C4U�FR��S Per a discussion with Duane Bowman we have reviewed Chapter 18.82 of the Edmonds Development Code and have provided the following analysis and calculation as directed. The new building consists of 14,398 s.f. of area conforming to ECDC 18.82.040R General Office Building/ITE Land Use Code 710. The fee assessed for this type use is set in said section as $1.81 per square foot. This produces a traffic impact fee for the project of $26,060.38. J ely,A, SiF. Tayl r t 425,778.1530 2191 1 16th Ave12V.Scute 710 f 425.774 7803 i Edmonds WA 98026 ,Bl -y E. CiNE�:�iNC Date* Created on 12 1 � 2005 ; ;S I'M - ❑.dement I - Inge I of I Incorporated in the 5tateof4+1,01,nc:on I taylor gregory butterfiefd arciii::-ct:: www Fghaechil ec's horn 'ri 1 i� fJ CITY OF EDMONDS PLANNING DIVISION REQUEST FOR COMMENT FORM Project Number: SM-08-60/ADB-08-61 Applicant's Name: PORT OF EDMONDS TGA ARCHITECTS �. r Property Location: 326 ADMIRAL WAYS Date of Complete Application: 9.19.08 Zoning: .t Project Description: CONSOLIDATED ADB APPROVAL & SHORELINE PERMIT FOR NEW EDMONDS YACHT CLIMB. _ PLEASE RETURN COMMENTS TO PLANNING DIVISION NO LATER THAN: OCTOBER 3, 2008 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: f Title: A (_~ /v ❑ 1 hove reviewed this land use proposal l have reviewed this land use proposal for my department and have for my department and have concluded that IT WOULD NOT AFFECT concluded that IT WOULD AFFECT MY MY DEPARTMENT, so l have no DEPARTMENT, so I have provided comments. My department may also comments or conditions below or review this project during the building attached, permit process (if applicable) and reserves the right to provide additional comments of that time. Comments (please attach memo if additional space is needed): _ �) % l -f%% r2 C �iUL��v�� i��e:� �• f) a� �,,, i � �r2,2 � ' i' � <� , 41 0y,-)19_ 0e; E" <: N �L 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: Signature-, /1/' Phone/E-mail: 4Q__S—_? X72_0 ATTACHMENT 18 ['age t of 2 v4 - Date: To: From BUILDING' DIVISION COMMENrrs October 14, 2008 Jen Machuga, Planner Ann Bullis, Building Official Building Division comments for Edmonds Yacht Club Subject: SM -08-60, ADB -08-61 Site Address: 326 Admiral Way Idmos1ds Yacht Club fn reviewing the above noted ADB/SM application for Edmonds Yacht Club, the Building; [division has the following comments. A complete review will be done when the project is submitted for permit. I . See Building Division Preapplication Comments for this project dated July 9, 2008. 2. The proposed project is adjacent to or in Zone AE on the National Mood Insurance Rate Ptah -- Panel 1292 with an established base flood elevation of 8 feet. Coinpliarlee to the the provisions is required for flood resistant construction of the Internation Building Code, ASCD 24-05 and other adopted references. If the structure is loca€ed outside the boundary of the flood zone, this needs to be clearly shown on the Flans. As part of the Building Permit Application, please include at minimum the following information: a. Survey stamped and signed by a State licensed Land Surveyor based on NGVD 1988 or 1027 showing the locators of the structure in relation to the flood zone. b. On the site plan, elevation views and building sections, show that the finished floor of the building is at or one foot above the based flood elevation of 8 feet (ASCE 24-05 section 1.5.2). Show compliance to the international Building Code, ASCI; 24-05 and other adopted references as applicable. c. We recommend that the building owner contact their insurance company to discuss the potential impact that the elevation of the finished lowest floor of the building; has on their flood insurance rates. d. Flood elevation certificates, stamped and signed the surveyor, will be required: i. When the lowest floor is complete, and ii. Prior to final inspection by [lie City Building Inspector. ATTACHMENT 1 Page 2 of 2 I On all site, landscape and civil Mans, distinguish betwccn property lines and lease; lines. 4. Based on the gcotechrucal report provided with this application, provide one additional set of building construction plans, site and civil plans at time of building hermit application submittal for geoteclinical consultant review. Peer review fees must be paid by the applicant. City of Edmonds Critical Areas Checklist The Critical Areas Checklist contained on this form is to be filled out by any person preparing a Development Permit Application for the City of Edmonds prior to his/her submittal of a development permit to the City. The purpose of the Checklist is to enable City staff to determine whether any potential Critical Areas are or may be present on the subject property_ The information needed to complete the Checklist should be easily available from observations of the site or data available at City Hall (Critical Areas inventories, maps, or soil surveys). An applicant, or his/her representative, roust fill out the checklist, sign and date it, and submit it to the City, The City will review the checklist, make a precursory site visit, and make a determination of the subsequent steps necessary to complete a development permit application_ With a signed copy of this form, the applicant should also submit a vicinity map or plot plan for individual lots of the parcel with enough detail that City staff can find and identify the subject parcel(s)- in addition, the applicant shall Include other pertinent information (e.g. site plan, topography xnap, etc.) or studies in conjunction with this Checklist to assist staff in completing their preliminary assessment of the site. I have completed the attached Critical Area Checklist and attest that the answers provided are factual, to the best of my knowledge (fill out the appropriate column below), Owner / Applicant: or- F C-cln-�onxts Name '331p Aamrcd W Street Address t;dr,%-�nds WA q,2p2D Phon -774-05y9 City'. t$ , P e Signature Date Applicant Representative: Name q261 t`40r 4-I:. 7 Ccs h. S � Street Address City, State, ZIP Phone Signature ryaFr ATTACH ME NT 20 Critical Areas Checklist Site Information (soils/topography/hydrology/vegetation) 1. Site Address/Location: 3-Q� ACKrk ,rr. l t� { fidrn+rrep { y�vn Com` ia°`t y 2. Property Tax Account Number: tbaslKhwA 3. Approximate Site Size (acres or square feet) � �'-� std? ` 23_7[ 3 -14 i i:5`� -ooq 4. Is this site currently developed? k yes; _ no_ If yes; how is site developed? ___ ncc '. j,n{e_r;rn bocck_ 't �(ef- Sd �=cam 5. Describe the general site topography- Check all that apply. X Flat: less than 5 -feet elevation change over entire site. Rolling: slopes on site generally less than 15% (a vertical rise of 10 -feet over a horizontal distance of 66 -feet). Hilly: slopes .present on site of more than 159'o and less than 30%a ( a vertical rise of I0 -feet over a horizontal distance of 33 to 66 -feet). Steep: grades of greater than 301% present on site (a vertical rise of 10 -feet over a horizontal distance of less than 33 -feet). X Other (please describe): 02CLdArL, bg 4 Kir i 1, t 510 ar rr ler~ 6. Site contains areas ofyear-round standing water: roc ;Approx. Depth: 7. Site contains areas of seasonal standing water: tzo ; Approx. Depth: What season(s) of the year? 8. Site is in the floodway no floodplain no of a water course_ 9. Site contains a creek or an area where water flows across the grounds surface? Flows are year- round? rip Flows are seasonal? n a (What time of year? )_ 10. Site is primarily: forested ; meadow ; shrubs _ ; mixed urban landscaped (lawn,shrubs etc) )( 11. Obvious wetland is present on site: r�o — ---- -- —For City Staff Use Only ------------ 1. Site is Zoned? 2. SCS mapped soil type(s)? 