2008 Comprehensive Plan

ii Port of Anacortes Comprehensive Plan
The Comprehensive Plan Update was developed thanks to the time and dedicated effort of the meeting
attendees and committee members listed below.
Meeting Attendees
Fred Abelman
Chuck Ackerman
Gary Adams
Sue Athmann
Robert Atterberry
Pam Allen
Farah Ally
Dave Ashbach
Ross O. Barnes
Jennifer Barrett
Pat Barrett
Rita Ball
Jim & Mary Baumann
Phil & Cindy Becker
Ken Beegle
Beth Bell
Deane Brazas
Buddy Brown
Jeanette Brown
Tony Bull
Jordan Bump
Michael Bump
Shawn Bundy
Mark Bunzel
Vic Childs
Jack & Carol Lee Clissold
Shelagh Considine
Carlann Copps
Jim Crone
Dan Crookes
Roland Culbertson
Dennis F. Cullen
Roger Curtis
Jack Darnton
David DeBruler
Tim DeLapp
Greg Denman
Paul Dinnel
Mick Donahue
Lana Dunning
Gail & Mark Dupar
Jay Field
John Firlotte
Tom Flanagan
Carl Frantz
Rudy Gahler
Norma Jean & Henry Germond
Lyndon Greene
Paul Groesbeck
Mike Gwost
Bob Hall
Joe Halton
Mark Hargett
Norm Havercroft
Bryan Hennessy
Loren Hoboy
Bob Holbrook
Jerry & Nancy Husted
David Jackson
Stuart Janke
Garrett Johns
Tracy Johns
Chris Johnson
George Johnson
Paul H. Johnson
Doug Jones
Kristi Kefgen
Per Kefgen
Tobey King
Marv Klinger
Elaine Lachlan
Tom Lane
Bill & Darith Langjahr
Bev Larson
Vern Lauredsen
Mike Lewis
Randy Longerich
Michael Magerkurth
Lea Mayberry
Bill McGaw
Michelle McKinnon
Denis Mezza
Mike Millen
Carol Miner
Bill Mitchell
Betty Mooney
Boshie Morris
Dick Nelson
MaryAnn Nelson
Mike Nelson
Steve Oakley
Curt Oppel
Frances Orr
Stephen Orsini
Reese Perkins
Erica Pickett
Joseph Pirog
Michele Pope
Joan Pringle
John Prosser
Tom Richards
Jack Richardson
Joe Roberts
Ray Robinson
Andy Rothman
Rey Rubalcava
Karen Rubalcava
Geri Rubin
Andy Ruthman
John Sanford
Burt Sawade
Lon Schofield
Erik Schorr
Andy Schwenk
Vince Sellen
Art Shotwell
Cynthia & Doug Simonsen
Steven Slepend
Fred Smith
JB Smith
Sandra Smith
Von Smith
Dustin South
Pat Steffani
Andy Stewart
Tom Stowe
Paul Sund
Phil Teas
Karen Thompson
T.K. Wegg
Don Wick
Graeme Wilson
Chris Wood
Allen & Sarah Workman
Richard Wright
Comprehensive Plan Update
Steering Committee
Mitch Everton
Dale Fowler
Kristi Gabrielse
Laura Hennessy
Bob Hyde
Kirk Kennedy
John Pope
Cynthia Richardson
Gary Robinson
Spencer Swain
Bill Turner
Commissioners
Steve Hopley
Pat D. Mooney
Ray Niver
Keith Rubin
Bill Short
Executive Director
Bob Hyde
Project Manager
Marc Estvold, AIA
Planning Team
Becky Darden
Jenkins Dossen
Bob Elsner
Dale Fowler
John Hachey
Chris Johnson
Julie Johnson Lindsey
Connie Thoman
MAKERS architecture
& urban design
Gerald Hansmire, partner
Julie Bassuk, partner, AICP
Shawna Michaud, planner

iii
Appendix B: Community Planning Process 63
Appendix C: Draft Plan Comments & Response 69
Appendix A: Projects Completed 57
Cap Sante Boat Haven Area 58
Guemes Channel Properties 60
Anacortes Airport 62
Ship Harbor 47
Today & Future Plan 47
Implementation 49
Near Term Recommendations 50
Medium Term Recommendations 51
Long Term Recommendations 52
Timing To Be Determined 53
Timing Opportunity Driven 54
Anacortes Airport 41
Today 42
Future Plan 43
Guemes Channel Properties 25
Today 26
Future Plan 28
Curtis Wharf 30
Pier 1 32
Dakota Creek Industries Site 34
Pier 2 36
Randy’s/Wyman’s 38
Cap Sante Boat Haven Area 11
Today 12
Future Plan 14
In-Water 16
North Basin 18
West Basin 20
South Basin 22
Seafarers’ Memorial Park 24
Big Picture Recommendations 9
Introduction 1
Anacortes: Home of the Port 2
Port Overview 4
The Plan 8
Table of Contents

iv Port of Anacortes Comprehensive Plan
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iv

1Introduction
Introduction
The Comprehensive Plan
Developed as a tool for the Port and its community, this
Comprehensive Plan sets the Port’s vision for the next twenty
years. To realize that vision, it outlines a general scheme of harbor
improvements, meeting the requirements of Chapter 53.20 of the
Revised Code of Washington State.
The people of Anacortes are instrumental in planning the Port’s
future. Tenant, stakeholder and community participation have
helped the Port set the vision for each of its properties. For a full list
of community members dedicated to the planning process, see
page ii.
Attending approximately twenty
meetings, community members
successfully crafted the vision for the
Cap Sante Boat Haven Area.
Tenants, stakeholders, and
neighbors of Guemes Channel
Properties shared their input
throughout the planning process.

2 Port of Anacortes Comprehensive Plan
Anacortes: Home of the Port
Anacortes was founded in 1877 when early settler Amos Bowman
established a Post Office named after his wife Annie Curtis. Since
the late 1800s, the town has supported thriving fishing, lumber, and
mill industries that served as the economic backbone through the
mid- to late 20th Century.
Changing growth patterns, resources, and technology have
triggered an economic shift in Anacortes. Oil refining has been
significant since the 1950s; two of the state’s six refineries are
located on the edge of town at March’s Point.
Today the heart of Anacortes is its downtown, which has become
increasingly vibrant over the last decade through investment in
businesses, historic buildings, streets, parks, art installations, and
cultural centers around the core.
Cargo shipping at the Port’s Guemes
Channel Properties. Date unknown.
Historic salmon can label.
Oil refineries at March’s Point.
ANACORTES: HOME OF THE PORT

3Introduction
The Port’s properties are within the City of Anacortes, located on
Fidalgo Island. The gateway to the San Juan Islands, Anacortes
is within Skagit County, a thriving agricultural area.
Quick Facts
The• Port of Anacortes was
established in 1926
In 1962, the public authorized an•
annexation to the Port District by
popular vote. The act created the
current District boundaries.
Today the District includes•
approximately 100 square miles
and 23,000 residents.
Five elected Commissioners•
represent each of the sub-districts
(pictured below).
Led by a five-member Commission,
Port staff ably maintain and enhance
Port facilities to stimulate job creation
and commerce while protecting the
area’s quality of life.

Port Properties
The Port of Anacortes oversees many diverse properties. Following
a brief discussion of big picture (Port-wide) recommendations,
the Comprehensive Plan is organized by these property areas.
Priorities were established to guide the planning process for each.
The Cap Sante Boat Haven Area supports commercial fishing and a•
growing variety of commercial ventures, boaters, and tourists. Its open
facilities provide one of central Anacortes’ best places to stroll along the
water.
Marine-related businesses reliant on deep-draft terminal access are•
hosted by the Port’s Guemes Channel Properties.
Small aircraft ventures and light industrial tenants operate out of the•
Anacortes Airport.
The Port’s Ship Harbor property is leased by the Washington State Ferry•
System.
Cap Sante Boat Haven
Guemes Channel Properties
Anacortes Airport
PORT OVERVIEW

5Introduction
Port Mission
In partnership with public agencies and private business,
develop and manage facilities and services which stimulate
private job creation and commerce, while protecting the
quality of life, needs and desires of area residents.
Did you know?
With 30 full-time employees (FTE), the Port of
Anacortes is the highest revenue-producing Port per
employee in Washington State, at $330,000 per FTE.
Mission Tenets
Be a responsible steward of the1.
public resources, and operate in
a manner which maintains a high
level of public understanding and
confidence in the Port’s activities.
Operate as a primarily self-2.
supporting public enterprise,
which will maintain the financial
strength necessary to fulfill our
mission on a continuing basis.
Operate in a manner that avoids3.
displacement of private business
activity.
Establish and maintain sound and4.
ethical management practices
in all relations with the Port’s
customers, employees and the
community at large.
Give priority to the fostering of5.
economic developments, which,
directly or indirectly, lead to the
creation, and maintenance of
family wage jobs.
Concentrate on developments6.
for which the Port is uniquely
qualified, primarily marine related
activities and transportation.
Economically or socially justify all7.
new capital projects.
Provide services and facilities that8.
do not require continuing subsidy.
Quality of life means an9.
appropriate balance among
economical, social, and
environmental elements.

