4-Design Review SEPA Application & Supporting Documentation.pdf#P71
CITY OF EDMONDS
ENVIRONMENTAL CHECKLIST
Purpose of Checklist.
The State Environmental Policy Act (SEPA), chapter 43.21 C RCW, requires all governmental agencies to consider the environmental
impacts of a proposal before making decisions. An environmental impact statement (EIS) must be prepared for all proposals with
probable significant adverse impacts on the quality of the environment. The purpose of this checklist is to provide information to help
you and the agency identify impacts from your proposal (and to reduce or avoid impacts from the proposal, if it can be done) and to
help the agency decide whether an EIS is required.
Instructions for Applicants:
This environmental checklist asks you to describe some basic information about your proposal. Governmental agencies use this
checklist to determine whether the environmental impacts of your proposal are significant, requiring preparation of an EIS. Answer
the questions briefly, with the most precise information known, or give the best description you can.
You must answer each question accurately and carefully, to the best of your knowledge. In most cases, you should be able to answer
the questions from your own observations or project plans without the need to hire experts. If you really do not know the answer, or if
a question does not apply to your proposal, write "do not know" or does not apply". Complete answers to the questions now may
avoid unnecessary delays later.
Some questions ask about governmental regulations, such as zoning, shoreline, and landmark designations. Answer these questions if
you can. If you have problems, the governmental agencies can assist you.
The checklist questions apply to all parts of your proposal, even if you plan to do them over a period of time or on different parcels of
land. Attach any additional information that will help describe your proposal or its environmental effects. The agency to which you
submit this checklist may ask you to explain your answers or provide additional information reasonably related to determining if there
may be significant adverse impact.
Use of checklist for nonproject proposals:
For nonproject proposals complete this checklist and the supplemental sheet for nonproject actions (Part D). the leasd agency may
exclude any question for the environmental elements (Part B) which they determine do not contribute meaningfully to the analysis of
the proposalFor nonproject actions, the references in the checklist to the words "project," "applicant," and "property or site" should be
read as "proposer," and "affected geographic area," respectively.
A. BACKGROUND
1. Name of proposed project, if applicable: Edmonds Memory Care
2. Name of applicant: RJ Development, LLC
3. Address and phone number of applicant and contact person:
401 Central St SE, Olympia, WA 98501
360-528-3343
jeff@rjdevelopmentservices.com
4. Date checklist prepared: August 21, 2014
5. Agency requesting checklist: City o Edmonds
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6. Proposed timing or schedule (including phasing, if applicable):
Construction starts in December 2014 and should be completed by December 2015.
(STAFF COMMENTS)
7. Do you have any plans for future additions, expansion, or further activity related to or connected with this
proposal? If yes, explain.
No.
(STAFF COMMENTS)
B. List any environmental information you know about that has been prepared, or will be prepared, directly related
to this proposal.
A Phase 1 Environment Site Assessment has been completed dated March 7, 2014. See attached for a copy.
(STAFF COMMENTS)
1. Do you know whether applications are pending for governmental approvals of other proposals directly affecting
the property covered by your proposal? If yes, explain.
None at this time.
Upcoming applications relate to City of Edmonds Design Review, Lot Line Adjustment
and Building Permit Applications.
(STAFF COMMENTS)
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10. List any government approvals or permits that will be needed for your proposal, if known.
Design Review, Lot Line Adjustment, Building Permit, Department of Health Boarding Home License.
(STAFF COMMENTS)
11. Give brief, complete description of your proposal, including the proposed uses and size of the project and site.
There are several questions later in this checklist that ask you to describe certain aspects of your proposal. You
do not need to repeat those answers on this page.
Construction of a 3-story memory care building. First floor is parking & reception with residents on 2nd and 3rd floors.
54,764 square feet. 62 Units / 80 Beds. Site is 50,496 sq ft (1.16 acres).
Construction to include the removal of an existing building on site and new parking, landscaping and sidewalks.
(STAFF COMMENTS)
12. Location of the proposal. Give sufficient information for a person to understand the precise location of your
proposed project, including a street address, if any, and section, township, and range, if known. If a proposal
would occur over a range of area, provide range or boundaries of the site(s). Provide legal description, site plan,
vicinity map, and topographic map, if reasonably available. While you should submit any plans required by the
agency, you are not required to duplicate maps or detailed plans submitted with any permit applications related
to this checklist.
7208 and 7220 210th St SW, Edmonds, WA.
Section 20, Township 27N, Range 4E.
Legal Description for 7208 210th St SW: Seattle Heights Div 4 Blk 005 D-02. E104.33 Ft of Lot 1. Also 104.4 feet of Lot 2.
Legal Description for 7220 210th St SW: Seattle Heights Div 4 Blk 005 D-Ol. EI04.47 Ft ofW 208.87 Ft of Lot 1 and
the E 104.47 Ft of W 208.87 Ft of Lot 2.
See attached for site plan, vicinity map and topographic map.
(STAFF COMMENTS)
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i it
TO BE COMPLETED BY APPLICANT
B. ENVIRONMENTAL ELEMENTS
1. Earth
a. General description of the site (circle one): Flat, olling, hilly, steep slopes, mountainous, other:
(STAFF COMMENTS)
b. What is the steepest slope on the site (approximate percent slope)?
There are no steep slopes on site. The FFE of the building is projected to be 404.10. The highest area on the site
is 408.00 and the lowest is 396.00.
(STAFF COMMENTS)
C. What general types of soils are found on the site (for example, clay, sand, gravel, peat, and muck)? If you
know the classification of agricultural soils, specify them and note any agricultural land of longterm
commercial significance and whether the proposal results in removing any of these soils.
Silty sand with gravel.
(STAFF COMMENTS)
d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe.
No.
(STAFF COMMENTS)
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e. Describe the purpose, type, total area and approximate quantities and total affected area of any filling,
excavation, and grading proposed. Indicate source of fill.
Grading will be required within the 1.16 acre site for access, parking, and building construction. Approximately 1,800
cu.yds. of stripping and 1,600 cu.yds. of fill will be necessary to achieve optimum grade. Fill material from local sources
may be required to achieve finish grade elevations.
(STAFF COMMENTS)
f. Could erosion occur as a result of clearing, construction, or use? If so, generally describe.
No major erosion is expected, other than typical erosion during construction due to traffic and rain. Typical
erosion control measures will be employed on site during construction to mitigate erosion.
(STAFF COMMENTS)
g. About what percent of the site will be covered with impervious surfaces after project construction (for
example, asphalt or buildings)?
81%
(STAFF COMMENTS)
h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any:
Typical erosion control measures during construction such as construction rock entrances and silt fences.
(STAFF COMMENTS)
2. AIR
a. What types of emissions to the air would result from the proposal (i.e., dust, automobile, odors, and
industrial wood smoke) during construction and when the project is completed? If any, generally describe
and give approximate quantities if known.
Maybe some dust until the parking lots are completed, but the dust will be negligible due to construction
during the winter months.
(STAFF COMMENTS)
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0 'u
b. Are there any off -site sources of emissions or odor that may effect your proposal? If so, generally describe.
No.
(STAFF COMMENTS)
C. Proposed measures to reduce or control emissions or other impacts to the, if any:
None.
(STAFF COMMENTS)
3. WATER
a. Surface:
(1) Is there any surface water body on or in the immediate vicinity of the site (including year-round and
seasonal streams, saltwater, lakes, ponds, and wetlands)? If yes, describe type and provide names. If
appropriate, state what stream or river it flows into.
None.
(STAFF COMMENTS)
(2) Will the project require any work over, in, or adjacent to (within 200 feet) the described waters? If
yes, please describe and attach available plans.
No.
(STAFF COMMENTS)
(3) Estimate the amount of fill and dredge material that would be placed in or removed from surface
water or wetlands and indicate the area of the site that would be affected. Indicate the source of fill
material.
None.
(STAFF COMMENTS)
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(4) Will the proposal require surface water withdrawals or diversions? Give general description,
purpose, and approximate quantities if known.
No.
(STAFF COMMENTS)
(5) Does the proposal lie within a 100-year floodplain? If so, note location on the site plan.
No.
(STAFF COMMENTS)
(6) Does the proposal involve any discharges of waste materials to surface waters? If so, describe the
type of waste and anticipated volume of discharge.
No.
(STAFF COMMENTS)
b. Ground:
(1) Will ground water be withdrawn from a well for drinking water or other purposes? If so, give a
general description of the well, proposed uses and approximate quantities withdrawn from the well
Will water be discharged to ground water? Give general description, purpose, and approximate
quantities if known.
No.
(STAFF COMMENTS)
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(2) Describe waste material that will be discharged into the ground from septic tanks or other sources, if
any (for example: Domestic sewage; industrial, containing the following chemicals...; agricultural;
etc.). Describe the general size of the system, the number of such systems, the number of houses to be
served (if applicable), or the number of animals or humans the system(s) are expected to serve.
None.
(STAFF COMMENTS)
C. Water Runoff (including storm water):
(1) Describe the source of runoff (including storm water) and method of collection and disposal, if any
(include quantities, if known). Where will this water flow? Will this water flow into other waters?
If so, describe.
Stormwater runoff will be collected from paved and rooftop areas and conveyed to an underground stormwater
runoff control and water quality facility, then discharged to an existing stormwater conveyance pipe at the
Southwest corner of the site.
(STAFF COMMENTS)
(2) Could waste materials enter ground or surface waters? If so, generally describe.
There's a potential for spills to enter the runoff conveyance system but should be very minimal.
(STAFF COMMENTS)
(3) Does the proposal alter or otherwise affect drainage patterns in the vicinityof the site? If so,
describe.
The proposed stormwater collection and conveyance system will discharge at the natural discharge location.
(STAFF COMMENTS)
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d. Proposed measures to reduce or control surface, ground, runoff water, and drainage pattern impacts, if
any:
The stormwater runoff control facility and conveyance system will be sized to accommodate stormwater runoff volume per
City of Edmonds standards
(STAFF COMMENTS)
4. Plants
a.
Check or circle types of vegetation found on the site:
deciduous tree: alder, maple, aspen, other:_
x evergreen tree: fir, cedar; pine, other. fir
x shrubs
x grass_
pasture
crop or grain
Orchards, vineyards or other permanent crops
wet soil plants: cattail, buttercup, bulrush, skunk cabbage, other:
water plants: water lily, eelgrass, milfoil, other:
other types of vegetation:
(STAFF COMMENTS)
b. What kind and amount of vegetation will be removed or altered?
Large trees that don't fit the site plan will be removed and replaced per City standards.
All existing shrubs and grasses will be removed and replaced per City standards.
(STAFF COMMENTS)
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C. List threatened or endangered species known to be on or near the site.
None.
(STAFF COMMENTS)
d. Proposed landscaping, use of native plants, or other materials to preserve or enhance vegetation on the site,
if any:
See attached proposed landscaping plan.
