PLN-2007-0020 & 0021 PRD & plat SEPA MDNS.pdfk J
FSt goo 121 5TH AVENUE NORTH, EDMONDS, WA 98020 (425) 771-0220
RCW 197-11-970 Determination of Nonsignificance (DNS)
MITIGATED DETERMINATION OF NONSIGNIFICANCE
Description of proposal: Proposal to subdivide 1.8 acres into ten -lot single-family planned residential
development (Stonebridge). Project will include 3,300 cubic yards of grading.
Proponent: Emerald Pacific Homes
Location of proposal, including street address if any: 7723 and 7807 — 220`h Street SW
Lead agency: CITY OF EDMONDS
The lead agency has determined that the requirements for environmental analysis and protection have
been adequately addressed in the development regulations and comprehensive plan adopted under
chapter 36.70A RCW, and in other applicable local, state, or federal laws or rules, as provided by RCW
43.21C.240 and WAC 197-11-158 and/or mitigating measures have been applied that ensure no
significant adverse impacts will be created.
An environmental impact statement is not required under RCW 43.21.030(2)(c). This decision was made
after review of a completed environmental checklist and other information on file with the lead agency.
This information is available to the public on request.
There is no comment period for this DNS.
XX This DNS is issued under 197-11-340(2); the lead agency will not act on this proposal for 14
days from the date below. Comments must be submitted by July 17 ,2007.
Project Planner: Michael Clugston
Responsible Official: Robert Chave
PositionlTitle: Manager - Planning Division
Phone: 425-771-0220
Address: City of Edmonds, 121 5th Avenue North, Edmonds, WA 98020
Date: J4' 3 Z00 Signature:
XX You may appeal this determination to Robert Chave, Planning Manager, at 121 5th Avenue
North, Edmonds, WA 98020, by filing a written appeal citing the specific reasons for the
appeal with the required appeal fee, adjacent property owners list and notarized affidavit form
no later than July 17, 2007. You should be prepared to make specific factual objections.
Contact Rob Chave to read or ask about the procedures for SEPA appeals.
XX Posted on July 3, 2007, at the Edmonds Public Library, Edmonds Community Services
Building, and the Edmonds Post Office.
XX Distribute to "Checked" Agencies on the reverse side of this form, along with a copy of the
Checklist.
Page ( of 2
M➢NS PRD-07-20.DOC
7/7107 SEPA
Mailed to the following along with the Environmental Checklist:
XX Environmental Review Section XX Applicant: Emeral Pacific Homes
Department of Ecology 21611 32"d Avenue W
P.O. Box 47703 Brier, WA 98046
Olympia, WA 98504-7703
XX COMCAST
Outside Plant Engineer, North Region
410 Valley Ave NW #12
Puyallup, WA 98371-3317
XX Washington State Dept_ of Transportation
Attn: Ramin Pazooki
SnoKing Developer Services, MS 221
15700 Dayton Ave. N.
PO Box 330310
Seattle, WA 98133-9710
XX DNR SEPA Center
P.O. Box 47015
Olympia, WA 98504-7015
XX Property Owner: Vivian Swain, et al Living
Trust
23306 Robin Hood Lane
Edmonds, WA 98020
XX Contact Person/Agent: LSA Engineering,
ATTN: Micpael Smith
19400 33` Ave_ W, Suite 200
Lynnwood, WA 98036
XX Party of Interest: Kathyester
2190y
5 80"' Avenue W
Edmonds. WA 98026
XX MITIGATING MEASURES INCORPORATED INTO THE PROPOSAL:
1. THE APPLICANT MUST SUBMIT TRAFFIC IMPACT FEE OF $840.72/LOT.
Attachments
c: File No. PRD-07-20/P-07-21
SEPA Notebook
Pagc 2 of 2
A1DNS PRD-07-20 DOC
72/07 SEPA
CITY OF EDMONDS
ENVIRONMENTAL CHECKLIST FOR:
PRD AND FORMAL SUBDIVISION OF
STONEBRIDGE
t0wZy-lisfelliv
LOVELL-SAUERLAND AND ASSOCIATES, INC.
