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Home My WebLink Aboutstamped_054 Marrowstone Inn Applicant Hearing Presentation 5-26-2022MARROWSTONE INN NORDLAND, WA LAND USE HEARING MAY 26, 2022 Exhibit 54 - Page 1 of 40 HOEDEMAKER PFEIFFERArchitecture & InteriorsHOEDEMAKERPFEIFFER1Exhibit 54 - Page 2 of 40 2 APPLICANT REQUEST SUMMARY 1. A Conditional Use Permit (“CUP”) with a major variance from the small-scale tourist and recreational use standards to permit the continued use of the Inn property as a legal non-conforming use. 2. A shoreline variance with a substantial development permit to remodel and renovate existing cabins. 3. Approval of an administrative buffer reduction of 25% for one wetland (“Wetland A”) from 300 feet to 225 feet. PERMIT AND VARIANCE REQUESTS: APPLICANT SEEKING THREE APPROVALS Exhibit 54 - Page 3 of 40 3 Russel, Karen, and Jeanne Bean. Marrowstone. Port Townsend Publishing Co, 1978. MARROWSTONE INN HISTORIC USE 1930s Exhibit 54 - Page 4 of 40 4 The Ecologic Place - Rate Cards - 1974 MARROWSTONE INN HISTORIC USE 1974 Exhibit 54 - Page 5 of 40 5 MARROWSTONE ISLAND AERIAL IMAGE 1977 Exhibit 54 - Page 6 of 40 6 1 2 34 H 8 5 9 H 10 L B U E 7 6 EXISTING STRUCTURES 1977 CABIN 01 CABIN 02 CABIN 03 CABIN 04 CABIN 05 CABIN 06 CABIN 07 CABIN 08 CABIN 09 CABIN 10 LODGE SINGLE FAMILY HOME SINCE REMOVED UTILITY EQUIPMENT 1 2 3 4 5 6 7 8 9 10 L H U E Exhibit 54 - Page 7 of 40 7 MARROWSTONE INN HISTORIC USE 1979 The Ecologic Place - Brochure - 1979 Advertises 12 Cabins serving two to six guests each Exhibit 54 - Page 8 of 40 8 SITE AERIAL PHOTO 2 3 4 L M G 985 6 7 10 E U B 1 CABIN 01 CABIN 02 CABIN 03 CABIN 04 CABIN 05 CABIN 06 CABIN 07 CABIN 08 CABIN 09 CABIN 10 MANUFACTURED HOME LODGE GARAGE UTILITY SHED EQUIPMENT SHED 1 2 3 4 5 6 7 8 9 10 M L G U E D EXISTING STRUCTURES BARN OAK BAY ROBBINS ROADKILISUT HARBOR Exhibit 54 - Page 9 of 40 9 N PROPERTY AREA NEIGHBORING RESIDENTIAL PARCEL 921084010 921084011 8.3 ACRES ROBBINS ROADKILISUT HARBOR OAK BAYESTUARY PROPERTY AREA 921084010 - 4.4 Acres 921084011 - 3.9 Acres Total - 8.3 Acres Land included in area calculation Exhibit 54 - Page 10 of 40 10 EXISTING SEPTIC SYSTEM OHWM 150’ Shoreline Buffer 10’ Building Setback 200’ Shoreline Managment Zone 225’ Wetland Buffer SEP72-00024 (To be decommissioned) • Cabin 5 • Cabin 6 • Cabin 7 • Cabin 8 • Cabin 9 • Lodge SEP 85-00057 (To be decommissioned) • Cabin 1 • Cabin 2 • Cabin 3 • Cabin 4 SEP97-00012 (Modern Glendon Biofilter system to remain) • (E) 3 Bedoom Manufactured Home N PROPERTY LINE ORDINARY HIGH WATER LINE 150' SHORELINE SETBACK 200' SHORELINE MANAGEMENT ZONE 225' REDUCE WETLAND BUFFER WATER SUPPLY LINE ELECTRICAL POWER GAS SUPPLY LINE TREE GRAVEL CONCRETE PAVING ROCK BRICK PAVING ASPHALT PAVING LEGEND LEGAL DISCRIPTION ASSESSOR'S PARCEL #921084010, 921084011, 921084029, 1071400. FOR PROPERTY DESCRIPTION SEE "EXHIBIT A" OF THAT DEED FILED UNDER JEFFERSON COUNTY AUDITOR'S FILE #641419. PARCEL AREA: 921084010 - 4.4 ACRES 921084011 - 3.9 ACRES 1. REFER TO SHORELINE, WETLAND, AND FEMA FLOODPLAIN ASSESSMENT REPORT FOR SITE-SPECIFIC ANALYSIS 2. REFER TO CIVIL DRAWINGS FOR GRADING & DRAINAGE INFORMATION GENERAL NOTES IMPERVIOUS SURFACES AND DRAINAGE REFER TO CIVIL DRAWINGS FOR ADDITIONAL IMPERVIOUS SURFACE INFORMATION. NSITE PLAN1 1" = 40'-0" A003 PROPOSED OVERALL SITE PLAN 08.06.2021 VARIANCE, CUP & SSDP SUBMITTAL KEYNOTES 1 (E) DECK TO REMAIN 2 (E) DECK TO BE REMOVED AND ENLARGED 3 (E) GRAVEL LOOP ROAD TO REMAIN AND BE REPAIRED 4 (E) SEPTIC DRAINFIELD TO BE DECOMMISSIONED 5 (E) WELL TO BE DECOMMISIONED 6 (E) GLENDON BIOFILTER SEPTIC SYSTEM TO REMAIN 7 (E) ROCKERY 8 (E) ELECTRICAL VAULT 9 (E) EQUIPMENT SHED TO BE REMOVED AND REPLACED. 10 (E) WATER METER 11 (E) RETAINING WALL TO REMAIN. 12 (E) GRAVEL DRIVEWAY AND PARKING AREA TO BE REMOVED AND RESTORED AS VEGETATED AREA13(N) CRUSHED ROCK PARKING LOT W/ (30) PARKING SPACES. PARKING LOT TO BE SLOPED TOWARDS VEGETATED BUFFERAREA14(N) CRUSHED ROCK SERVICE PARKING W/ (5) PARKINGSPACES15(N) CRUSHED ROCK ROAD. DRIVEWAY TO BE DIRECTEDWEST TO SHEET FLOW THROUGH VEGETATED AREA16(N) DEVELOPMENT WITHIN (E) CARPORT FOOTPRINT. NONEW GROUND DISTURBANCE.17 (N) WALKING PATH 18 (N) YURT. PER JCC 18.10.030 - "CAMPGROUND ANDCAMPING FACILITIES" MEANS A FACILITY IN WHICH SITESARE OFFERED FOR PERSONS USING TENTS OR OTHER PERSONAL, PORTABLE OVERNIGHT SHELTERS - (N) YURTDOES NOT QUALIFY AS CAMPGROUND. 19 (N) STAIR 20 (N) WATER LINE 21 (N) SEPTIC LINE 22 (N) SEPTIC TANK & PUMP CHAMBER 23 (N) SEPTIC DISPOSAL COMPONENTS AND DRAINFIELD 24 (N) 10' VEGETATED BUFFER STRIP FOR STORMWATERDISPERSION25(N) SECONDARY TREATEMENT/DOSING TANKS 26 (N) 30' VEGETATED BUFFER STRIP FOR STORMWATERDISPERSION27(N) CURTAIN DRAIN 28 (N) ENTRY. 29 LINE OF (E) WOODS AND BRUSH 30 (1) (N) ADA COMPLIANT PARKING SPACE 31 (N) (3) UNIT STUDIO BUILDING. STRUCTURE TO REPLACE (E) (3) BEDROOM MANUFACTURED HOME WITHIN (E)FOOTPRINT. NO NEW GROUND DISTURBANCE. 32 (N) BEDROOM EXTENSION LANDWARD OF (E) SHORELINE ENCROACHMENT 6113 13th Avenue South, Seattle, Washington 98108 206 545 8434 NOT FOR CONSTRUCTION #10129 STATE OF WASHINGTON REGISTERED ARCHITECT STEPHEN DAVID HOEDEMAKER This document contains information proprietary to Hoedemaker Pfeiffer, LLC and is furnished in confidence for the limited purpose of evaluation, bidding, or review. This document or its contents may not be used for any other purpose and may not be reproduced or disclosed to others without the pre-written consent of Hoedemaker Pfeiffer, LLC. All rights reserved. Copyright 2019. (N) VEGETATED BUFFER STRIP (E) BUILDING FOOTPRINT (N) ADDITION WITH (E) FOOTPRINT (N) BUILDING (E) GRAVELED AREA TO BE RESTORED TO NATIVE PLANTING 01.03.2021 RFI-01 RESPONSE OA K B A YWETLAND BSEP7 2 - 0 0 0 2 4 SEP97-0001 2SEP85-00057ROBBINS RD BEACH D R 1 2 3 3 1 1 2 2 2 EXISTING SEPTIC SYSTEM • Waterward of critial buffers • Low Capacity • Failing and Unsanitary Exhibit 54 - Page 11 of 40 11 SEPTIC IMPROVEMENTS EXISTING SYSTEM TO BE REMOVED SEP1997-000120 - 480 GPD • Studio 1 (2/120 GPD) • Studio 2 (2/120 GPD) • Studio 3 (2/120 GPD) • Penthouse (2/120 GPD) NEW SYSTEM - 2580 GPD • Cabin 1 (6/360 GPD) • Cabin 2 (2/120 GPD) • Cabin 3 (6/360 GPD) • Cabin 4 (6/360 GPD) • Cabin 5 (2/120 GPD) • Cabin 6 (6/360 GPD) • Cabin 7 (2/120 GPD) • Cabin 8 (2/120 GPD) • Cabin 9 (2/120 GPD) • Cabin 10 (5/300 GPD) • Yurt 1 (2/120 GPD) • Yurt 2 (2/120 GPD) NEW SYSTEM - 500 GPD • Lodge (500 GPD) OHWM 150’ Shoreline Buffer 10’ Building Setback 200’ Shoreline Managment Zone 225’ Wetland Buffer N PROPERTY LINE ORDINARY HIGH WATER LINE 150' SHORELINE SETBACK 200' SHORELINE MANAGEMENT ZONE 225' REDUCE WETLAND BUFFER WATER SUPPLY LINE ELECTRICAL POWER GAS SUPPLY LINE TREE GRAVEL CONCRETE PAVING ROCK BRICK PAVING ASPHALT PAVING LEGEND LEGAL DISCRIPTION ASSESSOR'S PARCEL #921084010, 921084011, 921084029, 1071400. FOR PROPERTY DESCRIPTION SEE "EXHIBIT A" OF THAT DEED FILED UNDER JEFFERSON COUNTY AUDITOR'S FILE #641419. PARCEL AREA: 921084010 - 4.4 ACRES 921084011 - 3.9 ACRES 1. REFER TO SHORELINE, WETLAND, AND FEMA FLOODPLAIN ASSESSMENT REPORT FOR SITE-SPECIFIC ANALYSIS 2. REFER TO CIVIL DRAWINGS FOR GRADING & DRAINAGE INFORMATION GENERAL NOTES IMPERVIOUS SURFACES AND DRAINAGE REFER TO CIVIL DRAWINGS FOR ADDITIONAL IMPERVIOUS SURFACE INFORMATION. NSITE PLAN1 1" = 40'-0" A003 PROPOSED OVERALL SITE PLAN 08.06.2021 VARIANCE, CUP & SSDP SUBMITTAL KEYNOTES 1 (E) DECK TO REMAIN 2 (E) DECK TO BE REMOVED AND ENLARGED 3 (E) GRAVEL LOOP ROAD TO REMAIN AND BE REPAIRED 4 (E) SEPTIC DRAINFIELD TO BE DECOMMISSIONED 5 (E) WELL TO BE DECOMMISIONED 6 (E) GLENDON BIOFILTER SEPTIC SYSTEM TO REMAIN 7 (E) ROCKERY 8 (E) ELECTRICAL VAULT 9 (E) EQUIPMENT SHED TO BE REMOVED AND REPLACED. 