(STAFF COMMENTS)
e. List all noxious weeds and invasive species known to be on or near the site.
None.
(STAFF COMMENTS)
5. Animals
a. List any birds and other animals that have been observed on or near the site or are known to be on or near
the site. Examples include:
birds: hawk, heron, eagle, songbirds, other: None.
mammals: deer, bear, elk, beaver, other: None.
fish: bass, salmon, trout, herring, shellfish, other:
None.
Revised on 4115114 P71- SEPA Checklist.doc Page 10 of 27
(STAFF COMMENTS)
b. List any threatened or endangered species known to be on or near the site.
None.
(STAFF COMMENTS)
C. Is the site part of a migration route? If so, explain.
No.
(STAFF COMMENTS)
d. Proposed measures to preserve or enhance wildlife, if any:
None.
(STAFF COMMENTS)
e. List any invasive animal species known to be on or near the site.
None.
(STAFF COMMENTS)
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PJ
6. Energy and Natural Resources
a. What kinds of energy (electric, natural gas, oil, wood stove, solar) will be used to meet the completed
project's energy needs? Describe whether it will be used for heating, manufacturing, etc.
Electric, natural gas. Heating and cooling.
(STAFF COMMENTS)
b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally
describe.
No.
(STAFF COMMENTS)
C. What kinds of energy conservation features are included in the plans of this proposal? List other proposed
measures to reduce or control energy impacts, if any:
None.
(STAFF COMMENTS)
7. Environmental Health
a. Are there any environmental health hazards, including exposure to toxic chemicals, risk of fire and
explosion, spill, or hazardous waste, that could occur as a result of this proposal? If so describe.
No.
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(STAFF COMMENTS)
(1) Describe any known or possible contamination at the site from present or past uses.
See attached Phase 1 environment site assessment for details (page ii of the executive summary).
In summary: 3 gasoline UST's were decommissioned and removed in 1991. Ecology issued a No Further
Action determination for the site on June 7, 2012.
(STAFF COMMENTS)
(2) Describe existing hazardous chemicals/conditions that might affect project development and design.
This includes undergrand hazardous liquid and gas transmission pipelines located within the project
area and in the vicinity.
None.
(STAFF COMMENTS)
(3) Describe any toxic or hazardous chemicals that might be stored, used, or produced during the
project's development or constructions, or at any time during the operating life of the project.
None.
(STAFF COMMENTS)
(4) Describe special emergency services that might be required.
Typical emergency services for senior care uses will be required, such as fire and ambulance services.
(STAFF COMMENTS)
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(5) Proposed measures to reduce or control environmental health hazards, if any:
The building will be built to IBC standards.
(STAFF COMMENTS)
b. Noise
(1) What types of noise exist in the area which may affect your project (for example: traffic, equipment,
operation, other)?
None.
(STAFF COMMENTS)
(2) What types and levels of noise would be created by or associated with the project on a short-term or
a long-term basis (for example: traffic, construction, operation, other)? Indicate what hour's noise
would come from the site.
Construction traffic during construction hours only from lam to 5pm.
(STAFF COMMENTS)
(3) Proposed measures to reduce or control noise impacts, if any:
Being respectful of traditional quite hours.
(STAFF COMMENTS)
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8. Land and Shoreline Use
a. What is the current use of the site and adjacent properties? Will the proposal affect current land uses on
nearby or adjacent properties? If so, describe.
One parcel is vacant land the other parcel is a cleaning company. The proposal will change the use from "light
industrial" to "seniors housing/assisted living". The proposed use is permitted outright under the existing City
zoning code.
(STAFF COMMENTS)
b. Has the project site been used as working farmlands or working forest lands? If so, describe. How much
agricultural or forest land of long-term commercial significance will be converted to other uses as a result
of the proposal, if any? If resource lands have not been designated, how many acres in farmland or forest
land tax status will be converted to nonfrom or nonforest use?
No.
(STAFF COMMENTS)
(1) Will the proposal affect or be affected by surrounding working farm or forest land normal business
operations, such as oversize equipment access, the application of pesticides, tilling, and harvesting? If
so, how:
No.
(STAFF COMMENTS)
C. Describe any structures on the site.
One parcel is vacant. The other parcel has a 1,364 square foot office building with a 650 square foot attached shop,
in addition to an approximately 3,840 square foot metal warehouse building.
(STAFF COMMENTS)
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d. Will any structures be demolished? If so, what?
Yes, all structures on site will be demolished.
(STAFF COMMENTS)
e. What is the current zoning classification of the site?
Zoning is CG2 and the current use is "light industrial"
(STAFF COMMENTS)
f. What is the current comprehensive plan designation of the site?
Mixed Use Commercial with a Medical/Highway 99 Activity Center Overlay.
(STAFF COMMENTS)
g. If applicable, what is the current shoreline master plan designation of the site?
None.
(STAFF COMMENTS)
h. Has any part of the site been classified critical area by the city? If so, specify.
Not to my knowledge.
(STAFF COMMENTS)
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i. Approximately how many people would reside or work in the completed project?
The building would accommodate up to 80 residents and employ between 30 and 40 employees, with a maximum
employee count on site at peak hours of approximately 20 employees.
(STAFF COMMENTS)
j. Approximately how many people would the completed project displace?
None.
(STAFF COMMENTS)
k. Proposed measures to avoid or reduce displacement impacts, if any:
None.
(STAFF COMMENTS)
1. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if
any:
Adherence to City of Edmonds land use and zoning codes.
(STAFF COMMENTS)
in. Proposed measures to ensure the proposal is compatible with nearby agricultural and forest lands of long-
term commercial significance, if any:
None.
(STAFF COMMENTS)
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4 k0 e
9. Housing
a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income
housing.
62 Units accommodating up to 80 residents. The target market is middle to upper income.
(STAFF COMMENTS)
b. Approximately how many units, if any would be eliminated? Indicate whether high, middle, or low-income
housing.
None.
(STAFF COMMENTS)
C. Proposed measures to reduce or control housing impacts, if any:
None.
(STAFF COMMENTS)
10. Aesthetics
a. What is the tallest height of any proposed structure(s), not including antennas; what is the principle
exterior building material(s) proposed?
42 feet. Principal exterior building material is brick and hardi materials.
(STAFF COMMENTS)
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(0 e
b. What views in the immediate vicinity would be altered or obstructed?
None.
(STAFF COMMENTS)
C. Proposed measures to reduce or control aesthetic impacts, if any:
The architectural style of the building fits nicely in the medical corridor.
(STAFF COMMENTS)
11. Light and Glare
a. What type of light or glare will the proposal produce? What time of day would it mainly occur?
Small amounts of light or glare may be seen at night in the parking lot.
(STAFF COMMENTS)
b. Could light or glare from the finished project be a safety hazard or interfere with views?
No.
(STAFF COMMENTS)
C. What existing off -site sources of light or glare may affect your proposal?
None.
(STAFF COMMENTS)
Revised on 4115114 P71- SEPA Checklist.doc Page 19 of 27
d. Proposed measures to reduce or control light and glare impacts, if any:
We will be using parking lot and building facade lighting that directs light downward.
(STAFF COMMENTS)
12. Recreation
a. What designated and informal recreational opportunities are in the immediate vicinity?
None.
(STAFF COMMENTS)
b. Would the proposed project displace any existing recreation uses? If so, describe.
No.
(STAFF COMMENTS)
C. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be
provided by the project or applicant, if any:
None.
(STAFF COMMENTS)
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13. Historic and Cultural Preservation
a. Are there any buildings, structures, or sites located on or near the site that are over 45 years old listed in,
or eligible for listing in national, state, or local preservation registers located on or near the site? If so,
specifically describe.
No.
(STAFF COMMENTS)
b. Are there any landmarks, features, or other evidence of Indian or historic use or occupation? This may
include human burials or old cemeteries. Are there any material evidence, artifacts, or areas of cultural
importance on or near the site? Please list any professional studies conducted at the site to identify such
resources.
No.
(STAFF COMMENTS)
C. Describe the methods used to assess the potential impacts to cultural and historic resources on or near the
project site. Examples include consultation with tribes and the Department of Archeology and Historic
Preservation, archaeological surveys, historic maps, GIS date, etc.
None.
(STAFF COMMENTS)
d. Proposed measures to avoid, minimize, or compensate for loss, changes to, and disturbance to resources.
Please include plans for the above and any permits that may be required.
None.
(STAFF COMMENTS)
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14. Transportation
a. Identify public streets and highways serving the site or affected geographic area, and describe proposed
access to the existing street system. Show on site plans, if any.
The site is bordered by 210th St SW to the North and 72nd Ave W to the East. We are proposing one access
point from each street. See attached site plan.
(STAFF COMMENTS)
b. Is the site or affected geographic area currently served by public transit? If so, generally describe. If not,
what is the approximate distance to the nearest transit stop?
Yes, there is a bus stop at the comer of 210th St SW and 72nd Ave W.
(STAFF COMMENTS)
C. How many additional parking spaces would the completed project or nonproject proposal have? How
many would the project or proposal eliminate?
45 spaces are proposed (35 first floor garage parking; 10 spaces outside in the parking lot). Approximately 8 would be
eliminated by the demolition of the existing building on site.
(STAFF COMMENTS)
d. Will the proposal require any new or improvements to existing roads, streets, pedestrian, bicycle or state
transportation facilityes not including driveways? If so, generally describe (indicate whether public or
private).
The public sidewalk is contemplated to be removed and replaced S farther into the site to account for a landscaping
buffer.
Revised on 4115114 P71-'EPA Checklist.doc Page 22 of 27
(STAFF COMMENTS)
e. Will the project or proposal use (or occur in the immediate vicinity of) water, rail, or air transportation? If
so, generally describe.
No.
(STAFF COMMENTS)
f. How many vehicular trips per day would be generated by the completed project? If known, indicate when
peak volumes would occur and what percentage of the volume would be trucks (such as commercial and
anpassenger vehicles). What data or transporation models were used to make these estimates?
Exact number unknown at this time, but typically the trips are very low because the residents don't drive.
Peak volume would be in the early evening when friends and family visit the residents.
(STAFF COMMENTS)
g. Will the proposal interfere with, affect or be affected by the movement of agricultural and forest products
on roads or streets in the area? If so, generally describe.
No.
(STAFF COMMENTS)
h. Proposed measures to reduce or control transportation impacts, if any:
None.
Revised on 4115114 P71- SEPA Checklisf.doc Page 23 of 27
A . (D
(STAFF COMMENTS)
15. Public Services
a. Would the project result in an increased need for public services (for example: fire protection, police
protection, public transit, health care, schools, other)? If so, generally describe.
Yes, typical increased need for fire and ambulance service, typical to senior housing.
(STAFF COMMENTS)
b. Proposed measures to reduce or control direct impacts on public services, if any:
We staff licensed nurses on site 24 hours per day to reduce unnecessary calls to the fire department or ambulance service.