14 i�) 3. Wetland inventory or C.A_ map indicates wetland present on site? 4.. --..Critical Areas inventory or C.A. map indicates Critical Area on site? 5. Site within designated earth subsidence landslide hazard area? 6. Site designated on the Environmentally Sensitive Areas Map? As,,4� DETERMINATION STUDY REQUIRED '^ e -; <-- CONDIVONAL WAIVER WAIVER Reviewed by:6 Planner ace _ ■,rte n� 01104194 Due.. �o ane! p�escnce. c�k a_ Se��n„�.ina-�fz�f c, IFCJ-6 -V'f3 ns��.rnfy Re�IA red' OCI IVIS/08. See- z, -A- hed veecxA. mh g /OR CITY OF EDMONDS CRITICAL AREAS RECONNAISSANCE REPORT Site Location: 336 Admiral Way Tax Acct. Numbers: 2627032001XXXX, (additional new address 27032300401400, of 326 Admiral Way) and 2327034158009 Determination: Study Required Determination #: CRA -1996-250 (Updated) Applicant: Steve Butterfield Owner: Port of Edmonds NOTE: THE ORIGINAL RECONNAISSANCE CONDUCTED FOR THIS PROPERTY ON JANUARY 7, 1997 DETERMINED THAT THE PROPERTY DID NOT CONTAIN ANY CRITICAL AREAS AND A "WAIVER" FROM THE REQUIREMENT TO CONDUCT A STUDY WAS ISSUED. HOWEVER, SINCE THE TIME OF THE ORIGINAL RECONNAISSANCE, IT WAS DETERMINED THAT THE PROPERTY CONTAINS AND/OR IS ADJACENT TO A SEISMIC HAZARD AREA. THEREFORE, THE ORIGINAL RECONNAISSANCE HAS BEEN CHANGED, AND THE CURRENT CRITICAL AREAS DETERMINATION FOR THE PROPERTY IS "STUDY REQUIRED" DUE TO THE PRESENCE OF A SEISMIC HAZARD AREA. CRITICAL AREAS RECONNAISSANCE REPORT: STUDY REQUIRED During review and inspection of the subject site, it was found that the site contains and/or is adjacent to critical areas, including a Seismic Hazard Area, pursuant to Chapters 23.40 and 23.80 of the Edmonds Community Development Code (ECDC). GENERAL CRITICAL AREAS REPORT REQUIREMENTS Critical Areas Reports identify, classify, and delineate any areas on or adjacent to the subject property that may qualify as critical areas. They also assess these areas and identify any potential impacts resulting from your specific development proposal. If a specific development proposal results in an alteration to a critical area, the critical areas report will also contain a mitigation plan. You have the option of completing the portion of the study that classifies and delineates the critical areas and waiting until you have a specific development proposal to complete the study. You may also choose to submit the entire study with your specific development application. Please review the minimum report requirements for all types of Critical Areas that are listed in ECDC 23.40.090.D. There are additional report requirements for different types of critical areas (see below). • Note that it is important for the report to be prepared by a qualified professional as defined in the ordinance. There are options on how to complete a critical areas study, and there is an approved list of consultants that you may choose from_ You may contact the Planning Division for more information. • General Mitigation Requirements for all Critical Areas are discussed in ECDC 23.40.110 through 23.40.140. STUDY REQUIREMENT — SEISMIC HAZARD AREA It appears that this property contains and/or is adjacent to a Seismic Hazard Area. Seismic hazard areas are areas subject to severe risk of damage as a result of earthquake -induced ground shaking, slope failure, settlement, soil liquefaction, lateral spreading, or surface faulting. Settlement and soil liquefaction conditions occur in areas underlain by cohesionless, loose, or soft -saturated soils of low density, typically in association with a shallow ground water table. DEVELOPMENT PROPOSALS ASSOCIATED WITH SEISMIC HAZARD AREAS Development within a Seismic Hazard Area must meet additional criteria. • A report by a licensed Geotechnical Engineer is required for applicable projects within Seismic Hazard Areas. Note that it is important for the report to be prepared by a qualified professional as defined in the ordinance. • Geotechnical reports within Seismic Hazard Areas must address liquefaction. • Report requirements are provided in ECDC 23.80.050 and more generally in ECDC 23.40.090.D. • Activities proposed to be located in seismic hazard areas shall meet the development standards of ECDC 23.80.060. ALLOWED ACTIVITIES Certain activities are allowed in or near critical area buffers as specified in ECDC 23.40.20. If you have any questions about whether your proposed development qualifies as an allowed activity, please contact a Planner for more information. EXEMPT DEVELOPMENT PROPOSALS Certain development proposals may be exempt from Critical Areas Requirements (ECDC 23.40.230). If you think that a specific development proposal may be exempt, contact a Planner for more information. .len Machu a Planner December 1 Name S i q _ e Date NOTE: Cited sections of the Edmonds Community Development Code (ECDC) can be found on the City of Edmonds website at www.ci.edmonds.wa.us. 2 fleceIVIED SEP I9 20 Gary A. Flowers, PLLC ilE4Fl-0 �PMEST �RVffiCES Geological & Gcotee �� Avenue N� Shoreline, WA "151106 March 5, 2008 Project No. 07-056 Edmonds Yacht Club 456 Admiral 'Way Edmonds, WA 98020 Attention. Mr. Mike Joites, Building Committee Chair Subject: Subsurface Exploration and Geotechnical Engineering Deport Proposed New Yacht Club Building 300 Block of Admiral Way Edmonds, Washington Dear Mr. Jones: This apart presents the results of nulr geological/geoteehnk' ul evaluation of the proposed new Edmonds Yacht Club building to be located in the 304 Block of Admiral Way, immediately InoM of the bort of Edmonds offices. The site is currently deveiopod as a parking lot. A two story, wood framed office building will be developed on the site. The puurpose of our study was to characteri2� the subsurface Soil and ground water conditions urxictlying the subject parcel and to determine whether or not a liquefaction hazard exists and to provide suitable mitigation, if necessary. Outer geotechnical design re wmmendations for the development of the site would include grading recommendations, foundation design parameters, other scistttic hazards identification and mitigation, if required, and erosion and drainage considerations. Waite performing the exploration borings we were also to visually evaluate the sampled soils fbr indications of potential petroleum hydrocarbon cOntarnination and collect and submit samples for analytical testing if needed. EXISTING SITE CONDITIONS The subject property consists ofa n approximate 11,000 square foot parcel. The pard measures 114 feet long in the north -south direction by 100 fia=t wide in the east -west direction and is nearly flat, The parcel is currently developed as an asphalted parking lot with landscape .Matters along the ninth and cast sides. The site is bounded by asphalted putrking to the north and south, by Admiral way to the east and by the boardwalk and docks of the Edmonds Marina to the west. A pile supportod and timber lagged retaining wall is present beneath the boardwalk along the west side of the site. — 7 t9532 !rr wwo Nr G-hry A.iFlowers, PLLC Shorulim Wmltington9IIi55-1105 ATTACHMENT 21 Umonch Yacht Club Budding Geotechnical+Services Report 300 Block ofAdmiral Way, Edmonds, W40jinglon The shoreline along the Edmonds vxterfront has been modified extensively over the years. The watoftnt, prior to current development, was a beach with a tidally influenced marsh behind (east) of it. In the late 1800s amid early 19005 multiple sawmills operated along the Edmonds watea`iront. Past development has created the present shoreline by filling some of the shoreline and marsh areas and dredging the marina area. The nedby Port of Edmonds office building has undergone: settlement that has resulted in significant damage to the concrete masonry unit structure, A geotechnical evaluation of the aMcture reportedly did not pinpoint any one cause but speculated that it was a combination of loss of soil support due to washing of seawater and sail throw the seawall at that location, pockets of unsuitable hill soil, vibration induced settlement and some potential seismic liquefaction. Based on the borings drilled for the site, soils are similar to the soils found beneath the potential Yacht Club site. Subsurface Soil and Ground Water Conditions In order to characterize the subsurface soil and ground water conditions on the property two exploration borings were drilled on the site on June 11, 2007. The exploration borings were placed at the approximate locations shown on Figure 1, Site & Exploration Pian. The exploration borings were completed by advancing hollow -stern auger with a truck mounted drill rig provided by Environmental Drilling. During the drilling process, samples were generally obtained at 2.5 or 5 -foot depth intervals. The borings were continuously observed and logged by at lic a med geologist. The exploration logs presented in the Appendix are based on the held logs, drilling action, and inspection of the samples secured. Distmbed but representative samples were obtained by using the Standard Penetration Test (SPT) procedure in accordance with ASTM.D 1586. This test and sampling method consists of driving a standard 2 -inch outside -diameter split-barret sampler a distaoce of 18 inches into the soil with a 140ivend harnmer free -failing a distance of 30 inches. The number of blows for each 6 -inch interval is recorded and the number of blows required to drive the sampler the final 12 inches is knower as the Standard Penetration Resistance C j or blow count. If a total of 50 is recorded within one 6 -inch interval, the blow count is recorded as 50 blows for the comsponding number of inches of penetration. The resistance, or N -value, provides a measure of the relative density of granular soils or the relative consistency of cohesive