10 (E) WATER METER 11 (E) RETAINING WALL TO REMAIN. 12 (E) GRAVEL DRIVEWAY AND PARKING AREA TO BEREMOVED AND RESTORED AS VEGETATED AREA13(N) CRUSHED ROCK PARKING LOT W/ (30) PARKING SPACES. PARKING LOT TO BE SLOPED TOWARDS VEGETATED BUFFERAREA14(N) CRUSHED ROCK SERVICE PARKING W/ (5) PARKINGSPACES15(N) CRUSHED ROCK ROAD. DRIVEWAY TO BE DIRECTEDWEST TO SHEET FLOW THROUGH VEGETATED AREA 16 (N) DEVELOPMENT WITHIN (E) CARPORT FOOTPRINT. NONEW GROUND DISTURBANCE.17 (N) WALKING PATH 18 (N) YURT. PER JCC 18.10.030 - "CAMPGROUND ANDCAMPING FACILITIES" MEANS A FACILITY IN WHICH SITESARE OFFERED FOR PERSONS USING TENTS OR OTHER PERSONAL, PORTABLE OVERNIGHT SHELTERS - (N) YURTDOES NOT QUALIFY AS CAMPGROUND. 19 (N) STAIR 20 (N) WATER LINE 21 (N) SEPTIC LINE 22 (N) SEPTIC TANK & PUMP CHAMBER 23 (N) SEPTIC DISPOSAL COMPONENTS AND DRAINFIELD 24 (N) 10' VEGETATED BUFFER STRIP FOR STORMWATERDISPERSION25(N) SECONDARY TREATEMENT/DOSING TANKS 26 (N) 30' VEGETATED BUFFER STRIP FOR STORMWATERDISPERSION27(N) CURTAIN DRAIN 28 (N) ENTRY. 29 LINE OF (E) WOODS AND BRUSH 30 (1) (N) ADA COMPLIANT PARKING SPACE 31 (N) (3) UNIT STUDIO BUILDING. STRUCTURE TO REPLACE (E) (3) BEDROOM MANUFACTURED HOME WITHIN (E)FOOTPRINT. NO NEW GROUND DISTURBANCE.32 (N) BEDROOM EXTENSION LANDWARD OF (E) SHORELINE ENCROACHMENT 6113 13th Avenue South, Seattle, Washington 98108 206 545 8434 NOT FOR CONSTRUCTION #10129 STATE OF WASHINGTON REGISTERED ARCHITECT STEPHEN DAVID HOEDEMAKER This document contains information proprietary to Hoedemaker Pfeiffer, LLC and is furnished in confidence for the limited purpose of evaluation, bidding, or review. This document or its contents may not be used for any other purpose and may not be reproduced or disclosed to others without the pre-written consent of Hoedemaker Pfeiffer, LLC. All rights reserved. Copyright 2019. (N) VEGETATED BUFFER STRIP (E) BUILDING FOOTPRINT (N) ADDITION WITH (E) FOOTPRINT (N) BUILDING (E) GRAVELED AREA TO BE RESTORED TO NATIVE PLANTING 01.03.2021 RFI-01 RESPONSE OA K B A Y ROBBINS ROAD(N) DRAINFIELD (N) TANKS SEP97-000 1 2 ROBBINS RD BEACH D R 3 2 1 2 1 4 4 3 4 4 PROPOSED SEPTIC SYSTEM • New system replaces existing, undersized, failing septic system with a majority of new system placed outside of shoreline management zone. • Exanded Capacity to meet proposed use • Dilapitated system decommissioned and removed from shoreline Exhibit 54 - Page 12 of 40 12 SUMMARY OF ENVIRONMENTAL IMPROVEMENTS • Decommission existing wells To be completed by a licensed well driller per WAC 173-160-381; with a notice of intent (NOI) submitted at least 72 hours before and decommissioning fee paid. • Connect to Jefferson County PUD Domestic Water • New Fire Hydrant - Location TBD ENVIRONMENTAL IMPROVEMENTS OHWM 150’ Shoreline Buffer 10’ Building Setback 200’ Shoreline Managment Zone 225’ Wetland Buffer N PROPERTY LINE ORDINARY HIGH WATER LINE 150' SHORELINE SETBACK 200' SHORELINE MANAGEMENT ZONE 225' REDUCE WETLAND BUFFER WATER SUPPLY LINE ELECTRICAL POWER GAS SUPPLY LINE TREE GRAVEL CONCRETE PAVING ROCK BRICK PAVING ASPHALT PAVING LEGEND LEGAL DISCRIPTION ASSESSOR'S PARCEL #921084010, 921084011, 921084029, 1071400. FOR PROPERTY DESCRIPTION SEE "EXHIBIT A" OF THAT DEED FILED UNDER JEFFERSON COUNTY AUDITOR'S FILE #641419. PARCEL AREA: 921084010 - 4.4 ACRES 921084011 - 3.9 ACRES 1. REFER TO SHORELINE, WETLAND, AND FEMA FLOODPLAIN ASSESSMENT REPORT FOR SITE-SPECIFIC ANALYSIS 2. REFER TO CIVIL DRAWINGS FOR GRADING & DRAINAGE INFORMATION GENERAL NOTES IMPERVIOUS SURFACES AND DRAINAGE REFER TO CIVIL DRAWINGS FOR ADDITIONAL IMPERVIOUS SURFACE INFORMATION. NSITE PLAN1 1" = 40'-0" A003 PROPOSED OVERALL SITE PLAN 08.06.2021 VARIANCE, CUP & SSDP SUBMITTAL KEYNOTES 1 (E) DECK TO REMAIN 2 (E) DECK TO BE REMOVED AND ENLARGED 3 (E) GRAVEL LOOP ROAD TO REMAIN AND BE REPAIRED 4 (E) SEPTIC DRAINFIELD TO BE DECOMMISSIONED 5 (E) WELL TO BE DECOMMISIONED 6 (E) GLENDON BIOFILTER SEPTIC SYSTEM TO REMAIN 7 (E) ROCKERY 8 (E) ELECTRICAL VAULT 9 (E) EQUIPMENT SHED TO BE REMOVED AND REPLACED. 10 (E) WATER METER 11 (E) RETAINING WALL TO REMAIN. 12 (E) GRAVEL DRIVEWAY AND PARKING AREA TO BE REMOVED AND RESTORED AS VEGETATED AREA13(N) CRUSHED ROCK PARKING LOT W/ (30) PARKING SPACES. PARKING LOT TO BE SLOPED TOWARDS VEGETATED BUFFERAREA14(N) CRUSHED ROCK SERVICE PARKING W/ (5) PARKINGSPACES15(N) CRUSHED ROCK ROAD. DRIVEWAY TO BE DIRECTEDWEST TO SHEET FLOW THROUGH VEGETATED AREA16(N) DEVELOPMENT WITHIN (E) CARPORT FOOTPRINT. NONEW GROUND DISTURBANCE.17 (N) WALKING PATH 18 (N) YURT. PER JCC 18.10.030 - "CAMPGROUND ANDCAMPING FACILITIES" MEANS A FACILITY IN WHICH SITESARE OFFERED FOR PERSONS USING TENTS OR OTHER PERSONAL, PORTABLE OVERNIGHT SHELTERS - (N) YURTDOES NOT QUALIFY AS CAMPGROUND. 19 (N) STAIR 20 (N) WATER LINE 21 (N) SEPTIC LINE 22 (N) SEPTIC TANK & PUMP CHAMBER 23 (N) SEPTIC DISPOSAL COMPONENTS AND DRAINFIELD 24 (N) 10' VEGETATED BUFFER STRIP FOR STORMWATERDISPERSION25(N) SECONDARY TREATEMENT/DOSING TANKS 26 (N) 30' VEGETATED BUFFER STRIP FOR STORMWATERDISPERSION27(N) CURTAIN DRAIN 28 (N) ENTRY. 29 LINE OF (E) WOODS AND BRUSH 30 (1) (N) ADA COMPLIANT PARKING SPACE 31 (N) (3) UNIT STUDIO BUILDING. STRUCTURE TO REPLACE (E) (3) BEDROOM MANUFACTURED HOME WITHIN (E)FOOTPRINT. NO NEW GROUND DISTURBANCE. 32 (N) BEDROOM EXTENSION LANDWARD OF (E) SHORELINE ENCROACHMENT 6113 13th Avenue South, Seattle, Washington 98108 206 545 8434 NOT FOR CONSTRUCTION #10129 STATE OF WASHINGTON REGISTERED ARCHITECT STEPHEN DAVID HOEDEMAKER This document contains information proprietary to Hoedemaker Pfeiffer, LLC and is furnished in confidence for the limited purpose of evaluation, bidding, or review. This document or its contents may not be used for any other purpose and may not be reproduced or disclosed to others without the pre-written consent of Hoedemaker Pfeiffer, LLC. All rights reserved. Copyright 2019. (N) VEGETATED BUFFER STRIP (E) BUILDING FOOTPRINT (N) ADDITION WITH (E) FOOTPRINT (N) BUILDING (E) GRAVELED AREA TO BE RESTORED TO NATIVE PLANTING 01.03.2021 RFI-01 RESPONSE OA K B A YWETLAND B1 2 34 GS 8 5 9 10 L B U E 7 6 (E) WELLS TO BE DECOMISSIONED, TYP. ROBBINS RD BEACH D R Exhibit 54 - Page 13 of 40 13 N Vehicular Circulation Parking EXISTING TRAFFIC & PARKING OA K B A YWETLAND BOHWM 150’ Shoreline Buffer 10’ Building Setback 200’ Shoreline Managment Zone 225’ Wetland Buffer ROBBINS RD BEACH D R PROPERTY LINE ORDINARY HIGH WATER LINE 150' SHORELINE SETBACK 200' SHORELINE MANAGEMENT ZONE 225' REDUCE WETLAND BUFFER WATER SUPPLY LINE ELECTRICAL POWER GAS SUPPLY LINE TREE GRAVEL CONCRETE PAVING ROCK BRICK PAVING ASPHALT PAVING LEGEND LEGAL DISCRIPTION ASSESSOR'S PARCEL #921084010, 921084011, 921084029, 1071400. FOR PROPERTY DESCRIPTION SEE "EXHIBIT A" OF THAT DEED FILED UNDER JEFFERSON COUNTY AUDITOR'S FILE #641419. PARCEL AREA: 921084010 - 4.4 ACRES 921084011 - 3.9 ACRES 1. REFER TO SHORELINE, WETLAND, AND FEMA FLOODPLAIN ASSESSMENT REPORT FOR SITE-SPECIFIC ANALYSIS 2. REFER TO CIVIL DRAWINGS FOR GRADING & DRAINAGE INFORMATION GENERAL NOTES IMPERVIOUS SURFACES AND DRAINAGE REFER TO CIVIL DRAWINGS FOR ADDITIONAL IMPERVIOUS SURFACE INFORMATION. NSITE PLAN1 1" = 40'-0" A003 PROPOSED OVERALL SITE PLAN 08.06.2021 VARIANCE, CUP & SSDP SUBMITTAL KEYNOTES 1 (E) DECK TO REMAIN 2 (E) DECK TO BE REMOVED AND ENLARGED 3 (E) GRAVEL LOOP ROAD TO REMAIN AND BE REPAIRED 4 (E) SEPTIC DRAINFIELD TO BE DECOMMISSIONED 5 (E) WELL TO BE DECOMMISIONED 6 (E) GLENDON BIOFILTER SEPTIC SYSTEM TO REMAIN 7 (E) ROCKERY 8 (E) ELECTRICAL VAULT 9 (E) EQUIPMENT SHED TO BE REMOVED AND REPLACED. 10 (E) WATER METER 11 (E) RETAINING WALL TO REMAIN. 