Consistent with its mission and in addition to maintaining existing
facilities and properties, much of the Port’s Comprehensive Plan
consists of economic development, environmental stewardship, and
public access endeavors. These are indicated throughout the plan
with the icons illustrated below. In addition, the Port’s recent project
successes are summarized in Appendix A.
Economic Development
Over the years, Anacortes has established itself as a headquarters
for ship building and marine-related industries, vibrant boating
center, and tourism hub. To continue fostering economic
development, the Port prioritizes opportunities that create stable
employment and promote direct and indirect economic benefits to
the region.
Environmental Stewardship
Being a responsible steward of public resources includes a
commitment to protecting and enhancing the environment.
Most recently, under Governor Christine Gregoire’s Puget Sound
Initiative, the Port has teamed with the Department of Ecology
to fast-track clean-up of five Port-owned properties. This effort,
called Focus Fidalgo, integrates clean-up, habitat restoration,
redevelopment, and public access improvements into a single,
coordinated effort.
Dakota Creek Industries oversees a
successful ship building and repair
operation on the Port’s Guemes
Channel Properties.
Did you know?
In 2007, the Port’s
properties hosted over 650
jobs, most of which were in
manufacturing and repair
(seasonal average).

7Introduction
Public Access
The Port pursues projects that improve the function of its properties
while strengthening the community’s pedestrian network and open
space amenities.
The planned Waterfront Loop, a network of pedestrian corridors that
bring the public to the shoreline and connect waterfront viewpoints,
will be integrated with the Tommy Thompson Parkway and the
downtown commercial core.
The planned Waterfront Loop is shown in relation to existing
pedestrian connections and the Port’s properties.

How Should One Understand the
Comprehensive Plan?
The Comprehensive Plan sets the vision, establishes guiding
principles and land uses, and identifies potential projects
for the Port and its properties. The Comprehensive Plan is a
“comprehensive scheme of harbor improvements” as the term is
defined in the Revised Code of Washington (RCW) Chapter 53.20.
The design, funding, and timing for projects identified in the Plan
will depend upon multiple factors, including market demand and
financial feasibility; grant availability and/or private or Port funding
sources; and design considerations. Port Commissioners will
evaluate and prioritize projects using a number of evaluation criteria
(see the sidebar).
Projects will be refined through the design and environmental review
processes before being implemented. Multiple opportunities for
community involvement will be provided as projects move through
this process.
To remain a useful tool, this document will be updated as needed.
In addition to the periodic updates, the plan may be amended at
any time to reflect changes at the Port or its capital improvement
plan. The public will be notified of any update or significant
amendment to the plan.
Project
Evaluation Criteria
Projects will be evaluated based upon
their ability to:
Create partnerships with1.
tenants, environmental groups,
associations, governments, etc.
Retain jobs & stimulate job2.
creation & commerce
Protect quality of life by providing3.
public access, amenities, and
cultural enhancement
Prevent accidents & address4.
public safety issues; comply with
regulations
Address facility maintenance5.
issues
Use funding effectively6.
THE PLAN

9Big Picture Recommendations
Big Picture Recommendations
Operating in a Changing World
Changing industry demands, regional population growth, and
increasingly strict environmental protection requirements are
altering the dynamic for Washington Ports. The Port of Anacortes is
well-positioned to respond to these changes. Key issues facing the
Port are briefly described here, followed by strategy
recommendations.
Redevelopment of Working Waterfronts
There is increasing pressure to redevelop the industrial waterfront
especially if currently underutilized. As neighborhoods grow around
these zones, pressure to curtail industrial operations can also occur.
Waterfronts in nearby communities
are transforming, as once-thriving
industrial areas are planned for
re-use as mixed-commercial and
residential sites. The Port Gardner
planned development in Everett (top)
and New Whatcom Redevelopment
project in Bellingham (bottom) are
underway.
Strategy: Endeavor to provide an adequate buffer
between the Port’s industrial properties and
incompatible uses.
Prohibit incompatible uses or encroachment on Port•
properties.
Work with the City and adjacent property owners to•
carefully evaluate any development planned for buffer
areas.
Acquire adjacent property to expand buffer zones•
where appropriate.

Environmental Initiatives
Regulatory controls aimed at protecting natural resources are
becoming increasingly restrictive, which will impact the cost and
timing of Port projects.
Cleanup initiatives at the Port are ongoing. Subject to funding, the
Port will continue to work with the Department of Ecology and state
and federal resource agencies.
Climate change and the emerging regulations will also likely
affect the Port. The Federal government currently uses voluntary
and incentive-based programs to reduce emissions and has
implemented programs that promote climate technology and
science. A more regulatory approach to climate change is
expected over time.
Some local Port districts, governments and Washington State
have already instituted some policies and regulatory initiatives that
address climate change.
Strategy: Proactively leverage grant funding opportunities
to protect and/or enhance natural resources.
Incorporate “green” building practices and site treatment•
where appropriate.
Proactively address clean-up and mitigation requirements•
for future projects.
Consider acquiring property for environmental restoration•
and/or mitigation purposes.

11Cap Sante Boat Haven Area
Cap Sante Boat Haven Area
Recognized locally and nationally as a destination for the marine
industry, boaters and tourists, the Cap Sante Boat Haven is one of
Anacortes’ most treasured assets. Located two blocks from historic
downtown, the marina includes over 100 acres of in-water and
uplands property.
Planning Priorities
To guide the Comprehensive Plan update process and
support the Boat Haven’s continued healthy development,
the Port set the following planning priorities:
Engage the community•
Create and illustrate a clear vision•
Maximize the use and efficiency of the marina’s limited in-•
water area
Balance services, amenities, job creation and revenue on•
the uplands
Strengthen the physical and visual connection to downtown•

The Cap Sante Boat Haven has a unique opportunity to continue to
support Anacortes’ thriving marine community and economy. Motor
Boating magazine recognized Anacortes as the “#1 Boating
Community” in their December 2006 issue and the Northwest
Washington Marine Cluster Study identified Anacortes as a center of
marine-related industry within Skagit, Whatcom, San Juan, and
Island Counties. The Boat Haven also ranks as the second busiest
public marina in the state, with 12,000 to 13,000 overnight stays for
guest boaters each year.
The Boat Haven’s 950 slips support the local fishing fleet,
commercial marine activities, and hundreds of recreational boats.
The marina serves as the base of popular whale watching tour
companies, an island ferry service, and boat charters. Public
esplanades offer stellar views of the working waterfront, pleasure
boats, and Fidalgo Bay.
Certain establishments enjoyed many years of success within the
marina. Current tenants include several yacht brokers, National
Council for Air and Stream Improvement (NCASI), and US Customs.
Seafarers’ Memorial Park houses a memorial that pays homage to
the men and women of Anacortes who lost their lives at sea. The
Seafarers’ Memorial Park building, also located on the site, serves
as a venue for public gatherings and as a facility for youth sailing
classes.
Yesterday
Federal dredging projects that began in the late 1950s
created a mooring basin that enabled construction of
the main portion of the marina and created a substantial
upland area east of Commercial Avenue. A Port
dredging project in 1985 expanded the boat basin
northward and added 350 slips.
Although portions of the Boat Haven’s infrastructure
have been improved over the past decade, much of
the Boat Haven’s original in-water infrastructure needs
maintenance, repair, or replacement. This is typical of
30-year old Puget Sound marinas.
TODAY

In addition to being a year-round activity hub, the marina is the
newly-appointed host of PassageMaker Magazine’s TrawlerFest.
The annual event tends to attract 1,000 trawler and cruising
enthusiasts from throughout the United States. Factors that
influenced the festival’s relocation to Anacortes include the marina’s
proximity to downtown and to the area’s trawler builders, as well as
the improved Cap Sante Boat Haven facilities. The 2008
TrawlerFest at the Cap Sante Boat Haven was the largest event in
TrawlerFest history and the largest in the United States, to date.

