SEPA Checklist (2).pdf(3) Completed and Signed Environmental 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.
Ins&uctions 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 the 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 question 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 to provide additional information reasonably related to determining if there may
be significant adverse impact.
Use of checklist for nonprojectproposals:
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 "proposal," "proposer," and "affected geographic area," respectively.
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A. BACKGROUND
1. Name of proposed project, if applicable:
Harbor Square Redevelopment Master Plan -An Amendment to
the Port of Edmonds Master Plan
2. Name of applicant:
Port of Edmonds
3. Address and phone number of applicant and contact person:
336 Admiral Way,
Edmonds, WA 98020
425-774-0559
Robert McChesney, Executive Director
4. Date checklist prepared: July 1, 2012
5. Agency requesting checklist:
City of Edmonds for the Comprehensive Plan Amendment
6. Proposed timing or schedule (including phasing, if applicable):
Adoption by the City of Edmonds by summer 2012
7. Do you have any plans for future additions, expansion, or further
activity related to or connected with this proposal? If yes, explain.
Yes, the non -project action represents the third phase of a multi -
phased program to amend both the Port's Master Plan and the
City's Comprehensive Plan. The Port of Edmonds Commission
adopted the Harbor Square Redevelopment Plan on June 25, 2012.
If the City considers and favorably acts on the Port's request for an
amendment to the Comprehensive Plan and a subsequent rezone
enabled by the amendment, the Port will then entertain
development proposals that will substantially implement the vision
and design concepts set out in the Redevelopment Plan.
8. List any environmental information you know about that has been
prepared, or will be prepared, directly related to this proposal.
Environmental documents that have been prepared that
directly relate to this proposal include the City of Edmonds
EIS on the original Contract Rezone -1980; the City of
Edmonds Comprehensive Plan EIS- 2004; City of Edmonds
Storm and Surface Water Management Comprehensive
Plan, DNS -2010; and The Soil Remediation Summary
Report for the Harbor Square Complex, Landau
Associates -2005. Additional environmental documents will
be prepared commensurate with a future zoning code
amendment and subsequent applications for specific
development proposals.
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.
The City of Edmonds will be updating the City's Shoreline
Master Plan (SMP) to identify Edmonds Marsh and adjacent
uplands as a Shoreline of the State and thus subject to
jurisdiction under the Shoreline Management Act. At such
time that the draft SMP is completed, it will require
environmental review under RCW 43.21C and WAC 197.11.
10. List any government approvals or permits that will be needed for
your proposal, if known.
Adoption of an amendment to the Port of Edmonds Master Plan by
the Port of Edmonds Commission was executed on June 25, 2012.
Adoption of an amendment to the City of Edmonds
Comprehensive Plan by the City of Edmonds Council, following a
public hearing by the City of Edmonds Planning Board. Upon
approval by the City Council of the Comprehensive Plan
amendment, it is anticipated that a future development application
would include a concurrent rezone or amendment to the existing
contract rezone for the site. In addition, the City may utilize a
development agreement pursuant to RCW 36.70B to address the
rezone and other related development issues.
11. Give brief, complete description of your proposal, including the
proposed uses 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 the adoption of amendments to the City
Comprehensive Plan for a conceptual redevelopment plan for the
Port of Edmonds Harbor Square property. The body of the
amendments to the City's Comprehensive Plan is contained within
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the Harbor Square Redevelopment Master Plan. An Amendment
to the Port of Edmonds Master Plan, dated June 2012. The site is
11 acres in size and is situated directly north of the 3.6 acre
Edmonds Marsh. The overarching vision for the site is to enable
phased redevelopment of existing buildings that will be
economically feasible, environmentally responsible and designed
to the high quality standards consistent with the community and
City Comprehensive Plan.
The concept plan is designed as a "transit oriented" mixed use
development composed of seven low to mid -rise buildings
separated by internal pedestrian -scaled streets and open space view
corridors to the Edmonds Marsh. The plan maintains the existing
use and location of the Best Western Hotel and relocates the
athletic club to the western edge of the site adjacent to the BNSF
rail road tracks. The mixed-use element of the plan include 340 to
358 residential units, 50,400 SF of retail, 9,784 SF of office,
123,410 SF of recreational health club uses (including tennis
courts), 3.8 acres of public open space and 1,091 off-street parking
stalls. Building heights range from two stories fronting SR -104
near Dayton Street, to four stories fronting Dayton Street to a
maximum of five stories on the south edge of the site adjacent to
the Edmonds Marsh. The private athletic club/parking garage is
planned as a three story structure.