12 (E) GRAVEL DRIVEWAY AND PARKING AREA TO BEREMOVED AND RESTORED AS VEGETATED AREA13(N) CRUSHED ROCK PARKING LOT W/ (30) PARKING SPACES.PARKING LOT TO BE SLOPED TOWARDS VEGETATED BUFFERAREA14(N) CRUSHED ROCK SERVICE PARKING W/ (5) PARKINGSPACES15(N) CRUSHED ROCK ROAD. DRIVEWAY TO BE DIRECTEDWEST TO SHEET FLOW THROUGH VEGETATED AREA16(N) DEVELOPMENT WITHIN (E) CARPORT FOOTPRINT. NONEW GROUND DISTURBANCE.17 (N) WALKING PATH 18 (N) YURT. PER JCC 18.10.030 - "CAMPGROUND AND CAMPING FACILITIES" MEANS A FACILITY IN WHICH SITESARE OFFERED FOR PERSONS USING TENTS OR OTHER PERSONAL, PORTABLE OVERNIGHT SHELTERS - (N) YURTDOES NOT QUALIFY AS CAMPGROUND. 19 (N) STAIR 20 (N) WATER LINE 21 (N) SEPTIC LINE 22 (N) SEPTIC TANK & PUMP CHAMBER 23 (N) SEPTIC DISPOSAL COMPONENTS AND DRAINFIELD 24 (N) 10' VEGETATED BUFFER STRIP FOR STORMWATERDISPERSION25(N) SECONDARY TREATEMENT/DOSING TANKS 26 (N) 30' VEGETATED BUFFER STRIP FOR STORMWATERDISPERSION 27 (N) CURTAIN DRAIN 28 (N) ENTRY. 29 LINE OF (E) WOODS AND BRUSH 30 (1) (N) ADA COMPLIANT PARKING SPACE 31 (N) (3) UNIT STUDIO BUILDING. STRUCTURE TO REPLACE (E) (3) BEDROOM MANUFACTURED HOME WITHIN (E)FOOTPRINT. NO NEW GROUND DISTURBANCE.32 (N) BEDROOM EXTENSION LANDWARD OF (E) SHORELINE ENCROACHMENT 6113 13th Avenue South, Seattle, Washington 98108 206 545 8434 NOT FOR CONSTRUCTION #10129 STATE OF WASHINGTON REGISTERED ARCHITECT STEPHEN DAVID HOEDEMAKER This document contains information proprietary to Hoedemaker Pfeiffer, LLC and is furnished in confidence for the limited purpose of evaluation, bidding, or review. This document or its contents may not be used for any other purpose and may not be reproduced or disclosed to others without the pre-written consent of Hoedemaker Pfeiffer, LLC. All rights reserved. Copyright 2019. (N) VEGETATED BUFFER STRIP (E) BUILDING FOOTPRINT (N) ADDITION WITH (E) FOOTPRINT (N) BUILDING (E) GRAVELED AREA TO BE RESTORED TO NATIVE PLANTING 01.03.2021 RFI-01 RESPONSE 1 2 34 GS 8 5 9 10 L B U E 7 6 ENTRANCE / EXITROBBINS RDEXISTING SITE TRAFFIC & PARKING • Congested single loop traffic flow • Combined Entrance and Exit could contribute to traffic issues at Robbins Road • Parking mainly within wetland buffer and shoreline management zone LEGEND RE S O R T R D RESO R T R D Exhibit 54 - Page 14 of 40 14 PROPERTY LINE ORDINARY HIGH WATER LINE 150' SHORELINE SETBACK 200' SHORELINE MANAGEMENT ZONE 225' REDUCE WETLAND BUFFER WATER SUPPLY LINE ELECTRICAL POWER GAS SUPPLY LINE TREE GRAVEL CONCRETE PAVING ROCK BRICK PAVING ASPHALT PAVING LEGEND LEGAL DISCRIPTION ASSESSOR'S PARCEL #921084010, 921084011, 921084029, 1071400. FOR PROPERTY DESCRIPTION SEE "EXHIBIT A" OF THAT DEED FILED UNDER JEFFERSON COUNTY AUDITOR'S FILE #641419. PARCEL AREA: 921084010 - 4.4 ACRES 921084011 - 3.9 ACRES 1. REFER TO SHORELINE, WETLAND, AND FEMA FLOODPLAIN ASSESSMENT REPORT FOR SITE-SPECIFIC ANALYSIS 2. REFER TO CIVIL DRAWINGS FOR GRADING & DRAINAGE INFORMATION GENERAL NOTES IMPERVIOUS SURFACES AND DRAINAGE REFER TO CIVIL DRAWINGS FOR ADDITIONAL IMPERVIOUS SURFACE INFORMATION. NSITE PLAN1 1" = 40'-0" A003 PROPOSED OVERALL SITE PLAN 08.06.2021 VARIANCE, CUP & SSDP SUBMITTAL KEYNOTES 1 (E) DECK TO REMAIN 2 (E) DECK TO BE REMOVED AND ENLARGED 3 (E) GRAVEL LOOP ROAD TO REMAIN AND BE REPAIRED 4 (E) SEPTIC DRAINFIELD TO BE DECOMMISSIONED 5 (E) WELL TO BE DECOMMISIONED 6 (E) GLENDON BIOFILTER SEPTIC SYSTEM TO REMAIN 7 (E) ROCKERY 8 (E) ELECTRICAL VAULT 9 (E) EQUIPMENT SHED TO BE REMOVED AND REPLACED. 10 (E) WATER METER 11 (E) RETAINING WALL TO REMAIN. 12 (E) GRAVEL DRIVEWAY AND PARKING AREA TO BEREMOVED AND RESTORED AS VEGETATED AREA13(N) CRUSHED ROCK PARKING LOT W/ (30) PARKING SPACES.PARKING LOT TO BE SLOPED TOWARDS VEGETATED BUFFERAREA14(N) CRUSHED ROCK SERVICE PARKING W/ (5) PARKINGSPACES15(N) CRUSHED ROCK ROAD. DRIVEWAY TO BE DIRECTEDWEST TO SHEET FLOW THROUGH VEGETATED AREA 16 (N) DEVELOPMENT WITHIN (E) CARPORT FOOTPRINT. NONEW GROUND DISTURBANCE.17 (N) WALKING PATH 18 (N) YURT. PER JCC 18.10.030 - "CAMPGROUND AND CAMPING FACILITIES" MEANS A FACILITY IN WHICH SITESARE OFFERED FOR PERSONS USING TENTS OR OTHER PERSONAL, PORTABLE OVERNIGHT SHELTERS - (N) YURTDOES NOT QUALIFY AS CAMPGROUND. 19 (N) STAIR 20 (N) WATER LINE 21 (N) SEPTIC LINE 22 (N) SEPTIC TANK & PUMP CHAMBER 23 (N) SEPTIC DISPOSAL COMPONENTS AND DRAINFIELD 24 (N) 10' VEGETATED BUFFER STRIP FOR STORMWATERDISPERSION25(N) SECONDARY TREATEMENT/DOSING TANKS 26 (N) 30' VEGETATED BUFFER STRIP FOR STORMWATERDISPERSION27(N) CURTAIN DRAIN 28 (N) ENTRY. 29 LINE OF (E) WOODS AND BRUSH 30 (1) (N) ADA COMPLIANT PARKING SPACE 31 (N) (3) UNIT STUDIO BUILDING. STRUCTURE TO REPLACE (E) (3) BEDROOM MANUFACTURED HOME WITHIN (E)FOOTPRINT. NO NEW GROUND DISTURBANCE. 32 (N) BEDROOM EXTENSION LANDWARD OF (E) SHORELINE ENCROACHMENT 6113 13th Avenue South, Seattle, Washington 98108 206 545 8434 NOT FOR CONSTRUCTION #10129 STATE OF WASHINGTON REGISTERED ARCHITECT STEPHEN DAVID HOEDEMAKER This document contains information proprietary to Hoedemaker Pfeiffer, LLC and is furnished in confidence for the limited purpose of evaluation, bidding, or review. This document or its contents may not be used for any other purpose and may not be reproduced or disclosed to others without the pre-written consent of Hoedemaker Pfeiffer, LLC. All rights reserved. Copyright 2019. (N) VEGETATED BUFFER STRIP (E) BUILDING FOOTPRINT (N) ADDITION WITH (E) FOOTPRINT (N) BUILDING (E) GRAVELED AREA TO BE RESTORED TO NATIVE PLANTING 01.03.2021 RFI-01 RESPONSE N OA K B A YWETLAND BTRAFFIC & PARKING IMPROVEMENTS OHWM 150’ Shoreline Buffer 10’ Building Setback 200’ Shoreline Managment Zone 225’ Wetland Buffer 1 2 34 GS 8 5 9 10 L B U E 7 6 ENTRANCE PARKING 30 SPACES EXIT 2 TEMP PARKING 2 ADA PARKING 1 ADA PARKING PROPOSED SITE TRAFFIC & PARKING • Dedicated Entrance and Exit • Improves and creates one-way traffic through site • Improves exisiting Resort Road • Removes parking from shoreline zone, significant land restoration where parking and road is to be removed • Creates 30 parking spaces outside of shoreline management zone • 4 additional temporary spaces adjacent to Lodge (2 ADA Spaces) Vehicular Circulation Parking (Standard) ADA Parking Temporary Parking / Check-In LEGEND ROBBINS RD BEACH D RROBBINS RDRE S O R T R D RES O R T R D Exhibit 54 - Page 15 of 40 15 EXISTING IMPERVIOUS SURFACES Exhibit 54 - Page 16 of 40 LAND RESTORATION - ORIGINAL CALCULATION (Reference Exhibit 11) PROPOSED LAND RESTORATION ORIGINAL CALCULATION 8,853 SF TOTAL 4,638 SF Restored Land within Shoreline Management Zone Restored Land beyond Shoreline Management Zone4,215 SF Note: The biologist’s report states that 4,638 SF of restored impervious surface falls within the Shoreline Management Zone. This calculation interprets the existing impervious road to isolate the buffers. When the biologist’s report was updated on 01/03/22 to remove the interrupted buffer, this area was not updated. The correct area of land restoration within the Shoreline Management Zone is 6,893 SF. 16.1 Exhibit 54 - Page 17 of 40 16 LAND RESTORATION - ORIGINAL CALCULATION (Reference Exhibit 11) PROPOSED LAND RESTORATION ORIGINAL CALCULATION 8,853 SF TOTAL 4,638 SF Restored Land within Shoreline Management Zone Restored Land beyond Shoreline Management Zone4,215 SF Note: The biologist’s report states that 4,638 SF of restored impervious surface falls within the Shoreline Management Zone. This calculation interprets the existing impervious road to isolate the buffers. When the biologist’s report was updated on 01/03/22 to remove the interrupted buffer, this area was not updated. The correct area of land restoration within the Shoreline Management Zone is 6,893 SF.XPROPERTY LINE ORDINARY HIGH WATER LINE 150' SHORELINE SETBACK 200' SHORELINE MANAGEMENT