BLD20120673_GRE-LiveWork-2nd.pdf
CITY OF EDMONDS
th
121 5Avenue North,Edmonds WA 98020
Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.EdmondsWA.gov
DEVELOPMENT SERVICESDEPARTMENT•PLANNING DIVISION
DATE:November 8, 2012
TO:Chris Davidson /Studio Meng Strazzara:cdavidson@studioms.com
BLD20120673
RE:Planning Division comments for file »GRE Edmonds Way Live/Work
Greetings,
tenant improvement23014 & 23020
Thank you for submitting a building permit application for a at
Edmonds WayBC-EW
in thezone. I have reviewed the above building permit application for the
Planning Division and it was found that the following information, corrections, or clarifications will need
to be addressed before the Planning Division review can continue.
Land Use:
1.Thank you for submitting a revised breakdown of proposed uses for the ground floor of
this commercial building (attached). The BC-EW zone appears to allowthe ground floor of this
building to be 60% commercial use and 40% “other” uses permitted in the BC zone, including
live/work space pursuant to ECDC 16.50.020.B.4. The definition of commercial use is provided in
ECDC 21.15.070: “Commercial use means an activity with goods, merchandise, or services for sale
or rent.”Neither the residential amenity area nor the electrical/sprinkler room would count as
commercial use. And it is arguable whether the leasing office for the residential apartments would
be considered commercial. We had talked in the past about how the variance process and the code
interpretation processes work. The variance process would not be available in this case, because you
can’t request a variance from “use” pursuant to ECDC 20.85.000(variances). And, the code
interpretation cannot be used because “commercial” is clearly defined in the definitions of the code
(quoted above). Your two options are as follows:
Keep the three commercial tenant spaces retail (or propose to change them toan office use
with your building permit revision). Please keep in mind that retail stores require one
parking space per 300 square feet and office uses require one space per 400 square feet.
You’ll need to show compliance with parking, so refer to ECDC 17.50.020 (parking space
requirements) for a breakdown of the parking requirements based on land use.Please re-
submit any revised plans to your permit coordinator, Marie Harrison, and she will route them
to the various departments for review.
Apply for and obtain a code amendment to the Community Business-Edmonds Way “BC-
EW” zone (ECDC 16.50). Code amendments are a legislative (“Type V”) process which
require a land use application to the Planning Division (see attached handouts). The
Planning Division will review your application and provide public notice prior to the
Planning Board public hearing. You would need to convince the Planning Board of the
merits of your proposal, and they willmake a recommendation to the City Council for
review. The City Council would then hold a public hearing (or public meeting, if they
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prefer) and will review your proposal and make the final decision on the proposal.
Legislative processes often take (an estimated) 6 months to complete, depending on the
completeness of the application and the meeting agenda dockets. Code amendments require
the following fees:
$15–City surcharge.
$185–Notice of land use action sign posting.
$485–State Environmental Policy Act (SEPA) environmental checklist review.
$2470–Edmonds Community Development Code (ECDC) amendment.
I’m enclosing the followinghandoutsto guide you through this process, should you choose
this route:
P23 –Code amendment handout.
Form B –Land use application.
P2 –Adjacent Property Owner (APO) list handout.
P71 –Environmental (SEPA) Checklist.
Again, youhave designed a very creative use of space, however, it will not meet the current BC-EW
code.
:
Please submit a written response to the above, along with any revised plansto your Permit Coordinator
Marie Harrison. All code citations can be found at:www.EdmondsWA.gov.If you have any questions,
please do not hesitate to contact me.
Sincerely,
Gina Janicek::
Associate Planner
City of Edmonds Development Services Department
th
121 5Avenue North, Edmonds WA 98020
425.771.0220 x 1778 | gina.janicek@edmondswa.gov
cc:BLD20120673
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#P23
City of Edmonds
Development Information
Development Code Amendment
An amendment to the Edmonds Community Development Code (ECDC) and zoning map, as
applicable, is a mechanism by which the City can bring its land use and development regulations
into conformity with the Comprehensive Plan or respond to changing conditions or needs of the City.