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 applications related to this checklist.
The non -project action is specifically applicable to the Port of
Edmonds Harbor Square property. It is located in the Southwest
quadrant of the SR -104 and Dayton Street intersection and
bounded on the west by the BNSF railroad right of way. The site is
located in Section 23 Township 27North Range 3 East. Please see
attached vicinity map.
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B. ENVIRONMENTAL ELEMENTS
1. Earth
a. General description of the site (circle one): Flat, rolling, hilly,
steep slopes, mountainous, other...
The site is relatively flat.
b. What is the steepest slope on the site (approximate percent
slope)?
2% to 3%.
c. What general types of soils 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.
Organic silt overlain with sand and gravel (fill) beneath the
existing buildings. The soils located in existing parking and
driveways and spaces between buildings have been removed
and replaced with clean gravel in 2000-2001.
d. Are there surface indications or history of unstable soils in the
immediate vicinity? If so, describe.
The soils on the site are generally composed of soft organic
soils and fill underlain by dense sand and gravel which is
further underlain by glacier till. Due to the flat topography of
the site, the soils are stable. Implementation of the non -project
proposal with buildings will most likely require engineered
deep foundations/pilings common in the Puget Sound area.
e. Describe the purpose, type, and approximate quantities of any
filling or grading proposed. Indicate source of fill.
No filling or grading is expected as a direct result of this non -
project action. Development proposal submitted subsequent
to the adoption of the redevelopment plan would be subject
to additional environmental review where specific quantities
of any filling or grading would be known related to an
individual project.
f. Could erosion occur as a result of clearing, construction, or use?
If so, generally describe. This is a non -project action. At such
time that the Port's Master Plan and City Comprehensive Plan
are amended and entitlements (rezoning) approved, proposed
development applications would include construction
documents consistent with the City, state and federal
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requirements for erosion control and best management
practices.
g. About what percent of the site will be covered with impervious
surfaces after project construction (for example, asphalt or
buildings)?
The proposal is a non- project actions and does not relate to a
specific development project. The redevelopment plan
estimates approximately 90% of the site will be covered with
impervious surfaces although the final percentage will be
calculated at such time that a specific development proposal is
submitted to the City for review.
h. Proposed measures to reduce or control erosion, or other
impacts to the earth, if any:
This is a non -project action. Specific measures to reduce or control
erosion would be presented at such time that a clearing and
grading application is submitted as part of the construction
documents required by the City of Edmonds for the specific
project.
F•w:V,
a. What types of emissions to the air would result from this
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.
None will be generated from this non -project action. Future
development will need to conform to current local, state and
federal air quality standards.
b. Are there any off-site sources of emissions or odor that may
affect your proposal? If so, generally describe.
None that will affect the non -project action of the adoption
of the redevelopment plan as amendments to the Port's
Master Plan and City's Comprehensive Plan. At such time
that the amendments are approved and entitlements
implemented; IE rezoning, future development applications
will consider the off-site emissions generated by train
traffic on the adjacent BNSF rail road tracks.
H.
c. Proposed measures to reduce or control emissions or other
impacts to air, if any:
Future development applications will need to conform to
current local, state and federal air quality standards.
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, wetlands)? If yes, describe
type and provide names. If appropriate, state what stream or
river it flows into.
Immediately adjacent to the site is the Edmonds Marsh. It is
3.6 acres in size and has recently been determined by the
State Department of Ecology that the Marsh is classified as a
shoreline of the State and a Natural shoreline environment
and subject to the provisions of the State Shoreline
Management Act. In addition, Willow Creek flows
downstream from the Marsh through existing culverts
beneath the BNSF railroad tracks and Admiral Way to Puget
Sound.
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.
This is a non -project action for the adoption of
amendments to the City of Edmonds Comprehensive
Plan. Following entitlements (zoning) to implement the
Plan, the redevelopment plan may be implemented in
whole or in part via a separate development application
to the City of Edmonds. If the site plan for the eventual
development application mirrors' the redevelopment
plan, portions of buildings as well as landscaping and
shoreline restoration work would be located within the
200 foot boundary of the ordinary high water mark.