Note: The configuration of in-water facilities is conceptual.
Actual configuration to be determined in design phases.
FUTURE PLAN

The Cap Sante Boat Haven planning area is divided into five distinct
districts (In-Water, North Basin, West Basin, South Basin, and
Seafarers’ Memorial Park) and is summarized below.
The overall vision illustrates a future for the
marina area that ensures continued growth as a
destination for the marine industry, boaters, and
visitors, and supports commercial fishing and
fish sales, while maximizing use of the precious
in-water resource by accommodating commercial,
recreational, and small and large craft alike. It
targets upland development toward commercial
or mixed uses that provide a service or amenity
to the marina, benefit the greater community,
and supply an adequate return on the Port’s
investment.
Residential development is not a preferred use
in the Boat Haven Area. The vision allows for
increased development of underutilized parcels,
but retains adequate space for parking to support
future marina expansion and/or upland marine-related development.
To support downtown activity, the Port and the City will work
cooperatively to develop the connectivity between the Boat Haven
and the downtown core.
In addition to Port projects envisioned in the Boat Haven Area, a
number of other developments are planned along the Q Avenue
corridor. As projects are implemented, the Port and the City will
work together to evaluate the cumulative impact of growth along the
corridor and will provide project-related recommendations. If
necessary, a traffic analysis will be conducted during the
environmental review phase of a project that has the potential to
generate traffic.

Commercial and recreational boaters who use the Boat Haven’s
in-water facilities contribute greatly to the local economy and
community. Therefore, maximizing the limited water area for
moorage is a top priority.
Once the North Basin’s docks reach the end of their usable life,
there is an opportunity to replace these structures with concrete
floats configured to meet current and future boating demands.
Recognizing that marina design is a complex process requiring
technical analysis of numerous factors, the following
recommendations should be considered as changes to the marina
are proposed.
Reconfigure Docks G through Q1. . East-west docks with north-
south slips are the preferred orientation to minimize weather
exposure to boaters and boats. Design should also consider
customer convenience issues related to the walking distance
from the loading areas to the slips, and emergency medical
technician/firefighting access and apparatus to eastern docks.
Note: Once implemented, the
Future Marina alignment will provide
between 20-25% additional moorage
square feet (marina square footage
will likely increase from 630,000 to
between 750,000-800,000 square
feet).
IN-WATER
Public Access

2. Consider access, loading, and parking areas. In-water design of
new moorage should balance the upland loading, parking, and
access requirements as appropriate within the marina’s North
and West Basins. Placement of buildings, plazas, etc. should be
designed to support adequate dock access and be able to
accommodate future in-water development or reconfiguration.
3. Provide a small boat fairway. Providing a safe fairway to and
from the proposed Small Boat Center (a concept discussed in
the North Basin section) is a priority. Additional dinghy moorage
should also be provided.
Include an activity float4. . An activity float appropriate for social
gatherings, picnics, etc. is a recommended amenity at the
marina. See the plan drawing for a suggested location.
Reconfigure T-Dock5. . Many people utilize T-Dock and its cranes
for loading. However, the dock has deteriorated and should
be replaced. A replacement dock should maximize its usable
moorage and include a 3- to 4-ton crane loader.
6. Reconfigure A-Dock. As A-Dock reaches the end of its useful
life, it should be redesigned and replaced in a configuration that
utilizes the commercial waterway more efficiently. Slips for water
taxis, tour boats, and other large vessels should be included.
Float plane moorage should be explored. Though the Corps of
Engineers has historically maintained the waterway between A
and B Dock as a federal channel, they will not continue to
maintain areas encroached on by Port facilities.

Given the North Basin’s proximity to downtown, the Depot Site,
Rotary Park, and a mixed-use/residential neighborhood, this area
should be developed with compatible adjacent uses and
pedestrian-scale development in mind. At the same time, its ability
to accommodate boater parking, dock access, and boater services
should be protected. The following land uses and improvements
are envisioned for the North Basin:
Develop a1. Small Boat Center. Small boat facilities located in the
northeast corner of the North Basin received strong public
support during the planning process. Envisioned to be located
on both Port and City properties, this Center would service
dinghies, rowing craft, and smaller sailboats, and could include
the following components.
Area for a facility to build, repair, maintain, and store small•
boats (including permanent storage).
Area for small boat set-up and wash-down.•
Improved, dedicated small boat access to Fidalgo Bay. A•
hoist and/or ramp that launches into a dedicated small-boat
fairway for non-motorized craft could be installed.
Additional floats for small boat moorage and dinghy docks.•
These would be part of the North Basin dock reconfiguration,
discussed in more detail in the In-water section of this update.
As there are numerous and diverse types of small boats, the Port
will need to work with the City and small boat community to define
this facility and its intended users early in the design process.
NORTH BASIN
Public Access

Integrate o2. pen space. A network of gathering areas and open
space along the waterfront is a priority for many community
members. Coordinated with the waterfront esplanade, these
areas would provide opportunities for recreation and picnicking
overlooking the marina. Pedestrian connections to the Depot
site should also be developed in coordination with the City’s
Depot Site Master Plan.
3. Accommodate commercial development. Marine-related
commercial development was identified as a desired use in the
North Basin. Building pads of approximately 10,000 square feet
each are illustrated; these pads could be developed over time
into multi- or single-tenant structures emphasizing marine-
related commercial uses, such as office, retail, and/or
restaurants. Any future marine-related commercial development
should be sited to maintain efficient loading, access, and
circulation to the North Basin docks, as well as to maintain view
corridors and reinforce pedestrian links.
Provide adequate parking4. . Much of the North Basin is used
for parking to support in-water tenants and future commercial
development. In the long term, some underground parking
may be appropriate at this location. It could be developed
by utilizing the site’s existing grade difference to increase the
ability to support additional uses over the parking structure.
Landscaped buffers are also recommended to soften the impact
on neighboring uses.

The West Basin, the physical and functional heart of the marina,
serves as the primary gateway and supports most of the marina’s
operations. The long range vision for the West Basin captures the
opportunity to make the most direct connection between the marina
and downtown Anacortes, enhancing the pedestrian activity and
economic vitality of each.
Currently, most of the West Basin supports commercial activities
that operate off of A, B, and T Docks. There are loading and
parking areas for those who utilize Docks C-G, the boat launch, and
the West Basin Building. The long range vision for this area
suggests keeping it as such, with some additional development.
The following land uses and improvements are envisioned for the
West Basin:
Provide marine services and support facility area1. . The southern
portion of the West Basin is envisioned to accommodate
changing industry requirements for boat service, repair, storage,
parking, and work areas
over time. Uses could
also include offices
and facilities for marine
service companies
that perform surveying,
salvage, diving,
cleaning, transport, and
whale-watching tours.
Maintaining good dock
access and proximate
parking to docks,
supporting commercial
fishing and fish sales, and
accommodating marina
tenant functional needs
should be considered as
this area evolves.
WEST BASIN
Public Access

2. Accommodate marine-related commercial development. Site
marine-related commercial development along the waterfront in
the West Basin. Building pads of approximately 10,000 to
12,000 square feet each are illustrated; these could be
developed over time into multi-story, single- or multi-tenant
structures with marine-related commercial uses, such as office,
retail, and/or restaurants. Residential development is not a
preferred use for this property. Any future development should
be sited to maintain good access and circulation to the West
Basin docks. It should also maintain view corridors and
reinforce pedestrian linkages.
3. Site general commercial development. Site general commercial
development along 11th Street. Outside the shoreline zone, a
commercial building pad of approximately 15,000 square feet is
illustrated. This building fronts on 11th Street, the gateway to the
marina, and has the potential to reinforce the pedestrian-friendly
connection between downtown Anacortes and the waterfront.
Provide adequate parking4. . Property further from the waterfront
should be dedicated to parking to support tenants, future
commercial development, and festival parking and setup area.
Landscaped buffers are recommended to soften the impact on
neighboring uses. Per the boat launch permit requirements,
forty-eight (48) trailer spaces are designated in the Port’s
property west of Q Avenue between 13th and 14th Streets.
5. Improve public access. Extend the waterfront esplanade and
Tommy Thompson Trail. Further improvements to the West
Basin esplanade are underway as part of Cap Sante Boat Haven
redevelopment. Long term, developing the Tommy Thompson
Trail to circumvent the Port’s northern West Basin property (as
envisioned in the Port’s 2002 Public Access Plan) would help to
complete this popular community amenity.
Enhance pedestrian connections6. . Partner with the City to
enhance pedestrian connections along 9th Street, 11th Street,
and 14th Street. As the primary gateway to the marina, 11th
Street improvements are the priority. Suggested improvements
to 11th Street are included in the 2005 Cap Sante Boat Haven
Landside Development Plan, created by consultant Hough,
Beck and Baird.