Amendments to the Edmonds Community Development Code are Type V decisions pursuant to the
regulations provided in ECDC Chapter 20.80.
BASE FEE: $2,470 (Additional fees will apply.)
Application
1. All applications shall include the following:
a. Completed and signed land use application form.
b. Filing fee.
c. Completed and signed Environmental Checklist (including the applicable $485 SEPA
review fee) – see Handout #P71.
d. A cover letter describing the specific reason for making the proposal, including:
(1) How the proposal is consistent with the applicable provisions of the
Comprehensive Plan;
(2) How the proposal bears a substantial relation to public health, safety and welfare;
and
(3) How the proposal is in the best interest of the City of Edmonds.
e. Any relevant supporting documentation.
Review Process
1. The Planning Board conducts a public hearing and makes a recommendation to the City
Council.
2. The City Council can choose to act on the Planning Board’s recommendation or hold another
public hearing (for legislative matters such as a code amendment, the Council typically holds
their own pulbic hearing). If the Council chooses to approve a code amendment, they will
adopt an ordinance to effect that change.
Note: This information should not be used as a substitute for City codes and regulations.
The Edmonds Community Development Code (ECDC) may be viewed at
www.edmondswa.gov
. The applicant is responsible for ensuring compliance with
the fees and regulations that are applicable at the time of submittal. If you have a
specific question about a certain aspect of your project, please contact the Planning
Division at 121 Fifth Avenue North, (425) 771-0220. Please note that other local, state,
and/or federal permits or approvals may be required.
Revised on 9/30/11 P23 - Development Code Amendment Page 1 of 1
City of Edmonds
Land Use Application
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The undersigned applicant, and his/her/its heirs, and assigns, in consideration on the processing of the application agrees to
release, indemnify, defend and hold the City of Edmonds harmless from any and all damages, including reasonable attorneyÓs
fees, arising from any action or infraction based in whole or part upon false, misleading, inaccurate or incomplete information
furnished by the applicant, his/her/its agents or employees.
By my signature, I certify that the information and exhibits herewith submitted are true and correct to the best of my knowledge
and that I am authorized to file this application on the behalf of the owner as listed below.
SA/A
IGNATURE OF PPLICANTGENT DATE
Property Owner’s Authorization
I, _____________________________________________, certify under the penalty of perjury under the laws of the State of
Washington that the following is a true and correct statement: I have authorized the above Applicant/Agent to apply for the
subject land use application, and grant my permission for the public officials and the staff of the City of Edmonds to enter the
subject property for the purposes of inspection and posting attendant to this application.
SO D
IGNATURE OF WNER ATE
Questions? Call (425) 771-0220.
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#P2
City of Edmonds
Development Information
Instructions on How to Compile an Adjacent
Property Owners (APO) List
Edmonds Community Development Code (ECDC) Chapter 20.03 requires that
1.
notification of a proposed action be mailed to property owners within 300 feet of any
point of the subject property. It is the responsibility of the applicant to compile the
mailing list.
2. When submitted to the Planning Division, the adjacent property owners’ names and
addresses must be typed on 1” by 2-5/8” white mailing labels, in a format comparable
with Avery 5160 labels. Failure to provide an adequate list may be grounds for rejection
of your application.
3. Please include the subject site’s property owner name and address and the name and
address of the agent (if any) for the property owner on the mailing list.
4. The required information may be obtained from the Snohomish County Assessor’s Office
at the County Administration Building, 3000 Rockefeller, Everett, WA. For directions,
please call the Assessor’s Office at (425) 388-3433. The Assessor’s office will assist
you in identifying property owners, tax I.D. numbers and appropriate addresses.
5. If a lot is vacant, you are still required to provide the requisite information for the owner
of the property.