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 the fill material.
This is a non -project action. At such time that a development
application is submitted, the City of Edmonds will review
and evaluate the application for determination of any fill and
or dredge material. If the eventual development application
mirror's the redevelopment plan, no fill nor dredge material
would be placed or removed from surface water or wetlands.
It is possible that any shoreline restoration work; such as
shoreline and buffer enhancement plantings may include the
distribution of mulch and other material compatible with
restoration and vegetation enhancement best practices.
4) Will the proposal require surface water withdrawals or
diversions? Give general description, purpose, and
approximate quantities if known.
No surface water withdrawal or diversions are
contemplated by this non -project action.
5) Does the proposal lie within a 100 -year floodplain? If so,
note location on the site plan.
The Edmonds Marsh located to the south of the site is in
the 100 year floodplain. Please see attached Flood
Insurance Rate Map.
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 this is a non -project action.
b. Ground:
1) Will groundwater be withdrawn, or will water be discharged
to groundwater? Give general description, purpose, and
approximate quantities if known.
No, this is a non -project action. Specific construction
documents will be submitted to the City of Edmonds
commensurate with a development application. Stormwater
management will include LID techniques and BMPs to ensure
that all, if any, discharges to groundwater are consistent with
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the City of Edmonds Surface and Stormwater Comprehensive
Plan.
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
animals or humans the system(s) are expected to serve.
This is a non -project action and implementation of the
Master Plan and Comprehensive Plan amendments following
entitlements with a development application does not
anticipate any discharges of waste material into the ground.
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.
This is a non -project action. The redevelopment plan
prescribes that future development proposals to implement
the plan result in the improvement of site ecology by
reducing existing impervious surfaces and designing site
stormwater infrastructure to best technology standards and
consistent with the City of Edmonds Surface and
Stormwater Comprehensive Plan.
2) Could waste material enter ground or surface waters? If so,
generally describe. No. This is a non -project action.
d. Proposed measures to reduce or control surface, ground, and
runoff water impacts, if any:
This is a non -project action and does not relate to a specific
project. Future development reviews will address water -
related impacts pursuant to the City's current development
regulations. No erosion would result from the adoption of
this non -project proposal. Development proposal that are
proposed subsequent to the adoption of the plan and
consistent with related entitlements would be evaluated for
consistency with the amended City of Edmonds
Comprehensive Plan and applicable local, state and federal
regulations on an individual project level basis.
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4. Plants
a. Check or circle types of vegetation found on the site:
X deciduous tree: alder, maple, aspen, other
x evergreen tree: fir, cedar, pine, other
X shrubs
X grass
X pasture
crop or grain
x wet soil plants: cattail, buttercup, bulrush, skunk cabbage,
other
water plants: water lily, eelgrass, milfoil, other
X other types of vegetation
e. What kind and amount of vegetation will be removed or
altered?
No vegetation will be removed with this non -project
proposal.
c. List threatened or endangered species known to be on or near the
site.
No threatened or endangered species are known to be on the
site.
f. Proposed landscaping, use of native plants, or other measures to
preserve or enhance vegetation on the site, if any:
This is a non -project action. At such time that the Master
and Comprehensive Plans are implemented with specific
development proposals, detailed landscaping plans will be
submitted as part of the development application materials.
The redevelopment plan envisions extensive landscaping
improvements throughout the site including street trees
along external and internal streets and around all proposed
buildings, and native restorative vegetation along the
Edmonds Marsh buffer.
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5. Animals
a. Circle 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, eagle, songbirds, other:
mammals: deer, bear, elk, beaver, other: coyote
fish: bass, salmon, trout, herring, shellfish, other:
b. List any threatened or endangered species known to be on or
near the site.
Puget Sound Chinook, Bull Trout and Orca were listed as
threatened species under the Endangered Species Act in 2001.
Willow Creek runs into Puget Sound and may be a documented
salmonid use stream.
c. Is the site part of a migration route? If so, explain.
The site is located within the Pacific Flyway which is a flight
corridor for migrating waterfowl and other birds.
d. Proposed measures to preserve or enhance wildlife, if any:
Given the site's location adjacent to the Edmonds Marsh, the
redevelopment plan envisions building setbacks, building
mechanical equipment and landscaping enhancements,
especially in the shoreline buffer, to preserve and enhance area
wildlife. Night time building and site lighting is planned to
incorporate direct cut-off lights that will not reflect to the
Marsh. Native buffer vegetation will be installed within the
building setbacks to attract and protect area wildlife.