(STAFF COMMENTS)
16. Utilities
a. Circle utilities currently available at the site: electricity atural ga , ate efuse servic ephon
aznTra-r-y—s-eVft'i%septic system, other:
Cable television.
(STAFF COMMENTS)
Revised on 4115i14 P71- SEPA Checklist.doc Page 24 of 27
b. Describe the utilities that are proposed for the project, the utility providing the service, and the general
construction activities on the site or in the immediate vicinity which might be needed.
Proposed utilities are the ones that are currently on site: electrical, natural gas, water, sewer, phone/internet/tv,
trash service
(STAFF COMMENTS)
C. SIGNATURE
I declare under penalty of perjury laws that the above answers are true and correct to the best of my knowledge. I understand
that the lead agency is relying on them to make its decision.
Qati/eof Proponent
Date Submitted
Revised on 411514 P71- Sf=PA Checklist.doc Page 25 of 27
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Edmonds Memory Care
7208 and 7220 210th Street SW
Edmonds, Snohomish County, Washington
March 7, 2014
Terracon Project No. 81147712
Prepared for:
RJ Development Services
Olympia, Washington
Prepared by:
Terracon Consultants, Inc.
Mountlake Terrace, Washington
March 7, 2014
1 3�
RJ Development Services
401 Central Street SE
Olympia, WA 98501
Attn: Mr. Jeff Yates
P: 360Z28.3343
E: jeff@rjdevelopmentservices.com
Re: Phase I Environmental Site Assessment
Edmonds Memory Care
7208 and 7220.21 Oth Street SW
Edmonds, Snohomish County, Washington 98026
Terracon Project No. 81147712
Dear Mr. Yates:
Terracon Consultants, Inc. (Terracon) is pleased to submit the enclosed Phase I :Environmental
Site Assessment (ESA) report for the above -referenced site. This assessment was performed in
accordance with Terracon Proposal No. P81140023 dated January 30, 2014.
We appreciate the opportunity to be of service to you on this project. In addition to Phase I
services, our professionals provide geotechnical, environmental, construction materials, and
'facilities services on a wide variety of projects locally, regionally and nationally. For more
detailed information on all of Terracon's services please visit our'website at www,terraconxom.
If there are any questions regarding this report or if we may be of .further<assistance, please do
not hesitate to contact us.
Sincerely,
Terracon Consultants, Inc.
Tra'GisA. Hack
Project Manager
Attachments
Matt Wheaton, L.G., E.I,T.,
Department'Manager
Ierracon`Consultants In. 2190564tl Ase V1 Sulte'9G0 Mountlake iarrace, 'WA H043
F?2o?7€-3304 F425-7r.-3549 ierracon.corn
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TABLE OF CONTENTS
Page No.
EXECUTIVESUMMARY..........................................................................................................................
i
Findings.......................................................................................................................................
i
Conclusions................................................................................................................................iii
1.0
INTRODUCTION........................................................................................................................1
1.1
Site Description..............................................................................................................1
1.2
Scope of Services...........................................................................................................1
1.3
Standard of Care............................................................................................................2
1.4
Additional Scope Limitations, ASTM Deviations and Significant Data Gaps .....................
2
1.5
Reliance.........................................................................................................................3
1.6
Client Provided Information.............................................................................................
3
2.0
PHYSICAL
SETTING.................................................................................................................
4
3.0
HISTORICAL USE INFORMATION............................................................................................
6
3.1
Historical Topographic Maps...........................................................................................
6
3.2
Historical Aerial Photographs..........................................................................................
7
3.3
Historical City Directories................................................................................................
8
3.4
Historical Fire Insurance Maps........................................................................................8
3.5
Site Ownership...............................................................................................................
8
3.6
Title Search....................................................................................................................9
3.7
Environmental Liens.......................................................................................................9
3.8
Historical Building Department Records and Historical Assessor Records .......................
9
3.9
Interviews Regarding Current and Historical Uses...........................................................
9
3.10
Prior Report Review.....................................................................................................
10
3.11
Historical Use Information Summary .............................................................................
12
4.0
RECORDS REVIEW.................................................................................................................12
4.1
Federal and State/Tribal Databases..............................................................................13
4.2
Local Agency Inquiries..................................................................................................17
4.2.1 Health Department/Environmental Division.......................................................
17
4.2.2 Fire Department...............................................................................................
17
4.2.3 Planning, Building Permit/Inspection Department .............................................
17
4.2.4 Washington State Department of Ecology........................................................
18
4.3
Records Review Summary ...........................................................................................18
5.0
SITE RECONNAISSANCE.......................................................................................................18
5.1
General Site Information...............................................................................................18
5.2
Overview of Current Site Occupants and Operations....................................................19
5.3
Site Observations.........................................................................................................19
5.4
Site Reconnaissance Summary....................................................................................
21
6.0
ADJOINING
PROPERTY RECONNAISSANCE........................................................................
21
7.0
ADDITIONAL SERVICES.........................................................................................................22
8.0
DECLARATION
........................................................................................................................22
TABLE OF CONTENTS (continued)
APPENDICES
APPENDIX A Figure 1 - Topographic Map, Figure 2 — Site Diagram
APPENDIX B Description of Terms and Acronyms
APPENDIX C Historical Documentation and User Questionnaire
APPENDIX D Environmental Database Information
APPENDIX E Site Photographs
APPENDIX F Credentials
Phase I Environmental Site Assessment 'Irerracon
Edmonds Memory Care w Edmonds, WA
March 7, 2014 w Terracon Project No. 81147712
EXECUTIVE SUMMARY
This Phase I Environmental Site Assessment (ESA) was performed in accordance with
Terracon Proposal No. P81140023 dated January 30, 2014, and was conducted consistent with
the procedures included in ASTM E 1527-13, Standard Practice for Environmental Site
Assessments: Phase l Environmental Site Assessment Process. The ESA was conducted under
the supervision or responsible charge of Travis A. Hauk, Environmental Professional. Mr. Hauk
performed the site reconnaissance on February 14, 2014.
Findings
A summary of findings is provided below. It should be recognized that details were not included
or fully developed in this section, and the report must be read in its entirety for a comprehensive
understanding of the items contained herein.
Site Description and Use
The site is located at 7208 and 7220 210th Street SW in Edmonds, Snohomish County,
Washington, and consists of Snohomish County tax parcels 00566900500-101 (7220 20th Street
SW; Parcel A) and 00566900500-102 (7208 210th Street SW; Parcel B). Parcel A is an
approximately 0.59-acre tract of undeveloped and wooded land. Parcel B is an approximately
0.58-acre tract of land developed with an approximately 1,364-square foot office building with a
650-square foot attached shop. Parcel B is also developed with an approximately 3,840-square
foot metal warehouse building. Remaining areas of the site are used for storage of construction
equipment with areas of gravel parking and undeveloped land.
Concurrent with this Phase I ESA, Terracon performed a geotechnical investigation at the site
on February 18, 2014. The investigation included the advancement of five exploratory soil
borings to depths ranging from approximately 21%2 to 31%2 feet below existing site grades.
Groundwater was encountered in one of the borings at a depth of approximately 24 feet bgs.
Subsurface conditions at the site were generally described as sand with variable silt and gravel
content. Fill and/or possible fill soil was identified in the upper 3 to 11 feet of several borings.
Potential environmental issues (e.g., concrete, metal, glass, odors, sheens, etc.) associated
with the fill were not observed at the time of drilling. Based on this information, the fill soil does
not appear constitute a REC to the site at this time.
Historical Information
Based on a review of the historical information, Parcel A appears to have been undeveloped,
wooded land from at least 1941 until 1949, at which time the parcel was developed with a cabin
structure and re -occupied by a septic tank business in the early 1970s. The structure appears
to have been demolished in the 2000s. Parcel B appears to have been undeveloped, wooded
land from at least 1941 until 1948, at which time the parcel was developed with the existing
office building. The attached shop was completed in 1955. The existing metal warehouse
Phase I Environmental Site Assessment
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March 7, 2014 m Terracon Project No. 81147712
building on Parcel B was built in 1985, with an addition completed in 1995. Surrounding
properties were historically undeveloped and wooded land prior to development with the existing
residences and associated outbuildings in the 1940s and 1950s.
1 Based on a review of client -provided previous environmental reports, three gasoline USTs were
installed in 1972 in an area to the south of the office/shop building of site Parcel B (currently
beneath the northern portion of the warehouse building). During decommissioning and removal
of the USTs in August 1991, petroleum impacted soils above Washington State Model Toxics
Control Act (MTCA) Method A cleanup levels were identified. A representative from Ecology's
Northwest Regional Office visited the site on August 6, 1991 to discuss ongoing remediation
and provided guidance regarding characterization and additional sampling. Approximately 545
cubic yards of impacted soil was reportedly excavated and transported off -site to a disposal
facility. A total of twenty soil samples were collected from the excavation, including confirmation
samples from the excavation bottom and sidewalls to confirm that all petroleum -contaminated
soils had been removed. Groundwater observations were not discussed and no groundwater
samples were collected. It appears that an area of impacted soil was left in place in the north
sidewall of the excavation. Composite samples were collected laterally (at a depth of 14 to 16
feet bgs) from this area to confirm previous sample results. Fill soil was reportedly brought from
an off -site source; however, additional information regarding the fill soil was not discussed.
Ecology issued a No Further Action determination for the site (Parcel B) on June 7, 2012.
Ecology issued a No Further Action determination for the site (Parcel B) on June 7, 2012 and a
copy of the letter was provided by the client and is included in Appendix C. Based on review of
client -provided previous environmental reports, it appears that soil impacts at the site
associated with the former USTs have been remediated below applicable cleanup levels.
Therefore, the previously identified release is not considered a REC at this time.
'I
Records Review
Selected federal and state environmental regulatory databases as well as responses from state
and local regulatory agencies were reviewed. The site was identified in the CSCSL-NFA, ICR,
UST, ALLSITES, RCRA-NLR, and FINDS databases. The CSCSL-NFA, ICR, and UST listings
are associated with former USTs decommissioned at the site, which are previously discussed.
The ALLSITES, RCRA-NLR, and FINDS listings are due to the facility's status as a handler of
hazardous waste and operation as a janitorial supply business (Coyote Cleaning Systems).
Violations associated with the ALLSITES, RCRA-NLR, and FINDS listings were not identified
and the listings do not appear to represent a REC to the site.
Based on distance, environmental setting and/or facility characteristics, the identified facilities
and inquiry results from the local agencies do not constitute RECs in connection with the site at
this time.
