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Michelle Farfan
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Mo-chi Zoe Lindblad
Friday, October 31, 2003 3:13 PM
AI Scalf; Michelle Farfan; Josh Peters
FW: Port Ludlow Resort Draft SEIS/Project Description
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Ch2.2.doc
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-----Original Message-----
From: Lyn Keenan [mailto:lkeenan@reidmidd.com]
Sent: Friday, October 31, 2003 3:02 PM
To: Mo-chi Zoe Lindblad
Cc: MDorsey@portludlowassociates.com
Subject: Port Lulow Resort Draft SElS/Project Description
For your information - attached is where we are on Section 2.2, which describes the
proposed project and alternatives. Mark Dorsey asked me to send you this info. as you are
getting inquiries from the public and there may be some confusion as to what was proposed
in the past.
This section may still be edited before you get the pre-draft, but it does explain what is
proposed now, what was proposed in 1993, and what was proposed in 1999. The descriptions
are complicated because of trying to explain what development occured when, and the fact
that the 1999 Plan never acknowledged the 1994 plat of Ludlow Bay Village.
Anyway, any thoughts you have as to how to simplify this or clarify the discussion are
welcome!
Lyn Keenan
1
2.2 Proposed Project and Alternatives
The proposed proj ect is a modification to the current 1999 Port Ludlow MPR Resort
Plan. Alternatives 1,2, and 3 will each result in additional residential, commercial and
recreational development and full build-out of the Resort area at Port Ludlow. Full build-
out will include a 1 DO-slip expansion ofthe existing marina. The alternatives differ in the
type and intensity of development (hotel versus residential, etc.), and consequently the
future character of the Port Ludlow Resort.
Alternatives 2 and 3 are presented here as originally conceived. Elements of each
alternative are labeled as either existing or proposed. This is meant to indicate the
condition ofthat element at the time the plan was written, i.e. as conditions existed at the
Resort in 1993 or in 1999. It must be noted that development and subdivision activity
that has occurred in Ludlow Bay Village since 1993 precludes full build-out of either
Alternative 2 or 3 as originally presented. While those alternatives would have been
possible when conceived, it is no longer possible to construct some of the major facilities
as proposed because subsequent development and the 1994 plat of Ludlow Bay Village
have reduced the size of developable land necessary for these facilities. In these
instances, a note has been added indicating that construction of this potential element
would need to be revised (smaller, larger, different location, etc.) or is no longer feasible.
Section 3.4 - Land Use and Land Use Designations (within Chapter 3 of this document)
addresses the current build-out potential for Alternatives 2 and 3. Other sections within
Chapter 3 also address this issue.
Alternative 1: Proposed Project - 2003 Resort Plan
The 2003 Resort Plan proposes that the resort serve as a destination resort for the
traveling public, as opposed to large conference groups. This change will decrease the
size of many resort facilities identified in the 1999 Resort Plan and development
regulations, and will increase the number of residential units. Conferences will still be
accommodated, but on a smaller scale and will be housed in existing facilities such as the
Heron Beach Inn, the Bay Club, the Beach Club, the relocated Harbor Master Restaurant,
etc. At build-out, development within the resort area will include:
. 192 residential units
The 192 units will consist of: the 64 existing stacked condominiums within Admiralty
I and II, the existing 23 townhomes within LBV, the 2 townhomes now under
construction in LBV, the one single-family dwelling within LBV, and 39 new
townhomes in the Admiralty III area (32 stacked flats and 7, two-story townhomes)
and 64 new stacked flat condominiums within LBV. The 64 new units within LBV
will consist of 48 stacked flats, and 16, 2-story townhomes. Vehicular access to
existing townhomes within Ludlow Bay Village will be via Heron Road, and will be
separated from access to the adjacent Heron Beach Inn.
The new townhomes will maintain the existing architectural theme established in
Ludlow Bay Village (i.e., New England/Colonial), but will be smaller in size (1,200-
1,500 square feet) than existing townhomes in Ludlow Bay Village. The smaller size
will allow for an over-all variation in product type and price range.
. Heron Beach Inn - 37 room inn, including restaurant and lounge (existing)
The existing building will remain unchanged, however vehicular access to the Inn
will be modified. Vehicular access to the Inn and its associated parking will be
restricted to Gull Drive, and separated from access to the adjacent townhomes. The
existing 36 stall parking lot will be reconfigured to provide 55 spaces. Regarding
interior improvements, the size of the formal restaurant will be reduced to double the
size of the Fireside Lounge.
. Waterfront Commercial Facility (proposed)
This I-story building will be located on the shoreline near the west end of the marina,
and will contain the Dock Master's office, the marina maintenance area, a store for
marina tenants and guests. This facility will be situated adjacent to the relocated
Harbor Master Restaurant. The building will maintain the New England/Colonial
architectural theme.