6. Energy and Natural Resources
a. What kinds of energy (electrical, 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.
This is a non -project action. If implemented, a future
development proposal would use standard heating and cooling
systems however, building orientation of several of the planned
building is conducive to solar energy gain and the application of
passive/active systems.
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b. Would your project affect the potential use of solar energy by
adjacent properties? If so, generally describe.
This is a non -project action. If implemented with a site plan that
mirrors the redevelopment plan, the potential for solar energy
use of adjacent sites will not be impacted by the building layout
of the subject site.
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:
This is a non -project action. Energy conservation features
incorporated into the redevelopment site plan include building
placement for maximum solar gain and breezeway cooling,
mixed uses, sidewalks and site location adjacent to transit
facilities to minimize the need to drive to necessary services.
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.
This is a non -project action. At such time that the
redevelopment plan is implemented with a specific
development, geotechnical excavations and soil logs will
indicate if there are any toxic materials on the site. A 2001 soil
survey of the site conducted by Landau Associates and a 2005
Soil Remediation Summary Report indicated low levels of
petroleum residue caused by the Union Oil depot that was
located on the northwest portion of the site and operated
between 1924 and the 1940's. Toxic soils were removed
pursuant to a DOE Removal Action Plan and replaced with
construction grade sand and gravel.
1) Describe any emergency services that might be required.
N/A
2) Propose measures to reduce or control environmental health
hazards, if any:
If any environmental health hazards are uncovered during site
investigations or construction associated with a specific
development proposal, City, state and federal regulations
governing clean-up and /or handling of toxic materials must be
adhered to consistent with the specific conditions of each
related permit.
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b. Noise
1) What types of noise exist in the area which may affect your
project (for example: traffic, equipment, operation, other)?
This is a non -project action that will not be affected by any
existing noise levels in the community. If implemented, noise
associated with the operation of trains on the adjacent BNSF
rail road tracks would affect future development.
2) What types and levels of noise would be created by or
associated with the project on a short-term basis (for example:
traffic, construction, operation, other)? Indicate what hours
noise would come from the site.
This is a non -project action and will not create noise levels.
3) Proposed measures to reduce or control noise impacts, if any:
This is a non -project action. Future development proposals will
be evaluated for their respective noise generation and
mitigation measures will be employed at the project review
level. The redevelopment site plan has planned for the
relocation of the athletic facility and a parking garage adjacent
to the BNSF railroad to help attenuate train -related noise to the
interior of the project.
8. Land and Shoreline Use
a. What is the current use of the site and adjacent properties
The site is currently used as an office park including a hotel and
a private athletic facility. Surrounding land uses include the
BNSF railroad tracks together with retail, office and marina
facilities to the west; Sound Transit commuter rail station and
retail to the north; WSDOT Ferry stacking lanes and the
Edmonds Wastewater Treatment facility to the east; and the
Edmonds Marsh to the south.
b. Has the site been used for agriculture? If so, describe.
No
c. Describe any structures on the site.
Structures include eleven buildings with uses including: office,
warehousing, restaurant, hotel, an athletic facility and a variety
of facilities. Most of the buildings were constructed in the
1980's, except the hotel that was constructed in the 1990's.
Surface parking takes up a large portion of the site to serve day
time uses.
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d. Will any structures be demolished? If so, what?
When implemented in a phased scenario, the concrete tilt -up
structures that house many of the offices/warehouse uses will be
demolished and replaced with the buildings and uses approved
by the City of Edmonds consistent with the underlying zoning
and approved development plan.
e. What is the current zoning classification of the site?
The current zoning district is General Commercial with a
contract rezone referred to as R-1979-4.
f. What is the current comprehensive plan designation of the site?
Downtown Master Plan within the Waterfront Activity Center
District.
g. If applicable, what is the current shoreline master program
designation of the site?
Currently, there is no Shoreline designation. However, the City
and DOE have concluded that the Edmonds Marsh is a
"shoreline of the state" and the new designation that will affect
the Harbor Square property will be Urban Mixed Use 3 upon
adoption of the 2012 Shoreline Master Program Update.
h. Has, any part of the site been classified as an "environmentally
sensitive" area? If so, specify.