Site Reconnaissance
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During Terracon's site reconnaissance, features observed included: electric and natural gas
forced air heating systems, areas of storage of floor cleaning equipment, table saws, hand tools,
plastic piping, landscaping tools, floor jacks, ladders, and cement mixers, plastic and metal
containers with contents including gasoline, color glaze, concrete stain, latex paint, water
repellent, concrete and masonry sealant, masonry cleaner, tile seal, and hydraulic oil, and an
areas of de minimis staining beneath a waste -oil drum. Based on site reconnaissance, RECs
were not identified associated with the current site operations.
Adjoining Properties
The site is adjoined to the north by 210th Street SW followed by Evergreen Condominiums; to
the south by 72nd Avenue W followed by City of Edmonds Public Works maintenance
warehouse facility; to the south by Adix's Bed and Bath For Dogs; and to the west by 3D Roof
Systems and various commercial businesses within a retail structure. Indications of RECs were
not observed with the adjoining properties.
Conclusions
We have performed a Phase I ESA consistent with the procedures included in ASTM Practice
E 1527-13 at 7208 and 7220 210th Street SW, Edmonds, Snohomish County, Washington, the
site. Based on the scope of services, limitations, and findings of this assessment, Terracon did
not identify Recognized Environmental Conditions (RECs), which, in our opinion, warrant
additional investigation at this time.
Although the fill soil identified during the geotechnical evaluation was not identified as a REC, if
off -site export of fill material from the area of the former USTs is proposed, limited soil sampling
of those fill soils may be necessary prior to off -site disposition. In the event that undocumented
impacts in residual soil are identified during future site redevelopment activities, Terracon
recommends that an environmental professional be retained to assess for a potential petroleum
hydrocarbon release.
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PHASE I ENVIRONMENTAL SITE ASSESSMENT
EDMONDS MEMORY CARE
7208 AND 7220 210TH STREET SW
EDMONDS, SNOHOMISH COUNTY, WASHINGTON
Terracon Project No. 81147712
March 7, 2014
1.1 Site Description
7208 and 7220 210th Street SW, Edmonds, Snohomish County,
Washington
Site Location/Address Snohomish County tax parcels 00566900500-101 (Parcel A) and
00566900500-102 (Parcel B)
Land Area Approximately 1.17 acres
Parcel A is a tract of undeveloped and wooded land. Parcel B is
developed with an approximately 1,364-square foot office building
Site Improvements with a 650-square foot attached shop. Parcel B is also developed
with an approximately 3,840-square foot metal warehouse building.
Remaining areas of the site are used for storage of construction
equipment with areas of gravel parking.
The site location is depicted on Figure 1 of Appendix A, which was reproduced from a portion of
the USGS Edmonds East, Washington 7.5-minute series topographic map. A Site Diagram of
the site and adjoining properties is included as Figure 2 of Appendix A. Acronyms and terms
used in this report are described in Appendix B.
1.2 Scope of Services
This Phase I ESA was performed in accordance with Terracon Proposal No. P81140023 dated
January 30, 2014, and was conducted consistent with the procedures included in ASTM
E 1527-13, Standard Practice for Environmental Site Assessments: Phase I Environmental Site
Assessment Process. The purpose of this ESA was to assist the client in developing information
to identify RECs in connection with the site as reflected by the scope of this report. This purpose
was undertaken through user -provided information, a regulatory database review, historical and
physical records review, interviews, including local government inquiries, as applicable, user -
provided information, and a visual noninvasive reconnaissance of the site and adjoining
properties. Limitations, ASTM deviations, and significant data gaps (if identified) are noted in the
applicable sections of the report.
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March 7, 2014 w Terracon Project No. 81147712
1.3 Standard of Care
This ESA was performed in accordance with generally accepted practices of this profession,
undertaken in similar studies at the same time and in the same geographical area. We have
endeavored to meet this standard of care, but may be limited by conditions encountered during
performance, a client -driven scope of work, or inability to review information not received by the
report date. Where appropriate, these limitations are discussed in the text of the report, and an
evaluation of their significance with respect to our findings has been conducted.
Phase I ESAs, such as the one performed at this site, are of limited scope, are noninvasive, and
cannot eliminate the potential that hazardous, toxic, or petroleum substances are present or
have been released at the site beyond what is identified by the limited scope of this ESA. In
conducting the limited scope of services described herein, certain sources of information and
public records were not reviewed. It should be recognized that environmental concerns may be
documented in public records that were not reviewed. No ESA can wholly eliminate uncertainty
regarding the potential for RECs in connection with a property. Performance of this practice is
intended to reduce, but not eliminate, uncertainty regarding the potential for RECs. No
warranties, express or implied, are intended or made. The limitations herein must be considered
when the user of this report formulates opinions as to risks associated with the site or otherwise
uses the report for any other purpose. These risks may be further evaluated — but not eliminated
— through additional research or assessment. We will, upon request, advise you of additional
research or assessment options that may be available and associated costs.
1.4 Additional Scope Limitations, ASTM Deviations and Significant Data Gaps
Based upon the agreed -on scope of services, this ESA did not include subsurface or other
invasive assessments, vapor intrusion assessments or indoor air quality assessments (i.e.
evaluation of the presence of vapors within a building structure), business environmental risk
evaluations, or other services not particularly identified and discussed herein. Credentials of the
company (Statement of Qualifications) have not been included in this report but are available
upon request. Pertinent documents are referred to in the text of this report, and a separate
reference section has not been included. Reasonable attempts were made to obtain information
within the scope and time constraints set forth by the client; however, in some instances,
information requested is not, or was not, received by the issuance date of the report. Information
obtained for this ESA was received from several sources that we believe to be reliable;
nonetheless, the authenticity or reliability of these sources cannot and is not warranted
hereunder. This ESA was further limited by the following:
An evaluation of the significance of these limitations and missing information with respect to our
findings has been conducted, and where appropriate, significant data gaps are identified and
discussed in the text of the report. However, it should be recognized that an evaluation of
significant data gaps is based on the information available at the time of report issuance, and an
evaluation of information received after the report issuance date may result in an alteration of
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Phase I Environmental Site Assessment Irerralcon
Edmonds Memory Care w Edmonds, WA
March 7, 2014 w Terracon Project No. 81147712
our conclusions, recommendations, or opinions. We have no obligation to provide information
obtained or discovered by us after the issuance date of the report, or to perform any additional
services, regardless of whether the information would affect any conclusions, recommendations,
or opinions in the report. This disclaimer specifically applies to any information that has not been
provided by the client.
This report represents our service to you as of the report date and constitutes our final
document; its text may not be altered after final issuance. Findings in this report are based upon
the site's current utilization, information derived from the most recent reconnaissance and from
other activities described herein; such information is subject to change. Certain indicators of the
presence of hazardous substances or petroleum products may have been latent, inaccessible,
unobservable, or not present during the most recent reconnaissance and may subsequently
become observable (such as after site renovation or development). Further, these services are
not to be construed as legal interpretation or advice.
1.5 Reliance
This ESA report is prepared for the exclusive use and reliance of RJ Development Services.
Use or reliance by any other party is prohibited without the written authorization of RJ
Development Services and Terracon Consultants, Inc. (Terracon).
Reliance on the ESA by the client and all authorized parties will be subject to the terms,
conditions and limitations stated in the proposal, ESA report, and Terracon's Agreement. The
limitation of liability defined in the Agreement is the aggregate limit of Terracon's liability to the
client and all relying parties.
Continued viability of this report is subject to ASTM E 1527-13 Sections 4.6 and 4.8. If the ESA
will be used by a different user (third party) than the user for whom the ESA was originally
prepared, the third party must also satisfy the user's responsibilities in Section 6 of ASTM
E 1527-13.
1.6 Client Provided Information
Prior to the site visit, Mr. Jeff Yates, client, was asked to provide the following user
questionnaire information as described in ASTM E 1527-13 Section 6.
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March 7, 2014 m Terracon Project No. 81147712
Client Questionnaire Responses
..
Client's
Client Questionnaire.ltem
ClienVDid Not.Response,""-;
-;Respond
Yes
Aware of any Environmental Cleanup Liens against the site.
X
Actual Knowledge of Environmental Liens or Activity Use
X
Limitations (AULs) that may encumber the site.
Aware of any Specialized Knowledge or Experience related to the
X
site or nearby properties.
Actual Knowledge of a Significantly Lower Purchase Price because
X
of hazardous substances or petroleum products.
Commonly Known or Reasonably Ascertainable Information that is
X
material to a release in connection with the site.
Obvious Indicators of Contamination at the site.
X
Mr. Yates stated that a previous cleanup associated with a LUST was performed at the site
(7208 210th Street SW; Parcel B). Prior environmental reports that include a discussion of the
LUST and associated cleanup, were provided by the client and are discussed further in Section
3.10.
2.0 PHYSICAL SETTING
Topography (Refer to Appendix A for an excerpt of the Topographic Map)
Site Elevation
Approximately 380 feet (NGVD)
Edmonds East,
Surface Runoff/
Topographic
The site slopes toward the southwest.
Washington,
Gradient
USGS 7.5-minute
Quadrangle, 1981
Closest Surface
Hall Creek is mapped approximately 1,500 feet
Water
south of the site
Soil Characteristics
Soil Type
Alderwood-Urban complex
Snohomish County Area,
The Alderwood soil is moderately deep over a
hardpan and is moderately well drained. It formed in
Washington, USDA,
glacial till. Depth to the hardpan ranges from 20 to
Natural Resource
Description
40 inches. Permeability of the Alderwood soil is
Conservation Service Soil
moderately rapid above the hardpan and very slow
Survey issued 1983
through it. Available water capacity is low.
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March 7, 2014 m Terracon Project No. 81147712
Physical Setting Information Source
Urban land consists of areas that are covered by
streets, buildings, parking lots, and other structures
that obscure or alter the soils so that identification is
not possible.
Geology/Hydrogeology
Formation
Qgt — Quaternary Glacial Till
Washington State
Interactive Geologic Map,
Washington State
Description
Pleistocene, Fraser -age continental glacial till
Department of Natural
Resources, 2009
Geotechnical Engineering
Estimated Depth to
Groundwater was observed at approximately 24 feet
Report, Memory Care
First Occurrence of
below the existing ground surface.
Facility, prepared by
Groundwater
Terracon (currently in
draft)
*Hydrogeologic
Not known - may be inferred to be parallel to topographic gradient (primarily to
Gradient
the southwest).
* The groundwater flow direction and the depth to shallow, unconfined groundwater, if present, would likely vary depending upon
seasonal variations in rainfall and other hydrogeological features. Without the benefit of on -site groundwater monitoring wells
surveyed to a datum, groundwater depth and flow direction beneath the site cannot be directly ascertained.
Concurrent with the Phase I ESA, Terracon performed a geotechnical investigation at the site
on February 18, 2014. As described in Terracon's Geotechnical Engineering Report (Terracon
Project No. 81145006), currently in draft, the investigation included the advancement of five
exploratory soil borings to depths ranging from approximately 21%2 to 31Y2 feet below existing
site grades. Groundwater was encountered in one of the borings at a depth of approximately 24
feet below ground surface (bgs). Subsurface conditions at the site were generally described as
sand with variable silt and gravel content. Up to 5 feet of potential fill soils were encountered in
borings in the proposed pavement areas. Additional fill of an unknown depth and relative
density is likely located at the location of previous underground storage tanks (USTs).