soils; these values are platted on the attached exploration boring logs. The upper approximate 5 feet of soils encountered in both of the exploration borings consisted of medium dense, damp to moist, gray to gray -brawn sand with scattered gravel. This soil is most likely imported fill soils &amu the construction of the seawall and parking area. From about 5 feet to about 13 feet in EB -1 and 1l feet in EB -2, loose, saturated gray to gray -brown sand to sand with some silt and trace gravel was encountered. Although very difficult to be sure, this sail Gary A. Flowers, PLLC. 19532 le Avenue t lii shoratirc. warhhkk(rM 98155.1106 2064)7-7640 &hnowA Yacht Club BaddoW (icoloc;hnical services Repan 300 block ofAdmiral Way, Edmonds, iffashl>1gsAtr may also be fill soils from the original construction or is possibly the original beach line in ibis area. Beneath a depth of 12 to 14 *et, ttx4um dense to dense or very dense, saturated, gray, gravelly sand with trace silt to sandy gravel was encountemd. There was no visual or olfactory indication of petroleum contmninated soils in any of the samples obtained during the field exploration program. It is possible that Other areas of contarnination may exist on the site that was not explored for this study, Marinas According to the Composite Geologic Map of the Sno-King area, Central Pu al Lowland Washington, by Booth, Cox, Troost and Shimel, 2005, ('Draft), Seattle Area Geologic Mapping Project, time University of Washington and the United States Geological Survey, the subject site is mapped as being Artificial bili overlying Pre-Fmr deposits. Pre-Fraser deposits consist of interbedded sand, gravel, silt, and diemicts of indeterminate age and origin. These sediments have been cormsolidated one or more times by overriding.glacial ice sheets and are very dense and hard. The findings of this study am in agreement with the published geology map of the area, Hydrology The subject site is fully covered with a.5phaltic concrete pavement. Els such, there was no evidence of standing or flowing water on the site at the time of our site visit nor wine there any indications of past erosion. on the site. Static ground water level %as encountered in both exploration borings at a depth of about 9 feet below existing ground surface at the time of drilling. Saturated soils were observed to extend up to 6 to 7 feet below ground surface. This ground water elevation was approximately equal in elevation to the level of the Puget Sound. The ground water level is likely influenced to some degree by tidal action. However, we do not anticipate the water level to rise significantly above its present elevation. Seismic Hazards Generally, there are four types of potential geologic hazards associated v4rith large seismic events: l) surfloial ground rupture; 2) seisitmically, induced landslides; 3) liquefaction; WA 4) ground motion. The potential for each of -these to impact the site is discussed Below. The nearest known fault trace is the South Whidbey island ,Fault Zone which is located more than 5 miles north of the subject site. Thee South Whidbey Island Fault Zone and other Puget Sound area faults are currently being studied by the United States Geological Service (USGS) and have been determined to be active and capable of producing large earthquakes. Much is still to be teamed about these fault systems but it is generally hypothesized that their recurrence interval is several thousand yews. Further study may also discover ourrentiy unknown fault traces nearer to Gary A. Rowors, PLLC. 1953212'h Annue NF Smrnlirre. wnshlagon 98155-1 I(M 'D6.417-7640 &&"wds Yacht Club Building Ceat�schnicrrl Ser►ticeJ Rgart $00 Block ofAdminctl Wiry, Ethitat* �f ashington the subject: site. Due to the suspected long recurrence interval and the disiame to known faults traces, the potential for s"cial ground rupture is consideree/ to be low during the expected life of the proposed structure. Due to the presence of dense/fwd, glacially consolidated sediments at shallow depth, and the fiatlying nature of the site, it is our opinion thattthe potential risk of damage to tho proposed --- shucture by seismically induced landsliding on the site is negligible. i ique£wtion is the result Of the loss of shear strength in sails when they are subjedod to saturated conditions and seismic shaking. Typical soils that are susceptible are those that are saturated, Poorly Waded (all one size), relatively fine-grained and in a loose condition. During a seismic gent, sewer sllalcirrg auuay calls* liquefactian to occur and differential settleernent may result. The encountered sttatWmphy below a depth of about 13 feet has a low potential far liquefaction due to its gradation and consolidated nature of the natural sedimwts that occur below water table. Thar loose, saturated sands that vmre found between about 5 to 13 feet below ground surface have a moderate to high potential for liquefaction. Liquefaction can result in sigWficant and widespread structural damage if not properly mitigated.. Based on the study peribrmcd by others for the adjacent Port of Edmonds structure, the magnitude of post- liquefaetion ground subsidence of the underlying loose san& following a large earthquake (.3g acceleration, magnitude 7.5 or larger) could be, as much as 2 to 2.5 inches. The settlement would be expected to be non-unifarm with potential differential settlements equaling the total settlement. We agree: with the range of settlement potential derived from this study, Mitigation of potential liquefaction damage is provided in the Site Grading and Foundation Recommendations sections of this report. Based on the encountered stratigraphy, it is our opinion that any earthquake damage to the proposed structures when founded on suitable foundation bearing strata in accordance with the recommendations provided in this report would be caused by the intensity and acceleration associated with the event aril not any of the agave -discussed impacts. Design rf the project should be consistent with 2006 International Building Code (LBC) guidelim s. in acxordance with the 2006 IBC, Table 1615.1.1, the parcel is classified as Site Class D. CONCLUSIONS AND RECOMMENDATIONS Our exploration indicates that, from a geotechnical standpoint, the subject site is suitable for the proposed developrneut provided the recommendations contained herein ars properly followed. Foundation %acting sediments encountered generally consist of idose to medium dense, gay to gay -brown, tine to ME= sand with trace silt and gravel. These soils are likely fill soils placed during construction of the seawall and the parking lot and original beach soils. The lower 6 to 8 feat of the fill and/or beach soils is loose and saturated and the fill may not be consistent under all areas of the new building. As cu* same mitigation aOnm bath settlement and post - Gary A. ri' Waas, PLLG 19537 IP Men= Bahl shorty WixshhWR gtt55•i 106 206-417-7640 F,rlmonds Yacht Club Otalding Georadmical services Report .300 Nock df Admiral FYery, 1;dmands Wmhington liquefaction ground subsidence is necessary.b 4tf'a°mirti>vitt:.t ��'�.�:�=sttpp�c�t'��'.nSal�a�itrtrt.ti mel >soii�p�ar _AOM :AW.M. - .syn W-8uah, -t ll dWMOW.V4Pplica - Any unsuitable soils tlud are observed construction must be removed and replaced with stauctural fill.. Site Grading It is our understanding that design of the proposed Yacht Club building has not be initiated. It is our fuer understanding that one option being discussed for the lauilding pact is to raise the subgrade elevation on the order of 3 feet. -would -pewAA0. an 091rthe-exisfisig upM 5 -#'get of ineWwn t aaeo .:Y�r t l itltia attr dun bot es. This would result int a medium dense or bettor fill section that is iu excess of 5 to & feet thick beneath the building footings. A medium dense or better fill section of this thickness would significantly reduce the potential for strt� damap to occur due to liquefaction. Prior to any excavation or filling on the site, erosion and surface water control should be established around the perimeter of the oxcavation to sadst, City of Ur ponds requirements. Ali existing pavement, landscaping, utilities And any other deleterious materials should be rmoved if they are located within the planned building area,. Special care must be taken to prevent sediment laden water from discharging into the nearby Pogo Sound water body. Structural fill necessary to establish desired grades should be placed and compacted according to the recommendations presented in this section. 