6. Address lists may not be more than six months old.
7. Please provide the information in the following format:
Tax I.D. Number 5466-898-898-8090
Owner’s Name Kathy Jones
Site Address of Property with Apt./Condo Number 546 Third St. #312
City, State Zip Code Edmonds, WA 98020
8. This information must be notarized and submitted together with your application. (See
page 2 of this handout for notary information).
Note: This information should not be used as a substitute for City codes and
regulations. The Edmonds Community Development Code (ECDC) may be viewed
atwww.edmondswa.gov. The applicant is responsible for ensuring compliance
with the fees and regulations that are applicable at the time of submittal. If you
have a specific question about a certain aspect of your project, please contact the
Planning Division at 121 Fifth Avenue North, (425) 771-0220. Please note that
other local, state, and/or federal permits or approvals may be required.
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ADJACENT PROPERTY OWNERS LIST
Attach this notarized declaration to the adjacent property owners list.
On my oath, I certify that the names and addresses provided represent all properties
located within 300 feet of the subject property.
___________________________________________
Signature of Applicant or Applicant’s Representative
Subscribed and sworn to before me this ______ day of _________________, _______.
____________________________________________
Notary Public in and for the State of Washington
Residing at ___________________________________
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#P71
CITY OF EDMONDS
ENVIRONMENTAL CHECKLIST
Purpose of Checklist:
The State Environmental Policy Act (SEPA), chapter 43.21C 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:
Complete this checklist for nonproject proposals, even though questions may be answered "does not apply." IN ADDITION,
complete the SUPPLEMENTAL SHEET FOR NONPROJECT ACTIONS (part D).
For 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:
2. Name of applicant:
3. Address and phone number of applicant and contact person:
4. Date checklist prepared:
5. Agency requesting checklist:
City of Edmonds
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6.Proposed timing or schedule (including phasing, if applicable
):
(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.
(STAFF COMMENTS)
8. List any environmental information you know about that has been prepared, or will be prepared, directly related
to this proposal.
(STAFF COMMENTS)
9. Do you know whether applications are pending for governmental approvals of other proposals directly affecting
the property covered by your proposal? If yes, explain.
(STAFF COMMENTS)
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10.List any government approvals or permits that will be needed for your proposal, if known.
(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.
(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.
(STAFF COMMENTS)
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TO BE COMPLETED BY APPLICANT
B. ENVIRONMENTAL ELEMENTS
1. Earth
a. General description of the site (circle one):
Flat, rolling, hilly, steep slopes, mountainous, other:
(STAFF COMMENTS)
b. What is the steepest slope on the site (approximate percent slope)?
__________________________________
(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 prime farmland.
(STAFF COMMENTS)
d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe.
(STAFF COMMENTS)
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e.Describe the purpose, type and approximate quantities of any filling or grading proposed. Indicate source
of fill.
(STAFF COMMENTS)
f. Could erosion occur as a result of clearing, construction, or use? If so, generally describe.
(STAFF COMMENTS)
g. About what percent of the site will be covered with impervious surfaces after project construction (for
example, asphalt or buildings)?
(STAFF COMMENTS)
h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any:
(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.
(STAFF COMMENTS)
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b.Are there any off-site sources of emissions or odor that may effect your proposal? If so, generally describe.
(STAFF COMMENTS)
c. Proposed measures to reduce or control emissions or other impacts to the, if any:
(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.
(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.
(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.
(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.
(STAFF COMMENTS)
(5) Does the proposal lie within a 100-year floodplain? If so, note location on the site plan.
(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.
(STAFF COMMENTS)
b. Ground:
(1) Will ground water be withdrawn, or will water be discharged to ground water? Give general
description, purpose, and approximate quantities if known.
(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.
(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.
(STAFF COMMENTS)
(2) Could waste materials enter ground or surface waters? If so, generally describe.