The parcel situated to the south of the site is the Edmonds
Marsh and is designated on the City Critical Areas Map
Approximately how many people would reside or work in the
completed project?
The conceptual master plan estimates that an approximate
population range of between 612-644 people will live at the site
based on 340 — 358 multi -family units and an average
household size of 1.8.
j. Approximately how many people would the completed project
displace?
None, as the site zoning currently prohibits residential uses and
there are no non -conforming residential uses on the site.
k. Proposed measures to avoid or reduce displacement impacts, if
any:
N/A
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1. Proposed measures to ensure the proposal is compatible with
existing and projected land uses and plans, if any:
The intent of the proposal is to amend both the Port's Master
Plan and the City of Edmonds comprehensive plan with a
conceptual redevelopment plan that will provide a framework
for the preparation of specific development plans that when
submitted to the City will be compatible with City plans and
policies.
9. Housing
a. Approximately how many units would be provided, if any?
Indicate whether high, middle or low-income housing.
The redevelopment plan will accommodate between 340 and
358 multiple family residential units. No housing tenure has
been anticipated with the redevelopment plan. Specific housing
tenure will be addressed at such time that a development
proposal is submitted to the City for review.
b. Approximately how many units, if any, would be eliminated?
Indicate whether high, middle, or low-income housing.
None, as existing residential uses are prohibited with the
current CG contract zone.
c. Proposed measures to reduce or control housing impacts, if
any:
The proposal is for a non -project action and is not related to a
specific project. Future development will be evaluated to
address the housing policies and conform to applicable
development regulations.
10. Aesthetics
a. What is the tallest height of any proposed structure(s), not
including antennas; what is the principal exterior building
material(s) proposed?
There are several maximum building heights proposed by the
redevelopment plan based on a 2010 detailed view shed
analysis conducted by the University of Washington. Please
see attached to sheet number 4 "Description of the Proposal".
Buildings located on the southern and southwestern edges of
the site are proposed to be five stories and no higher than is
55'. Buildings proposed adjacent to the northeastern edge of
the site are to be no more than two stories and no higher than
is
35' and buildings proposed along Dayton Street are to be four
stories and no higher than 45' the top floor to be "stepped
back" from the edge of the ROW so that the first three floors
are no more than 35' ' high. Existing view corridors of Puget
Sound and the Olympic Mountains from public streets,
sidewalks and plazas to the east will not be detrimentally
impacted by the proposed placement of buildings and
associated building heights.
Exterior building materials are to be long-lasting such as brick
and/or CMU while the architecture is intended to reflect a
"Northwest Style" and be compatible with existing downtown
Edmonds character.
b. What views in the immediate vicinity would be altered or
obstructed?
As addressed in (a.) above, the view shed analysis was
conducted during the preparation of the redevelopment plan.
Based on the outcome of the analysis together with comments
by the Harbor Square Steering Committee, that was created to
guide the development of the plan, building heights were
adjusted to ensure that existing views from the public realm of
streets, sidewalks, plazas and public buildings located east of
the site would not be detrimentally impacted by the proposed
redevelopment plan. Important images in the view corridors
that help define Edmonds and the waterfront area are the
Olympic Mountains, Puget Sound, and the distinctive masts of
sailboats moored in the Port of Edmonds marina. Existing
views of these important iconic features are not detrimentally
altered or obstructed by the proposal.
c. Proposed measures to reduce or control aesthetic impacts, if
any:
The Design Principles of the redevelopment plan focus on
creating attractive street frontages, pedestrian -friendly facades,
pedestrian connections to the waterfront, downtown and the
Edmonds Marsh. Buildings will be articulated to break-up
building mass and provide for tasteful and attractive
architectural elements, landscaping and pedestrian spaces.
When implemented, the Square Harbor redevelopment plan
will be a dramatic aesthetic improvement to the existing
concrete tilt -up buildings, large expanse of surface parking and
lack of pedestrian friendly spaces.
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11. Light and Glare
a. What kind of light or glare will the proposal produce? What
time of day would it mainly occur?
This is a non -project action. No light and glare will be
produced by the proposal.
b. Could light or glare from the finished project be a safety hazard
or interfere with views?