19400 33RD AVE. W. SUITE 200
LYNNWOOD, WA 98036
(425) 775-1591
March 9, 2007
LSA 9 4912
IN m= Elm=U
E N 0 1 N E E R 8 1 SUR V`E Y O N 8 z
CITY OF EDMONDS ENVIRONMENTAL CHECKLIST
A. BACKGROUND
1. Name of proposed project, if applicable:
PRD and formal subdivision of Stonebridge
2. Name of applicant.
Emerald Pacific Homes
3. Address and phone number of applicant and contact person:
Applicant:
Emerald Pacific Homes
P.O. Box 1034
Lynnwood, Washington 98046
Telephone: (425) 750-3185
4. Date checklistprepared.
March 9, 2007
S. Agency requesting checklist. -
City of Edmonds
Contact: S. Michael Smith
Lovell-Sauerland & Associates, Inc.
19400 33rd Avenue West, Suite 200
Lynnwood, Washington 98036
Telephone: (425) 775-1591
6. Proposed timing or schedule (including phasing, if applicable):
Improvement construction hopefully could begin in the summer of 2007, with homes
thereafter. Actual scheduling will depend on when reviews are completed with the City
of Edmonds and other permitting agencies.
7. Do you have any plans for fixture additions, expansion, or further activity related to
or connected with this proposal? If yes, explain.
No further expansion is planned.
8. List any environmental information you know about that has been prepared, or will
be prepared, directly related to this proposal
Topographic Survey
Preliminary, final subdivision drawings
Preliminary, final grading, drainage, and utility plans
Sensitive -area evaluation
9. Do you know whether applications arependingfor governmental approvals ofother
proposals directly affecting the property covered by your proposal? If yes, explain.
Neither the applicant nor contact person know of any such pending applications, beyond
the instant request.
10. List any government approvals or permits that will be needed for your proposal, if
known.
Determination of Nonsignificance - City of Edmonds
Preliminary subdivision approval - City of Edmonds
Final engineering approval - City of Edmonds
Final subdivision approval - City of Edmonds
Building permit approvals - City of Edmonds
11. Give brief, complete description ofyourproposal, including theproposed use and the
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. (Lead agencies may modify this form to include additional
specific information on project description)
The proposal is for formal subdivision of two lots into ten. Total site area is about two
acres.
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 the range or boundaries of the site(s). Provide a 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.
The lot in question is located at 7723 and 7807 — 220"' St. SW, in the northeast quarter
of Section 30, Township 27 North, Range 4 East, W.M., Edmonds, Washington. A
legal description, topography and vicinity map are submitted with this package.
B. ENVIRONMENTAL ELEMENTS
EARTH
a. General description of the site (underline one): flat, rolling, hilly, steep slopes,
mountainous, other:
Average slope is less than 10%.
b. What is the steepest slope on the site (approximate percent slope)?
The steepest slope of appreciable run is approximately 15 percent.
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c. Whatgeneral types ofsoils are found on the site (for example, clay, sand, gravel, peat,
muck)? If you know the classification of agricultural soils, specify them and note
any prime farmland
Based on soils classification mapping presented in the Soil Survey of Snohomish
County, Washington (USDA Soil Conservation Service), the site's soils are within the
Alderwood Urban land complex series.