5tructwral fill is defined as noon -organic sail, acceptable to the geotechnical engineer or engineering geologist, placed in maxim urn 8-ineb loose lifts with each lift being compacted to a dense and nonyielding condition and to a miTdmu n density of 95 percent of the maximum density Proctor value as determined by the ASTM L?. 1557 test method. Prior to placing any structural fill the exposed soils niubt first be compacted to a dense, nonyielding condition and approved for structural fill placement. hi the rase of roadway and utility trerich filling within a city right-of-way, the backfill should be placed and compacted in accordance with City of Edmonds standards. The on-site soils generally should be suitable for reuse on the site ss structural till except under advem storm conditions. The contractor must use care during site ptepaxation and excavation operations so that the underlying sails are not softened. if disturbance occurs, the sof enedl*distxtthed soils should be removed down to competent sail. Foundation Recommendations Due to the presentee of undocumented fill soils on the site it will be necessary to either construct a minuutun 4 foot thick granular structural fill pad beneath the planned bottora of the footing Gary A. lrtaerers, PLLC. 10512 12° Avenue NG Nhordim Wushingtua 99155-1106 206.417-7640 Edmonds Yacht Club Eutldrng Geoiechnical Services Report 300 Block ofA&n#rel � , g dp:onds, ! q tort elevation or to provide deeper foundation support with the use of small diameter pipe piles. Further recommendations for each method are provided below. do o E l Pad This method of mitigation would include removal of the existing asphalt concrete pavement and excavating the eadm building footprint, plus a distance extending outside the building footprint equal to the depth of excavation, to depth of 12 to 18 inches below existing grade. The upper 12 inches of the exposed soils would then be compacted to a dense and unyielding condition and approved by a representative of osis office. Once approved coarse grained struetwA fill soils would be used to raise the subgrado elevation to the planned building subgrade elevation. A minimum of 4 feet of approved structlnrall fill is required beneath the footings. All strn>:ctural fill must be placed and compacted as detailed in the Site Grading section of this report.. Convendonal spread footings and column pads may be used for building support when founded directly on a structural fill pad placed and compacted as detailed above. We recommend ulnar an allowable foundation soil bearing pressure of 2,000 pounds per square foot (psf) be utilized for design purposes, including both dead and live loads. An itnermse of one-third may be used for short-term wind or seismic loading. The footings must be accurately centered in the trenches. We finer strongly recommend that the concrete floor slab be reinforced and structurally tied to the footingslfoundaiion walls to add rigidity to the st acture, It is also required that all footings along the west side of the building be placed at an elevation such that a l B:I V be drawn. from the outside edge of the footing docs not intersect the exisling seawall. In addition, the seawall should be carefully evaluated in this area to verify that there are no breaches where water and/or soil can wash through. Any areas of failure must be repaired. Anticipated settlement of footings ;Founded on an approved structural fill pad should be on the order of 1 inch or less with differential settlements of approximately one -!Half of the total betimem comparably loaned footings. All footing auras should be observed by a representative of this firm, prior to placing any concrete, to verify that the design !nearing capacity of the soils has been attained and that construction conforms to the recomnnendations contained in this report. Latera] loads can be resisted by friction between the foundation and the supporting stills, and/or by passive earth pressure acting on the buried portions of the foundations. An $ilowable passive earth pressure of 290 pcf is recomrnendod. In order for this passive earth prcssure to be generated, the soils extending a minimum of 3 feet outward from the foundations must be compacted to a dense and unyielding condition. The passive values presented assume an equivalent triangular Iluid pressure distribution beginning at the surface. Tine triangular pressure dikdbudon is truncated above i foot. For friction between the foundation, slab and supporting soils we recommend a coefficient of friction ofO.30. Gary 1953112'AvemxNE shw*unct�w odvo 9 p 5-1li QM417-7544 tulgitgt +3$1 A3 -E l0G 2 Edmonds Yacht Club @ultding Geaiet:hnical Services Rapon 500 Mack ofAntral Bray, Edmonds, Wash tgron post liquefaction ground subsidence. Unless the epicenter of a significant seismic event were to be located near to the site the potential for damage is considered to be low. Since the ne mst known fault zones are on the order of 6 to 10 miles distant, the likelihood of a significant event occurring nearby is also considered to be low. Foundations bearing on loose sand typically experience: settlewent. as loads are being applied and shortly after the load is applied. As such, long term settlement typically does not Occur in sand soils and settlement ends before final finishes are applied to the structure. SmA P__jAMPW- Pipe files In order to eliminate the need to construct a minimum 4 feet thick structural fill pad beneath'~ the building footings, and to fully eliminate the potential for either settlement due to the loose underlying soils or duce to post liquefaction ground subsidence, the building can be supported on small diameter pipe piles. The piles should be Schedule 40 galvanized steel pipe that is driven to refusal into the underlying natural., dense sediments with an air or hydraulic hammer. The following table indicates the allowable pile capacities based upon past experience and industry standards. The refetsal criteria in the table indicate the waximurn amount of pile penetration allowed over a specified period of sustained driving. The refusal criteria will vary if other sized hammers will be used to install the piles. The hammer size and refusal criteria will be discussed with the pile installation contractor at the time of installation. Table 1 Small Mgmeter Pipe Pile Recommendations Based on the boring logs for the site pile lengths should be in the range of 15 to 25 feet However, plating pipe piles into saturated sands can create a liquefiable condition at the tip of the pile that car► result in logger pile lengths. If a pile option is selected we recommend that at least two test piles be installed prior to bidding the project in order to determine more closely what the anticipated pile depths may be. Each pile or group of piles should be connected to other piles using a grade be=. Resistance to latera! loads would be provided by passive soil resistance against the grude beam or placme nt of batter piles. We do not recommend using bending of the pile for lateral resistance due to she unsecured connections between pile sections. A passive equivalent fluid pressure equal -to 250 pounds per cubic foot (pcf) can be used against the grade beams when backfilled with suitably Gary A. Rowers, PLLC. 19332 12" Avicewc Mei siwrcline. Vl wj�n" 98115-1106 20("17-7640 Admen& Yadd Club 300 060 a%I drnkai Georechweal Services nepoel compacted and approved structural fill. The structural fill mast be full height against the grade beats and extend a mWimum distance of 3 feet away fzom the grade beam. if batter piles are used to resist lateral loads, the lateral resistance would be equal, to the horizontal component of the axial pile load. The maximum recommended batter is 1FIAV. The actual total length of each pile will be determined and adjusted in the field based on required capacity and conditions cnc ountoW during installation and may be different than esdmted above. MOW completion of the pile takes place below ground, the judgment and experience of the geotechnical engineer or his field repr>mtative must be used as a basis for deterntrining the requrred poetration and acoel"Wdity of each pile. Consequently, use of the presented capacities in the design requires that a qualified geotechnical engineer or engineering geologist from our firm, who will intetpmt and collect the imUllation date and examine the c ontractor's operations, inspect all piles. We would determine the required lengths of the piles and keep records of pertinent installation data. A final summary report would then be distributed following completion of pile installation. Floor Support Rewmmendations A slab -on -grade floor may be used directly over recompaeted existing fill sediments or a structural fill pad. The upper 12 inches of exposed subgrade soils must be compacted to a dense