The South Basin hosts a vacant 6-acre site known as “Parcel 1”.
The vision for the South Basin maximizes the Port’s limited upland
land holdings in this area by balancing a redevelopment proposal
with the potential to satisfy future activity and parking needs. The
following land uses and improvements are envisioned for the South
Basin:
1. Protect existing facilities. Retain and protect the fuel float area
access, parking, and the pedestrian esplanade. These facilities
are envisioned to remain in their current configuration.
2. Provide adequate parking. A larger parking area should be
developed to support anticipated increased levels of activity in
the South Basin. This parking would support commercial,
transport, tour, and charter boats convenient to A-Dock and
could also support expanded uses at Seafarers’ Memorial Park
and Building. Landscaped buffers are recommended to soften
the impact on neighboring uses.
SOUTH BASIN

3. Accommodate marine-related commercial or educational
development facility on Parcel 1. Siting a marine-related
commercial/educational facility on Parcel 1 received strong
public support in the planning process. The 2007 Washington
State legislature provided $24.3 million for the construction of a
Marine Skills Center on Skagit Valley Community College
property and $6.6 million for the construction of a Marine Skills
Center branch for high school students to be located on
property with water and marine industries access.
The facility would be equipped with state-of-the-art technology
and environmental controls, classrooms, work stations, and a
study curriculum designed to prepare students for careers in the
marine industry. Proximity to the waterfront and to the current
boating industry and marine support facilities lends a positive
synergy to housing the facility on this site.
Accommodate marine-related commercial uses4. . Single- or
multi-story building pads of approximately 10,000 to 12,000
square feet each are illustrated along Seafarers’ Way. These
could be developed over time into multi- or single-tenant
structures housing marine-related uses. Any future marine-
related commercial development should maintain view corridors
and reinforce pedestrian linkages.

Seafarers’ Memorial Park, the site of the namesake memorial and
the Seafarers’ Memorial Park Building, is a popular community
amenity and a base for small boat programs. The following land
uses and improvements are envisioned for the area:
Pursue environmental clean-up projects1. . Pursue the
environmental clean-up, shoreline restoration, and installation of
a wave-break and reef habitat at the southern property line to
provide long-term stability for the beach. Though continuing to
evolve, the current concept includes removal of woody debris
and sediment from Fidalgo Bay, shoreline restoration, and
installation of a reef habitat wave-break. The wave-break and
reef habitat are anticipated to provide environmental protection
while retaining the movement of water and aquatic life. The
existing timber breakwater would be removed as part of this
project. The clean-up effort is projected to begin in early 2009.
Provide pedestrian access• . In coordination with the clean-up
initiative, incorporate a pedestrian walkway on the southern
wave-break.
Implement small boat launching options2. . Coordinated with the
clean-up effort, incorporate a small boat ramp and staging pier
to allow small boats to continue to launch directly from the park
shoreline. Launching outside the congested marina entryway is
ideal for youth and other sailing classes, as well as other small
non-motorized craft such as kayaks. Include a small boat rinse
facility.
SEAFARERS’ MEMORIAL PARK
Public Access

25Guemes Channel Properties
The Port’s Guemes Channel Properties are the heart of
Anacortes’ working waterfront. This manufacturing and
shipping area provides a prime location for users who
require deep-draft marine terminal access.
Planning Priorities
The Comprehensive Plan update process was guided
by Guemes Channel Properties planning priorities. The
guidelines are designed to protect the industrial nature
of the area and promote development that fits within its
context. They are:
Maintain deep-water moorage, piers, and upland•
facilities to support maritime customers and tenants
Recognize the continued importance of ship building and repair•
as core components of Anacortes’ community
Protect existing manufacturing and shipping uses from•
encroachment by non-compatible uses
Create a flexible plan that balances public access and industrial•
uses
Be a good neighbor!•

Port properties along Guemes Channel are home to a shipbuilding
and repair facility, multiple manufacturing operations, storage and
flexible open space, moorage facilities, a family restaurant, and the
Port’s main warehouse and office building. In the summertime, the
main warehouse and Curtis Wharf host cultural events such as the
Anacortes Art Festival and the Jazz Festival, which draw thousands
of visitors.
The Port’s properties sit along the south shore of Guemes Channel,
a half mile-wide waterway that connects Fidalgo Bay to the Strait of
Juan de Fuca. The channel, which has a particularly strong current,
serves island ferries, whale watching ventures, commercial vessels
and pleasure boaters traveling between the Pacific, the San Juan
Islands and Cap Sante Boat Haven.
Invitation courtesy of Anacortes
Chamber of Commerce.
Looking southeast over Pier 1 and Marine Terminal to the future
Cap Sante Boat Haven, 1966.
TODAY

Dakota Creek Industries (DCI) and Puget Sound Rope, located on
Guemes Channel Properties, are long-standing assets to the local
economy and marine trades. Petroleum coke is shipped from local
refineries through the loader on Pier 2. Additional tenants include
Anacortes Seafoods, M&M Fish, Randy’s Pier 61 restaurant, SGS
Minerals and Transpac Marinas.
Although portions of Guemes Channel Properties are some of the
last remaining unsecured (not fenced) industrial waterfronts in the
region, access is limited by the federally-mandated Port Security
Plan, administered by the United States Coast Guard. Security
requirements are expected to become stricter over time. At
present, access to Pier 2 and Curtis Wharf is limited to those with
Transportation Worker ID Cards.

The vision for the Guemes Channel Properties reflects planning
objectives, encourages compatible growth, and incorporates the
input of tenants and community members involved in the planning
process. It protects current operational needs and targets
additional shipping and/or manufacturing tenants for underutilized
land, while retaining space for parking, public access, and
mitigation reserves.
Guemes Channel Properties is comprised of five distinct areas.
They are Curtis Wharf, Pier 1, Dakota Creek Industries, Pier 2, and
Randy’s/Wyman’s; each area is summarized below.
Looking west over Guemes Channel Properties (circa 1940s)
FUTURE PLAN

Curtis Wharf sits at the west edge of Guemes Channel Properties at
the terminus of O Avenue. It provides flexible berthing, deep-draft
moorage capacity, and pier space. The pier is utilized by Dakota
Creek Industries and other organizations needing deep water
commercial vessel moorage and cargo storage. Anacortes
Seafoods leases an area for their crab holding facility. As previously
mentioned, Curtis Wharf hosts community events throughout the
year.
Renovations were conducted on the wharf and dock in the mid-
1990s, including dock, dolphin and fender upgrades. A fire
suppression system was installed in 2007 and a catwalk in 2008.
CURTIS WHARF

The following land uses and improvements are envisioned for Curtis
Wharf:
1. Continue flexible uses. Given the wharf’s ability to
accommodate various needs and provide surge support for
DCI, this area should be retained as a flex-use facility. Continue
to provide flexible, deep-draft moorage that supports current
tenants. Continue hosting special events as long as they are
compatible with adjacent uses.
Consider acquiring adjacent properties2. . Consider acquiring
property between N Avenue and Commercial Avenue, 2nd
Street and 3rd Street. Ownership of the two blocks would
support the growth of Curtis Wharf’s operations, could provide
an opportunity for environmental clean up, and/or could create a
buffer for industrial activities.