Assuming the owner is willing to accept the risk of unpredictable settlement response by leaving
the existing fill below the pavement section, scarification and recompaction of at least the upper
two feet below footings, slabs and pavement sections was recommended. Deeper scarification
and recompaction may be necessary dependent on conditions exposed at the time of
construction. Potential environmental issues (e.g., concrete, metal, glass, odors, sheens, etc.)
associated with the fill were not observed at the time of drilling, which included exploratory soil
borings in the vicinity of the former USTs. Based on this information, the fill soil does not
appear constitute a REC to the site at this time.
In response to a local agency request, Ms. Jeanne Startzman, City of Edmonds Public
Disclosure and Records Management Specialist, provided a copy of geotechnical engineering
report prepared for site Parcel A by Cornerstone Geotechnical, Inc. (Cornerstone). The
investigation included the advancement of five exploratory test pits to depths ranging from
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March 7, 2014 m Terracon Project No. 81147712
approximately 7 to 9 feet bgs. Cornerstone observed 7 feet of fill in the southwest comer of the
site. Groundwater seepage was encountered in four of the test pits at depths of approximately 2
1/2 to 7 feet bgs. Cornerstone considered the seepage to be perched groundwater that was not
representative of the regional groundwater table. Cornerstone did not report observations of
potential environmental issues (e.g., concrete, metal, glass, odors, sheens, etc.) at the time of
drilling
3.0 HISTORICAL USE INFORMATION
Terracon reviewed the following historical sources to develop a history of the previous uses of
the site and surrounding area, in order to help identify past uses for indications of RECs. Copies
of selected historical documents are included in Appendix C.
3.1 Historical Topographic Maps
Readily available historical USGS topographic maps were reviewed to evaluate land
development in connection with the site. Reviewed historical topographic maps are summarized
below.
Edmonds East, Washington, published 1953 (1:24,000)
Im Edmonds East, Washington, published 1953, photorevised 1968 (1:24,000)
Edmonds East, Washington, published 1953, photorevised 1973 (1:24,000)
fa Edmonds East, Washington, published 1953, photorevised 1981 (1:24,000)
Historical Topographic Maps
;Direction
` .Description=``
Appears developed with a structure on the northeast portion of Parcel B, remaining
areas of the site appear as wooded land (1953); structure appears developed on the
Site
northeast portion of Parcel B and remaining areas of the site are mapped as built-up
urban land (1968-1981)
A roadway followed by several structures and areas of wooded land (1953); a roadway
North
followed by several structures and areas of built-up urban land (1968-1981)
Several structures appear developed with areas of wooded land (1953); a roadway
East
appears developed, followed by several structures and areas of built-up urban land
(1968-1981)
Wooded and undeveloped land (1953); appears as an area of built—up urban land (1968-
South
1981)
Wooded land with structure developed farther west. Two mines and a gravel pit appears
developed farther southwest (1953); several structures and areas of built-up urban land
West
with two mines and a gravel pit farther southwest (1968-1973); mines and gravel pit are
no longer apparent and appear to be developed with structures (1981)
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3.2 Historical Aerial Photographs
Selected historical aerial photographs were reviewed at approximately 10 to 15 year intervals, if
readily available, to obtain information concerning the history of development on and near the
site. Evaluation of these aerials may be limited by a photo's quality and scale. Selected
photographs are summarized below.
Earth Explorer, 1941, 1:34,600
Army Corps of Engineers, 1944 ARMY COE, 1944, 1:20,000
Earth Explorer, 1952, 1:23,600
Pacific Aerial Surveys, WF, 1965, 1:60,000
Washington State Department of Natural Resources (DNR), NW-H-74,
1:24,000.
Washington State Department of Transportation, SOUND BLOCK 85,
1:24,000
Washington State DNR, NW-95, 1995, 1:12,000
Washington State DNR, NW-C-01, 2001, 1:12,000
Snohomish County Assessor online property mapper, 2007, scale varies
Google Earth Pro, 2013, scale varies
Historical Aerial Photographs
1974,
1985,
Direction,;.:;'Description,,,
Appears as undeveloped, wooded land (1941-1944); two structures appear developed
on the northern portions of the site (1952-1974); a structure appears developed on the
northern portion of Parcel A. Parcel B appears developed with the office/shop
building on the northern portion and the south section of the warehouse building
Site
(1985); Parcel B appears developed with office/shop building; an addition to the
warehouse building is apparent (1995-2001); structure on Parcel A is no longer
apparent and Parcel B appears developed with office/shop and warehouse buildings
(2007-2013)
Appears as undeveloped, wooded land (1941-1952); a roadway followed by
North
undeveloped land with numerous structures and roadways beyond (1965-1985);
appears developed with existing condominium structure with residences farther north
(1995-2013)
Appears as undeveloped, wooded land (1941-1944); a roadway followed by
undeveloped, wooded land (1952); a roadway followed by undeveloped land with
East
numerous structures and roadways beyond (1965-1985); existing warehouse and
parking areas appear developed in current general configurations (1995-2013)
South
Appears as undeveloped, wooded land (1941-1974); adjoining structures appear
developed in current general configurations (1985-2013)
Appears as undeveloped, wooded land (1941-1952); numerous structures and
West
roadways appear developed farther west (1965-1985); existing structures appear
developed in current general configurations (1995-2013)
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3.3 Historical City Directories
The Polk's city directories used in this study were made available through City of Everett library
(selected years reviewed: 1968, 1973, 2003, 2008, and 2013) and were reviewed at
approximate five-year intervals, if readily available. Since these references are copyright
protected, reproductions are not provided in this report. City directories for the site and
surrounding areas were unavailable prior to 1968 and between 1973 and 2003. The current
street addresses for the site were identified as 7208 and 7220 210th Street SW.
Historical City Directories
Direction ; '
Description.
7220 210th Street SW (Parcel A): Alice Aasen (1968); Northend Septic Tank (1973-
2003); no listing (2008-2013)
Site
7208 210th Street SW (Parcel B): Fred Eaves (1968); Guidos Building Maintenance
Co. janitorial service, Highlands Building Maintenance janitorial service (1973);
Coyote Cleaning Systems (2003-2013)
North
7207 210th Street SW: No listing (1968-1973); apartment listings (2003-2013)
7110 210th Street SW: No listing (1968-1973); no listing (2003); City of Edmonds
East
(2008-2013)
South
21100 72"d Avenue W: No listing (1968-1973); Adix's Bed and Bath (2003-2013)
7228 210th Street SW: Residential listing (1968-2003); no listing (2008); 3D Roof
Systems, Harbour Pointe RV and Boat Storage (2013)
West
7229 212th Street SW: Residential listing (1968-1973); various commercial listings
including Sorensen Automotive Repair (2003-2013)
3.4 Historical Fire Insurance Maps
Historical fire insurance maps produced by the Sanborn Map Company were requested from
EDR to evaluate past uses and relevant characteristics of the site and surrounding properties.
Based upon inquiries to the above -listed Sanborn provider, Sanborn maps were not available
for the site.
3.5 Site Ownership
Based on a review of information obtained from the Snohomish County assessor's records, the
current site owners are Richard and Pamela Crosby (Parcel A) and Coyote Cleaning Systems,
Inc. (Parcel B).
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March 7, 2014 e Terracon Project No. 81147712
3.6 Title Search
At the direction of the client, a title search was not included as part of the scope of services.
Terracon reviewed a client -provided Commitment for Title Insurance reports prepared for the
site by Chicago Title dated December 18, 2013.
According to the reports, the site owners are Richard and Pamela Crosby (Parcel A) and James
and Mary O'Connor/Coyote Cleaning Systems, Inc. (Parcel B) and were previously owned by
various private entities. Environmental liens or activity and use limitations were not identified in
the documents reviewed.
3.7 Environmental Liens
Environmental lien records recorded against the site were not provided by the client. At the
direction of the client, performance of a review of these records was not included as part of the
scope of services and unless notified otherwise, we assume that the client is evaluating this
information outside the scope of this report. Environmental liens or activity and use limitations
were not identified in client -provided Commitment for Title Insurance reports.
3.8 Historical Building Department Records and Historical Assessor Records
Terracon reviewed historical assessment records provided by the Snohomish County Assessor.
According to the assessment records, Parcel A was developed with a cabin structure in 1949
and Parcel B was developed with the existing office building in 1948. A shop attachment to the
office building was completed in 1955. The existing metal warehouse building on Parcel B was
built in 1985, with an addition completed in 1995.
Historical assessment records describe two, 1,500-gallon gasoline USTs installed at Parcel B in
1972. Three gasoline USTs were identified at Parcel B during decommissioning and removal in
1991 and are further discussed in Section 3.10. Copies of pertinent historical assessment
records are provided in Appendix C.
3.9 Interviews Regarding Current and Historical Uses
The following individuals were interviewed regarding the current and historical use of the site.
Interviewees
.interviewer-
Interviewee/Phone_#,
"Title
Date/Time-i
Mr. Bud Kopp /
Owner
February 14, 2014 / 10:00
(206) 579-8812
Representative
Mr. Richard Crosby /
Owner (Parcel A)
February 27, 2014 / 11:30
Travis Hauk
(206) 914-1992
Mr. James O'Connor /
Owner (Parcel B)
February 27, 2014 / 09:00
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(425) 530-1218
In conjunction with site reconnaissance, Terracon interviewed Mr. Bud Kopp with Sound
Commercial Group, Inc. regarding historical use of the site. Mr. Kopp stated that he has limited
historical knowledge of the site as a real estate broker. Mr. Kopp stated that site Parcel A was
historically developed with an office structure occupied by a septic tank business. According to
Mr. Kopp the structure was demolished in the mid-2000s. Mr. Kopp stated that Parcel B has
been developed with the existing office/shop and warehouse structures since the 1940s or
1950s and has operated with a janitorial supply business since that time. Mr. Kopp was not
aware of underground fuel storage tanks, septic tanks, or heating oil tanks at either site parcel.
Mr. Kopp was not aware of any pending, threatened or past environmental litigation,
proceedings or notices of possible violations of environmental laws or liability in connection with
the site.
Mr. Richard Crosby, current owner of site Parcel A, was interviewed by phone regarding
historical use of the site. Mr. Crosby stated that he purchased site Parcel A in June 2005 and
that he has limited historical knowledge of the site. Mr. Crosby stated that parcel may have
historically been developed with an office structure occupied by a septic tank business;
however, the site was undeveloped at the time of his purchase. Mr. Kopp was not aware of
underground fuel storage tanks, septic tanks, or heating oil tanks at Parcel A. Mr. Crosby was
not aware of any pending, threatened or past environmental litigation, proceedings or notices of
possible violations of environmental laws or liability in connection with the site.