ZONE 225' REDUCE WETLAND BUFFER INTERRUPTED BUFFER GRAVEL CONCRETE PAVING ROCK BRICK PAVING ASPHALT PAVING WATER SUPPLY LINE ELECTRICAL POWER GAS SUPPLY LINE TREE LEGEND LEGAL DISCRIPTIONASSESSOR'S PARCEL #921084010, 921084011,921084029, 1071400. FOR PROPERTY DESCRIPTION SEE"EXHIBIT A" OF THAT DEED FILED UNDER JEFFERSONCOUNTY AUDITOR'S FILE #641419.1. REFER TO HABITAT MAINTENANCE PLAN FORSITE-SPECIFIC ANALYSIS & NO NET LOSSMITIGATION STRATEGIES2. REFER TO CIVIL DRAWINGS FOR GRADING &DRAINAGE INFORMATION3. REFER TO STORM DRAINAGE REPORT FORTEMPORARY EROSION & SEDIMENT CONTROLSTRATEGIESGENERAL NOTES IMPERVIOUS SURFACES AND DRAINAGE REFER TO DRAINAGE REPORT FOR ADDITIONAL IMPERVIOUS SURFACE INFORMATION. NSITE PLAN1 1" = 40'-0" A003 PROPOSED OVERALL SITE PLAN 07.28.2021 DRAFT VARIANCE, CUP & SSDP SUBMITTAL KEYNOTES1(E) DECK TO REMAIN2(E) DECK TO BE REMOVED AND ENLARGED3(E) GRAVEL LOOP ROAD TO REMAIN AND BE REPAIRED4(E) SEPTIC DRAINFIELD TO BE DECOMMISSIONED5(E) WELL TO BE DECOMMISIONED6(E) GLENDON BIOFILTER SEPTIC SYSTEM TO REMAIN7(E) ROCKERY8(E) ELECTRICAL VAULT9(E) EQUIPMENT SHED TO BE REMOVED AND REPLACED.10 (E) WATER METER11(E) RETAINING WALL TO REMAIN.12 (E) GRAVEL DRIVEWAY AND PARKING AREA TO BEREMOVED AND RESTORED AS VEGETATED AREA13(N) CRUSHED ROCK PARKING LOT W/ (30) PARKING SPACES. PARKING LOT TO BE SLOPED TOWARDS VEGETATED BUFFER AREA14(N) CRUSHED ROCK SERVICE PARKING W/ (5) PARKING SPACES 15 (N) CRUSHED ROCK ROAD. DRIVEWAY TO BE DIRECTEDWEST TO SHEET FLOW THROUGH VEGETATED AREA 16 (N) BEDROOM WITHIN (E) CARPORT FOOTPRINT. NO NEWGROUND DISTURBANCE.17 (N) WALKING PATH 18 (N) YURT. PER JCC 18.10.030 - "CAMPGROUND AND CAMPING FACILITIES" MEANS A FACILITY IN WHICH SITES ARE OFFERED FOR PERSONS USING TENTS OR OTHER PERSONAL, PORTABLE OVERNIGHT SHELTERS - (N) YURT DOES NOT QUALIFY AS CAMPGROUND. 19 (N) STAIR 20 (N) WATER LINE 21 (N) SEPTIC LINE 22 (N) SEPTIC TANK & PUMP CHAMBER 23 (N) SEPTIC DISPOSAL COMPONENTS AND DRAINFIELD 24 (N) 10' VEGETATED BUFFER STRIP FOR STORMWATER DISPERSION 25 (N) SECONDARY TREATEMENT/DOSING TANKS 26 (N) 30' VEGETATED BUFFER STRIP FOR STORMWATER DISPERSION 27 (N) CURTAIN DRAIN 28 (N) ENTRY. 29 LINE OF (E) WOODS AND BRUSH 30 (1) (N) ADA COMPLIANT PARKING SPACE 31 (N) (3) UNIT STUDIO BUILDING. STRUCTURE TO REPLACE (E) (3) BEDROOM MANUFACTURED HOME WITHIN (E) FOOTPRINT. NO NEW GROUND DISTURBANCE. 31 6113 13th Avenue South,Seattle, Washington 98108206 545 8434 NOT FOR CONSTRUCTION #10129STATE OF WASHINGTONREGISTEREDARCHITECTSTEPHEN DAVID HOEDEMAKER This document contains information proprietary to Hoedemaker Pfeiffer, LLC and is furnished in confidence for the limited purpose of evaluation, bidding, or review. This document or its contents may not be used for any other purpose and may not be reproduced or disclosed to others without the pre-written consent of Hoedemaker Pfeiffer, LLC. All rights reserved. Copyright 2019. 150’ SHORELINE BUFFER W/ 10’ SETBACK 200’ SHORELINE MANAGEMENT ZONE 225’ REDUCED WETLAND BUFFER .2 Exhibit 54 - Page 18 of 40 16 LAND RESTORATION - ORIGINAL CALCULATION (Reference Exhibit 11) PROPOSED LAND RESTORATION ORIGINAL CALCULATION 8,853 SF TOTAL 4,638 SF Restored Land within Shoreline Management Zone Restored Land beyond Shoreline Management Zone4,215 SF Note: The biologist’s report states that 4,638 SF of restored impervious surface falls within the Shoreline Management Zone. This calculation interprets the existing impervious road to isolate the buffers. When the biologist’s report was updated on 01/03/22 to remove the interrupted buffer, this area was not updated. The correct area of land restoration within the Shoreline Management Zone is 6,893 SF.XPROPERTY LINE ORDINARY HIGH WATER LINE 150' SHORELINE SETBACK 200' SHORELINE MANAGEMENT ZONE 225' REDUCE WETLAND BUFFER INTERRUPTED BUFFER GRAVEL CONCRETE PAVING ROCK BRICK PAVING ASPHALT PAVING WATER SUPPLY LINE ELECTRICAL POWER GAS SUPPLY LINE TREE LEGEND LEGAL DISCRIPTIONASSESSOR'S PARCEL #921084010, 921084011,921084029, 1071400. FOR PROPERTY DESCRIPTION SEE"EXHIBIT A" OF THAT DEED FILED UNDER JEFFERSONCOUNTY AUDITOR'S FILE #641419.1. REFER TO HABITAT MAINTENANCE PLAN FORSITE-SPECIFIC ANALYSIS & NO NET LOSSMITIGATION STRATEGIES2. REFER TO CIVIL DRAWINGS FOR GRADING &DRAINAGE INFORMATION3. REFER TO STORM DRAINAGE REPORT FORTEMPORARY EROSION & SEDIMENT CONTROLSTRATEGIESGENERAL NOTES IMPERVIOUS SURFACES AND DRAINAGE REFER TO DRAINAGE REPORT FOR ADDITIONAL IMPERVIOUS SURFACE INFORMATION. NSITE PLAN1 1" = 40'-0" A003 PROPOSED OVERALL SITE PLAN 07.28.2021 DRAFT VARIANCE, CUP & SSDP SUBMITTAL KEYNOTES1(E) DECK TO REMAIN2(E) DECK TO BE REMOVED AND ENLARGED3(E) GRAVEL LOOP ROAD TO REMAIN AND BE REPAIRED4(E) SEPTIC DRAINFIELD TO BE DECOMMISSIONED5(E) WELL TO BE DECOMMISIONED6(E) GLENDON BIOFILTER SEPTIC SYSTEM TO REMAIN7(E) ROCKERY8(E) ELECTRICAL VAULT9(E) EQUIPMENT SHED TO BE REMOVED AND REPLACED.10 (E) WATER METER11(E) RETAINING WALL TO REMAIN.12 (E) GRAVEL DRIVEWAY AND PARKING AREA TO BEREMOVED AND RESTORED AS VEGETATED AREA13(N) CRUSHED ROCK PARKING LOT W/ (30) PARKING SPACES. PARKING LOT TO BE SLOPED TOWARDS VEGETATED BUFFER AREA14(N) CRUSHED ROCK SERVICE PARKING W/ (5) PARKING SPACES 15 (N) CRUSHED ROCK ROAD. DRIVEWAY TO BE DIRECTEDWEST TO SHEET FLOW THROUGH VEGETATED AREA 16 (N) BEDROOM WITHIN (E) CARPORT FOOTPRINT. NO NEWGROUND DISTURBANCE.17 (N) WALKING PATH 18 (N) YURT. PER JCC 18.10.030 - "CAMPGROUND AND CAMPING FACILITIES" MEANS A FACILITY IN WHICH SITES ARE OFFERED FOR PERSONS USING TENTS OR OTHER PERSONAL, PORTABLE OVERNIGHT SHELTERS - (N) YURT DOES NOT QUALIFY AS CAMPGROUND. 19 (N) STAIR 20 (N) WATER LINE 21 (N) SEPTIC LINE 22 (N) SEPTIC TANK & PUMP CHAMBER 23 (N) SEPTIC DISPOSAL COMPONENTS AND DRAINFIELD 24 (N) 10' VEGETATED BUFFER STRIP FOR STORMWATER DISPERSION 25 (N) SECONDARY TREATEMENT/DOSING TANKS 26 (N) 30' VEGETATED BUFFER STRIP FOR STORMWATER DISPERSION 27 (N) CURTAIN DRAIN 28 (N) ENTRY. 29 LINE OF (E) WOODS AND BRUSH 30 (1) (N) ADA COMPLIANT PARKING SPACE 31 (N) (3) UNIT STUDIO BUILDING. STRUCTURE TO REPLACE (E) (3) BEDROOM MANUFACTURED HOME WITHIN (E) FOOTPRINT. NO NEW GROUND DISTURBANCE. 31 6113 13th Avenue South,Seattle, Washington 98108206 545 8434 NOT FOR CONSTRUCTION #10129STATE OF WASHINGTONREGISTEREDARCHITECTSTEPHEN DAVID HOEDEMAKER This document contains information proprietary to Hoedemaker Pfeiffer, LLC and is furnished in confidence for the limited purpose of evaluation, bidding, or review. This document or its contents may not be used for any other purpose and may not be reproduced or disclosed to others without the pre-written consent of Hoedemaker Pfeiffer, LLC. All rights reserved. Copyright 2019. 