Pier 1 supports multiple functions and tenants, including the Port,
Puget Sound Rope, and Dakota Creek Industries. Similar to Curtis
Wharf, community events are held in the Port warehouse throughout
the year.
In-water facilities include a wood deck and pilings, a dry dock, and
a concrete deck. Most of the wood pilings are aging and require
consistent monitoring and minor repairs. Conversely, the concrete
pier utilized by DCI is in good condition.
There are eight warehouses on site. The warehouses are generally
in good shape, except for Warehouse 4, which is used for a Port
shop and DCI storage. Due to its poor
structural condition, only foot traffic is
allowed.
Pier 1 is envisioned to be integrated
into the waterfront loop, a planned
comprehensive network of pedestrian
and waterfront amenities. O Avenue
Beach, a small public area used as a
picnic spot, is permitted for mitigation
and restoration as part of Project Pier 1.
The beach overlooks a small sub-tidal
habitat.
Near-Term
Given that Pier 1 is home to successful businesses that employ
skilled laborers, it is essential to develop the site with these tenants
in mind. Recommended near-term improvements include:
Maintain facilities1. . Conduct regular maintenance and repairs
to all facilities with additional attention to the Port warehouse,
Warehouse 4, and wood pilings.
Improve pedestrian access2. . Invest in pedestrian access
projects to strengthen the visual and physical connection to N
Avenue and O Avenue Beaches, without interfering with existing
industrial operations.
Pedestrian amenities
could include a continuous
planting strip with street
trees and shrubs, and
pedestrian lighting.
Continue use as community3.
event space. Continue
holding community events
in the Port’s warehouse.
PIER 1
Public Access

Long-Term/Opportunity-Driven
Long-term/opportunity-driven improvements that support the vitality
of Pier 1 include:
Upgrade the pier4. . Invest in comprehensive repairs or
replacement of the wood pilings and deck.
Relocate the Port Office and market the facility5. . Relocate the
Port office to a mixed-used facility potentially at Cap Sante
Boat Haven. Lease the Port warehouse to a tenant needing
office space and/or light storage. If there is demand to use the
building as a load-bearing facility, invest in structural upgrading.
Relocate the Port shop6. . Relocate Warehouse 4 operations to an
expanded shop on Pier 2. Demolish the facility.
Continue use as community event space7. . Continue hosting
community events as long as they remain compatible with
adjacent uses.

Dakota Creek Industries has been located at the Port since 1977,
providing quality craftsmanship on vessels that they build, repair,
and modify. Supporting DCI meets the Port’s objective to promote
community-based economic development, family-wage jobs, and
marine-related industries.
Work is underway on Project Pier 1, a public-private partnership
between the Port and DCI. The project will improve and expand
DCI’s facilities, enhance operational flexibility and safety, and
minimize environmental impacts.
Near-Term
Recommended near-term improvements include:
Implement Project Pier 11. . The project includes reconfiguring
two existing shipyard basins and installing a new bulkhead.
Piers adjacent to the basins will be extended or replaced as
necessary. A rail transfer system will accommodate the transit of
larger vessels within the shipyard.
The project’s elements include clean up of creosote pilings and
contaminated sediments and soils within the ship basins and
adjoining uplands. Clean up efforts will be coordinated with
public access improvements at the O Avenue Beach area and
the former log pocket east of Pier 2.
DAKOTA CREEK INDUSTRIES SITE

The long-term vision for the site involves continued support of the
shipyard’s need to remain competitive in the future. Long-term/
opportunity-driven recommendations include:
Support DCI facility reconfiguration or expansion needs2. .
Support expansion needs, which may include a fabrication
and/or bulk storage building, additional laydown areas, and/or
expanded berthing.
Additional facilities would provide many benefits. A fabrication
building would improve worker health, safety, and comfort. It
would also minimize light, dust and noise generated by
operations. The fabrication building and bulk storage facility
would allow for more efficient operations and increased
shipyard capacity, enhancing DCI’s competitive edge in an
ever-changing industry.
Designed to accommodate the ships of today and tomorrow,
the building(s) would likely have significant physical presence.
Concerns were raised during the planning process regarding
potential visual impact of this facility. These include:
View blockage•
Large scale, compared to surroundings•
Lack of specific information in this planning phase regarding•
exact location, design, orientation, height, etc.
Appears to favor private business over quality of life•
To ensure that any future proposed facilities meet DCI’s needs
while creating minimum impact on the landscape and views, the
following steps are recommended prior to facility development:
Engage the community to discuss any proposal that exceeds•
height maximum as stated in the City’s zoning regulations.
Clearly document and describe why additional height is•
needed.
Illustrate the potential building’s height and scale using•
appropriate methods (possibilities include using balloons,
cranes, etc to illustrate potential building height). See sidebar
illustration.
Examine alternatives to meet need without exceeding height•
maximum.
Mitigate impacts to view, bulk and scale to the extent feasible.•
Investigate creative architectural solutions that provide a•
unique image and apparent character over a simple and
utilitarian solution.
DCI Takes on Their
Largest Project Yet
In Spring 2008, DCI began
building its largest vessel yet, the
Grant Candies. The inspection,
maintenance and repair (IMR)
vessel was built for a marine
transportation and towing
company based in Louisiana.
The ship, which measures
292’ x 59’, was completed in
August 2008.
Building height and scale may be
indicated by balloons, as illustrated
here.

Pier 2, which is approximately 13.5 acres, includes a 462’ x 60’ pier,
deep water moorage, terminal access and coke loading facilities.
The coke loader, berthing area, truck wash, and longshore facility
support the Port’s coke loading operation, which requires frequent
truck access. The trucks arrive from the south end of the property
from 4th Street by way of Q Avenue. Pier 2’s other tenant is
Transpac, a company that assembles marina docks and wave
attenuators.
Near-Term
Pier 2 provides ample uplands to support marine-related
tenants and flexible space to allow expansion of uses. There is
room to ship increased volumes of coke or additional cargos,
and to accommodate additional upland tenants. Near-term
recommendations for Pier 2 include:
Support coke loading operations1. . Continue to support coke
loading facilities. Invest in improvements as necessary to
maintain an efficient, clean operation and adequate coke truck
access.
Lease uplands2. . Continue leasing uplands to marine-related
tenants.
Support Project Pier 1 sediment removal3. . Pier 2 was used
to stage, sort, dewater, and load contaminated sediments for
transport to approved landfills.
Support DCI laydown area needs4. . Work with Dakota Creek
to provide laydown area, especially during Project Pier 1
construction.
PIER 2
Public Access

Long-term/opportunity-driven recommendations include:
5. Pursue additional tenants. Pursue upland leases to appropriate
tenants. If support buildings are required, focus development
along 4th Street to improve frontage when feasible. A building
pad of approximately 45,000 square feet is illustrated in the
development plan.
Efforts to minimize impact on the community should be taken
prior to significantly expanding shipping operations or
establishing agreements with new tenants, including:
Evaluation of cargo opportunities for possible community•
impacts.
Rejection of cargos with significant health risks.•
Work with tenants/operators to develop and employ best•
management practices that minimize impacts.
Expand the Port shop.6. Expand the existing Port facility on Pier
2 to accommodate Port maintenance shop activities currently
located in Warehouse 4.

This site serves to buffer the industrial uses to the west from the Cap
Sante residential neighborhood to the east. The primary upland
tenant is Randy’s Pier 61, a full service family restaurant. Multiple
drop-frame barge operations use the site for transporting supplies
and fuel trucks to the San Juan Islands. Deteriorating pilings, pier
structure, and upland buildings associated with the now defunct
Wyman’s marina operation are also on the site.
Near-Term
Near-term recommendations for Randy’s/Wyman’s are as follows:
Invest in1. drop-frame barge facility improvements. Enhance
drop-frame barge facilities, such as repaving the ramp and
creating a fenced area for overnight truck storage.
Wyman’s Marina in operation. Date
unknown.
RANDY’S/WYMAN’S
Public Access

To enable the area to meet its potential, the long-term/opportunity-
driven recommendations include:
Maintain the site’s ability to function as a buffer between2.
industrial and residential uses. Do not develop the site with
uses incompatible with manufacturing/shipping and industrial
activities. Residential or hotel uses are not preferred.
Consider acquiring adjacent properties3. . Consider purchasing
adjacent properties to enhance buffer areas and provide
additional area for appropriate development.
Evaluate mitigation potential4. . Explore the site’s potential to
provide environmental and/or public access mitigation for Port
projects at any location.
Demolish Wyman’s facilities5. . Demolish Wyman’s uplands
buildings and in-water structures.
Enhance pedestrian amenities/public open space6. . Develop
pedestrian amenities and access, including the viewpoint area
west of Randy’s Pier 61 (planned as part of Project Pier 1).
Improve landscaping to visually soften the impact of neighboring
uses. Consider dedicating a portion of the site for public open
space.
Invest in parking facility improvements7. . Improve parking
facilities.
Enhance8. commercial facilities.
If demand warrants, enhance
commercial facilities, including:
Commercial moorage to•
accommodate tugs, barges, etc.
Vessel support facilities, such•
as office space, storage, and/or
restrooms.
Additional commercial and/or•
transient seasonal moorage west of
Randy’s.