(STAFF COMMENTS)
d. Proposed measures to reduce or control surface, ground, and runoff water impacts, if any:
(STAFF COMMENTS)
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4. Plants
a. Check or circle types of vegetation found on the site:
deciduous tree: alder, maple, aspen, other:
______________________________________________
evergreen tree: fir, cedar, pine, other:___________________________________________________
shrubs
_____________________________________________________________________________
grass_______________________________________________________________________________
pasture_____________________________________________________________________________
crop or grain________________________________________________________________________
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?
(STAFF COMMENTS)
c. List threatened or endangered species known to be on or near the site.
(STAFF COMMENTS)
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d.Proposed landscaping, use of native plants, or other materials to preserve or enhance vegetation on the site,
if any:
(STAFF COMMENTS)
5. Animals
a. Check or circle any birds and animals that have been observed on or near the site or are known to be on or
near the site:
birds: hawk, heron, eagle, songbirds, other:
_____________________________________________
mammals: deer, bear, elk, beaver, other:________________________________________________
fish: bass, salmon, trout, herring, shellfish, other:_________________________________________
(STAFF COMMENTS)______________________________________________________________________
__________________________________________________________________________________________
__________________________________________________________________________________________
__________________________________________________________________________________________
__________________________________________________________________________________________
b. List any threatened or endangered species known to be on or near the site.
(STAFF COMMENTS)
c. Is the site part of a migration route? If so, explain.
(STAFF COMMENTS)
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d.Proposed measures to preserve or enhance wildlife, if any:
(STAFF COMMENTS)
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.
(STAFF COMMENTS)
b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally
describe.
(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:
(STAFF COMMENTS)
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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.
(STAFF COMMENTS)
(1) Describe special emergency services that might be required.
(STAFF COMMENTS)
(2) Proposed measures to reduce or control environmental health hazards, if any:
(STAFF COMMENTS)
b. Noise
(1) What types of noise exist in the area which may affect your project (for example: traffic, equipment,
operation, other)?
(STAFF COMMENTS)
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(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.
(STAFF COMMENTS)
(3) Proposed measures to reduce or control noise impacts, if any:
(STAFF COMMENTS)
8. Land and Shoreline Use
a. What is the current use of the site and adjacent properties?
(STAFF COMMENTS)
b. Has the site been used for agriculture? If so, describe.
(STAFF COMMENTS)
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c.Describe any structures on the site.
(STAFF COMMENTS)
d. Will any structures be demolished? If so, what?
(STAFF COMMENTS)
e. What is the current zoning classification of the site?
(STAFF COMMENTS)
f. What is the current comprehensive plan designation of the site?
(STAFF COMMENTS)
g. If applicable, what is the current shoreline master plan designation of the site?
(STAFF COMMENTS)
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h.Has any part of the site been classified as an "environmentally sensitive" area? If so, specify.
(STAFF COMMENTS)
i. Approximately how many people would reside or work in the completed project?
(STAFF COMMENTS)
j. Approximately how many people would the completed project displace?
(STAFF COMMENTS)
k. Proposed measures to avoid or reduce displacement impacts, if any:
(STAFF COMMENTS)
l. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if
any:
(STAFF COMMENTS)
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9. Housing
a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income
housing.
(STAFF COMMENTS)
b. Approximately how many units, if any would be eliminated? Indicate whether high, middle, or low-income
housing.
(STAFF COMMENTS)
c. Proposed measures to reduce or control housing impacts, if any:
(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?
(STAFF COMMENTS)
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b.What views in the immediate vicinity would be altered or obstructed?
(STAFF COMMENTS)
c. Proposed measures to reduce or control aesthetic impacts, if any:
(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?
(STAFF COMMENTS)
b. Could light or glare from the finished project be a safety hazard or interfere with views?
(STAFF COMMENTS)
c. What existing off-site sources of light or glare may affect your proposal?