150’ SHORELINE BUFFER W/ 10’ SETBACK 200’ SHORELINE MANAGEMENT ZONE 225’ REDUCED WETLAND BUFFER .3 Exhibit 54 - Page 19 of 40 Restored Land within Shoreline Management Zone and Wetland Buffer Restored Land beyond Shoreline Management Zone and Wetland Buffer PROPOSED LAND RESTORATION REVISED CALCULATION 8,853 SF TOTAL 6,893 SF 1,960 SF 16 LAND RESTORATION - REVISED CALCULATION (Reference Exhibit 11)XPROPERTY LINE ORDINARY HIGH WATER LINE 150' SHORELINE SETBACK 200' SHORELINE MANAGEMENT ZONE 225' REDUCE WETLAND BUFFER INTERRUPTED BUFFER GRAVEL CONCRETE PAVING ROCK BRICK PAVING ASPHALT PAVING WATER SUPPLY LINE ELECTRICAL POWER GAS SUPPLY LINE TREE LEGEND LEGAL DISCRIPTIONASSESSOR'S PARCEL #921084010, 921084011,921084029, 1071400. FOR PROPERTY DESCRIPTION SEE"EXHIBIT A" OF THAT DEED FILED UNDER JEFFERSONCOUNTY AUDITOR'S FILE #641419.1. REFER TO HABITAT MAINTENANCE PLAN FORSITE-SPECIFIC ANALYSIS & NO NET LOSSMITIGATION STRATEGIES2. REFER TO CIVIL DRAWINGS FOR GRADING &DRAINAGE INFORMATION3. REFER TO STORM DRAINAGE REPORT FORTEMPORARY EROSION & SEDIMENT CONTROLSTRATEGIESGENERAL NOTES IMPERVIOUS SURFACES AND DRAINAGE REFER TO DRAINAGE REPORT FOR ADDITIONAL IMPERVIOUS SURFACE INFORMATION. NSITE PLAN1 1" = 40'-0" A003 PROPOSED OVERALL SITE PLAN 07.28.2021 DRAFT VARIANCE, CUP & SSDP SUBMITTAL KEYNOTES1(E) DECK TO REMAIN2(E) DECK TO BE REMOVED AND ENLARGED3(E) GRAVEL LOOP ROAD TO REMAIN AND BE REPAIRED4(E) SEPTIC DRAINFIELD TO BE DECOMMISSIONED5(E) WELL TO BE DECOMMISIONED6(E) GLENDON BIOFILTER SEPTIC SYSTEM TO REMAIN7(E) ROCKERY8(E) ELECTRICAL VAULT9(E) EQUIPMENT SHED TO BE REMOVED AND REPLACED.10 (E) WATER METER11(E) RETAINING WALL TO REMAIN.12 (E) GRAVEL DRIVEWAY AND PARKING AREA TO BEREMOVED AND RESTORED AS VEGETATED AREA13(N) CRUSHED ROCK PARKING LOT W/ (30) PARKING SPACES. PARKING LOT TO BE SLOPED TOWARDS VEGETATED BUFFER AREA14(N) CRUSHED ROCK SERVICE PARKING W/ (5) PARKING SPACES 15 (N) CRUSHED ROCK ROAD. DRIVEWAY TO BE DIRECTEDWEST TO SHEET FLOW THROUGH VEGETATED AREA 16 (N) BEDROOM WITHIN (E) CARPORT FOOTPRINT. NO NEWGROUND DISTURBANCE.17 (N) WALKING PATH 18 (N) YURT. PER JCC 18.10.030 - "CAMPGROUND AND CAMPING FACILITIES" MEANS A FACILITY IN WHICH SITES ARE OFFERED FOR PERSONS USING TENTS OR OTHER PERSONAL, PORTABLE OVERNIGHT SHELTERS - (N) YURT DOES NOT QUALIFY AS CAMPGROUND. 19 (N) STAIR 20 (N) WATER LINE 21 (N) SEPTIC LINE 22 (N) SEPTIC TANK & PUMP CHAMBER 23 (N) SEPTIC DISPOSAL COMPONENTS AND DRAINFIELD 24 (N) 10' VEGETATED BUFFER STRIP FOR STORMWATER DISPERSION 25 (N) SECONDARY TREATEMENT/DOSING TANKS 26 (N) 30' VEGETATED BUFFER STRIP FOR STORMWATER DISPERSION 27 (N) CURTAIN DRAIN 28 (N) ENTRY. 29 LINE OF (E) WOODS AND BRUSH 30 (1) (N) ADA COMPLIANT PARKING SPACE 31 (N) (3) UNIT STUDIO BUILDING. STRUCTURE TO REPLACE (E) (3) BEDROOM MANUFACTURED HOME WITHIN (E) FOOTPRINT. NO NEW GROUND DISTURBANCE. 31 6113 13th Avenue South,Seattle, Washington 98108206 545 8434 NOT FOR CONSTRUCTION #10129STATE OF WASHINGTONREGISTEREDARCHITECTSTEPHEN DAVID HOEDEMAKER This document contains information proprietary to Hoedemaker Pfeiffer, LLC and is furnished in confidence for the limited purpose of evaluation, bidding, or review. This document or its contents may not be used for any other purpose and may not be reproduced or disclosed to others without the pre-written consent of Hoedemaker Pfeiffer, LLC. All rights reserved. Copyright 2019. 150’ SHORELINE BUFFER W/ 10’ SETBACK 200’ SHORELINE MANAGEMENT ZONE 225’ REDUCED WETLAND BUFFER .4 Exhibit 54 - Page 20 of 40 17570 FT485 FT 325 F T 290 FT 3 7 2 F T DISTANCE FROM NEIGHBORS N DISTANCE FROM NEIGHBORS 4762 Flagler Rd 570 FT 6’ Above level of Lodge 61 RobbinsRd 485 FT 30’ Above level of Lodge 212 Robbins Rd 325 FT 18’ Above level of Lodge 51 Beach Rd 290 FT 15’ Above level of Lodge 50 Beach Rd 372 FT 8’ Above level of Lodge 1 1 2 3 4 5 2 LODGE 3 4 5 Exhibit 54 - Page 21 of 40 18 SOUTH END OF ROBBINS ROAD - PROPERTY ENTRANCE EXISTING TREES TO REMAIN ENTRANCE SIGN AT BEGINING OF DRIVE - ENTRANCE GATE SET BACK FROM ROAD EXISTING CONDITIONS PROPOSED CONDITIONS REMOVE EXISTING FENCE - ADDED LANDSCAPE PLANTING TO SCREEN STREET IMPROVEMENTS SOUTH END OF ROBBINS RD - PROPERTY ENTRANCE PROPOSED STREET VIEWS • Replace the existing fence with new natural plantings • Provides a softer, more visually appealing screen between the property and neighbors Exhibit 54 - Page 22 of 40 19 ROBBINS ROAD INTERSECTION EXISTING DRIVE TO REMAIN REMOVE EXISTING INVASIVE PLANTS AND ADD LANDSCAPE TO SCREEN CABINS FENCED ENCLOSURE FOR MAINTENANCE STORAGE EXISTING STRCUTURE TO REMAIN BACKGROUND TREE REMOVED FOR SEPTIC FIELD INSTALATION EXISTING CONDITIONS PROPOSED CONDITIONS STREET IMPROVEMENTS ROBBINS ROAD INTERSECTION PROPOSED STREET VIEWS • Replace the existing fence with a new fence and add new natural plantings in place of existing invasive species • Provides a more visusally appealing screen to give privicy to the property and neighbors • The removal of trees for the new septic field creates better unobstructed views of the water for the neighbors. Exhibit 54 - Page 23 of 40 20 NORTHEAST PROPERTY CORNER - PROPERTY EXIT PROPOSED EVERNGREEN HEDGE TO SCREEN PROPERTY AND PARKING - HEIGHT TO BE MANAGED TO ALLOW ADJACENT PROPERTY OWNERS TO MAINTAIN DISTANCE VIEW PROPOSED EVERNGREEN HEDGE TO SCREEN PROPERTY AND PARKING - HEIGHT TO BE MANAGED TO ALLOW ADJACENT PROPERTY OWNERS TO MAINTAIN DISTANCE VIEW EXIT DRIVE FROM PROPOSED PARKING LOT - GATE SET BACK FROM ROAD EDGE EXISTING TREE TO BE REMOVED FOR SEPTIC FIELD INSTALATION EXISTING CONDITIONS PROPOSED CONDITIONS STREET IMPROVEMENTS NORTHEAST PROPERTY CORNER - PROPERTY EXIT PROPOSED STREET VIEWS • The proposed evergreen hedge provides a more visusally appealing screen between the parking and neighbors • The removal of trees for the new septic field creates better unobstructed views of the water for the neighbors Exhibit 54 - Page 24 of 40 21MARROWSTONE INN HOEDEMAKER PFEIFFER PROPERTY LINE ORDINARY HIGH WATER LINE 150' SHORELINE SETBACK 200' SHORELINE MANAGEMENT ZONE 225' REDUCE WETLAND BUFFER WATER SUPPLY LINE ELECTRICAL POWER GAS SUPPLY LINE TREE GRAVEL CONCRETE PAVING ROCK BRICK PAVING ASPHALT PAVING LEGEND LEGAL DISCRIPTIONASSESSOR'S PARCEL #921084010, 921084011,921084029, 1071400. FOR PROPERTY DESCRIPTION SEE"EXHIBIT A" OF THAT DEED FILED UNDER JEFFERSONCOUNTY AUDITOR'S FILE #641419.PARCEL AREA:921084010 - 4.4 ACRES921084011 - 3.9 ACRES1. REFER TO SHORELINE, WETLAND, AND FEMAFLOODPLAIN ASSESSMENT REPORT FORSITE-SPECIFIC ANALYSIS2. REFER TO CIVIL DRAWINGS FOR GRADING &DRAINAGE INFORMATIONGENERAL NOTES IMPERVIOUS SURFACES AND DRAINAGE REFER TO CIVIL DRAWINGS FOR ADDITIONAL IMPERVIOUS SURFACE INFORMATION. NSITE PLAN1 1" = 40'-0" A003 PROPOSED OVERALL SITE PLAN 08.06.2021 VARIANCE, CUP & SSDP SUBMITTAL KEYNOTES1(E) DECK TO REMAIN2(E) DECK TO BE REMOVED AND ENLARGED3(E) GRAVEL LOOP ROAD TO REMAIN AND BE REPAIRED 4 (E) SEPTIC DRAINFIELD TO BE DECOMMISSIONED 5 (E) WELL TO BE DECOMMISIONED 6 (E) GLENDON BIOFILTER SEPTIC SYSTEM TO REMAIN 7 (E) ROCKERY 8 (E) ELECTRICAL VAULT 9 (E) EQUIPMENT SHED TO BE REMOVED AND REPLACED. 10 (E) WATER METER 11 (E) RETAINING WALL TO REMAIN. 12 (E) GRAVEL DRIVEWAY AND PARKING AREA TO BE REMOVED AND RESTORED AS VEGETATED AREA 13 (N) CRUSHED ROCK PARKING LOT W/ (30) PARKING SPACES. PARKING LOT TO BE SLOPED TOWARDS VEGETATED BUFFERAREA14(N) CRUSHED ROCK SERVICE PARKING W/ (5) PARKING SPACES 15 (N) CRUSHED ROCK ROAD. DRIVEWAY TO BE DIRECTEDWEST TO SHEET FLOW THROUGH VEGETATED AREA 16 (N) DEVELOPMENT WITHIN (E) CARPORT FOOTPRINT. NO NEW GROUND DISTURBANCE. 17 (N) WALKING PATH 18 (N) YURT. PER JCC 18.10.030 - "CAMPGROUND ANDCAMPING FACILITIES" MEANS A FACILITY IN WHICH SITES ARE OFFERED FOR PERSONS USING TENTS OR OTHER PERSONAL, PORTABLE OVERNIGHT SHELTERS - (N) YURT DOES NOT QUALIFY AS CAMPGROUND. 19 (N) STAIR 20 (N) WATER LINE 21 (N) SEPTIC LINE 22 (N) SEPTIC TANK & PUMP CHAMBER 23 (N) SEPTIC DISPOSAL COMPONENTS AND DRAINFIELD 24 (N) 10' VEGETATED BUFFER STRIP FOR STORMWATER DISPERSION 25 (N) SECONDARY TREATEMENT/DOSING TANKS 26 (N) 30' VEGETATED BUFFER STRIP FOR STORMWATERDISPERSION 27 (N) CURTAIN DRAIN 28 (N) ENTRY. 29 LINE OF (E) WOODS AND BRUSH 30 (1) (N) ADA COMPLIANT PARKING SPACE 31 (N) (3) UNIT STUDIO BUILDING. STRUCTURE TO REPLACE (E) (3) BEDROOM MANUFACTURED HOME WITHIN (E) FOOTPRINT. NO NEW GROUND DISTURBANCE. 