. Harbor Master Restaurant -'5,000 square feet (existing)
The existing restaurant building will be demolished, and the restaurant will be
relocated to the waterfront commercial facility near the marina. The seating capacity
will be reduced from 120 people to 90 people (inside seating for 60, together with
outside seating for 30).
. Private Recreational Facility - 7,500 square feet (proposed)
This 2-story, indoor recreation facility will be located adjacent to the waterfront
commercial facility near the west end of the marina. The facility will include an
indoor-outdoor swimming pool, spa and a fitness center, and will be available only to
residential property owners within Ludlow Bay Village and their guests, guests at the
Heron Beach Inn and guests at the marina. The recreation building will also be
designed in the New England/Colonial style.
. LMC Beach Club Recreational Facility and Bridge Deck (existing)
No changes to this private facility or its parking areas are proposed.
. Port Ludlow Associates Offices (existing)
Offices for Port Ludlow Associates will be moved from their current location (off
Paradise Bay Road) to the old conference center along Oak Bay Road, in the north
end of the RC/CF zone. Approximately 30 employees will be located in this building.
. Maintenance building - 2,900 square feet (proposed)
This building will be used as a maintenance facility for the Inn and other Resort
operations.
I .
. Off-street parking
All new residential units will include off-street parking for two cars. A total of 332
off-street stalls will be provided in a series of paved parking lots for the marina,
commercial, and recreational uses in Ludlow Bay Village.
. Open space, trails (existing and proposed)
A designated, signed trail system will be developed within Ludlow Bay Village to
provide for better pedestrian circulation and access to public portions of the shoreline.
This system will include an 8- foot wide wooden boardwalk along the shoreline that
will extend from the new recreation facility, east to the Heron Beach Inn. Existing
open space along the south side of the artificial lagoon will be retained, as will the
open space at the end of Burner Point. Parking for access to the public trails will be
located at the upper community lot.
Vegetated slopes along the east side of Oak Bay Road and Harbor Drive will also be
retained. The southern portion of the Admiralty III area will remain undisturbed at
this time, but ultimately may be used for additional parking.
. Infrastructure Improvements
Storm - Impervious surfaces within Ludlow Bay Village would cover
approximately of the site. New impervious surfaces not anticipated by the
existing storm drainage plan, would consist entirely of rooftops. The existing storm
drainage system consists of pipes from catchments to oil/water separators which drain
to the artificial lagoon and ultimately, Port Ludlow Bay.
Within Admiralty III, new storm water detention facilities, as well as water quality
facilities would be required. Upgrades to the downstream conveyance system may
also be required.
Sanitary sewer and water service would be provided by the Olympic Water and
Sewer Company. New hook ups will be required but the capacity of the existing
systems is adequate to handle the increased use.
. Marina - 380 slips (280 existing slips + 100 slip proposed expansion)
The marina expansion is shown in Figure XX. The proposed project adds 100
slips to the marina by expanding the existing float system both westward and
waterward. The proposed configuration of the new floats/slips is as follows:
. D-Dock will be extended 120 feet to the west to accommodate an additional
twelve 36-foot slips.
. E-Dock will be extended 400 feet to the west to accommodate an additional 42
slips (seven SO-foot, nine 60-foot, and twenty-six 4S-foot slips).
. The east side ofE-Dock will be reconfigured to accommodate sixteen slips (eight
36-foot slips and eight 40-foot slips, to replace 10 existing slips).
. A new F-Dock will be constructed waterward ofE-Dock. The new F-Dock will
extend 700 feet westerly and 2S0 feet easterly of the central walkway. The new
F-Dock will accommodate 40 new slips (thirty 4S-foot slips and ten SO-foot slips).
F-Dock will serve as a floating breakwater to protect the Marina.
The existing 1,600-sq. ft. timber kayak float will be replaced in the same location
with a 2,8S0-sq. ft. float with light transmission capabilities. The existing 680-sq.
ft. dinghy float on C-Dock will also be replaced with three new floats totaling 960
sq. ft.
Please refer to the 2002 Port Ludlow Marina Expansion EIS for complete details.
Alternative 2: 1993 Resort Plan
Alternative 2 is the Resort Plan as identified in both the project-level and programmatic
1993 Environmental Impact Statements prepared for Port Ludlow. The 1993 Plan is
similar to the Alternative 1 - 2003 Resort Plan, but proposed six fewer residential units,
new retail commercial space, a new town hall and marina managers office and no new
maintenance or recreation facilities. New development along the shoreline was proposed
as residential, rather than commercial.