(STAFF COMMENTS)
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d.Proposed measures to reduce or control light and glare impacts, if any:
(STAFF COMMENTS)
12. Recreation
a. What designated and informal recreational opportunities are in the immediate vicinity?
(STAFF COMMENTS)
b. Would the proposed project displace any existing recreation uses? If so, describe.
(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:
(STAFF COMMENTS)
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13.Historic and Cultural Preservation
a. Are there any places or objects listed on, or proposed for, national, state, or local preservation registers
known to be on or next to the site? If so, generally describe.
(STAFF COMMENTS)
b. Generally describe any landmarks or evidence of historic, archaeological, scientific, or cultural importance
known to be on or next to the site.
(STAFF COMMENTS)
c. Proposed measures to reduce or control impacts, if any:
(STAFF COMMENTS)
14. Transportation
a. Identify public streets and highways serving the site, and describe proposed access to the existing street
system. Show on site plans, if any.
(STAFF COMMENTS)
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b.Is site currently served by public transit? If no, what is the approximate distance to the nearest transit
stop?
(STAFF COMMENTS)
c. How many parking spaces would the completed project have? How many would the project eliminate?
(STAFF COMMENTS)
d. Will the proposal require any new roads, streets, or improvements to existing roads or streets, not
including driveways? If so, generally describe (indicate whether public or private).
(STAFF COMMENTS)
e. Will the project use (or occur in the immediate vicinity of) water, rail, or air transportation? If so,
generally describe.
(STAFF COMMENTS)
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f.How many vehicular trips per day would be generated by the completed project? If known, indicate when
peak volumes would occur.
(STAFF COMMENTS)
g. Proposed measures to reduce or control transportation impacts, if any:
(STAFF COMMENTS)
15. Public Services
a. Would the project result in an increased need for public services (for example: fire protection, police
protection, health care, schools, other)? If so, generally describe.
(STAFF COMMENTS)
b. Proposed measures to reduce or control direct impacts on public services, if any:
(STAFF COMMENTS)
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16. Utilities
a. Circle utilities currently available at the site: electricity, natural gas, water, refuse service, telephone,
sanitary sewer, septic system, other:
(STAFF COMMENTS)
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.
(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.
____________________________________________ __________________________________________
Signature of Proponent Date Submitted
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D. SUPPLEMENTAL SHEET FOR NONPROJECT ACTIONS
(do not use this sheet for project actions)
Because these questions are very general, it may be helpful to read them in conjunction with the list of the elements of the
environment.
When answering these questions, be aware of the extent the proposal, or the types of activities likely to result from the
proposal, would affect the item at a greater intensity or at a faster rate than if the proposal were not implemented. Respond
briefly and in general terms.
1. How would the proposal be likely to increase discharge to water; emissions to air; production, storage, or release of
toxic or hazardous substances; or production of noise?
Proposal measures to avoid or reduce such increases are:
2. How would the proposal be likely to affect plants, animals, fish, or marine life?
Proposed measures to protect or conserve plants, animals, fish, or marine life are:
3. How would the proposal be likely to deplete energy or natural resources?
Proposed measures to protect or conserve energy and natural resources are:
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4. How would the proposal be likely to use or affect environmentally sensitive areas or areas designated (or eligible or
under study) for governmental protection; such as parks, wilderness, wild and scenic rivers, threatened or endangered
species habitat, historic or cultural sites, wetlands, floodplains, or prime farmlands?
Proposed measures to protect such resources or to avoid or reduce impacts are:
5. How would the proposal be likely to affect land and shoreline use, including whether it would allow or encourage land
or shoreline uses incompatible with existing plans?
Proposed measures to avoid or reduce shoreline and land use impacts are:
6. How would the proposal be likely to increase demands on transportation or public services and utilities?
Proposed measures to reduce or respond to such demand(s) are:
7. Identify, if possible, whether the proposal may conflict with local, state, or federal laws or requirements for the
protection of the environment.
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10/31/2012