and unyielding rendition. Slab -on -grade concrete floors where moisture vapor intrusion is unwanted should be cast atop, a miaimutrl of inches of washed pea gravel or clean, coarse sand and gravel to act as a capillary break. It should also be protected from dampness by placement of m..mum 10 -mil plasde sheeting. The plastic sheeting must be lapped and sealed d to prevent moisture intrusion. In addition, any pipe projections through the plastic sheet must be properly wrapped and sealed. Site Dmbmge Due to the very sandy nature of the on-site soils, footing drains should not be required on this site. Roof and other impermeable surface runoff should be handled by a rigid, tightline drain that discharges into an approved storm water conveyance system, In planning, exterior grades adjamftt to wails should be sloped dawaward away from the structure to achieve surface drainage. Erosion Protection The soils that will be exposed on the site .have a moderate erasion potential under a concentrated flow regime, However, due to the fladying nature of the site, Standard City of Edmonds erosion control mmures should be sufficient for this site. Special care must be taken to keep any sediment laden water from discharging into the nearby Puget Sound. Gary A. Flowem t'LLC. Mal 12� Avemia N5 Awdinc. Wfthh m 99155-1106 206417-7640 Edrrrands Yacht Club Building Geatechnicat Services Repart 300 Block rfAdnriral W , Erbrrnnds, fYashirr torr SUMMARY Based on our site reconnaissance, literature research and subsurface explorations the site appears to be suitable for the proposed development provided the recommendations provided herein are propeHY implemented. However, since there are no design details fb r the structure at this time, we recommend that we be retained to review those portions of the plans and specifications that pertain to grading, drainage, and foundations to determine that they are consistent with the recommendations of this report. Construction monitoring and consultation services should also be provided at the time of cons"etion to verify that SutlsWfWe conditions are as expected.. Should conditions he revealed during construction tihat differs from the anticipated subsurface prlofile, We will evaluate those conditions and provide alternative recommendations where appropriate. Otter findings and rWornmendations provided in this report were prepared in accordance -Aith generally accepted principles of engineering geology and geotechnical eugiueering as practiced in the Puget Sound area at the time this report +ryas submitted. We mAe no other warranty, either express or Ui nplied. Sincerely, Gary A. Flowers, P.O., P.E.G. Engineering Geologist Attachments: Figure 1: Site and Exploration Plant Appendix A: Fxploration frogs Robert M. Pride, p.E, Geotechnical Engineer Gary A. Flowers, t'LLC. 14532 t3� Axnut Itis ShOr4k�e WathinVAM"1S51106 206417-76.40 Y I 9 � � o C5 w a CL CL z OD a ©- zz ©�� IL ILfnzZaomAZc 0:R 0 © w m <W 0 W N (INV Z SVBB V ONINHVd N33MI38 AVABAIN ONIISIX3 34 3N1IZM-A3� _ __.... ._.. .... OA3 A8 0313nHI. N0.*) x'IVAk'aQfS ARN V 21V VOSdNNY'f AN .001 .5 W to D L) a=cc e < m ?>- W W cFi e azw °"� w en tUA �C C W i fl. !3! ..J w u I �a a Ilj W Y I 9 � � o C5 w a CL CL z OD a ©- zz ©�� IL ILfnzZaomAZc 0:R 0 © w m <W 0 W N Edmands Yacht Club Building Geotechnical ,Services !deport 300 Black ofadmiral Way, gdm onA WashingtEm APPENDIX A EXPLORATION BORING LOGS Gary A. Flowem PLLC. 19532 IP Avcfm Nn Skirdiht— W bington M5. -1106 206-1117-•7440 EXPLORATION BORING LOG Number E13.1 PAGE 1 OF 2 SEDIMENT DESCRIPTION Uj d (L= Q C3 4 DAMES & MOORE RESISTANCEto BbwerF'aat 10 20 30 40 asphalt surfacing I medium dense, damp, gray, fine to ,medium SAND a ti 20 with gravel, 2b seam of dark brown sand (511) • ,1 5 loose, saturated, gray -brown medium SAND %Ath J i 2um i i $ I t some silt and trace fine gravel (fill?)ATD 5 a medium dense, saturated, grey, gravelly coarse SAND no sample recovery 2' heave -washed dense, saturated, gray gravelly, niedlum SAND with some Silt 1' heave - washed dense, saturated, gray, silly medium SAND vrith scattered fine gravel 1' heave - washed dense, saturated, gray, medium to coarse SAND with fine gravel, trace silt to a f6w xnnos i� i 17 i6 5 a 16 20 � 9 1d 31 25 s 8 12 zr3 30 ' 11 15 3fl S(E*Aiw6 mnditfw d&O*d norft qt OW ObUritUom 0% the $Aro and boa&m Of M vrdOt9iOly rg* rnOdl W by t Iii"MWO fOW, AWYZ . VWNd0t"Pt. ThRY 9M FW ft00t&01Y rAKWiftt m 4r 01tW *Mli and b( AVOn[. We Win not WN0 i65j7NWbft forthe 149 Of U" kit mem 0fti"VftR 0=69d orr Itm lop. EDMONDS YACHT CLUB EDMONDS MARINA GARY A. FLOWERS, PLLC EDMONDS, WASHINGTON JUNE 11, 2007 PROJECT NO. 07-056 EXPLORATION BORING LOG Number EB -1 FRG1=z OF 2 SEDIMENT DESCRIPTION0 S DAMES & MOORE RESISTANCE emwoat 74 20 30 40 vary dense, saturated, gray fine SAND with trace gravel T heave - washed 24 40 l 45 i f 1 s 60 65 1 j I j i s WMAW O, OMM*" 94W Wa rep "W our aissenreB" d tm frm end bcatim ar tits maplwataxy hok, modlW by aWogic irderpretalfoha, eedksg anetysls end fudgsrrent 73�ay aro nd trd4et�t�rrly p StUt of offrer4frr�es w►d baE;arr. WO W11 stat N)OW 1&*Or sWV rcr 010 MO at rnb Mmftkn by athbM of lntntrnation V emeb"d on tr k lag, GARY A. PLQ'IIIIERS, PLLC EDMONDS YAGHT CLUB EDMONDS MARINA EDMONDS, WASHINGTON JUNE 19, 2007 PROJECT NO. 07-056 EXPLORATION BORING LOG Number EB -2 SEDIMENT DESCRIPTION � cel w DAMES 8 MOORE � z tu RESISTANCE etowslFaof � 4 � � Whait surl~acing 10 30 40 med-tum dense, moist, gray and browns SAND with scattered gravel, dark streaks at 2-112' to 3'(111) 201 � 10 1 ! IDnse, moist, gray, medium SAND with gravel (fig?) 5 4 81 4 loose, saturated, gray, gravelly, medium SAND (fill?) ., 7 , 4 medium dense, saturated, gray -brown, gravelly, 1'0 ATO i 4 17 .i medium to coarse SAND with silt dense, saturated, fine to medium SAND ` ! I j 9 I I X44 I zs I -" 15 3.-..-. very dense, saturated, gray. coarse sandy GRAVEL I i4 29 61 20 CIBCISB, saturatOd, c�ray_sp fine to medillfrf SAND I ' l I Clens, saturated, gravelly, Coarse SAND _-______ � 1 { 36A 27 JJ very dense, saturated, gray, gravelly, poorly sorted i I SAND with silt 1' heave - washed 14 7f3 31 SOHcQ2W 4s 30 E � F I r 8�ff9e� r.�t�6ottt d#piCbed [eprwsent oix observeMpfs si !rN iAr16 Bqd lflcxEioR of 3fsEn �(ofg�y r�,ro, rnodtfied+bI_y` g_w�yk ifkCf�flfBi�ORt, arryh�eel�tly ehetyar8, Y[iti Jlfd'jMetlt. li}Cj' #rB Rat naoa}.sKly e�rly,p � olh6f tiiii0.`� and ioc9.$G�IE. We velli 11nE acoep[ CefAtltt 3Sj+i0f �!8 (q0 Af �i }1rC19Ei0fi �i vrhets Of lri n 4M "WW an fhk fog. EDMONDS YACHT CLUB EDMMARINA GARY A. FLOWERS, PLLC EDMONDWA Ht JUNE 11, 2DO7 PROJt=CT NO. 07-M 0 m F3125-19 I Cleat, Seedy F3125-81 I Cleat, Seedy F3126-65 I White Alabaster 1 — Med. I OOW 9w 20h FIMSH — 19 Black — 65 Silver Rust .- 81 White 5-65 Page I of 1 Machuga, Jen From: Steve Butterfield[SButterfield@TGBArchitects.com] Sent: Friday, January 09, 2005 3:39 PM To: Machuga, Jen Cc: Steve Butterfield Subject: Edmonds Yacht Club / proposed signage Jen, The Edmonds Yacht Club signage will be alum. Or bronze cut-out letters, stem mounted to solid blocking, on the exterior of the proposed building, as shown on the drawings. Here are the following sizes; north elev. = 14 sq. ft. I east elev.= 14 sq. ft. I roof letters= 1.5 sq. ft. each letter. The wall letters will be up -lit. Thanks. Steve Butterfield tgba I taylor gregory butterfield architects 21911 76"' Ave W. Suite 210, Edmonds, WA 98026 t: 425.778.1530 f: 425.774.7803 I,9/2009 ATTACHMENT 233 PORT OF EDMONDS PARKING STUDY Prepared For Port of Edmonds May 2, 1997 Ulm -00 SEP 2 8 19% STREET'RALE PREPARED BY Peratrovkh, Nattingham and Drage, Inc. 831 First Avenut, Suite 260 Seattle, Wsshi6g%on 98104 PN&D Number 95427,17 velvet/ SEP 19 2000 Ir. c ATTACHMENT 24 i.o INTRODUCTION 1,1 PURPOSE This parking study is provided to quantify the amount of off-street parking available on the Port of Edmonds (Port) property at the final post developed site co a1 The results of this study will be used as x basis for proposed fort development projects to demonstrate that the number of parking spaces provided are consistent with City of Edmonds parking code requirements as specified in the Edmonds Community Development Code (ECDC). 1.2 PREVIOUS STUDIES Field inventories of existing parking space counts and parking utilization. surveys were conducted by the Port in 1996. The results of these surveys and trip generation data were included in a letter report to Mr. Gordon Hyde by Perteet Engineering, Inc-, Trak Impart analysis for the Propased fort of Edmonds South Harbor Master Alan (August 27, 1996). A preliminary parking assessment in a letter report prepared by Perteet Engineering to Mr. Gordon Hyde (February 28, 1997) was submitted to the City as parr of the Dry Stack Facility preapplication. Comments were prepared by the City in a March 14, 1997 letter with response to the preliminary parking study. It is the intent of this parking study, to address the City comments and include updated information since the February 28, 1997 Ietter report. This parking study supersedes and replaces the February 28, 1997 preliminary parking assessment. 