Note - Alternative 2 is presented here as originally conceived in 1993. Elements of each
alternative are labeled as either existing or proposed. This is meant to indicate the
condition of that element at the time the plan was written in 1993. It must be noted that it
is not possible today to construct some of the facilities as proposed in Alternative 2. The
subdivision and development that occurred in 1994 reduced the size of developable land
necessary to construct the facilities as originally proposed in this alternative. Generally,
it is possible to implement this alternative and construct the facilities, but the locations
and sizes of the facilities would need to be adjusted. In these instances, a note has been
added indicating that construction of a potential element would need to be revised
(smaller, larger, different location, etc.) or is no longer possible.
At build-out, Alternative 2 would include:
. 186 residential units (64 existing units in Admiralty I and II + 122 proposed! units in
Admiralty III and Ludlow Bay Village)
Within Ludlow Bay Village, residential development was to consist of 23 single-
family detached platted lots (11 along the shoreline at the west end of the marina and
12 north and east of the artificial lagoon) and 49 multi-family units (20 townhouse
units, 17 villa units, 11 units in mixed-use structures, and one "carriage house" unit).
1 May require alternate location or size.
The average single-family lot size was 4,361 square feet; the average size of a multi-
family unit was 1,200 square feet. No architectural theme was identified, but it is
assumed the new units would be consistent with the design of the Heron Beach Inn.
Further, SO new townhomes would be constructed in the Admiralty III area (in
addition to the existing 64 townhomes in Admiralty I and II). The size and
architectural style of these new townhomes was not specified.
. Retail commercial building - 2,SOO square feet (proposedl)
Retail uses were to be located in the ground-floor space of a 3-story mixed-use
complex located in the northeast corner of Ludlow Bay Village. Anticipated retail
uses included a bakery/coffee shop and souvenir shop.
. Heron Beach Inn - 36 room Inn, including restaurant and lounge (proposed)
The Heron Beach Inn was initially proposed as a 3-story, 36 room Inn, in its current
location. The completed structure has 37 rooms. Access to the Inn and its associated
parking area was to be combined with access to proposed residential development to
the north and east.
. Harbor Master Restaurant - S,OOO square feet (existing)
The addition of a deck to the existing Harbor Master Restaurant was proposed.
. Town Hall- 1,8S0 square feet (proposedl)
A Town Hall, to be used for meetings and community activities, was to be located
adjacent to the mixed-use complex in the northeast portion of Ludlow Bay Village.
The Town Hall would be a maximum of SO feet in height, with a footprint of 1,030
square feet and a total of 1,8S0 square feet.
. Off-street parking
Parking for 400 vehicles was to be provided within Ludlow Bay Village. Parking lots
would be provided in three general portions of the site, and smaller lots would
accompany the multi-family structures. Parking for single-family residents was to be
on individual lots and adjacent roads.
. Open space, trails
Within Ludlow Bay Village, approximately 10.S acres would remain in open space.
The major open spaces included the southern end of Bumer Point, and the expanded
artificial lagoon.
. Infrastructure Improvements
Storm Drainage - Within Ludlow Bay Village, impervious surfaces would cover
approximately 40% of the site. Stormwater runoff would be piped from catch basins
1 May require alternate location or size.
\
to oil/water separators, and ultimately to the artificial lagoon. After mixing with the
lagoon, water would be released into Port Ludlow Bay. A small portion ofthe runoff
from shoreline areas would not be routed through the artificial lagoon, but would
drain through swales and biofilters prior to release into the Bay.
Within Admiralty III, new storm water detention facilities, as well as water quality
facilities would be required. Upgrades to the downstream conveyance system may
also be required.
Sanitary sewer and water service would be provided by the Olympic Water and
Sewer Company (then known as the Ludlow Sewer Company and Ludlow Water
Company). New hook ups would be required, but the capacity ofthe existing systems
was determined to be adequate to handle the increased use.
. Marina - 380 slips (280 existing slips + 100 slip proposed expansion)
This element is the same for each alternative regardless of which upland alternative is
chosen. See the description under Alternative 1 for more details of the expansion, or
see the FSEIS for the Port Ludlow Marina Expansion (2002).
In the original 1993 Plan, the marina would have expanded primarily to the east and
west, rather than out into the Bay. Dredging would have been required in a slightly
less than one acre area along the west side of Burner Point in order to increase depths
and improve access to inner docks.
. Marina Support Development (proposed)
A new 800 square foot marina manager's office and store would be constructed
midway between the Heron Beach Inn and existing marina buildings to the west.
Marina restrooms and laundry facilities would be housed in a new building at the
location of the old marina manager's office. Underground fuel and propane tanks
would also be removed and relocated to a partially aboveground containment bunker.