The Alderwood Urban land complex series is about 60 percent Alderwood gravelly
sandy loam and about 25 percent urban land. The Alderwood soil is moderately deep
over a hardpan and is moderately well drained, being formed in glacial till. The surface
layer is very dark grayish brown gravelly, sandy loam about 7 inches thick. The upper
part of the subsoil is dark yellowish brown and dark brown very gravelly, sandy loam
about 23 inches thick. The lower part is olive brown very gravelly sandy loam about 5
inches thick. A weakly cemented hardpan is at a depth of about 35 inches. Depth to
hardpan ranges from 20 to 40 inches. Permeability of Alderwood soil is moderately
rapid above the hardpan and very slow through it. Runoff is slow and the hazard of
water erosion is slight. A seasonal perched water table is at a depth of 18 to 36 inches
from January to March.
It is important to note that this description are taken from the SCS manual.
Consequently, it is not intended to provide comprehensive site soils analysis.
d Are there surface indications or history of unstable soils in the immediate vicinity? If
so, describe.
No immediate evidence of sliding is present on -site.
e. Describe the purpose, type, and approximate quantities of any filling or grading
proposed Indicate source of fill.
Grading is not expected to exceed 2,200 cubic yards of cut and 3,000 cubic yards of fill.
Any imported fill would come from an approved site.
f. Could erosion occur as a result of clearing, construction, or use? If so, generally
describe.
Temporary grading -related soil -exposure will create the potential for increased erosion.
Due to generally flat slopes the potential is minimal. In accordance with City
development standards, a temporary erosion and sedimentation control (TE&SC) plan
will be prepared and necessary controls installed prior to grading on the project site.
g. About what percent of the site will be covered with impervious surfaces after project
construction (for example, asphalt or buildings)?
Building and impervious surface coverage is estimated not to exceed 60 percent of the
total site.
h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any:
During site preparation and installation of utilities, temporary drainage and erosion
control best management practices (BMP's) such as silt fences, mulching and seeding
with grass, will be installed according to the TESC plan. BMP's will be monitored to
assure adequacy and effectiveness.
Plantings of trees, shrubs and grass will be used to stabilize exposed areas not covered
during project construction. With the planting of cleared areas, the generally flat nature
of the modified site topography and the installation of a stormwater management system,
post -construction erosion potential is expected to be low or no greater than pre -
construction levels.
Drainage protection is proposed around the building and development areas, with the
use of foundation and roof drain systems that empty into the tight -lined storm water
system. The storm water system will be tied to existing City facilities to the south.
2. AIR
a. What types of emissions to the air would result from the proposal (i e., dust,
automobile, odors, industrial wood smoke) during construction and when the project
is completed? If any, generally describe and give approximate quantities if known.
Site preparation and building construction will produce minor amounts of dust and
vehicle exhaust during dry weather months. Control of particulate emissions is regulated
under BMP's, which will be in effect during project construction. Some degree of
exhaust emissions can be expected from construction equipment during site preparation
and construction. Upon project occupancy, automobile emissions will be generated by
traffic to and from the homes. Dust and air pollution generated by the project are
expected to be minimal. Air quality in this area is good and should remain so.
b. Are there any off -site sources of emissions or odor that may affect your proposal? If
so, generally describe.
Vehicle emissions from traffic using adjacent streets constitute the only known source of
such emissions. Impacts will be nominal.
c. Proposed measures to reduce or control emissions or other impacts to air, if any:
Typical BMP's for construction activity include watering during site preparation if dust
production becomes significant.
3. WATER
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a. Surface:
1) Is there any surface water body oil or in the immediate vicinity of the site (including
year-round and seasonal streams, saltwater, lakes, ponds, wetlands)? If yes,
describe type and provide names. If appropriate, state what stream or river it flows
into.
A ditch runs through the property north -to -south. This ditch runs into street
improvements at the property's south end. South of the 220"' St. SW right-of-way, the
ditch is piped further to the south. The on -site portion will be piped with site
construction.
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.
All construction activities will occur within 200 feet of the ditch.
3) Estimate the amount offill 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.
No filling or dredging is proposed, though a small amount of fill dirt will be deposited in
what is currently the ditch channel.
4) Will the proposal require surface water withdrawals or diversions? Give general
description, purpose, and approximate quantities if known.