32 (N) BEDROOM EXTENSION LANDWARD OF (E) SHORELINE ENCROACHMENT 6113 13th Avenue South,Seattle, Washington 98108206 545 8434 NOT FOR CONSTRUCTION #10129STATE OF WASHINGTONREGISTEREDARCHITECTSTEPHEN DAVID HOEDEMAKER This document contains information proprietary to Hoedemaker Pfeiffer, LLC and is furnished in confidence for the limited purpose of evaluation, bidding, or review. This document or its contents may not be used for any other purpose and may not be reproduced or disclosed to others without the pre-written consent of Hoedemaker Pfeiffer, LLC. All rights reserved. Copyright 2019. (N) VEGETATED BUFFER STRIP (E) BUILDING FOOTPRINT (N) ADDITION WITH (E) FOOTPRINT (N) BUILDING (E) GRAVELED AREA TO BE RESTORED TO NATIVE PLANTING 01.03.2021 RFI-01 RESPONSEXPROPERTY LINE ORDINARY HIGH WATER LINE 150' SHORELINE SETBACK 200' SHORELINE MANAGEMENT ZONE 225' REDUCE WETLAND BUFFER INTERRUPTED BUFFER GRAVEL CONCRETE PAVING ROCK BRICK PAVING ASPHALT PAVING WATER SUPPLY LINE ELECTRICAL POWER GAS SUPPLY LINE TREE LEGEND LEGAL DISCRIPTION ASSESSOR'S PARCEL #921084010, 921084011, 921084029, 1071400. FOR PROPERTY DESCRIPTION SEE "EXHIBIT A" OF THAT DEED FILED UNDER JEFFERSON COUNTY AUDITOR'S FILE #641419. 1. REFER TO HABITAT MAINTENANCE PLAN FOR SITE-SPECIFIC ANALYSIS & NO NET LOSS MITIGATION STRATEGIES 2. REFER TO CIVIL DRAWINGS FOR GRADING & DRAINAGE INFORMATION 3. REFER TO STORM DRAINAGE REPORT FOR TEMPORARY EROSION & SEDIMENT CONTROL STRATEGIES GENERAL NOTES IMPERVIOUS SURFACES AND DRAINAGE REFER TO DRAINAGE REPORT FOR ADDITIONAL IMPERVIOUS SURFACE INFORMATION. NSITE PLAN1 1" = 40'-0" A003 PROPOSED OVERALL SITE PLAN 07.28.2021 DRAFT VARIANCE, CUP & SSDPSUBMITTAL KEYNOTES 1 (E) DECK TO REMAIN 2 (E) DECK TO BE REMOVED AND ENLARGED 3 (E) GRAVEL LOOP ROAD TO REMAIN AND BE REPAIRED 4 (E) SEPTIC DRAINFIELD TO BE DECOMMISSIONED 5 (E) WELL TO BE DECOMMISIONED 6 (E) GLENDON BIOFILTER SEPTIC SYSTEM TO REMAIN 7 (E) ROCKERY 8 (E) ELECTRICAL VAULT 9 (E) EQUIPMENT SHED TO BE REMOVED AND REPLACED. 10 (E) WATER METER 11 (E) RETAINING WALL TO REMAIN. 12 (E) GRAVEL DRIVEWAY AND PARKING AREA TO BEREMOVED AND RESTORED AS VEGETATED AREA13(N) CRUSHED ROCK PARKING LOT W/ (30) PARKING SPACES.PARKING LOT TO BE SLOPED TOWARDS VEGETATED BUFFERAREA14(N) CRUSHED ROCK SERVICE PARKING W/ (5) PARKINGSPACES15(N) CRUSHED ROCK ROAD. DRIVEWAY TO BE DIRECTEDWEST TO SHEET FLOW THROUGH VEGETATED AREA16(N) DEVELOPMENT WITHIN (E) CARPORT FOOTPRINT. NONEW GROUND DISTURBANCE.17 (N) WALKING PATH 18 (N) YURT. PER JCC 18.10.030 - "CAMPGROUND ANDCAMPING FACILITIES" MEANS A FACILITY IN WHICH SITESARE OFFERED FOR PERSONS USING TENTS OR OTHER PERSONAL, PORTABLE OVERNIGHT SHELTERS - (N) YURTDOES NOT QUALIFY AS CAMPGROUND. 19 (N) STAIR 20 (N) WATER LINE 21 (N) SEPTIC LINE 22 (N) SEPTIC TANK & PUMP CHAMBER 23 (N) SEPTIC DISPOSAL COMPONENTS AND DRAINFIELD 24 (N) 10' VEGETATED BUFFER STRIP FOR STORMWATERDISPERSION25(N) SECONDARY TREATEMENT/DOSING TANKS 26 (N) 30' VEGETATED BUFFER STRIP FOR STORMWATERDISPERSION27(N) CURTAIN DRAIN 28 (N) ENTRY. 29 LINE OF (E) WOODS AND BRUSH 30 (1) (N) ADA COMPLIANT PARKING SPACE 31 (N) (3) UNIT STUDIO BUILDING. STRUCTURE TO REPLACE (E)(3) BEDROOM MANUFACTURED HOME WITHIN (E)FOOTPRINT. NO NEW GROUND DISTURBANCE. 32 (N) BEDROOM EXTENSION LANDWARD OF (E) SHORELINE ENCROACHMENT 31 6113 13th Avenue South, Seattle, Washington 98108 206 545 8434 NOT FOR CONSTRUCTION #10129 STATE OF WASHINGTON REGISTERED ARCHITECT STEPHEN DAVID HOEDEMAKER This document contains informationproprietary to Hoedemaker Pfeiffer, LLC andis furnished in confidence for the limitedpurpose of evaluation, bidding, or review. Thisdocument or its contents may not be used forany other purpose and may not bereproduced or disclosed to others without thepre-written consent of Hoedemaker Pfeiffer, LLC. All rights reserved. Copyright 2019. APPENDIX E Proposed Expansions Revised - 04.12.2022 1” = 50’ 1” = 200’ N N XPROPERTY LINE ORDINARY HIGH WATER LINE 150' SHORELINE SETBACK 200' SHORELINE MANAGEMENT ZONE 225' REDUCE WETLAND BUFFER INTERRUPTED BUFFER GRAVEL CONCRETE PAVING ROCK BRICK PAVING ASPHALT PAVING WATER SUPPLY LINE ELECTRICAL POWER GAS SUPPLY LINE TREE LEGEND LEGAL DISCRIPTIONASSESSOR'S PARCEL #921084010, 921084011,921084029, 1071400. FOR PROPERTY DESCRIPTION SEE"EXHIBIT A" OF THAT DEED FILED UNDER JEFFERSONCOUNTY AUDITOR'S FILE #641419.1. REFER TO HABITAT MAINTENANCE PLAN FORSITE-SPECIFIC ANALYSIS & NO NET LOSSMITIGATION STRATEGIES2. REFER TO CIVIL DRAWINGS FOR GRADING &DRAINAGE INFORMATION3. REFER TO STORM DRAINAGE REPORT FORTEMPORARY EROSION & SEDIMENT CONTROLSTRATEGIESGENERAL NOTES IMPERVIOUS SURFACES AND DRAINAGE REFER TO DRAINAGE REPORT FOR ADDITIONAL IMPERVIOUS SURFACE INFORMATION. NSITE PLAN1 1" = 40'-0" A003 PROPOSED OVERALL SITE PLAN 07.28.2021 DRAFT VARIANCE, CUP & SSDP SUBMITTAL KEYNOTES1(E) DECK TO REMAIN2(E) DECK TO BE REMOVED AND ENLARGED3(E) GRAVEL LOOP ROAD TO REMAIN AND BE REPAIRED4(E) SEPTIC DRAINFIELD TO BE DECOMMISSIONED5(E) WELL TO BE DECOMMISIONED6(E) GLENDON BIOFILTER SEPTIC SYSTEM TO REMAIN7(E) ROCKERY8(E) ELECTRICAL VAULT9(E) EQUIPMENT SHED TO BE REMOVED AND REPLACED.10 (E) WATER METER11(E) RETAINING WALL TO REMAIN.12 (E) GRAVEL DRIVEWAY AND PARKING AREA TO BEREMOVED AND RESTORED AS VEGETATED AREA13(N) CRUSHED ROCK PARKING LOT W/ (30) PARKING SPACES. PARKING LOT TO BE SLOPED TOWARDS VEGETATED BUFFER AREA14(N) CRUSHED ROCK SERVICE PARKING W/ (5) PARKING SPACES 15 (N) CRUSHED ROCK ROAD. DRIVEWAY TO BE DIRECTEDWEST TO SHEET FLOW THROUGH VEGETATED AREA 16 (N) BEDROOM WITHIN (E) CARPORT FOOTPRINT. NO NEWGROUND DISTURBANCE.17 (N) WALKING PATH 18 (N) YURT. PER JCC 18.10.030 - "CAMPGROUND AND CAMPING FACILITIES" MEANS A FACILITY IN WHICH SITES ARE OFFERED FOR PERSONS USING TENTS OR OTHER PERSONAL, PORTABLE OVERNIGHT SHELTERS - (N) YURT DOES NOT QUALIFY AS CAMPGROUND. 19 (N) STAIR 20 (N) WATER LINE 21 (N) SEPTIC LINE 22 (N) SEPTIC TANK & PUMP CHAMBER 23 (N) SEPTIC DISPOSAL COMPONENTS AND DRAINFIELD 24 (N) 10' VEGETATED BUFFER STRIP FOR STORMWATER DISPERSION 25 (N) SECONDARY TREATEMENT/DOSING TANKS 26 (N) 30' VEGETATED BUFFER STRIP FOR STORMWATER DISPERSION 27 (N) CURTAIN DRAIN 28 (N) ENTRY. 29 LINE OF (E) WOODS AND BRUSH 30 (1) (N) ADA COMPLIANT PARKING SPACE 31 (N) (3) UNIT STUDIO BUILDING. STRUCTURE TO REPLACE (E) (3) BEDROOM MANUFACTURED HOME WITHIN (E) FOOTPRINT. NO NEW GROUND DISTURBANCE. 31 6113 13th Avenue South,Seattle, Washington 98108206 545 8434 NOT FOR CONSTRUCTION #10129STATE OF WASHINGTONREGISTEREDARCHITECTSTEPHEN DAVID HOEDEMAKER This document contains information proprietary to Hoedemaker Pfeiffer, LLC and is furnished in confidence for the limited purpose of evaluation, bidding, or review. This document or its contents may not be used for any other purpose and may not be reproduced or disclosed to others without the pre-written consent of Hoedemaker Pfeiffer, LLC. All rights reserved. Copyright 2019. PROPERTY LINE ORDINARY HIGH WATER MARK 150’ SHORELINE SETBACK 200’ SHORELINE MANAGEMENT ZONE 225’ REDUCED WETLAND BUFFER (N) ALTERATION WITHIN (E) FOOTPRINT (N) ENTRY POINT ENCLOSE (E) CARPORT LANDWARD EXPANSION TO REPLACE NON-CONFORMING BATHROOM EADDITION REPLACE (E) MANUFACTURED HOME W/ (N) STRUCTURE (N) YURT (N) STARICASE EXPANDED DECK 1 5 1 5 5 5 2 6 7 2 4 6 7 7 3 3 3 4 5 (N) ADDITION WITHIN 150’ SHORELINE BUFFER (N) ADDITION OUTSIDE 150’ SHORELINE BUFFER EXHIBIT 29 Exhibit 54 - Page 25 of 40 22 PROPERTY LINE ORDINARY HIGH WATER LINE 150' SHORELINE SETBACK 200' SHORELINE MANAGEMENT ZONE 225' REDUCE WETLAND BUFFER INTERRUPTED BUFFER GRAVEL CONCRETE PAVING ROCK BRICK PAVING ASPHALT PAVING WATER SUPPLY LINE ELECTRICAL POWER GAS SUPPLY LINE TREE LEGEND LEGAL DISCRIPTIONASSESSOR'S PARCEL #921084010, 921084011,921084029, 1071400. FOR PROPERTY DESCRIPTION SEE"EXHIBIT A" OF THAT DEED FILED UNDER JEFFERSONCOUNTY AUDITOR'S FILE #641419.1. REFER TO HABITAT MAINTENANCE PLAN FORSITE-SPECIFIC ANALYSIS & NO NET LOSSMITIGATION STRATEGIES2. REFER TO CIVIL DRAWINGS FOR GRADING &DRAINAGE INFORMATION3. REFER TO STORM DRAINAGE REPORT FORTEMPORARY EROSION & SEDIMENT CONTROLSTRATEGIESGENERAL NOTES IMPERVIOUS SURFACES AND DRAINAGE REFER TO DRAINAGE REPORT FOR ADDITIONAL IMPERVIOUS SURFACE INFORMATION. NSITE PLAN1 1" = 40'-0" A003 PROPOSED OVERALL SITE PLAN 07.28.2021 DRAFT VARIANCE, CUP & SSDP SUBMITTAL KEYNOTES1(E) DECK TO REMAIN2(E) DECK TO BE REMOVED AND ENLARGED3(E) GRAVEL LOOP ROAD TO REMAIN AND BE REPAIRED 4 (E) SEPTIC DRAINFIELD TO BE DECOMMISSIONED 5 (E) WELL TO BE DECOMMISIONED 6 (E) GLENDON BIOFILTER SEPTIC SYSTEM TO REMAIN 7 (E) ROCKERY 8 (E) ELECTRICAL VAULT 9 (E) EQUIPMENT SHED TO BE REMOVED AND REPLACED. 