41Anacortes Airport
Anacortes Airport
The approximately 116-acre Anacortes Airport is situated about
three miles west of the downtown commercial district. The public-
use airport serves as a general aviation base and an air taxi station
servicing the San Juan Islands. The primary passenger carrier is
San Juan Airlines. Several light industrial tenants are located at the
airport, including Micro AeroDynamics and Northwest Marine
Technology, Inc.
Planning Priorities
The planning priorities for the airport are to maintain and enhance
airport facilities, support appropriate business opportunities, and
promote a healthy relationship with the community. Comprehensive
Plan recommendations are based on the Airport Layout Plan (ALP),
approved by the Port Commission in 2007. Recommendations are
consistent with the development agreement between the Port and
City of Anacortes and the Subarea Plan adopted by the City in 2005.
Anacortes Airport, 2008
The airport in 1969

42 Port of Anacortes Comprehensive Plan Update
The airport facility includes a primary runway (3,016 feet long) and
parallel taxiway, with protection zones and visual approach slope
indicators at the ends of the runway. A network of smaller taxiways
support the runway.
Aviation support facilities include an apron area with aircraft tie-
downs, hangar units, aviation support buildings, and automobile
parking spaces.
The airport is a Public Use Airport and Essential Public Facility within
the City of Anacortes. The property was purchased with grants from
the Federal Aviation Administration (FAA), obligating the airport as a
facility available for public use for aeronautical purposes and giving
fair consideration to the interest of the community. As such, the
Port must adhere to regulations concerning safety, operations, and
access in accordance with FAA regulations.
TODAY

43Anacortes Airport
The vision for the Anacortes Airport reflects the planning objectives,
encourages appropriate development, and protects current
operational needs.
FUTURE PLAN

The following objectives and land use improvements are
recommended for the airport:
Continue to foster relationships within the community1. . Establish
and maintain communication with airport tenants and the
community to address ongoing operational issues.
Continue to invest in property maintenance and improvements2. .
Maintain and upgrade airport facilities and infrastructure as
needed.
3. Manage hazardous tree growth. Develop a long-term strategy in
accordance with the FAA and the City to manage tree growth on
and off airport property. In 2006 the Port completed an
extensive on-airport tree removal program to enhance the safety
of the facility and to comply with FAA guidelines. To maintain
the safe environment of the airport for the benefit of airport users
and the surrounding community, continue to evaluate tree
growth management alternatives as defined by the Development
Agreement (topping or removal and replacement). Mitigate to
offset the environmental impacts of topped and/or removed
trees as necessary. Where appropriate, coordinate with
property owners to manage tree growth.
Public Access

45Anacortes Airport
Where4. designated, accommodate commercial and light
industrial development. Additional aviation-related industrial
tenants are desired at the airport to increase use of the site and
provide lease revenues.
Per the development agreement, construction
will be limited to the areas reserved for
development. Aviation-related development
may include hangars, taxilanes, and light
manufacturing facilities. Subject to FAA
regulations, the undeveloped Panhandle
Reserve and Rockwell Reserve will be
maintained as buffer areas between airport
operations and the nearby residential
communities.
Plan for the Anacopper Process Area5. . Develop a land use plan
with the FAA and the City that includes standards and
development regulations for the Anacopper Future Process
Area. The area is available for aeronautical use.
Coordinate to improve public access.6. Work with the City and
Parks Department to improve the pedestrian walkway along
the airport’s northeast perimeter. If feasible, integrate with
existing and planned pedestrian networks. However, per FAA
requirements, this property is to support aeronautical use and, if
needed, may be converted to aeronautical use in the future.

This page is intended to be blank.

47Ship Harbor
Ship Harbor
The Port’s historic Ship Harbor, where many of the town’s salmon
canneries once stood, remained undeveloped for many years. The
Port retained the property until an opportunity that suited the best
interest of the City and community was proposed.
In 2007, the Port sold 39 acres of Ship Harbor to Gilbane
Development Company, a Rhode Island-based business. The
development will include 100 single-family homes intertwined with
the City’s trail network and waterfront access. In addition to the
sale, the Port donated 26 acres of shoreline wetlands to the City for
parkland and conservation use.
The Port continues to lease upland property to the Washington State
Department of Transportation for ferry terminal use. There are no
current Port projects or significant changes planned for the ferry
terminal.
The following land use improvements are envisioned for the site:
Continue to support public access development1. . Continue to
support public access improvements for the donated land.
Plans include creating an environmental reserve, recreation area
and educational center within the wetlands, and developing
a potential Ship Harbor Interpretive Center and boardwalk
system that will increase awareness of the precious ecosystem.
Continual improvements are expected for the wetlands.
TODAY & FUTURE PLAN
Public Access

49Implementation
Implementation
This section establishes an implementation program for the Port’s
Comprehensive Plan organized by time-frame (near-term, medium-
term, long-term, to be determined, and opportunity-driven). Both
a construction total and project total are given; project totals
include “soft costs” (design and engineering fees, permit fees,
environmental review costs, etc.).
In order to provide a comprehensive project list, projects currently in
the Port’s Capital Improvement Program (CIP) are included as well
as projects identified in the Comprehensive Plan.
Costs are order-of-magnitude estimates based on similar project
costs and construction costs indexes. Where the Port of Anacortes
provided a cost estimate, those numbers are included.
Cost estimate details and additional assumptions are included as a
separate document.

Near Term Recommendations (2008-2012)
Early planning construction budget estimates to be refined during project scoping & design
Estimates in 2008 $ (Estimates from the Port of Anacortes may be in different years)
Estimates from the Port of Anacortes noted in italics
Project
Construction
Total1
Project Total1
In-Water Near Term Small Boat Improvements (Port to confirm estimate) $270,000 $423,684
In-Water Near Term T Dock Improvements (Port to confirm estimate) $160,000 $251,072
In-Water Activity Float Construction (Port to confirm estimate) $320, 000 $502,144
In-Water E & F Dock Replacement & Dredging (Port to confirm estimate) $5,873,350 $7,383,192
North Basin Dedicated Area for Small Boat Center N/A N/A
West Basin Public Access Improvements (near term) $1,568,721 $2,398,000
South Basin Parking to Support Moorage & Commercial Development $400,000 $927,680
South Basin Storm Drain Improvements TBD TBD
Seafarers
Memorial Park
Clean-up & Restoration Projects TBD TBD
Cap Sante Boat Haven Total $8,592,000 $11,586,000
Curtis Wharf &
Pier 2
Cathodic Protection for Steel Piling Dolphins $330,000 $451,000
Curtis Wharf &
Pier 2
Lighting Upgrade $250,000 $332,000
Curtis Wharf Abutment Wall $42,000 $81,000
Curtis Wharf Dredging
Pier 1 Repair Fire Standpipe System Warehouse 10 $40,000 $53,270
Pier 2 Access Road $72,995 $79, 583
Randy’s/Wyman’s Improve Drop-Frame Barge Facility $257,000 $403,284
General Security Video Surveillance System $60,000 $77,000
Guemes Channel Properties Total $1,591,995 $2,192,137
Anacortes Airport
General
Airport Improvements (Taxilane & Access Road Reconstruction, Washdown,
Facility / Alternate Run-up Apron, Fence & Gate Improvements, Generator for
Emergency Airfield Lighting)
$1,320,202 $1,665,772
General Screening Berm $50,000 $75,000
General Security Video Surveillance System & Webcam $30,000 $38,000
General Off Airport Obstruction Removal TBD TBD
General Develop a Plan for the Anacopper Future Process Area N/A N/A
Anacortes Airport Subtotal $1,400,000 $1,854,000
Near Term Projects Total $11,583,995 $15,632,137
1
Construction Total refers to the estimated bid cost. Project Total includes estimates for “soft costs” such as permitting (7%), design
and engineering (8%), state sales tax on construction costs (8%), contingency allowance (24%), construction oversight (4%), project
administration (2%), and other unforseeable costs (2%). Planning, Port labor, and legal fees are not included in these estimates.
NEAR TERM RECOMMENDATIONS