1.3 POST DEVELOPED SITE CONFIGURATION _ Over the next several years, the Port will undergo major improvements through the development of new facilities and upgrades to existing facilities. All development projects, with the exception of the marina reconstruction., are described 'in detail in the Port of Edmonds South Harbor Master Use Plan, December, 1995 (Master Plan). The marina reconstruction project will replace storm related damaged float moorage system and is projected to be completed by year ead 1997. It is assumed for the purpose of this report, that A development activities will be completed within S years, The projects detailed in the Master Plan include the following: South Bulkhead and Launcher ,Float Project Includes the construction of an improved public access walkway and bulkhead reconstruction. Also includes the installation of a new boat launcher for the dry stack facility and associated launcher floats, and a public viewing overpass. Dry Stack Boat Storage Facility- Includes the demolition of the existing dry storage buildings in the south portion of the site and replacement with new covered rack storage system. Also includes the installation of neer parking and restriping of the existing parking area south of the public boat launch. The dry stack facility will be designed to allow for the possibility of adding as additional level of boats for a possible vertical expansion in the futurt. Dry Stack Commercial Addition- After the installation of the dry suck facility, the Port will construct a commercial/retail addition on the north side dry stack facility, �+ Marine Center Buildings- Two new office buildings and parking will be installed across Admiral Way from Amies Land ag, Boat Loft Rack Systcm Improvements- The existing boat loft cast of Admiral Way will be upgraded with a new rack system, The number of ,boats stored will remain the same after the upgrade. 2 2.0 POST DEVELOPED OFF-STREET PARKING INVENTORY 2.1 GENERAL PORT PARKING POLICY The Port allows general public parking on Pon property for a maximum of 3 -hours. Permits are issued to Port tenants for unlimited use and any non -permitted vehicle parking longer than 3 -hours will be given a warning ticket. On the second offense, the Port will lock a barrel and chain to the bumper. Parking in trailer parking spaces is reserved for vehicles with boat trailers using the public launch facility until 12:00 noon. After this rime, vehicles without trailers may park in the designated trailer puking spaces. 'violators of this policy will be issued a warning ticket and on the second violation a barrel and chain will be locked to tht bumper. 2.2 ' DESCRIPTION OF PARKING STUDY AREA The parking study assumes 211 planned development activities identified in the Port of Edmonds South Harbor Master Plan are completed. The off-street parking that will be available at the final post developed site configuration, is subdivided into 11 areas designated A through K. These areas are delineated in Figure 1. Parking inventory quantities for each area are provided in Table 1. Also shown on Figure 1, but not included in the parking inventory are Area F (Admiral Way), and Area j (Marina Beach Park) because they are nor on fort property. Also not included in the parking inventory is Area H (Armes Landing). Amies Landing was an existing permitted facility when purchased by the Pon in the 3980's. Since the purchase date, the Port has not modified the building or the parking area within the original property lines of the purchase. No changes or improvemetits to Arnies landing are currently proposed in the Master PIan. Arnies Landing and the associated parking were pernutted and approved under the Edmonds parking code at the time it was constructed. The Port, therefore, under Section 17.50.010 ECDC is not required to comply with current 1997 parking code requirements for Arnie's Landing. The Port does, however, recognize it is required to meet current parking code criteria for the majority of the Port property as it undergoes planned development activities. 2.3 OFF-STREET PARKING INVENTORY The existing parking supply inventory will be altered through the restriping of existing. parking areas and the installations of new parking areas. The parking inventory quantified in. this section, represents the number of off-street parking spaces that will be available at the final post developed site configuration. The parking inventory count for cars and cars -trailers is divided into &&time inventory (7:00 A.M.- 5:00 P.4 and nighttime inventory (5:00 P.M. - 2:00 A.M.), The car daytime invexncory is 626 and nighttime inventory is 666. The nighttime inventory increases from the clay because peak use of the car -trailer puking spaces its Areas h and K corresponds with fishing season openers. Fishermen generally arrive early and leave by 5:00 P.M. making these spaces available for cars in the evening using Anthony's restaurant. 3 2.4 MARINA BEACH PARK AND ADMIKAL WAY INVENTORY Area F (Admiral Way), and Area I (Marina Beach Park) are not included in the parking inventory, however, parking spaces arc available for general public in compliance with City parking regulations. The current number of parking spaces available in Marina Beach Parte is -51 and the total number on Admiral Way is 81. Currently, 23 spaces in addition to the 51 in Marina Beach Park are provided on -Port property adjacent to the park. These spaces are used by both park visitors and Port tenants. Under the Pore's proposal for the construction of the Dry Stack Facility, these 23 spaces would be segregated with a fence and available for tenant use only. The total number of parking spaces in Marina Beach Park will remain at 51 and would meet the minimum requirement of the shoreline permit issued for the construction of .this project (5M-80-3). Additional parking spaces for park users are available on Tort property in compliance with the Port's parking policy and on Admiral Way. 4 3.0 OFF-STREET PARKING REQURRMENTS 3.1 CAR -TRAILER PARKING SPACE REQUIREMENTS Udder the ECDC there are no current requirements for the minimum number of car - trailer parking spaces that must be provided at public boat launch facilities- In lack of ECDC requirements, an additional resource, Shoreline Master Program Handbook (Ecology, 1994) is consulted. The Shoreline Handbook, recommends "...ten car and trailer spaces at least 10 feet by 40 feet shall be provided for each ramp lane." The Port maintains two launch slings for the public and under this recommended criteria a rrt nimurn of 20 car and trailer spaces should be provided. The Port is committed, however, to reserving a minimum of 65 car -trailer spaces. These will be .reserved to noon in accordance with the Port parking policy. In a recent car -trailer parking use survey conducted by the Port over a I year period, the 65 car -trailer spaces provided satisfied the demand approximately 95% of the days during the survey period. Peak demand days generally corresponded with summer salmon fishing openers in the months July through August. Peak demand days are .expected to exceed Capacity approximately 10-20 days in a typical year depending on the number of fishing openers. During theses days, the Port will allow overflow car-trAer parking in Area A. In addition, the Port has a lease agreement with an adjacent property owner, UNOCAL, to park additional car -trailers. 