10 (E) WATER METER 11 (E) RETAINING WALL TO REMAIN. 12 (E) GRAVEL DRIVEWAY AND PARKING AREA TO BE REMOVED AND RESTORED AS VEGETATED AREA13(N) CRUSHED ROCK PARKING LOT W/ (30) PARKING SPACES. PARKING LOT TO BE SLOPED TOWARDS VEGETATED BUFFERAREA14(N) CRUSHED ROCK SERVICE PARKING W/ (5) PARKING SPACES 15 (N) CRUSHED ROCK ROAD. DRIVEWAY TO BE DIRECTEDWEST TO SHEET FLOW THROUGH VEGETATED AREA 16 (N) DEVELOPMENT WITHIN (E) CARPORT FOOTPRINT. NONEW GROUND DISTURBANCE.17 (N) WALKING PATH 18 (N) YURT. PER JCC 18.10.030 - "CAMPGROUND AND CAMPING FACILITIES" MEANS A FACILITY IN WHICH SITES ARE OFFERED FOR PERSONS USING TENTS OR OTHER PERSONAL, PORTABLE OVERNIGHT SHELTERS - (N) YURT DOES NOT QUALIFY AS CAMPGROUND. 19 (N) STAIR 20 (N) WATER LINE 21 (N) SEPTIC LINE 22 (N) SEPTIC TANK & PUMP CHAMBER 23 (N) SEPTIC DISPOSAL COMPONENTS AND DRAINFIELD 24 (N) 10' VEGETATED BUFFER STRIP FOR STORMWATER DISPERSION 25 (N) SECONDARY TREATEMENT/DOSING TANKS 26 (N) 30' VEGETATED BUFFER STRIP FOR STORMWATER DISPERSION 27 (N) CURTAIN DRAIN 28 (N) ENTRY. 29 LINE OF (E) WOODS AND BRUSH 30 (1) (N) ADA COMPLIANT PARKING SPACE 31 (N) (3) UNIT STUDIO BUILDING. STRUCTURE TO REPLACE (E) (3) BEDROOM MANUFACTURED HOME WITHIN (E) FOOTPRINT. NO NEW GROUND DISTURBANCE. 32 (N) BEDROOM EXTENSION LANDWARD OF (E) SHORELINE ENCROACHMENT 31 6113 13th Avenue South,Seattle, Washington 98108206 545 8434 NOT FOR CONSTRUCTION #10129STATE OF WASHINGTONREGISTEREDARCHITECTSTEPHEN DAVID HOEDEMAKER This document contains information proprietary to Hoedemaker Pfeiffer, LLC and is furnished in confidence for the limited purpose of evaluation, bidding, or review. This document or its contents may not be used for any other purpose and may not be reproduced or disclosed to others without the pre-written consent of Hoedemaker Pfeiffer, LLC. All rights reserved. Copyright 2019. APPENDIX E CLARIFICATION OF PROPOSED EXPANSIONS NX PROPERTY LINE ORDINARY HIGH WATER LINE 150' SHORELINE SETBACK 200' SHORELINE MANAGEMENT ZONE 225' REDUCE WETLAND BUFFER INTERRUPTED BUFFER GRAVEL CONCRETE PAVING ROCK BRICK PAVING ASPHALT PAVING WATER SUPPLY LINE ELECTRICAL POWER GAS SUPPLY LINE TREE LEGEND LEGAL DISCRIPTIONASSESSOR'S PARCEL #921084010, 921084011,921084029, 1071400. FOR PROPERTY DESCRIPTION SEE"EXHIBIT A" OF THAT DEED FILED UNDER JEFFERSONCOUNTY AUDITOR'S FILE #641419.1. REFER TO HABITAT MAINTENANCE PLAN FORSITE-SPECIFIC ANALYSIS & NO NET LOSSMITIGATION STRATEGIES2. REFER TO CIVIL DRAWINGS FOR GRADING &DRAINAGE INFORMATION3. REFER TO STORM DRAINAGE REPORT FORTEMPORARY EROSION & SEDIMENT CONTROLSTRATEGIESGENERAL NOTES IMPERVIOUS SURFACES AND DRAINAGE REFER TO DRAINAGE REPORT FOR ADDITIONAL IMPERVIOUS SURFACE INFORMATION. NSITE PLAN1 1" = 40'-0" A003 PROPOSED OVERALL SITE PLAN 07.28.2021 DRAFT VARIANCE, CUP & SSDP SUBMITTAL KEYNOTES1(E) DECK TO REMAIN2(E) DECK TO BE REMOVED AND ENLARGED3(E) GRAVEL LOOP ROAD TO REMAIN AND BE REPAIRED4(E) SEPTIC DRAINFIELD TO BE DECOMMISSIONED5(E) WELL TO BE DECOMMISIONED6(E) GLENDON BIOFILTER SEPTIC SYSTEM TO REMAIN7(E) ROCKERY8(E) ELECTRICAL VAULT9(E) EQUIPMENT SHED TO BE REMOVED AND REPLACED.10 (E) WATER METER11(E) RETAINING WALL TO REMAIN.12 (E) GRAVEL DRIVEWAY AND PARKING AREA TO BEREMOVED AND RESTORED AS VEGETATED AREA13(N) CRUSHED ROCK PARKING LOT W/ (30) PARKING SPACES. PARKING LOT TO BE SLOPED TOWARDS VEGETATED BUFFER AREA14(N) CRUSHED ROCK SERVICE PARKING W/ (5) PARKING SPACES 15 (N) CRUSHED ROCK ROAD. DRIVEWAY TO BE DIRECTEDWEST TO SHEET FLOW THROUGH VEGETATED AREA 16 (N) BEDROOM WITHIN (E) CARPORT FOOTPRINT. NO NEWGROUND DISTURBANCE.17 (N) WALKING PATH 18 (N) YURT. PER JCC 18.10.030 - "CAMPGROUND AND CAMPING FACILITIES" MEANS A FACILITY IN WHICH SITES ARE OFFERED FOR PERSONS USING TENTS OR OTHER PERSONAL, PORTABLE OVERNIGHT SHELTERS - (N) YURT DOES NOT QUALIFY AS CAMPGROUND. 19 (N) STAIR 20 (N) WATER LINE 21 (N) SEPTIC LINE 22 (N) SEPTIC TANK & PUMP CHAMBER 23 (N) SEPTIC DISPOSAL COMPONENTS AND DRAINFIELD 24 (N) 10' VEGETATED BUFFER STRIP FOR STORMWATER DISPERSION 25 (N) SECONDARY TREATEMENT/DOSING TANKS 26 (N) 30' VEGETATED BUFFER STRIP FOR STORMWATER DISPERSION 27 (N) CURTAIN DRAIN 28 (N) ENTRY. 29 LINE OF (E) WOODS AND BRUSH 30 (1) (N) ADA COMPLIANT PARKING SPACE 31 (N) (3) UNIT STUDIO BUILDING. STRUCTURE TO REPLACE (E) (3) BEDROOM MANUFACTURED HOME WITHIN (E) FOOTPRINT. NO NEW GROUND DISTURBANCE. 31 6113 13th Avenue South,Seattle, Washington 98108206 545 8434 NOT FOR CONSTRUCTION #10129STATE OF WASHINGTONREGISTEREDARCHITECTSTEPHEN DAVID HOEDEMAKER This document contains information proprietary to Hoedemaker Pfeiffer, LLC and is furnished in confidence for the limited purpose of evaluation, bidding, or review. This document or its contents may not be used for any other purpose and may not be reproduced or disclosed to others without the pre-written consent of Hoedemaker Pfeiffer, LLC. All rights reserved. Copyright 2019. PROPERTY LINE ORDINARY HIGH WATER MARK 150’ SHORELINE SETBACK 200’ SHORELINE MANAGEMENT ZONE 225’ REDUCED WETLAND BUFFER (N) ALTERATION WITHIN (E) FOOTPRINT (E) STRUCTURE (E) DECK (N) ENTRY POINT (27 SF) ENCLOSE (E) CARPORT LANDWARD EXPANSION TO (44 SF) REPLACE NON-CONFORMING BATHROOM EADDITION REPLACE (E) MANUFACTURED HOME W/ (N) STRUCTURE (N) YURT (N) STARICASE EXPANDED DECK 1 5 1 5 5 2 6 7 2 4 6 7 7 3 3 3 4 5 (N) ADDITION WITHIN 150’ SHORELINE BUFFER (N) ADDITION OUTSIDE 150’ SHORELINE BUFFER SUMMARY OF PROPOSED EXPANSIONS LANDWARD EXPANSION WITHIN SHORELINE BUFFER 71 SF - CABIN 3 ENTRY - CABIN 5 EXPANSION WITHIN 200’ SHORELINE MANAGEMENT ZONE (OUTSIDE OF SHORELINE BUFFER) 198 SF - CABIN 8 DECK - LODGE STAIR EXPANSION EXPANSION OUTSIDE OF 200’ SHORELINE MANAGEMENT ZONE 369 SF - ADA RAMP AT LODGE - CABIN 9 DECK - CABIN 10 DECK - REALLOCATION OF MANUFACTURED HOME TO STUDIOS - YURTS - SAUNA TOTAL PROPOSED EXPANSION 638 SF Exhibit 54 - Page 26 of 40 23 CABIN 01 View from Southwest View from Northwest View from South CABIN 01 Capacity: 6 People Bedrooms: 3 Building Area: 2 Stories, 877 SF (1st Floor 563 SF 2nd Floor 314 SF) Footprint: 723 SF (Includes Patio) PROPOSED WORK - NO CHANGE TO FOOTPRINT - New Roof - New Windows + Doors - New Siding - Patio Repair Exhibit 54 - Page 27 of 40 24 CABIN 02 View from Southwest View from North View from West CABIN 02 Capacity: 4 People Bedrooms: 1 Building Area: 1 Story, 526 SF Footprint: 825 SF (Includes Deck & Covered Porch) PROPOSED WORK - NO CHANGE TO FOOTPRINT - New Roof - New Windows + Doors - New Siding - Deck Repair Exhibit 54 - Page 28 of 40 25 CABIN 03 View from Southwest View from Northwest View from South CURRENT CONFIGURATION - Capacity: 5 - # Bedrooms: 1 PROPOSED CONFIGURATION - Capacity: 6 - # Bedrooms: 2 PROPOSED WORK - Enclose Carport - New Entrance - New Roof - New Windows + Doors - New Siding ENCLOSED CARPORT ENTRANCE REMOVED CABIN 03 Capacity: 6 People Bedrooms: 1 Building Area: 2 Stories, 1,123 SF (1st Floor 916 SF 2nd Floor 207 SF) Footprint: 1,127 SF (Includes Deck & Covered Porch) ~ was 1,100 SF PROPOSED WORK - Enclose Carport - Relocate Entrance - New Roof - New Windows + Doors - New Siding - Deck Repair CHANGE TO FOOTPRINT The 27 square foot increase in footprint is a result of