No surface water withdrawals or diversions are planned as part of this project.
S) Does the proposallie within a 100 yearfloodplain? Ifso, note location on the site
plan.
No portion of the site lies within a 100-year floodplain.
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 discharge of waste materials into surface water is proposed.
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.
No ground water will be withdrawn as part of this project.
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 (f applicable), or the
number of animals or humans the system(s) are expected to serve.
No such wastes are expected to be generated by this project.
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 waterfl'ow? Will this
water flow into other waters? If so, describe.
The principal source of runoff will be rainwater and snow melt from roadways, roofs and
other impervious surfaces. As shown on the preliminary engineering plans, storm water
runoff will be collected in a system of catch basins and underground pipes. The storm
runoff will be conveyed by pipe to a detention/biofiltration vault, releasing to the
existing drainage course south of the site.
2) Could waste materials enter ground or surface waters? If so, generally describe
Typical components of stormwater from impervious surfaces such as roads and parking
areas and runoff from yards and other open spaces are petrochemicals, automotive waste
products, fertilizers and pesticides. In the completed project, storm water runoff from
impervious surfaces on the site will be collected in the catch basin collection system and
biofiltered before routing to the public right-of-way. These measures are not 100-
percent effective, so waste materials could enter ground and surface waters. Sanitary
sewer service will be provided by the City of Edmonds.
d Proposed measures to reduce or control surface, groaned, and runoff water impacts, if
any:
During construction, temporary measures will be employed to control runoff and water
quality, including appropriate best management practices for erosion and sediment
control. In the completed project, oil/water separation and biofiltration will mitigate
impacts of runoff from impervious surfaces, including those subject to vehicle uses.
0
4. PLANTS
a. Underline types of vegetation found on the site:
x deciduous tree: alder, maple, aspen, other. Birch
x evergreen tree: fir, cedar, pine, other:
x shrubs:
x grass
_ pasture
_ crop or grain
_ wet soil plants: cattail, buttercup, bulrush, skunk cabbage, other:
_ water plants: water lily, eelgrass, milfoil, other. none
_ other types of vegetation
b. Wliat kind and amount of vegetation will be removed or altered?
Most shrubs and trees outside the protected, eastern area will be cleared. A few
exceptionally large trees within the protected area are planned for removal to protect the
future homes.
c. List threatened or endangered species known to be on or near the site.
No threatened or endangered plant species are known to exist on or in the vicinity ofthe
site.
d Proposed landscaping, use of native plants, or other measures to preserve or enhance
vegetation on the site, if any:
1
Landscaping for each home will be installed following completion of future residences.
cc�
Additional plantings will be installed by future homeowners. "' + jcc 'c
S. ANIMALS
a. Underline any birds and animals which have been observed on or near the site or are
known to be on or near the site:
birds: hawk, heron, eaQZe, songbirds, other. small typical native birds
mammals: deer, bear, elk, beaver, of/ter. small typical northwest mammals,
including squirrels, irrels, mice, gophers and other small mammals
fish: bass, salmon, trout, herring, shellfish, other. none
b. List any threatened or endangered species known to be on or near the site.
No threatened or endangered animal species are known to exist on or in the vicinity.
c. Is the site part of a migration route? If so, explain.
Washington State, west of the Cascade Mountains, is within the Pacific Flyway.
d. Proposed measures to preserve or enhance wildlife, if any:
Project -wide landscaping will mature and provide small animal habitat.
6. ENERGYAND 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.
Electrical energy will be used for lighting, appliances and possibly space and water
heating. In addition, natural gas will be available for space and water heating.
b. Would yourproject affect the potential use of solar energy by adjacent properties? If
so, generally describe.
No such impacts are anticipated for this project.
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:
Energy conserving construction techniques are encouraged in the development of all
residential structures. All structures will conform with Washington State's energy code.
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 such hazards are anticipated other than gasoline or diesel fuel in construction
equipment.