Alternative 2 is shown in Figure 4.
Alternative 3: No Action - Existing 1999 Resort Plan
Alternative 3 is development ofthe Resort Plan as described in Section 3.901 of the
existing MPR regulations. It differs significantly from Alternatives 1 and 2 by proposing
to fill two-thirds of the artificial lagoon and develop a large hotel, conference center,
amphitheater, several restaurants, indoor tennis courts, structured parking, museum,
youth center and retail stores. The recreation facilities would have served both guests at
the conference center and residents of the MPR.
Note - Alternative 3 is presented here as originally conceived in 1999. Elements of the
plan are labeled as either existing or proposed. This is meant to indicate the condition of
".
that element at the time the plan was written in 1999. It must be noted that it is not
possible today to construct some ofthe facilities as proposed in Alternative 2. The
subdivision and development that occurred in 1994 reduced the size of developable land
necessary to construct some of the facilities in this alternative as proposed. Generally, it
is possible to implement this alternative only with significant changes. This would likely
include relocating and reducing the size of the hotel and conference center (with a
corresponding reduction in the resort amenities), and eliminating the amphitheater. A
note has been added to those items that would a relocation or adjustment, or elimination.
At build-out, development was to include:
. Lagoon Fill (proposed)
The western two-thirds of the artificial lagoon was proposed to be filled in to create
an open grass area.
. Hotel Guest Rooms - 275 rooms (37 existing, 238 proposedl)
A 238 room hotel was proposed to be located near the northeast edge of the filled
section of the artificial lagoon. The hotel, conference center and restaurant would be
physically connected to each other with enclosed breezeways.
. Restaurants - 59,000 square feet (5,000 Harbor Master + Inn Restaurant - Existing)l
One, 200-seat year round restaurant connected to the conference center and hotel
One, 125-seat year round lounge connected to the conference center and hotel
One, 125-seat seasonal restaurant near the marina
Also includes hotel lobby and registration area, spa, kitchen offices and storage
rooms.
. Resort Retail- 2,500 square feet (proposed) with associated storage - 1,400 square
feet
A marine/non-marine related retail store would be constructed near the shoreline at
the west end of the marina. This building would also contain the waterfront
restaurant.
. Conference Center - 22,000 square feet (proposedl) with support areas and storage-
8,000 square feet (proposedl)
The conference center would be located between the hotel and restaurant on the north
side ofthe filled section of the artificial lagoon. The hotel, conference center and
restaurant would be physically connected to each other with enclosed breezeways.
. Indoor tennis courts - 26,000 sq. ft (proposedl)
1 May require alternate location or size.
1 May require alternate location or size.
2 Cannot be constructed.
,~ .
Three buildings housing indoor tennis courts would be constructed in the southwest
pori ton of the resort, below Oak Bay Road.
. Indoor sports and pool complex - 13,SOO square feet (proposedl)
One indoor sports building and an outdoor pool would be located south of the indoor
tennis courts, below Oak Bay Road.
. Structured/underground parking -119,000 square feet (proposedl)
A concrete parking structure with underground and above ground parking would be
located south of the indoor sports and pool complex, below Oak Bay Road and west
of the remaining artificial lagoon.
. Museum or Interpretive Center -7,SOO square feet (proposed)
This museum would contain permanent and rotating art and cultural displays. It
would be located north of the retail and restaurant building on the shoreline, and west
of the remaining artificial lagoon.
. Support Buildings - 12,000 square feet
Several support buildings for use in maintenance, warehousing and housekeeping.
. Youth Center - 4,000 square feet (proposed)
A youth center containing an assembly area, kitchen, game room, media room and
other amenities would be located in the northwest corner of the Resort, in the old
conference center.
. Amphitheater - One (proposed2)
An outdoor, uncovered amphitheater would have been located at the east end ofthe
filled section of the artificial lagoon. The amphitheater would have included parking
below, and would have been used for concerts and other events.
. Yacht Club - One (proposed l)
A yacht club would have been located within the restaurant building along the
shoreline.
. 4-Single Family Dwellings, l-S unit townhome
. All existing townhomes (64 units in Admiralty I and II, and units in LBV - sq. ft. not
part of Resort sq. footage)
. Marina Expansion - 280 existing slips + 100 slip proposed expansion
2 Cannot be constructed due to platted lot lines.
, "'^-4!e .
,.,. .
This element is the same for each alternative regardless of which upland alternative is
chosen. See the description under Alternative 1 for more details of the expansion, or
see the FSEIS for the Port Ludlow Marina Expansion (2002).
Alternative 3 is shown in Figure 5.
H:\DOC\27pl\03\002-Port Ludlow SEIS\DEIS\Ch2.2.doc