moving the entrance from the west side of the building to the east side (landward expansion). The current entrance has a head height of 6’-2” and does not meet building code. The reloaction to the west side is necessary due to the low roof slope on the east elevation. Exhibit 54 - Page 29 of 40 26 CABIN 04 View from Southwest View from Northwest View from South ENCLOSED CARPORT CABIN 04 Capacity: 6 People Bedrooms: 1 Building Area: 1 Story, 1,095 SF Footprint: 1,333 SF (Includes Deck) PROPOSED WORK - NO CHANGE TO FOOTPRINT - Enclose Carport - New Roof - New Windows + Doors - New Siding - Deck Repair Exhibit 54 - Page 30 of 40 27 CABIN 05 View from South View from Northwest View from Southwest CABIN 05 Capacity: 2 People Bedrooms: 1 Building Area: 1 Story, 596 SF Footprint: 751 SF (Includes Deck) ~ was 707 SF PROPOSED WORK - Remove unpermitted bathroom expansion, 55 SF - Add landward expansion, 44 SF - New Roof - New Windows + Doors - New Siding - Deck Repair CHANGE TO FOOTPRINT The 44 SF increase in footprint is a result of the landward expansion. The proposed expansion is smaller than the 55 SF unpermitted area to be removed, however, the unpermitted 55 SF area is not included as an existing footprint in the 707 SF figure. Therefore, the 44 SF landward expansion is in addition to the current 707 SF footprint. DEMO EXISTING UNPERMITTED BATHROOM REBUILD BATHROOM AS LANDWARD EXPANSION Exhibit 54 - Page 31 of 40 28 CABIN 06 View from Southwest View from Northwest View from South CURRENT CONFIGURATION - Capacity: 5 - # Bedrooms: 2 PROPOSED CONFIGURATION - Capacity: 6 - # Bedrooms: 3 PROPOSED WORK - NO CHANGE TO FOOTPRINT - New Roof - New Windows + Doors - New Siding CABIN 06 Capacity: 6 People Bedrooms: 3 Building Area: 1 Story, 901 SF Footprint: 1,308 SF (Includes Deck & Uncovered Porch) PROPOSED WORK - NO CHANGE TO FOOTPRINT - New Roof - New Windows + Doors - New Siding - Deck Repair Exhibit 54 - Page 32 of 40 29 CABIN 07 View from South View from Northwest View from West CABIN 07 Capacity: 2 People Bedrooms: 1 Building Area: 1 Story, 265 SF Footprint: 378 SF (Includes Deck & Uncovered Porch) PROPOSED WORK - NO CHANGE TO FOOTPRINT - New Roof - New Windows + Doors - New Siding Exhibit 54 - Page 33 of 40 30 CABIN 08 View from Southwest View from Northwest View from South CABIN 08 Capacity: 2 People Bedrooms: 1 Building Area: 1 Story, 546 SF (303 SF cabin & 243 SF shed) Footprint: 780 SF (Includes Deck & Storage Shed) ~ was 604 SF PROPOSED WORK - Deck Expansion - New Roof - New Windows + Doors - New Siding CHANGE TO FOOTPRINT The 176 SF increase in footprint is an expansion within the 225’ reduced wetland buffer but outside of the 150’ shoreline buffer. The cabin sits directly landward of Cabin 5. Waterward of the cabin, a compacted gravel road functionally isolates the area of proposed deck expansion per the biologist’s report. DECK EXPANSION Exhibit 54 - Page 34 of 40 31 CABIN 09 View from Southwest View from Northwest View from South CABIN 09 Capacity: 2 People Bedrooms: 1 Building Area: 1 Story, 303 SF Footprint: 537 SF (Includes Deck) ~ was 361 SF PROPOSED WORK - Deck Expansion - New Roof - New Windows + Doors - New Siding CHANGE TO FOOTPRINT The 176 SF increase in footprint is for a deck expansion outside of the 200’ Shoreline Management Zone and outside of the 225’ reduced wetland buffer. DECK EXPANSION Exhibit 54 - Page 35 of 40 32 CABIN 10 View from Southwest View from Northwest View from South CURRENT CONFIGURATION - Capacity: 2 - # Bedrooms: 1 PROPOSED CONFIGURATION - Capacity: 5 - # Bedrooms: 2 PROPOSED WORK - NO CHANGE TO FOOTPRINT - New Roof - New Windows + Doors - New Siding CABIN 10 Capacity: 5 People Bedrooms: 2 Building Area: 2 Stories, 997 SF (1st Floor 619 SF 2nd Floor 378 SF) Footprint: 1,210 SF (Includes Carport, Covered Porch, & Deck) ~ was 1,014 SF PROPOSED WORK - Deck Expansion - New Roof - New Windows + Doors - New Siding CHANGE TO FOOTPRINT The 196 SF increase in footprint is for a deck expansion outside of the 200’ Shoreline Management Zone and outside of the 225’ reduced wetland buffer. Exhibit 54 - Page 36 of 40 33 MANUFACTURED HOME (3 STUDIOS, YURTS & SAUNA) View from Southwest View from West MANUFACTURED HOME SITE EXISTING MANUFACTURED HOME Capacity: 6 Persons Bedrooms: 3 Building Area: 2,066 SF Footprint: 2,678 SF (Includes Decks) PROPOSED STUDIOS, YURTS & SAUNA Capacity: See breakdown Bedrooms: See breakdown Building Area: < 2,066 SF Footprint: < 2,678 SF (Includes Decks) (2) YURTS & (1) SAUNA Capacity: 2 per yurt (sauna - n/a) Bedrooms: 1 each Building Area: yurts ~300 SF/ea sauna ~150 SF Footprint: ~750 SF Total PROPOSED WORK BREAKDOWN: (3) STUDIOS Capacity: 6 Persons Bedrooms: 3 (separate studios) Building Area: 450 SF/each Footprint: 600 SF/each (incl decks) - NO CHANGE TO CAPACITY - Demolish Manufactured Home - Replace with new stick built structure(s) with decks in modified footprint - New structure(s) to be located outside of the 200’ Shoreline Management Zone and 225’ Reduced Wetland Buffer - Proposed yurts and sauna exact locatons TBD but will be located outside of the 200’ Shoreline Management Zone and 225’ Reduced Wetland Buffer - Yurts & Sauna footprint not to exceed remainder of footprint of existing Manufactured Home less new Studios Exhibit 54 - Page 37 of 40 34 LODGE View from Southwest View from Northwest View from South LODGE Building Area: 2 Stories, 1,737 SF (1st Floor 586 SF 2nd Floor 1,151 SF) Footprint: 2,163 SF (Includes Deck, Stairs, Ramp, and Uncovered Porch) ~ was 2,066 SF PROPOSED WORK - Relocate staircase - New Roof - New Windows + Doors - New Siding - New ADA Ramp on north side CHANGE TO FOOTPRINT The 97 SF increase in footprint is for the relocation of the main deck stairs and the addition of an ADA ramp on the north side of the building. The stairs are being relocated to accommodate the entrance to a new ADA bathroom that will be located under the existing main deck footprint on the south side of the building. DEMO EXISTING STAIR BLOCKING ADA BATHROOM ACCESS RELOCATE STAIR TO WEST END OF DECK ADD RAMP TO PROVIDE ADA ACCESS TO LODGE Exhibit 54 - Page 38 of 40 35 GARAGE / CARETAKER View from Southwest View from Northwest View from South GARAGE/ CARETAKER Capacity: 2 Persons* Bedrooms: 1* Building Area: 2 Stories, 1,618 SF (1st Floor 840 SF 2nd Floor 778 SF) Footprint: 850 SF PROPOSED WORK - NO CHANGE TO FOOTPRINT - New Roof - New Windows + Doors - New Siding - Relocate Entry from West to South * Per Jcc 18.20.350.9b - Caretaker’s residence shall not contribute to total building area over the entire site. Exhibit 54 - Page 39 of 40 36APPLICANT REQUEST SUMMARYENVIRONMENTAL IMPROVEMENTS• Traffic & Parking• Septic• Water• Land Restoration• Removes parking from shoreline management zone• Replaces existing undersized, failing septic system• Majority of new system placed outside of shoreline management zone• Decommission existing failing wells• Connect to Jefferson County PUD Domestic Water`• Removal of exisitng parking and failing infrastructure in shoreline management zone allows for 8,853 SF of land restorationCONDITIONAL USE AND SHORELINE VARIANCE• Retains the property’s existing grandfathered use as a beach resort dating back to the 1930’s, predating current comprehensive plans and local zoning laws. • Updates infrastructure and facilities to retain the rural character with a focus on surrounding nature and views. • Include substantial environmental and public safety improvements that are beneficial to the community as a whole. • Variance is required to make necessary improvements. • Updates to cabins occur within the existing footprints except for a few minor exceptions.Exhibit 54 - Page 40 of 40