Mr. James O'Connor, current owner of site Parcel B, was interviewed by phone regarding
historical use of the site. Mr. O'Connor stated that he has historical knowledge of site parcels A
and B since his purchase of Parcel B in 1969. According to Mr. O'Connor, Parcel A was
historically developed with a residence in 1949 which was re -occupied by a septic tank business
in the early 1970s. Parcel B was developed with a residence in 1948 which was re -occupied by
a janitorial supply business in the early 1970s. According to Mr. O'Connor, the existing metal
warehouse building on Parcel B was built in 1985, with an addition completed in 1995. Mr.
O'Connor stated that three, 1,500-gallon gasoline USTs were installed at Parcel B in the early
1970s and were used to fuel service trucks for the janitorial supply business that operated at the
site. Mr. O'Connor provided information about the USTs that was consistent with previous
environmental reports which are further discussed in Section 3.10. Mr. O'Connor was not
aware of remaining underground fuel storage tanks, septic tanks, or heating oil tanks at Parcel
B. Mr. O'Connor stated that the Washington State Department of Ecology (Ecology) issued a
No Further Action determination for Parcel B in June 2012 and he was not aware of any
pending, threatened or past environmental litigation, proceedings or notices of possible
violations of environmental laws or liability in connection with the site.
3.10 Prior Report Review
Previous environmental reports for the site were provided by the client to Terracon for review
and are provided in Appendix C. A summary of the findings of these reports is provided
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March 7, 2014 a Terracon Project No. 81147712
below. This summary is based solely on the information provided in the referenced documents
and Terracon offers no assessment regarding the quality, completeness and/or accuracy of the
information provided. This information is being considered solely in the context of additional
historical information made available for the site.
• Phase II Contaminated Soils Investigation
7208 210'" Street, Lynnwood, Washington
Dated: September 12, 1991
Prepared by: Hay Environmental Consulting (HEC)
For: Coyote Corporation
• No Further Action (NFA) Determination Letter, Highlands Building, Maintenance,
Inc. (Facility/Site No. 47945343)
7208 210 SW, Edmonds, WA 98020
Dated: June 7, 2012
Prepared by: Washington State Department of Ecology (Ecology)
For: Highlands Building Maintenance, Inc.
The HEC report was prepared following an initial subsurface investigation at the site in August
1991 during decommissioning and removal of three gasoline USTs. Petroleum impacts to soil
above applicable cleanup levels were identified at a depth of approximately 8 feet bgs in the
vicinity of the former USTs. A representative from Ecology's Northwest Regional Office visited
the site on August 6, 1991 to discuss ongoing remediation and provided guidance regarding
characterization and additional sampling. Approximately 545 cubic yards of impacted soil was
reportedly excavated and transported off -site to a disposal facility. Remedial activities created
an approximate 45 foot by 20-foot by 16-foot deep excavation that was located to the north of
the former northern wall of the warehouse. The excavation appears to underlie the northern
warehouse addition, added in approximately 1995. A total of twenty soil samples were collected
from the excavation, including confirmation samples from the excavation bottom and sidewalls
to confirm that all petroleum -contaminated soils had been removed. HEC did not specifically
discuss groundwater observations and no groundwater samples were collected. It appears that
an area of impacted soil was left in place in the north sidewall of the excavation. Composite
samples were collected laterally (at a depth of 14 to 16 feet bgs) from this area to confirm
previous sample results. Fill soil was reportedly brought from an off -site source; however,
additional information regarding the fill soil was not discussed.
Ecology issued a No Further Action determination for the site (Parcel B) on June 7, 2012 and a
copy of the letter was provided by the client and is included in Appendix C. Based on review of
client -provided previous environmental reports, it appears that soil impacts at the site
associated with the former USTs have been remediated below applicable cleanup levels.
Therefore, the previously identified release is not considered a REC at this time.
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3.11 Historical Use Information Summary
Based on a review of the historical information, Parcel A appears to have been undeveloped,
wooded land from at least 1941 until 1949, at which time the parcel was developed with a cabin
structure and re -occupied by a septic tank business in the early 1970s. The structure appears
to have been demolished in the 2000s. Parcel B appears to have been undeveloped, wooded
land from at least 1941 until 1948, at which time the parcel was developed with the existing
office building. The attached shop was completed in 1955. The existing metal warehouse
building on Parcel B was built in 1985, with an addition completed in 1995. Surrounding
properties were historically undeveloped and wooded land prior to development with the existing
residences and associated outbuildings in the 1940s and 1950s.
Based on a review of client -provided previous environmental reports, three gasoline USTs were
installed in 1972 in an area to the south of the office/shop building of site Parcel B (currently
beneath the northern portion of the warehouse building). During decommissioning and removal
of the USTs in August 1991, petroleum impacted soils above Washington State Model Toxics
Control Act (MTCA) Method A cleanup levels were identified. A representative from Ecology's
Northwest Regional Office visited the site on August 6, 1991 to discuss ongoing remediation
and provided guidance regarding characterization and additional sampling. Approximately 545
cubic yards of impacted soil was reportedly excavated and transported off -site to a disposal
facility. A total of twenty soil samples were collected from the excavation, including confirmation
samples from the excavation bottom and sidewalls to confirm that all petroleum -contaminated
soils had been removed. Groundwater observations were not discussed and no groundwater
samples were collected. It appears that an area of impacted soil was left in place in the north
sidewall of the excavation. Composite samples were collected laterally (at a depth of 14 to 16
feet bgs) from this area to confirm previous sample results. Fill soil was reportedly brought from
an off -site source; however, additional information regarding the fill soil was not discussed.
Ecology issued a No Further Action determination for the site (Parcel B) on June 7, 2012.
Ecology issued a No Further Action determination for the site (Parcel B) on June 7, 2012 and a
copy of the letter was provided by the client and is included in Appendix C. Based on review of
client -provided previous environmental reports, it appears that soil impacts at the site
associated with the former USTs have been remediated below applicable cleanup levels.
Therefore, the previously identified release is not considered a REC at this time.
Regulatory database information was provided by EDR, a contract information services
company. The purpose of the records review was to identify RECs in connection with the site.
Information in this section is subject to the accuracy of the data provided by the information
services company and the date at which the information is updated, and the scope herein did
not include confirmation of facilities listed as "unmappable" by regulatory databases.
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In some of the following subsections, the words up -gradient, cross -gradient and down -gradient
refer to the topographic gradient in relation to the site. As stated previously, the groundwater
flow direction and the depth to shallow groundwater, if present, would likely vary depending
upon seasonal variations in rainfall and the depth to the soil/bedrock interface. Without the
benefit of on -site groundwater monitoring wells surveyed to a datum, groundwater depth and
flow direction beneath the site cannot be directly ascertained.
4.1 Federal and State/Tribal Databases
Listed below are the facility listings identified on federal and state/tribal databases within the
ASTM-required search distances from the approximate site boundaries. Database definition,
descriptions, and the database search report are included in Appendix D.
Federal Databases
`_Radius,..,
Database,
:. Description':`
(miles)
Listings
The CERCLIS database is a compilation of facilities which
CERCLIS
the EPA has investigated or is currently investigating for a
0.5
0
release or threatened release of hazardous substances
pursuant to the CERCLA of 1980.
CERCLIS /
CERCLIS/NFRAP refers to facilities that have been
removed and archived from EPA's inventory of CERCLA
0.5
0
NFRAP
sites.
The Emergency Response Notification System (ERNS) is a
ERNS
listing compiled by the EPA on reported releases of
Site
0
petroleum and hazardous substances to the air, soil and/or
water.
A listing of sites with institutional and/or engineering controls
in place. IC include administrative measures, such as
groundwater use restrictions, construction restrictions,
property use restrictions, and post remediation care
requirements intended to prevent exposure to contaminants
IC/EC
remaining on site. Deed restrictions are generally required
Site
0
as part of the institutional controls. EC include various
forms of caps, building foundations, liners, and treatment
methods to create pathway elimination for regulated
substances to enter environmental media or effect human
health.
The NPL is the EPA's database of uncontrolled or
NPL
abandoned hazardous waste facilities that have been listed
1
0
for priority remedial actions under the Su erfund Program.
NPL
The NPL (Delisted) refers to facilities that have been
0.5
0
(Delisted)
removed from the NPL.
The EPA maintains a database of RCRA facilities
RCRA
associated with treatment, storage, and disposal (TSD) of
1
1
CORRACTS/
hazardous waste that are undergoing "corrective action." A
TSD
"corrective action" order is issued when there has been a
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Database
Description`
Radius (miles
) -
Listings
release of hazardous waste or constituents into the
environment from a RCRA facility.
The RCRA Generators database, maintained by the EPA,
lists facilities that generate hazardous waste as part of their
normal business practices. Generators are listed as either
large (LQG), small (SQG), or conditionally exempt
Site and
RCRA
(CESQG). LQG produce at least 1000 kg/month of non-
adjoining
1
Generators
acutely hazardous waste or 1 kg/month of acutely
properties
hazardous waste. SQG produce 100-1000 kg/month of non -
acutely hazardous waste. CESQG are those that generate
less than 100 kg/month of non -acutely hazardous waste.
The RCRA Non-CORRACTS/TSD Database is a
RCRA Non-
compilation by the EPA of facilities which report storage,
CORRACTS/
transportation, treatment, or disposal of hazardous waste.
0.5
0
Unlike the RCRA CORRACTS/TSD database, the RCRA
TSD
Non-CORRACTS/TSD database does not include RCRA
facilities where corrective action is required.
State/Tribal Databases
Description �`:�:
Radiu� "�
�LAstings`
The WDOE maintains a municipal listing of state equivalent
CSCSL
CERCLIS sites where contamination of soil and/or ground
0.5
4
water is confirmed at levels greater than the applicable
cleanup criteria or standards.
Ecology maintains a database of state equivalent national
priority list (NPL) facilities in the State of Washington that
0.5
17
CSCSL-NFA
have obtained a No Further Action determination (CSCSL
NFA).
The Washington Department of Ecology (WDOE) maintains
a listing of state equivalent NPL sites which have been
1
2
HSL
assessed and ranked using the Washington Ranking
Method WARM.
IC
Sites that have institutional controls.
Site
0
Ecology provides a computer generated database of sites
that have submitted remedial action reports, known as
Independent Cleanup Reports (ICR). These actions have
0.5
13
ICR
been conducted without department oversight or approval
and are not under an order or decree. The database is no
longer updated by Ecology.
State and/or Tribal database of leaking underground storage
0.5
2
LUST
tanks in the state of Washington.
State and/or Tribal database of solid waste facilities located
Within Washington. The database information may include
0.5
0
SWF/LF
the facility name, class, operation type, area, estimated
operational life, and owner.