1) Describe special emergency services that might be required!
No emergency service requirements are anticipated beyond those typically associated
with single-family residential use.
2) Proposed measures to reduce or control environmental health hazards, if any:
The proposal will meet all City of Edmonds provisions for fire and life safety.
b. Noise
1) What types of noise exist in the area which may affect your project (for example:
traffic, equipment, operation, aircraft, other)?
Traffic noise on adjacent streets is the only known source of noise.
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 hours noise would come from the site.
Construction/temporary: Sources of noise include construction activity and related
traffic.
Occupancy/permanent: Human activity and related traffic is expected to generate noise
in the completed project.
3) Proposed measures to reduce or control noise impacts, if any:
Construction activity and related traffic will be limited to those hours allowed by the
City of Edmonds. Vehicles will use properly maintained exhaust systems, and engines
will be turned off when not in use. Standard energy -code construction -requirements will
provide substantial interior noise attenuation for all residences.
8. LAND AND SHORELINE USE
a. What is the current use of the site and adjacent properties?
The site currently has two unoccupied homes and is surrounded by medium -to -large
residential lots and public streets.
b. Has the site been used for agriculture? If so, describe.
Agriculture is not known to have occurred on the subject site.
c. Describe any structures on the site.
Two homes are present on the property.
d. Will any structures be demolished? If so, what?
The homes will be legally destroyed.
e. What is the current zoning classification of the site?
The site is currently zoned RS-8.
L�
f. What is the current comprehensive plan designation of the site?
The City's Comprehensive Plan designates the property for single-family residential use. C)
g. If applicable, what is the current shoreline master program designation of the site?
The subject parcel is not subject to any shoreline master program.
h. Has any part ofthe site been classified as an "environmentally sensitive "area? Ifso,
specify.
OR
1. Approximately how many people would reside or work in the completed project?
Assuming three people per residence, 30 people will reside in the completed project.
j. Approximately how many people would the completed project displace?
None
k. Proposed measures to avoid or reduce displacement impacts, if any:
N/A
1. Proposed measures to ensure the proposal is compatible with existing and projected
land uses and plans, if any:
The subject site is currently underutilized according to Edmonds' comprehensive plan.
Development in accordance with that plan, the City's subdivision ordinance, and
Edmonds' zoning code will bring the site into compliance with projected land uses and
plans.
9. HOUSING
a. Approximately how many units would be provided, if arty? Indicate whether high,
middle, or low-income housing.
Ten new middle -income homes will be provided.
b. Approximately how many units, if any, would be eliminated? Indicate whether high,
middle, or low-income housing.
Two houses would be eliminated but no units will be lost.
c. Proposed measures to reduce or control housing impacts, if any:
This proposal will add to the City's housing stock. No housing impacts are anticipated.
10
10. AESTHETICS
a. What is the tallest height of any proposed structure(s), not including antennas, what
is the principal exterior building materials) proposed?
Building height has not been calculated but will not exceed the City's 25-foot limit. The
principal exterior building material is expected to be painted wood siding.
b. What views in the immediate vicinity would be altered or obstructed?
Views in the immediate vicinity would be altered by the addition of ten new homes but
no significant views will be obstructed.
c. Proposed measures to reduce or control aesthetic impacts, if any:
Open -space and landscaping will augment building aesthetics to create a pleasant scene.
11. LIGHT AND GLARE
a. What type of light or glare will the proposal produce? What time of day would it
mainly occur?
Glare will be produced by home and grounds lighting and vehicle headlights during
evening hours.
A Could light or glare from the finished project be a safety hazard or interfere with
views?
Light and glare impacts will be minimal.
c. What existing off -site sources of light or glare may affect your proposal?
Existing lighting on adjoining lands and headlights from vehicular traffic provide
sources of light and glare impact to the subject development.
d. Proposed measures to reduce or control light and glare impacts, if any:
All building exterior lights will be shielded and directed toward the interior of the site.