51Implementation
Medium Term Recommendations (2013-2017)
Project
Construction
Total1
Project Total1
West Basin Public Access Improvements (medium term) $36,000 $56,491
West Basin Parking to Support Moorage & Commercial Development $340,000 $533,528
Cap Sante Boat Haven Total $376,000 $590,000
General Sidewalk Improvements (4th Avenue from “T” to “O”) $182,400 $286,222
Pier 1 Sidewalk Improvements (from 4th to “N” and “O” Avenue Beaches) $134,400 $210,900
Guemes Channel Properties Total $317,000 $497,000
Anacortes Airport
General Develop Pathway Along Anacopper Road $144,000 $225,965
Anacortes Airport Subtotal $140,000 $225,965
Medium Term Projects Total $837,000 $1,313,000
1
MEDIUM TERM RECOMMENDATIONS

Long Term Recommendations (2018+)
Project
Construction
Total1
Project Total1
In-Water Docks G-Q Reconfiguration $35,905,000 $56,342,126
In-Water Small Boat Improvements (coordinated with G-Q Reconfiguration) $530,000 $831,676
In-Water T-Dock Reconfiguration $1,365, 000 $2,141,958
In-Water A Dock Reconfiguration $1,750,000 $2,746,100
North Basin Public Access Improvements (Port to confirm estimate) $880,000 $1,380,896
North Basin Parking to Support Moorage & Commercial Development $1,765,000 $2,769,638
South Basin Public Access Improvements $288,750 $453,107
Cap Sante Boat Haven Total $42,483,750 $66,665,501
Pier 1 Upgrade Pier 1 (assumes full replacement of piles & deck) $7,573,500 $11,884,336
Guemes Channel Properties Total $7,573,500 $11,884,336
Long Term Projects Total $50,057,750 $78,549,501
1
LONG TERM RECOMMENDATIONS

53Implementation
Timing to be Determined
Project
Construction
Total1
Project Total1
Pier 1 Fire Suppression System $672,000 $750,000
Pier 1 Pile Replacement TBD TBD
Pier 2 Port PW Shop Addition Relocated from Pier 1 (Port to confirm estimate) $84,483 $114,000
Guemes Channel Properties $756,483 $864,000
To Be Determined Projects Total $756,483 $864,000
1
TIMING TO BE DETERMINED

Timing Opportunity Driven
Project
Construction
Total1
Project Total1
North Basin Accommodate Marine Related Commercial Development N/A N/A
West Basin Provide Marine Services and Support Facility Area N/A N/A
West Basin Accommodate Marine Related Commercial Development N/A N/A
West Basin Accommodate Commercial Development Along 11th Street N/A N/A
South Basin Support Marine-Related Commercial or Educational Facility on Parcel 1 N/A N/A
South Basin Accommodate Marine-Related Commercial Development N/A N/A
Cap Sante Boat Haven Subtotal $0 $0
Curtis Wharf Consider Acquiring Adjacent Properties TBD TBD
Pier 1 Relocate Port Office and Market the Existing Facility $1,890,000 $2,965,788
Pier 2 Invest in Improvements to Coke Loading Facilities, as warranted TBD TBD
Pier 2 Pursue Additional Tenants and/or Expanded Leases N/A N/A
Randy’s/Wyman’s Consider Acquiring Adjacent Properties TBD TBD
Randy’s/Wyman’s Evaluate Mitigation Potential TBD TBD
Randy’s/Wyman’s Demolish Wyman’s Facilities TBD TBD
Randy’s/Wyman’s Enhance Pedestrian Amenities/Public Open Space $92,400 $144,994
Randy’s/Wyman’s Improve Parking Facilities $500,000 $784,600
Randy’s/Wyman’s Accommodate Enhanced Commercial Facilities TBD TBD
Guemes Channel Properties Subtotal $2,482,000 $3,895,000
Anacortes Airport
General Parking Lot Improvements $185,185 $275,000
General Accommodate Enhanced Commercial Facilities TBD TBD
Anacortes Airport Subtotal $185,185 $275,000
Opportunity Driven Projects Total $2,667,185 $4,170,000
Total Cost $66,229,930 $101,349,638
1
TIMING OPPORTUNITY DRIVEN

Port of Anacortes
Comprehensive
Plan
Appendices

57Appendix A: Projects Completed
Appendix A: Projects Completed
The Port has completed a number of improvements over the last
several years. Recently completed improvements are highlighted in
this section.
Recent Boat Haven projects are identified on the map below and
highlighted on the following pages.

• Central gateway enhanced. Multiple projects enhanced
automobile and pedestrian access at the Boat Haven.
Improvements include a roundabout (temporarily installed until a
formal roundabout and 11th Street improvements are
implemented), enhanced parking facilities, and a pedestrian
plaza. The plaza includes weather-protected information kiosks,
decorative panels, benches, and themed trash receptacles. The
central pier was replaced and a new gangway to the in-water area
was installed.
Public artwork installed.• The Port
installed a large-scale sculpture
at the roundabout, honoring the
town’s namesake, Annie Curtis,
and maritime history. Northwest
artist Gerard Tsutakawa created the
bronze sculpture.
• Waterfront esplanade embellished.
The waterfront walkway now offers
gathering spots and viewpoints of the busy marina, in addition to
landscaped buffers and decorative fixtures. The esplanade is
designed as part of the planned
Port Waterfront Loop.
New trailer boat hoist installed• .
The new trailer boat hoist will meet
the growing needs of marina users.
It can lift boats up to 37 feet long
and weighing up to 25,000 pounds.
CAP SANTE BOAT HAVEN AREA

B Dock replaced.• B Dock was replaced to meet safety and design
standards. It includes over 60 slips for boats up to 65 feet long.
C-D Docks• replaced. After 68,000 cubic yards of material was
dredged from the marina, Docks C & D were replaced with state-
of-the-art concrete floats.
Fuel float replaced.• A new fuel
float was installed at the end of
A-Dock near Seafarers’ Memorial
Park. The facility, designed to
serve the boating community,
will supply gas and diesel fuel
along with ice and other essential
boater supplies.
Pump outs installed• . A floating pump out facility replaced the
aging pump out barge to accommodate boaters’ disposal needs.
The new pump out float has a force main for boaters to use before
docking vessels in the marina. It is connected to the City of
Anacortes’ wastewater treatment system. Additionally, three
portable pump out units were provided to serve the dockside
needs of boaters in the north basin.
Environmental clean up• . Fuel tanks and 14,800 tons of tainted soil
were removed as
part of the Focus
Fidalgo initiative.
The project also
includes habitat
restoration of a half-
mile strip of
shoreline.

Warehouse 10• expanded. The roof of Warehouse 10 was elevated
to accommodate Puget Sound Rope’s new rope manufacturing
unit. It is the largest unit in the world.
Tenant developed new•
warehouse at Curtis Wharf.
Anacortes Seafood moved
into a new facility on Curtis
Wharf that accommodates
holding containers for crab,
their primary export. The
containers keep crab alive
by supplying saltwater
recycled from Guemes
Channel.
Fire suppression system installed.• An underdock fire suppression
system was installed at Curtis Wharf, increasing the site’s safety
and expanding its flexible use potential.
Project Pier 1• . Significant progress has been made on Project Pier
1, with demolition of inwater structures complete and dredging and
bulkhead installation well underway. In addition, the Port obtained
$5.6 million in Job Development Fund (JDF) monies to help pay for
the project’s public improvements.
GUEMES CHANNEL PROPERTIES

Surfaces improved• . In the summer of 2007, airport runways,
taxiways, tie-down aprons, and fueling pad were sealed to protect
pavement surfaces and extend the life of these improvements. A
fog seal and coal-tar seal were applied as part of the Port’s
pavement maintenance program.
Fencing installed.• An FAA-approved operational safety fence was
installed around the airport’s operations area to encompass
aeronautical activities and to secure the area from wildlife entering
the airfield. Additionally, a perimeter fence was installed along the
airport property boundary to delineate the property line from
adjacent public property and neighboring residential area.
Trees managed• . Trees that grew into the FAA Part 77 Surface
(flight path safety zone) were removed or topped to enhance the
safety and efficiency of airport operations, as well as to comply
with FAA regulations.
Screening• berm installed. A screening berm was created on the
southeastern portion of the airport. The landscaped berm serves
as a buffer between airport operations and adjacent residential
neighborhoods.
ANACORTES AIRPORT