State and/or Tribal database of registered storage tanks in
Site and
2
UST
the State of Washington which may include the owner and
adjoining
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Database,
Description
Radius =
(miles)
Listings
location of the tanks.
properties
VCP
State and/or Tribal facilities included as Voluntary Cleanup
0.5
5
Program sites.
State and/or tribal listing of Brownfield properties addressed
Brownfields
by Cooperative Agreement Recipients or Targeted
0.5
0
Brownfields Assessments.
ALLSITES
Information on facilities and sites of interest to Ecology.
Site
1
The Facility Index System (FINDS) contains both facility
FINDS
information and 'pointers' to other sources that contain more
Site
1
detail.
MANIFEST I
Hazardous waste manifest information.
Site
0
In addition to the above ASTM-required listings, Terracon reviewed other federal, state, local,
and proprietary databases provided by the database firm. A list of the additional reviewed
databases is included in the regulatory database report included in Appendix D.
The following table summarizes the site -specific information provided by the database and/or
gathered by this office for identified facilities. Facilities are listed in order of proximity to the site.
Facilities that are located 1,000 feet or more from the site are not considered RECs and are not
included in the following table. A full listing of regulated facilities identified within the specified
search distances are provide in Appendix D. Additional discussion for selected facilities follows
the summary table
Listed Facilities
Coyote Cleaning Systems Inc /
CSCSL-NFA, ICR, UST,
Highlands Building Maintenance
Site
ALLSITES, RCRA-NLR,
7208 210Th Street SW
FINDS
City Of Edmonds Public Works
East -adjoining
UST
7110 210Th Street SW
Historical Auto Station
EDR US Historical Auto
(Sorensen Automotive Repair)
Southwest -adjoining
Station
7229 212Th St Sw
James Auto Service
Approximately 550 feet E
CSCSL, HSL
21000 70Th Ave W
Mark 2 Collision
Approximately 600 feet ESE
CSCSL-NFA
21104 70Th Av W
Magic Toyota
Approximately 925 feet SE
CSCSL-NFA, ICR
21300 Hwy 99
Detroit Auto Works Inc
Approximately 925 feet SE
CSCSL-NFA
21301 Highway 99
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Estimated,
FacilityName And Location Database Listings
Distance/Direction/Gradient
Joshua Green Corp Seattle
Heights Approximately 950 feet SE CSCSL-NFA, VCP
21313 Hwy 99
Coyote Cleaning Systems Inc. / Highlands Building Maintenance
The site was identified in the CSCSL-NFA, ICR, UST, ALLSITES, RCRA-NLR, and FINDS
databases. The CSCSL-NFA, ICR, and UST listings are associated with former USTs
decommissioned at the site, which are previously discussed in Section 3.10.
According to the database report, interviews, and information from local agency requests, the
ALLSITES, RCRA-NLR, and FINDS listings are due to the facility's status as a handler of
hazardous waste and operation as a janitorial supply business (Coyote Cleaning Systems).
Violations associated with the ALLSITES, RCRA-NLR, and FINDS listings were not identified
and the listings do not appear to represent a REC to the site.
City of Edmonds Public Works
The City of Edmonds Public Works facility, adjoining the site to the east in a cross -gradient
topographic position to the site, was identified as a UST facility. During Terracon's site
reconnaissance, a fueling area was observed at this facility in an area approximately 175 feet
southeast of the site (see Photograph #8). According to EDR, the City of Edmonds Public
Works facility has been in operation since at least 1994. According to EDR and Ecology's
online Integrated Site Information System (ISIS), two gasoline USTs and a diesel UST are
operation at the facility and were installed in October 1994. A review of ISIS did not identify this
facility on the LUST or CSCSL databases. Based on the inferred cross -gradient position with
respect to the site and current regulatory status, this facility does not appear to represent a REC
to the site.
EDR Historical Auto Station — Sorensen Automotive Repair
The site is in a densely developed area, and a historical auto facility was identified in the vicinity
of the site by the database report as an EDR Historical Auto Station facility. This facility is listed
within EDR's internal proprietary records, and reportedly includes a facility identified during a
review of historical city directories. According to EDR and historical city directories (see Section
3.3), it appears that Sorensen Automotive Repair has been in operation at the listed address
since at least 1999. A review of ISIS did not identify this facility on the LUST or CSCSL
databases. Based on the lack of reported releases and/or other regulatory listings associated
with this facility, it does not appear to represent RECs to the site.
The remaining facilities listed in the database report do not appear to represent RECs to the site
at this time based upon regulatory status, apparent topographic gradient, and/or distance from
the site.
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Unmapped facilities are those that do not contain sufficient address or location information to
evaluate the facility listing locations relative to the site. The report listed Number of Facilities
facilities in the unmapped section. Determining the location of unmapped facilities is beyond the
scope of this assessment; however, none of these facilities were identified as the site or
adjacent properties. These facilities are listed in the database report in Appendix D.
4.2 Local Agency Inquiries
4.2.1 Health Department/Environmental Division
The Snohomish County Health District was contacted by email regarding environmental records
or information indicating environmental concerns for the site. According to Ms. Karen Cara,
Records Specialist, no records are currently on file for addresses and parcel numbers
associated with site.
The site was not identified during a review of the Snohomish County Health District, Drainfield
Awareness and Vital Education (DAVE) database.
4.2.2 Fire Department
The Snohomish County Fire Marshal's Office was contacted by email regarding environmental
records or information indicating environmental concerns for the site. Mr. John Westfall,
Snohomish County Fire Marshal, provided copies of fire inspection records and permit
applications. Based on a review of the provided records, it appears that hazardous materials
have been stored at the site since at least 1980 with no reported violations or releases. An
application was submitted was submitted to the Edmonds Fire Department in 1990 for the
storage of 200 gallons of diesel oil within a shed on Parcel A. No additional information
regarding the diesel oil storage was provided and an additional permit submitted in November
2002 notes that flammable liquids were no longer stored on site.
Mr. Westfall also provided a copy of a 30-Day Notice of Intent regarding closure of three
gasoline USTs. Former USTs decommissioned at the site are previously discussed in Section
3.10.
4.2.3 Planning, Building Permit/Inspection Department
Information obtained from the Snohomish County Assessor Office is previously discussed in
Section 3.8.
A copy of geotechnical engineering report prepared for site Parcel A was provided by Ms.
Jeanne Startzman, City of Edmonds Public Disclosure and Records Management Specialist,
and is previously discussed in Section 2.0.
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March 7, 2014 m Terracon Project No. 81147712
4.2.4 Washington State Department of Ecology
The Washington State Department of Ecology (Ecology) was contacted by email on May 18,
2010 regarding environmental records for addresses and parcel numbers associated with site.
According to Sally Alexander of Ecology's Central Records department, who responded via
telephone, no records were on file for addresses and parcel numbers associated with site.
Furthermore, Terracon reviewed Ecology's online UST database for the site and surrounding
properties. No USTs were identified in association with the current or historical site address
listings.
4.3 Records Review Summary
Selected federal and state environmental regulatory databases as well as responses from state
and local regulatory agencies were reviewed. The site was identified in the CSCSL-NFA, ICR,
UST, ALLSITES, RCRA-NLR, and FINDS databases. The CSCSL-NFA, ICR, and UST listings
are associated with former USTs decommissioned at the site, which are previously discussed.
The ALLSITES, RCRA-NLR, and FINDS listings are due to the facility's status as a handler of
hazardous waste and operation as a janitorial supply business (Coyote Cleaning Systems).
Violations associated with the ALLSITES, RCRA-NLR, and FINDS listings were not identified
and the listings do not appear to represent a REC to the site.
Based on distance, environmental setting and/or facility characteristics, the identified facilities
and inquiry results from the local agencies do not constitute RECs in connection with the site at
this time.
5.0 SITE RECONNAISSANCE
5.1 General Site Information
Information contained in this section is based on a visual reconnaissance conducted while
walking through the site and the accessible interior areas of structures, if any, located on the
site. Figure 2 in Appendix A is a Site Diagram of the site. Photo documentation of the site at the
time of the visual reconnaissance is provided in Appendix E. Credentials of the individuals
planning and conducting the site visit are included in Appendix F.
General Site Information
Site Reconnaissance
Field Personnel
Travis A. Hauk
Reconnaissance Date
February 14, 2014
Weather Conditions
Overcast, approximately 45°F
Site Contact/Title
Mr. Bud Kopp / Owner Representative
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March 7, 2014 m Terracon Project No. 81147712
Building Description';,
4
Building
Building
Approx.
Number
Approx.
Construction
of
Identification
Use
Date
Stories
Size (ft2)
1,364
Office/Shop
Office/Shop
1948 (office);
1955 (shop)
1
(office);
650
shop
1985 with an
Warehouse
Storage
addition in
1
3,840
1995
Site°Utilities`
Electricity
Puget Sound Energy
Drinking Water
City of Lynnwood
Wastewater
City of Lynnwood
Natural Gas
None provided
5.2 Overview of Current Site Occupants and Operations
Parcel A is a tract of undeveloped and wooded land. Parcel B is developed with an office
building with an attached shop. Parcel B is also developed with a metal warehouse building.
Remaining areas of the site are used for storage of construction equipment with areas of gravel
parking.
5.3 Site Observations
The following table summarizes site observations and interviews. Affirmative responses
(designated by an "X") are discussed in more detail following the table.
Site Characteristics
Site Operations,
Processes, and
Equipment
Emergency generators
Elevators
Air compressors
Hydraulic lifts
Dry cleaning
Photo processing
Ventilation hoods and/or incinerators
Waste treatment systems and/or water treatment
systems
Heating and/or cooling systems
X
Other processes or equipment
X
Aboveground
Chemical or
Aboveground storage tanks
Drums. barrels and/or containers>_ 5 Qallons
X
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Category
Item or Feature
Observed or:
��E"Otherwise Identified,"
Waste Storage
MSDS
Underground
Chemical or
Waste Storage,
Drainage or
Collection
Systems
Underground storage tanks or ancillary UST
equipment
Sumps, cisterns, catch basins and/or dry wells
Grease traps
Septic tanks and/or leach fields
Oil/water separators
Pipeline markers
Interior floor drains
Electrical
Transformers/
PCBs
Transformers and/or capacitors
Other equipment
Releases or
Potential Releases
Stressed vegetation
Stained soil
Stained pavement or similar surface
X
Leachate and/or waste seeps
Trash, debris and/or other waste materials
X
Dumping or disposal areas
Construction/demolition debris and/or dumped fill
dirt
Surface water discoloration, odor, sheen, and/or
free floating product
Strong, pungent or noxious odors
Exterior pipe discharges and/or other effluent
discharges
Other Notable Site
Features
Surface water bodies
Quarries or pits
Wells
Site Operations, Processes, and Equipment
Heating and/or cooling systems
According to Mr. James O'Connor, current site owner of site Parcel B, the site office/shop
structure is heated with electric and natural gas forced air heating systems. Mr. O'Connor
stated that the site warehouse structure is heated with portable space heaters. No features
indicating the presence of heating oil tanks were observed during observations of the site
structures. The electric and natural gas forced air heating systems do not appear to represent a
REC at this time.