3.2 CAR PARKING SPACE REQUIREMENTS The required number of car parking spices for each category of Ron usage is based on Section 17.50.020 ECDC. A summary of the major uses and the required number of off-street parking spaces at post development is summarized in Table 2, In lack of any ECDC requirements for marina uses, the Shoreline Handbook is consulted and it recommends 1 parking space for every 4 boats stored in wet or dry rnoorage. As allowed under Section 20.30 ECDC, joint use of parking is allowed for up to 50 percent of the off-street parking requirements for primarily daytime uses (e.g., Dry Stack Commercial Addition) within 500 feet of primarily nighttime uses (e.g., Anthony's Homeport). The number of parking spaces required for Dry Stack Commercial at might, therefore, is reduced from it's daytime requirement of 74 to a nighttime requirement of 37, The total number of required daytime parking spaces is 541 and 569 for nighttime (see Table 2). CONCLUSION Off-street parking demands for Port uses will be maximized when the Port has completed all the development projects described in the South Harbor Master Plan. The inventory of parking spaces available ar the final post developed site configuration meets and exceeds the number of off-street parking spaces required by Section 17.50 ECDC. During the daytime there will be an estimated excess of 85 spaces and during the nighttime an excess of 97 (see Table 3). Table 3 Part of Edmonds Post Development Parking Summary Car Parking' Daytime Nighttime Total Off-street parking Inventory 616 666 Total Off-street Parking Requirement 541 569 Per ECDC Total Surplusg5 97 N FIGURES AND TABLES Table 1 Port of Edmonds Post development Off -Street Parking Space Inventory Daytime Inventory Nighttime inventory Parking Area Description of Area Car & Cars Car & Cars Designation 11] Trailer Only Trailer Only A Proposed Dry Stack Parking (2] - �93 titit%, - 193 8 Public Boat Launch Area 22 6 84 C Anthony's Horneport Area �' - .<;i 63 i : - 63 D South Administration Lot - 49 49 E North Administration Lot 962 962 F Admiral Way [3] - _ G Yacht Club 11 11 H Arnies Landing [4] 1 Marina Beach Paris [3] .I #proposed Marine Center - 85 _ gg lC East of Admiral Parking Area +�3 99 43 19 Total Parking Inventory 65 626 43 666 Notes V] Parking not rimited to designated areas; as one area becomes fufi it wili ovedow into adjacent areas 12] Inehrdes 23 spaces on port property currently used by park visitors and Port tenants 13181 spaces on Admiral Way & 51 spaces in park not included in parking inventory 141 Not lnctuded in parking study Per Section 17.50.010 Ecoc Table 2 Part of Edmonds Post Development Off -Street Parking Space Requirements Per 17.50 .ECDC Daytime Nightirne Type of Bsaisness Use Use Code Size Spaces Spaces Proposed Marine Center Buildings Units Variable Required Required Offices w/On-site Service 7,750 sf 400 19 1.9 Offices w/No Ort -site Service 7,750 sf 800 10 fp Retail Sita etail Storage 15.500 sf 300 52 52 Subtotal 8,850 sf '1,000 9 g 39,850 90 so Proposed Dry Stack Commercial Addition 11] Offices w/On-site Service 7,595 sf 400 19 g OMces w/Na Ort -Site Service 7,595 sf 800 9 5 Retail 13,650 sf 300 46 23 Subtotal 28,840 74 37 Existing 1'acilties. Port Administrative Offices [11 19,000 sf 800 14 7 Yacht Club 121 91 11 Anthony's Horneport Varies [31 sf f4} 25 96 Subtotal Varies 517 744 Boat Storage Facllitles Dry Stade Facility 310 boats 4 78 78 Dry Stark Vertical Expansion 170 boats 4 43 43 BoatLoft 100 boats 4 25 25 Wet Moorage 730 has#s 4 183 183 Subtotal 1,310 328 328 Total Offstreet Parking Space Requirements 541 689 Notes ;rl Per Section 20.30.030 ECDC, up to 50% of the off-street parking requirer"nts for Primarily daytime uses (e.g.. dry stack commercial) within 500 feet may supply primarily nightime uses (e.g.. Anthony's Homeport) 121 Per agreiment wlth the Yacht Club J31 During daytime the 1st poor only is open to public (4,500 90. At nighttime both boors are open to the pubttc (11,180 so. 14120 for first 4,000 sf and 1 per 100 sf > 4.000 zgb DATE: TO.- FROM: O:FROM: October 21, 2008 Jen Machuga, Planner Steve Butterfield RE: Shoreline substantial development and design review applications for Edmonds Yacht Club Project: Edmonds Yacht Club Project Address: 326 Admiral Way File No: SM -2008-60 and ADB -2008-61 See the following information, corrections, or clarifications as required. 1. Application Form: The Port of Edmonds will need to sign the application form under the "Property Owner's Authorization" heading. Signed and resubmitted 2. Description of Use: Please provide a written description of the proposed use (i.e. what the Yacht Club building will be used for, hours of operation, etc.) See attached narrative by the Edmonds Yacht Club 3. Commercial Waterfront (CW) Zone: 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? Yes. 4, Building Area: The SEPA checklist states that the proposed building will be approximately 14,750 square feet, however, there is no information on the project plans regarding the building size. Please confirm that this figure is correct. Confirmed. 5. Building Elevations: It appears that the labels for the south and west elevations were switched on the elevations views. Please confirm that the south elevation as labeled is in fact the west elevation and vice versa. See revised drawings 4 and 6-9. Height calculations from survey have been added. Elevations have been correctly labeled. t; _ =E, ` ATTACHMENT 25 6. Building Materials: On the elevation views, note #11 states "clear vertical siding". Based on the color elevations, it appears that this means that the siding behind the signs will have a clear finish, so it will resemble the natural wood color. Is this correct? Yes, wood to have natural color stain. 7. Distance from Bulkhead: The plans submitted with the subject application do not indicate the location of the bulkhead nor the distance from the proposed project to the bulkhead. The Commercial Waterfront (CW) zone requires 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. Please submit a survey documenting that the proposed building and parking will meet these setback requirements. Bulkhead occurs at northwest side of paved parking area, beneath the southeast side of adjacent boardwalk. The building is set back approximately 18' from the bulkhead. The parking consists of restriping a pre-existing parking area. No additional parking areas will be added closer than 60' to the bulkhead. 8. Building Division Comments: Please refer to the enclosed memo from Ann Bullis, Building Official, for the Building Division's comments on the proposal. Due to the project's location in or adjacent to Zone AE on the National Flood Insurance Rate Map — Panel 1292, compliance to the provisions of the International Building Code, ASCE 24-05 and other adopted references is required for flood resistant construction. Please submit a survey indicating that the proposed building will be outside of the flood zone. If you have any questions on the Building Division requirements, contact Ann Bullis, Building Official, at (425) 771-0220, Extension 1226. See attached survey info on pages 13-14. Fire Department Comments: The Fire Department requires unobstructed access to P Dock from south of the project site along the west side of the proposed building. All existing and/or proposed curbing that would prohibit access must be removed_ In addition to unobstructed access to P Dock, the Fire Department must be able to get within a reasonable distance of the existing fire hydrant located northeast of P Dock. Please show that the required Fire Department access will be provided for. If you have any questions on the Fire Department requirements, contact Mike Smith, Acting Fire Marshall, at (425) 771-0215, extension 1301)_ Site plan (Page 3) and Landscape Plan (Page 4) have been revised per discussions with Mike Smith. Plans will be altered as necessary to provide Fire Department access to the dock. 10. Landscape Plan: As stated above, the Fire Department requires unobstructed access to P Dock from south of the project site along the west side of the proposed building_ It appears that the proposed landscape bed located in the southwest corner of the subject site would need to be relocated to allow for fire access. It may be possible to use grasscrete in this location instead, but any curbing would not be allowed if it would prohibit fire access through. Please revise your landscape plan to allow for the Fire Department's required access to P Dock and to comply with the landscaping requirements of ECDC 20.13. In addition to showing all proposed landscaping, please show all existing landscaping that is proposed to be removed and indicate the size and type of any trees to be removed on the landscape plan. See note above. There are no current plants in the existing landscape beds due to an in place replacement plan by the Port Of Edmonds. t 9 -i -,� I S,0 i 2 1 l 761.1) I tic SwTe 21f1 I pro-- i 'd Ill tl'e Spl e O! :V.aiilnyrto.^. tdylOY CJrQgOTy biltse fflElCi 1i"C ITiICCLS F 12 ?.