Brackett's Corner - SEPA Checklist.doc
#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:
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:
Brackett’s Corner
2. Name of applicant:
Brackett’s Corner, LLC
3. Address and phone number of applicant and contact person:
Jake Lyon (425) 422-0053
320 Dayton Street Suite 108
Edmonds, Wa 98020
4. Date checklist prepared:
September 29, 2015
5. Agency requesting checklist:
City of Edmonds
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6. Proposed timing or schedule (including phasing, if applicable
):
Phase 1: Construction beginning spring 2016 ending Fall 2016
Phase 2: Beginning fall 2016 ending summer 2017
(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)
8. List any environmental information you know about that has been prepared, or will be prepared, directly related
to this proposal.
None
(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.
No
(STAFF COMMENTS)
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10. List any government approvals or permits that will be needed for your proposal, if known.
Building permit, site work permit, demo permit, Right-of-way permit
(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.
Remove two existing office buildings and 1 single family house, combine the three sepearte tax parcels into 1 tax
parcel. The proposed project is composed of 14 detached condomium units, the units will range in size from
approximately 2,100 square feet to 2,400 square feet. Once the three current tax parcels are combined the site will be
approximately 1.03 acres.
(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.
thth
8000-8010 212 St SW Edmonds, WA, 9802621216 80 Ave W Edmonds, Wa, 98026
Street Address: /
LOT 1, BLOCK 3, ALDERWOOD MANOR NO. 9, ACCORDING TO THE PLAT
Legal Description:
THEREOF RECORDED IN VOLUME 10 OF PLATS, PAGE 6, RECORDS OF SNOHOMISH COUNTY,
WASHINGTON; EXCEPT THE WEST 453.56 FEET AS MEASURED ALONG THE SOUTH LINE.
SITUATE IN THE CITY OF EDMONDS, COUNTY OF SNOHOMISH, STATE OF WASHINGTON.
SUBJECT TO EASEMENTS, RESTRICTIONS AND RESERVATIONS OF RECORD.
(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)?
Less then 5%
(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.
Please see attached soils and drainage report for exact soil conditions from test pits that were dug
(STAFF COMMENTS)
d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe.
None noted or known.
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(STAFF COMMENTS)
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.
Please refer to the attached engineers drainage report.
(STAFF COMMENTS)
f. Could erosion occur as a result of clearing, construction, or use? If so, generally describe.
No.
(STAFF COMMENTS)
g. About what percent of the site will be covered with impervious surfaces after project construction (for
example, asphalt or buildings)?
74.8% impervious
(STAFF COMMENTS)
h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any:
Silt fence, construction entrance, stockpiles covered with clear plastic
(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.
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Normal emissions from construction equipment and some dust will be generated during construction depending
on weather conditions. After completion of construction, normal automobile emissions will be generated by on-
site parking
(STAFF COMMENTS)
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:
Construction impacts will not be significant and the potential for soils to be carried off-site by trucks will be
controlled. Water will be used for dust control if needed.
(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.
No.
(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.
N/A
(STAFF COMMENTS)
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(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.
N/A
(STAFF COMMENTS)
(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:
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(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)
(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.
N/A
(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.
The only source of runoff is stormwater. It will be collected in catch basins and routed to infiltration
trenches with overflows connected to the city storm system.
(STAFF COMMENTS)
(2) Could waste materials enter ground or surface waters? If so, generally describe.
No.
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(STAFF COMMENTS)
(3) Does the proposal alter or otherwise affect drainage patterns in the vicinityof the site? If so,
describe.
No.
(STAFF COMMENTS)
d. Proposed measures to reduce or control surface, ground, runoff water, and drainage pattern impacts, if
any:
New system will fully infiltrate water and reduce impact on downstream sources.
(STAFF COMMENTS)
4. Plants
a. Check or circle types of vegetation found on the site:
deciduous tree: alder, maple, aspen, other:
______________________________________________
YES evergreen tree: fir, cedar, pine, other: (At some existing landscape areas) ____________________
YES shrubs (At some existing landscape areas)
________________________________________________
YES grass (At some existing landscape areas) _________________________________________________
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)
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b. What kind and amount of vegetation will be removed or altered?
Existing vegetation will be removed where required to accommodate new project footprint and the construction
thereof.
(STAFF COMMENTS)
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c. List threatened or endangered species known to be on or near the site.
None known
(STAFF COMMENTS)
d. Proposed landscaping, use of native plants, or other materials to preserve or enhance vegetation on the
site, if any:
25.2% of the overall site will be landscaped at the completion of the project. The landscaping will be installed to
be compliant with the City of Edmonds Municipal Code. Native plants will be utilized within the landscape
design. The plan will include deciduous, evergreen, and street trees, as well as type II, type III, type IV, and type
V landscaping.
(STAFF COMMENTS)
e. List all noxious weeds and invasive species known to be on or near the site.
None known.
(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:
___________________________________________________
mammals: deer, bear, elk, beaver, other: _______________________________________________________
fish: bass, salmon, trout, herring, shellfish, other: ________________________________________________
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(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 known.
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(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.
Electric for building lights and power. Natural gas for heat and some appliances.
(STAFF COMMENTS)
b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally
describe.
No, our purposed building is whitin the City of Edmond’s height restrictions and is 2 stories. The property to
the west is also 2, the north and the west of the subject property is bordered by roads. The properties to the south
will not be affected due to setbacks.