Other processes or equipment
The site is currently occupied by Coyote Cleaning Systems. Based on interview information and
observations during site reconnaissance, the site warehouse and shop are used for storage of
floor cleaning equipment, table saws, hand tools, plastic ,piping, landscaping tools, floor jacks,
ladders, and cement mixers. Plastic and metal containers, varying in capacity from
approximately 1 quart to 5 gallons, were labeled with contents including, but not limited to:
gasoline, color glaze, concrete stain, latex paint, water repellent, concrete and masonry sealant,
masonry cleaner, tile seal, and hydraulic oil. Staining was observed on the sides of several
Responsive w Resourceful c Reliable 20
Phase I Environmental Site Assessment
Edmonds Memory Care im Edmonds, WA
March 7, 2014 m Terracon Project No. 81147712
containers and on areas of wood shelving beneath several containers. Terracon considers the
areas of staining to be de minimis in volume.
According to Mr. O'Connor, the site is used for temporary storage of equipment and raw
materials for use in off -site custodial and flooring projects. Cement mixing and masonry work
are reportedly performed off -site. Mr. O'Connor stated that plastic and metal 55-gallon drums
are used off -site for mixing of concrete materials and are brought back to the site. Residual
materials are rinsed from the drums in areas observed along the south and southeast exterior of
the site warehouse structure. Approximately 25-30 empty plastic and metal 55-gallon drums
were observed in these areas. The drums were tipped or upside down. Staining was observed
in the area of the drums; however, Terracon considers the areas of staining to be de minimis in
volume.
Aboveground Chemical or Waste Storage
Drums, barrels and/or containers >_ 5 gallons
Containers and drums observed at the site are previously discussed above. Based on
observations made during site reconnaissance, the containers do not appear to represent a
REC to the site at this time.
Releases or Potential Releases
Stained Soil. Stained pavement or similar surfaces
Staining was observed in association with a metal, 55-gallon waste -oil drum (previously
discussed above) and the concrete slab beneath the drum; however, Terracon considers the
areas of staining to be de minimis in volume.
5.4 Site Reconnaissance Summary
During Terracon's site reconnaissance, features observed included: electric and natural gas
forced air heating systems, areas of storage of floor cleaning equipment, table saws, hand tools,
plastic piping, landscaping tools, floor jacks, ladders, and cement mixers, plastic and metal
containers with contents including gasoline, color glaze, concrete stain, latex paint, water
repellent, concrete and masonry sealant, masonry cleaner, tile seal, and hydraulic oil, and an
areas of de minimis staining beneath a waste -oil drum. Based on site reconnaissance, RECs
were not identified associated with the current site operations.
Visual observations of adjoining properties (from site boundaries) are summarized below.
Responsive w Resourceful a Reliable 21
Phase I Environmental Site Assessment Irerracon
Edmonds Memory Care m Edmonds, WA
March 7, 2014 in Terracon Project No. 81147712
Adjoining Properties
:Direction
"Description
North
210th Street SW followed by Evergreen Condominiums (7207 210th Street SW)
72"d Avenue W followed by City of Edmonds Public Works maintenance
East
warehouse facility (7110 210th Street SW)
South
Adix's Bed and Bath For Dogs (21100 72"d Avenue W)
3D Roof Systems (7228 210th Street SW) and various commercial businesses
West
within a retail structure (7229 212th Street SW)
The site is adjoined to the north by 210th Street SW followed by Evergreen Condominiums; to
the south by 72nd Avenue W followed by City of Edmonds Public Works maintenance
warehouse facility; to the south by Adix's Bed and Bath For Dogs; and to the west by 3D Roof
Systems and various commercial businesses within a retail structure.
Indications of RECs were not observed with the adjoining properties.
7.0 ADDITIONAL SERVICES
Per the agreed scope of services specified in the proposal, additional services (e.g. asbestos
sampling, lead -based paint sampling, wetlands evaluation, lead in drinking water testing, radon
testing, vapor encroachment screening, etc.) were not conducted. At the request of the client,
asbestos sampling will be conducted when the site structures become accessible. The findings
of the asbestos sampling will be provided under separate cover.
I, Travis A. Hauk, declare that, to the best of my professional knowledge and belief, I meet the
definition of Environmental Professional as defined in Section 312.10 of 40 CFR 312; and I have
the specific qualifications based on education, training, and experience to assess a property of
the nature, history, and setting of the site. I have developed and performed the All Appropriate
Inquiries in conformance with the standards and practices set forth in 40 CFR Part 312.
Responsive a Resourceful m Reliable 22
APPENDIX A
FIGURE 1 - TOPOGRAPHIC MAP
FIGURE 2 - SITE DIAGRAM
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LEGEND:
Approximate site boundary USGS Topographic Map, Edmonds East
Quadrangle, 1981
ProjeclMngr.
ProjectNo.
TOPOGRAPHIC MAP
FIG. No.
TAH
81147712
Dre. By: TAH
Scale: Not to
Irerracon
Edmonds Memory Care
scale
Consulting Engineers and Scientists
Checked By:
TAH
File Na.
il147712Figure 1.dwg
Edmonds, Snohomish County, Washington
Approved By:
Date:
2190564th Avenue W., Ste 100 Mountlake Terrace, WA 98043
RJ Development Services
MYW
February 2014
PH. (425) 771-3304 FAX. (425) 771-3549
LEGEND:
3-D Roof
Systems
7228 210th
Street SW
v<
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Vacant parcel
Evergreen Condominiums
7207 210th Street SW
210th Street SW
FLARCEL A PARCEL B
Office
Approximate
location of
Shop three (3)
former
gasoline
Vacant parcel I USTs
Warehouse
Approximate site boundary
Adix's Bed and Bath For Dogs
21100 72nd Avenue W
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81147712 ProjeclNu.
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erracm
Edmonds Memory Care
Checked By.
TAH
scale
File Na.
1 147712 Figure 2.dwg
Consulting Engineers and scientists
Edmonds, Snohomish County, Washington
2
Approved By:
Date:
21905641h Avenue W., Ste 100 MounOake Tence,WA9SO43
RJ Development Services
MYW
February 2014
PH. (425)771-3304 FAX.(425)771-3549
APPENDIX B
DESCRIPTION OF TERMS AND ACRONYMS
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APPENDIX C
HISTORICAL DOCUMENTATION AND USER QUESTIONNAIRE
ASTMI E 1527A3 USER QUESTIONNAIRE
Page 1 of 3
Proposal No: P8114DO23
In order to qualOyfor one of the Landowner Liability Protections (LLPs) offered by,the Small
Business Relief -and Brownfields Revitalization Act of 2002 (the "Brownfields Amendments'% the
user Must respond to the following questions. Failure to provide this information to the
environmental professional may result in significant data gaps, which may limit our ability to
identify recognized environmental conditions resulting in -a determination that "all appropriate
inqu iry" is not complete. This form represents a type,of interview,and as such, the user has an
obligationAo answer all questions in good faith, to the -extent of their actual knowledge.
Site Name: Edmonds Memory Care Site Address., 7208 and 7220 21 Oth Street
1) "Did;a search .of records' land title records (.or judicial - records whore appropriate) identify any environmeritallhens
'filedior recorded agai I nst4hepropeTty under federal, Idlaal, state, or,local law (40,CFR 312.215 ? sAlo 'Yes. if
yes, -please -explain.
2) Did a search of recorded land. titlerecordsjor judicial. records where apptoptiate identify any activity and,use
11
limitations (AULs), such ,as engineering controls, land use, resiTidoris,,,,orlinsiiiufionaij corri.rols.,ttlataro. In place -at the,
property an r have . been fil-6d.,or-recarded:against ..the, pfopeityunder ,..fedeTal,.tn'balszaie, torlocal. law.OUGFR:
,312.26)? No, :Yes -if yes; please,explain..
},'Poyou have,.any specialized'knowledge or experience relaied'to::the site or, nearti :prP 'Oerties? For example, are
you involved in the same line -of business as the current -or fomw occupants of the, site or an adjoining property so
that you would have, 8pecialized*lknowledge.of'.tlie�c.hemicals. and processes-. used typeof business ,'(40'CF
8.12 20)? :lf;yes, please explain_
4),Do�No Ye, being pa"f6r this re.,asona:bly reflect the fair
market
valua:df the:site,.(40:CFRes s'
If 'no, have you considered -whether, the lower purchase p6ce.is becadse contamination is kn6w,h, or. believed, to bd
Oreseritatlhe-tite(40CFR312.29)? No Yes lfyes, please explain.
5) Are you,awareof commorilv:*nownor reasonably ascertainable infbrmatictaabout :the:site thatwould hi§jp,the
environmenol professional to identify conditions.:1ndicative of releases or threatened. releases (40,.CFR 31.230)1?
No -V.Yes Ifyes, please :explain.
ZV
6),Based on: your knowledge and experience relaled'to the,site, are there any obvious :indicators •that point% tothe
,/
presence or, likely pres.ence:of contan Ination,at the site,(40 CFR '312.31)? Nallo Yes 'if Vas. please ,ex0lain:,
Pleasa.r6iurn'll-ils form with, the signed' anddicomplefed Agreerrientfor Services.
ASTM E 1527-13 USER QUESTIONNAIRE
Page 2cif 3
Proposal No: P81140023
Request for Information and Documentation
'in addition to the spedific questions outlined above, the,user is requested to provide the following
information and documentation, as available. ASTM requires that this information, if available. :be
provided to the environmentaprofessional prior to the site visit.
ASTM E 1.527-13 USER QUESTIONNAIRE
Page 3 of 3
Proposal No: PSI 140023
Helpful Documents Checklist
Pursuant to ASTM E 1527-13 10.8, do you know whether any of the following :documents exist related to the
subject property and, if so, Whether copies canand. Will be. provided to :the environmental professional? Checkall-that
apply,
11
Environmental site assessment reports
Notices or other correspondence from any
governmental koency relating to past or current,
0 Environmental compliance audit reports
violations of environmental laws with respect to!the
;property or relating to environmental liens
171 Geotedhnical studies
encumbering the property
Re-gistrations fo-, underground injection'systems
garding �ydrogeolo k; conditions on the
0 Reports gi
property or surrounding area
Environmental permitsiplans, solid waste permits,
Registratiofis,for above or underground storage tanks
:hazardous Waste disposal permits, Wastewater
permits, NPDES permits; underground injection
perrhitsSPOC Plans
Name .(Autko' zed Client Reprpsentettivo)
V r
Title
Sig �ture.
Date
Please return this form with .the signed and completed Agireement-folraervices...