} Y0 ObiO o 11. Parking: Pursuant to ECDC 17.50.020.0.1, "All 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." Since several existing parking spaces are being taken away for the proposal, you will need to show that not only will the spaces being removed be provided for elsewhere, but also the new spaces required due to the addition of the Yacht Club will be provided for. A parking study dated May 2, 1997 was submitted with your application. However, it is unclear if changes made to the Port -owned site since 1997 would have caused changes to these parking calculations. Therefore, please submit an up-to-date parking study for the Port - owned site. This study must provide the gross floor area of all buildings, the total existing parking spaces, the total parking spaces that will be provided following the proposed Yacht Club project, and it must show that all existing parking being removed and newly required parking will be provided for. Additionally, please provide the stall sizes of the proposed parking spaces to the north and south of the project on the site plan. The city approved Port of Edmonds development plan includes accommodations for future expansion. The proposed project falls into the scope of the future expansion as approved in the city approved development plan. The development plan provided for a surplus of parking over what was required. No new buildings have been added to the Port of Edmonds property since 1997. Any further requests for numbers should be referred to the Port of Edmonds. New striping of stalls is shown on revised drawings. 12. SEPA Checklist: It was noted that questions B.14.c of the SEPA checklist had two blanks left to be filled in for the numbers of parking spaces being eliminated and provided with the project. Please fill in this information. See revised SEPA. 13. Traffic Impact Analysis: Please submit a Traffic Impact Analysis. If you have any questions on Traffic Impact Analysis requirements, you may contact Jeanie McConnell, Engineering Program Manager, at (425) 771-0220, extension 1338. The Port of Edmonds development plan includes a traffic study covering the property and it's future development, Please refer any need for any other information to the director of the Port of Edmonds. 14. Trash Enclosure: Your plan sheet Al .02 indicates an existing dumpster near the northwest corner of the site. Please provide a description of the proposed trash enclosure(s). Where will they be located? What materials will they be constructed out of? How high will they be? Please contact Steve Fisher, Recycling Coordinator, at (425) 771-0235 if you have any questions on trash enclosure standards. Edmonds Yacht Club building will use existing dumpster and recycling facilities on Port of Edmonds property as the Edmonds Yacht Club currently does in their leased space from the Port of Edmonds. See Page 3. 15. Height: The ADB will need to confirm that the project plans fully comply with the 30' height limit of the Commercial Waterfront (CW) zone. Therefore, please provide height calculations for review. I have enclosed our height calculation handout for your reference. See revised elevations (Pages 6-9) and site plan (Page 3J for calculations. I II !.> Ir; taylorgregorybuiterficldarchfTects f980, r...:�,50, .r.- hA-.Cl: •. m 16. Signage: Would you like to incorporate review of the wall signs for the Yacht Club into this application? If so, please provide the sizes and heights of all proposed signs (including the "EYC" lettering near the roofline) on the elevation views as well as descriptions of whether or not the signs are to be illuminated. The City's sign code is located in ECDC Chapter 20.60 for your reference_ Signage to be deferred. 17. Mechanical Equipment: Will any roof -top or ground -level mechanical equipment be required for the proposed project? If so, please indicate the location of the proposed mechanical equipment and show how the equipment will be screened. If there will be roof -top equipment, please indicate the proposed height as well as the materials and color of the proposed screening. See revised submittal (Page 15). Building section added showing mechanical equipment position and mansard parapet walls screening equipment. 18. Exterior Lighting: The ADB will review the proposed project for exterior lighting. Therefore, please provide a lighting plan indicating any proposed exterior lighting designs. See revised site plan (Page 3). 19. Materials: The ADB likes to see samples of the materials proposed for a project. Would it be possible to prepare a small materials board for their review? Ideally, it would include color samples, material samples, and possibly photos (if applicable). This is not a formal submittal requirement; however, the ADB has requested that staff ask for a materials board for all future projects, so I figured that I would let you know up front so you could have time to put something together, if at all possible. We will provide material boards prior to ADB meeting. 20. PowerPoint: If you plan on doing a PowerPoint presentation at the ADB and/or Hearing Examiner meetings, please let me know in advance so that I can ensure that the room is set up appropriately. We will notify you if we need the equipment. 21. Note: The Fire Department, Public Works Department, Engineering Division, and Building Division have reviewed the consolidated application for a Shoreline Substantial Development Permit and design review by the Architectural Design Board. Please note, however, that additional comments from these departments/divisions may be provided with the review of the building permit application for the proposed project. Acknowledged_ Sincerely, Steve Butterfield t a 7J8 15'(7 2k?I € 76th A VV, wire i I [! h,,.o >� 3 <3 rE I I he > ? r, tdylor gregory butterfield aichitem Ldn)oncWAV-•-48424 Date: 7--14-08 To: Jennifer Machuga, Planner From-. Rich Lindsay, Parks Manager CITY OF EDMONDS ^[ririlFvi� srm�r:rs ar":.er,a �'ar Re: Admiral Way Tree Species Addendum cc: Rob Chave, Brian McIntosh, Noel Miller, Tod Moles, Jeanie McConnell Jennifer, 'mis memo is regarding the Port of Edmonds Landscaping project which I will be amending to Edmonds Street "free Plan on Admiral Way between Dayton street and Anthony's I Ionic Port on west side of street- As you know the Street Tree flan is designed to enhance acrd identify downtown and srn-rounding areas of Edmonds with Street Trees that will fit and beautify Edmonds. After further research of previously selected tree species on Admiral Way along Port of Edmonds l am recommending changing the tree selection species as listed below. Street trees. along Admiral_ Way_ Delete "Acer .R tbrum" Red SunsetMaple trees as indicated on present Street Trec Plan along Admiral Way along side walk at Port of Edmonds. Recommend "Acer Rubr_um" Scarlet Sentincl Maletrees alo€rg .-admiral %Vay from Dayton Street south to Anthony's I Ionic Port. The Scarlet Sentinel Maple tree is already an approved street tree in the Edmonds Street "free flan and this species of tree will produce beautiful spring, summer and fall colors for everyone to enjoy. Street tree grates will not be required on west side of street due to there is sufficient room of five feet in Ports planter bed between parking lot and sidewalk. however I recommend that tree root barrier be installed on either side of planted bed to prevent tree roots from entering city side walk or Ports parking lot. I will update new Street tree species selection on my copy of present Street "free Plan. Any questions please Contact me. Thank you. Rich Lindsay Parks Manager ATTACHMENT 26 PORT OF EDMONDS Master Plan Commission Approved June 27, 2005 INTRODUCTION This Master 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 flan 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. MASTER PLAN AREA 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 27 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 I [arbor Square Business Complex and the UNOCAL site. 'Phis 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 BNSI{ 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 cast and west sides of Admiral Way for future development opportunities. 2 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 PIAN 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 fort 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 t'ort'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. Parking is not a major concern with current programs; however, with program expansion, parking could be snore of a concern and parking structures may be a consideration. 'chis 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 Hom.ePort 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 lease 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 fort 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 iMpet- ions 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 i. 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 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. 6 NEW OR EXPANDED ELEMENTS OF THE MASTER PIAN 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, 7 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 Z CL w LLJ zYS 04 0y Lij z Z Lij U- 0 0 (L