12. RECREATION
a. What designated and informal recreational opportunities are in the immediate
vicinity?
There are no recreational amenities in the immediate vicinity.
11
b. Would the proposed project displace any existing recreational uses? If so, describe.
No such current uses will be displaced.
c. Proposed measures to reduce or control impacts on recreation, including recreation
opportunities to be provided by the project or applicant, if any:
The future residence will contribute an incremental share of tax base to the City, some of
which may be appropriated to future park use.
13. HISTORICAND 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.
No places or objects listed on, or proposed for local, state or federal preservation
registers are known on or near this site.
b. Generally describe any landmarks or evidence of historic, archaeological, scientific,
or cultural importance known to be on or next to the site.
No landmarks or evidence of historic, archeological, scientific, or cultural importance
are known to exist on or near the site.
c. Proposed measures to reduce or control impacts, if any:
None are proposed. In the event that construction activities encounter historic or cultural
artifacts, construction will be halted and a qualified archeologist consulted.
14. TRANSPORTATION
a. Identify public streets and high ways serving the site, and describe proposed access to
the existing street system. Show on site plans, if any.
Access to the site is provided via connection to the north side of 2201h St. SW, according
to the vicinity map submitted with this application. State Route 99 is located
approximately 'h mile east of the site.
b. Is the site currently served by public transit? If not, what is the approximate distance
to the nearest transit stop?
The property is not currently served by public transit. Community Transit operates
numerous routes along SR-99 about 'h mile east.
12
c. How many parking spaces would the completed project have? How many would the
project eliminate?
The proposal will provide no fewer than 2 off-street parking spaces per home, or 40
spaces.
d. Will the proposal require any new roads or streets, or improvements to existing roads
or streets, not including driveways? Ifso, generally describe (indicate whether public
or private).
A short street is proposed north from 2201h St. SW. Frontage improvements are planned
as well. See site plan for details.
e. Will the project use (or occur in the immediate vicinity ofi water, rail, or air
transportation? Ifso, generally describe.
The project does not depend upon, or occur in the immediate vicinity of water, rail or air
transportation.
f. How many vehicular trips per day would be generated by the completed project? If
known, indicate when peak volumes would occur.
The completed project will generate an estimated 77 new average weekday daily trips
based on the ITE Trip Generation Manual (6"' Edition) rate of 9.57 average daily trips
per household. The PM peak hour trips are estimated to be 8 new vehicle -trips per hour.
The peak hour of traffic generation is expected to occur between 4:00 and 6:00 pm.
g. Proposed measure to reduce or control transportation impacts, if any.
The City of Edmonds has a traffic concurrency mitigation program whereby the City has
identified projects designed to maintain acceptable levels -of -service. Mitigation will be
paid according to City of Edmonds code and policy.
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)? Ifso, generally dmiu
The project will result in an increased need for such services, consistent with the
addition of new, single-family homes.
b. Proposed measures to reduce or control direct impacts on public services, if any.
Traffic mitigation will be paid per Edmonds Municipal Code.
13
16. UTILITIES
a. Underline utilities currently available at the site: electricity natural gas, water, re use
service, telephone, sanitary sewer, septic system, other.
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.
Electricity: Snohomish PUD #1
Natural Gas: Washington Natural Gas Company �"/ �"`'� �� n ��
Water & Sewer: City of Edmonds
Telephone: General Telephone and Electric Ve%—f-,,)
All utilities are available in the project vicinity. Construction will be typical for a small
subdivision and will place all utilities underground.
C. SIGNATURE
The above answers are true and complete to the best of my knowledge. I understand
that the lead a ency is relying on them to make its decision.
Signaturel�AW454�
S. Michael Smith, Agent
Date Submitted: March 9, 2007
14
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Rezones
PRD
0 275 550 File PRD-07-20
- Feet Attachment 1