(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:
High efficiency HVAC systems
Use of LED lighting fixtures throughout
(STAFF COMMENTS)
7. Environmental Health
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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.
(STAFF COMMENTS)
(1) Describe any known or possible contamination at the site from present or past uses.
None known
(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.
Existing natural gas lines to be cut & capped by PSE
(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)
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(4) Describe special emergency services that might be required.
None.
(STAFF COMMENTS)
(5) Proposed measures to reduce or control environmental health hazards, if any:
None.
(STAFF COMMENTS)
b. Noise
(1) What types of noise exist in the area which may affect your project (for example: traffic,
equipment, operation, other)?
thth
Traffic from 212 St SW and 80 Ave W
(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.
Normal construction noises will occur during construction of the project, during construction hours that
are approved by the City of Edmonds.
(STAFF COMMENTS)
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(3) Proposed measures to reduce or control noise impacts, if any:
N/A
(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.
th
The current use of the two structures that front 212 are general office. The third structure that is accessed off of
th
80 Ave W is a single family house. The surrounding properties are single family housing and apartment
complexes. The proposed project will more seamlessly integrate with the surronding properties then the current
use does.
(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.
Two existing commercial office buildings built in the 1950’s
One single family residence built in the 1950’s
Associated parking
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(STAFF COMMENTS)
d. Will any structures be demolished? If so, what?
Yes, all buildings and parking
(STAFF COMMENTS)
e. What is the current zoning classification of the site?
Multi-family – RM-2.4
(STAFF COMMENTS)
f. What is the current comprehensive plan designation of the site?
To reserve and regulate areas for a variety of housing types, and a range of greater densities than are available in
the single-family residential zones, while still maintaining a residential environment
(STAFF COMMENTS)
g. If applicable, what is the current shoreline master plan designation of the site?
N/A
(STAFF COMMENTS)
h. Has any part of the site been classified critical area by the city? If so, specify.
No.
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(STAFF COMMENTS)
i. Approximately how many people would reside or work in the completed project?
14-56 – their will be (14) 3 bedroom units
(STAFF COMMENTS)
j. Approximately how many people would the completed project displace?
Approximately 10 office employees that work in the two existing office buildings and 1 single family residence.
(STAFF COMMENTS)
k. Proposed measures to avoid or reduce displacement impacts, if any:
N/A
(STAFF COMMENTS)
l. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if
any:
N/A
(STAFF COMMENTS)
m. Proposed measures to ensure the proposal is compatible with nearby agricultural and forest lands of long-
term commercial significance, if any:
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N/A
(STAFF COMMENTS)
9. Housing
a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income
housing.
(14) 3 bedroom units will be constructed and available for sale. Middle income housing
(STAFF COMMENTS)
b. Approximately how many units, if any would be eliminated? Indicate whether high, middle, or low-
income housing.
(1) single family residence will be eliminated. Middle income housing
(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?
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Tallest height of any proposed structure is 28.5’ the principle exterior building materials shall be Hardie lap
sidding and veneer stone.
(STAFF COMMENTS)
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:
A variation of materials will be used on the structures and also a wide variation of plants will be used for
landscaping.
(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?
Limited light or glare is anticipated, units will have some exterior lights but will be attractively lit at nighttime.
(STAFF COMMENTS)
b. Could light or glare from the finished project be a safety hazard or interfere with views?
No.
(STAFF COMMENTS)
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c. What existing off-site sources of light or glare may affect your proposal?
None.
(STAFF COMMENTS)
d. Proposed measures to reduce or control light and glare impacts, if any:
Use of only down or up-down lights so as not to affect adjacent properties.
(STAFF COMMENTS)
12. Recreation
a. What designated and informal recreational opportunities are in the immediate vicinity?
Lynnwood Municipal Golf Course, Edmonds-Woodway Highschool fields, College Place Middle School fields,
Yost Park, Pine Ridge Park.
(STAFF COMMENTS)
b. Would the proposed project displace any existing recreation uses? If so, describe.
No.
(STAFF COMMENTS)
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c. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be
provided by the project or applicant, if any:
N/A
(STAFF COMMENTS)
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.
N/A
(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.
Checked with the City of Edmonds planning division on 10/1/15
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(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.
N/A
(STAFF COMMENTS)
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.
thth
Currently 212 St SW and 80 Ave W serve the property. We are purposing (2) driveways accessing the
th
property from 80 Ave W.
(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?
No, the nearest bus stop is across the street approximately 100 feet away.
(STAFF COMMENTS)
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c. How many additional parking spaces would the completed project or nonproject proposal have? How
many would the project or proposal eliminate?
The completed proposed project would have 42 parking spaces (28 of those being garage parking spaces, 14
being exterior parking between units). The current site has approximately 24 parking spaces.
(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).
No.
(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?
Please refer to the attached traffic impact analysis worksheet, under 25 peak hour trips.
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(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.
(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.
Proposed project would be 14 homes, unable to quantify the effect on public services.
(STAFF COMMENTS)
b. Proposed measures to reduce or control direct impacts on public services, if any:
None.
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(STAFF COMMENTS)
16. Utilities
a. Circle utilities currently available at the site: electricity, natural gas, water, refuse service, telephone,
sanitary sewer, septic system, other:
Electricity, natural gas, water, refuse service, telephone, sanitary sewer
(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.
Water, sanitary sewer, and storm are provided through the City of Edmonds, Electricity is provided through
Snohomish PUD, natural gas is provided through PSE, telephone and cable provided through Comcast, refuse
service is provided through Republic Services
(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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