63Appendix B
Appendix B: Community Planning Process
The Port developed its Comprehensive Plan thanks to the dedicated
effort of its Comprehensive Plan Steering Committee and over 150
community members at over 25 meetings and work sessions. The
community-led process to develop the Cap Sante Boat Haven and
Guemes Channel Properties future plans is briefly summarized in
this section.
Cap Sante Boat Haven Area
The Port and planning team worked closely with marina tenants,
users, and community members to generate a long-term vision and
identify target land and project priorities for the Cap Sante Boat
Haven area. After reviewing the project goals and summarizing
up-to-date feedback at each gathering, participants contributed
ideas for future uses, created land use alternatives, evaluated
options, and commented on various land use concepts.
Meeting attendees discussed the marina area’s strengths,
weaknesses, opportunities, and threats and generated ideas for
future uses. The summary of input gathered at the brainstorming
meetings is included
below. Please note,
all discussion items
are represented;
regardless of the
number of times
a concept was
discussed.

65Appendix B
The graphic below illustrates the community-led planning process
that generated the Preferred Alternative, or long-term vision for the
Cap Sante Boat Haven area. Using pieces representing land use
ideas, community members, Commissioners, and staff generated
desired land use scenarios for the marina and uplands. Based on
these configurations and ongoing community dialogue, three
conceptual alternatives were developed for further analysis. The
alternatives were then voted on by the community, with the most
favored ideas combined into the Draft Preferred Alternative. This
draft was fine-tuned based on feedback from the community, Port
staff, and Commissioners to create the Preferred Alternative.

The Port and planning team worked closely with tenants, users and
community members to generate the long-term vision for Guemes
Channel Properties. After reviewing planning priorities, participants
brainstormed ideas, evaluated potential alternative uses, and
discussed the draft future plan for each site. Key discussion about
the draft future plan is encapsulated below.
Discussion Summary
Continue to support tenants ability to grow family wage
jobs, remain competitive, improve working conditions &
increase environmental controls
Support for existing industries & tenants,
specifically PSR & DCI
Primary concerns
Potential to expand coke operations
or ship new cargos through Pier 2
24-hour operations
Health risks
Noise, light, dust
Lack of Port participation in
prior agreements to limit truck
traffic and rock loading at night
Suggested Updates to Preferred
Alternative
Pier 2
Evaluate new cargo opportunities for possible
community impacts
Work with tenants/operators to develop and
employ BMPs that minimize impacts
Reject cargos with significant health risks

67Appendix B
Discussion Summary
Primary concerns, continued
Potential fabrication and/or bulk storage
facility that exceeds allowed height (50’)
View blockage
Out of scale with surroundings
Other frustrations around this issue
Lack of specific information in this planning phase
(exact location, design, orientation, height, etc.)
Concerns raised on multiple
occasions over the years
Appears to favor private business
over quality of life
Potential to set precedent
Alternative
Potential New Fabrication
& Bulk Storage Buildings
Engage the community to discuss
any proposal that exceeds height
maximum
Clearly document why additional
height is needed
Illustrate the potential building's
height and scale using appropriate
methods (possibilities include balloons, cranes, etc.)
Examine alternatives to meet need without exceeding
height maximum
Mitigate impacts to view, bulk and scale to
the extent feasible
Balloon demonstration

Discussion Summary
Randy’s/Wyman’s
Reorient docks for better wind and wave protection
Strong support & strong opposition voiced for a
boutique hotel on the site
Desire for other creative
options for this property’s
uplands
Alternatives
Randy’s/Wyman’s
Reorient dock
Establish goals for property use, rather than set definite
land use goals

69Appendix C
Once the draft Plan was completed, a number of stakeholders and
community members reviewed, commented, and voiced support for
the planning process at the Comprehensive Plan Public Hearing on
October 2, 2008. Letters received and transcribed notes gathered
at the meeting are included on the following pages.
Appendix C: Draft Plan Comments & Response

In addition to written comments and Public Hearing testimony, the
following comments were received from City Staff and community
members. Included below are the comments and details on how
the comment was addressed in the final Plan.
# Page Comment Commenter Response
1 5
Under Mission Tenets, these appear to be boilerplate
and may not have been looked at or thought about in
some time. If so, it might make sense to have a working
session to really noodle through these statements.
Personally, I would further define #3--what does it
mean to “displace private business activity”? What
is acceptable and what is not? I don’t think there is
clarity right now on this one. It seems like #7-9 of the
tenets are not necessary or well stated. You’ve defined
in tenet #2 that you will be a “self supporting public
enterprise”. Seems like this would already incorporate
economically justifying capital projects (#7) or providing
services that do not require a continuing subsidy (#8).
#9 is just a definition of Quality of Life--assuming the
tenets should drive behavior, this should either be
restated or removed.
Mitch Everton
The Port will review and
revise its Mission Tenets as
necessary during a future
strategic planning process.
2 7
Public Access should explicitly focus on the ability of
the public to touch the water. This was a key point
in the Bremerton meeting I attended. The Port has
provided a number of points of access so I think this is
in keeping with your goals. I would just explicitly state it
in your comp plan so that it is understood by the reader.
Mitch Everton
The text has been updated
as follows: “The planned
Waterfront Loop, a network of
pedestrian corridors that bring
the public to the shoreline and
connect waterfront viewpoints,
will be integrated with Tommy
Thompson Parkway and the
downtown commercial core.”
3 11
Under Planning Priorities I would add three that again
I think you are already focused on. I would just be
explicit in your priorities:
1. Encourage small boat use (furthering the “touch the
water” theme).
2. Establish an upscale restaurant in the marina area
(according to Bremerton, you can’t have meaningful
waterfront development without one).
3. Encourage activities and beautification that
encourage usage and tourism.
Mitch Everton See response to #4

81Appendix C
# Page Comment Commenter Response
4
Boat
Haven
Chapter
[The City is generally concerned] about the Q/R corridor
vehicular/pedestrian traffic with cumulative impact of
Port projects in the Cap Sante Boat Basin, McKee West
Development, Homestead Development & the Marine
Skills Center. Concern expressed about the ability for
pedestrians to cross Q avenue and for vehicles to turn
left onto Q especially from the east side of Q.
CoA
The following text has been
added to page 15: “In
addition to Port projects
envisioned in the Boat Haven
area, a number of other
developments are planned
along the Q Avenue corridor.
As projects are implemented,
the Port and the City will
work together to evaluate
the cumulative impact of
growth along the corridor and
will provide project-related
recommendations.”
5
Boat
Haven
Chapter
McKee West, Homestead & the Skills center have
submitted traffic studies as part of their permitting
process. The City has hired a traffic engineer to review
the findings from the technical reports. The traffic
engineer will also look at the cumulative effects of all of
the projects on the Q/R corridor and provide the City
with recommendations.
CoA
The following text was
added to page 15: “If
necessary, a traffic analysis
will be conducted during the
environmental review phase of
a project that has the potential
to generate traffic.”
6
Boat
Haven
Chapter
The City has requested the Port insert specific language
in the Comp Plan that states, “The Port and the City will
work cooperatively to develop connectivity between the
Cap Sante Boat Haven & the downtown core.
CoA
This text has been added to
page 15.
7 15 I would replace “subsequently” with “below”. Mitch Everton The text has been changed.
8 16
Note the additional SF of moorage which would result
from the dock reconfiguration.
Bob Hyde
The following caption has
been added to page 16:
“Once implemented, the
Future Marina alignment will
provide between 20-25%
additional moorage square
feet (marina square footage
will likely increase from
630,000 to between 750,000-
800,000 square feet).”
9 24
I think the numbers got messed up. “Enhance
Pedestrian Access” should be #2. Under #3, I would
state “Implement Small Boat Options” (replace
“explore”). Sounds like you are already focused on this-
-more action oriented wording.
Mitch Everton
The numbering is correct.
‘Enhance Pedestrian Access’
is listed within Item 1 because
it is contingent on shoreline
clean-up and the installation
of a wave-break.

2008 Comprehensive Plan

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