Upon implementation of the plan amendment with a specific
development proposal, review of a building and site
illumination plan will be conducted by the City. To be
consistent with the redevelopment's plan design principles of
pedestrian -friendly aesthetics, all exterior lighting should be
cut-off and non -glare fixtures.
c. What existing off-site sources of light or glare may affect your
proposal?
None
d. Proposed measures to reduce or control light and glare impacts,
if any:
The eventual specific development proposal that will be
submitted to the City for review will include an illumination
plan to assess specific on and off-site light and glare impacts.
Any fight/glare "spillage" will be mitigated with reduced
voltage and/or hooded and shielded fixtures.
12. Recreation
a. What designated and informal recreation opportunities are in
the immediate vicinity?
Numerous pedestrian pathways are available for walking and
bicycling activities adjacent to and within the site, especially
adjacent to and within portions of the Edmonds Marsh. There
is an existing private athletic club located within the site.
b. Would the proposed project displace any existing recreational
uses? If so, describe.
No, the proposal intends to relocate the existing athletic facility
to the western portion of the site.
c. Proposed measures to reduce or control impacts on recreation,
including recreational opportunities to be provided by the
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project or applicant, if any: The redevelopment plan is
proposed to add passive recreational opportunities for
pedestrian use such as public open spaces, pathways and
sidewalks. The existing athletic facility plans to maintain the
current level of recreational opportunities with the potential
relocation to the western portion of the site.
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.
The Edmonds Marsh is a significant local ecological feature of
great importance to the community. It is located south of the
site, encompasses approximately 3.6 acres in size and is an
intertidal salt marsh with connections to Puget Sound. The
Marsh is an extensive wildlife habitat that supports a diversity
of aquatic and near -shore wildlife species.
d. Generally describe any landmarks or evidence of historic,
archeological, scientific, or cultural importance known to be on
or next to the site?
The Edmonds Marsh as described above.
e. Proposed measures to reduce or control impacts, if any:
The redevelopment plan proposes to set buildings back an
appropriate distance from the OHWM of the Edmonds Marsh
pursuant to the new Shoreline designation of UMU-3. Land
situated within the setback/buffer will be field investigated and
determinations made for specific measures to ensure that the
Marsh is protected and preserved.
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.
The site is served by Dayton Street to the north and Edmonds
Way (State Route 104) to the east. Existing access to the site is
provided by driveways at both adjacent roadways. This non -
project action does not include proposed access streets; internal
access roads will be proposed as part of project -specific
proposals.
M
b. Is the site currently served by public transit? If not, what is the
approximate distance to the nearest transit stop?
The site area is served by bus and rail public transit services,
which are accessed from Edmonds Station, located one block
north of the site, and by ferry, which is accessed two blocks
north of the site. Bus service is provided by Community Transit,
with Routes 110 (Lynnwood), 116 (Lynnwood, Mill Creek),
131 (Shoreline, Lynnwood), and 416 (Downtown Seattle)
serving the site vicinity.
Sounder commuter rail service, provided by Sound Transit,
operates between Seattle and Everett with stops in Edmonds and
Mukilteo. Edmonds also serves as a stop along the Seattle—
Vancouver Amtrak Cascades route, with two northbound trains
and two southbound trains stopping in Edmonds each day. The
Amtrak Empire Builder provides cross-country service between
Seattle and Chicago, with one eastbound train departing from
Edmonds each evening and one westbound train arriving in
Edmonds each morning.
Washington State Ferries operates the Edmonds -Kingston route,
which connects the northern portion of the Kitsap Peninsula and
the Olympic Peninsula with northern King and southern
Snohomish Counties. There are 26 daily departures from the
Edmonds Ferry Terminal on weekdays and 23 daily departures
on weekend days.
c. How many parking spaces would the completed project have?
How many would the project eliminate?
This non -project action does not include proposed parking.
When implemented at the project level, full build -out of the
proposed land use is estimated to include approximately 1,090
off-street parking spaces; this would replace the 425 parking
spaces that currently exist on the site.
d. Will the proposal require any new roads or streets, or
improvements to existing roads or streets, not including
driveways? If so, generally describe (indicate whether public or
private).
19
This non -project action does not require new roads or road
improvements. When implemented at the project level, internal
access roads will be constructed, and roads along the site's
frontage will be improved where needed to meet City of
Edmonds standards. Build -out of new development
implemented under the proposed land use designation is not
expected to trigger a need for additional roadway improvements
(additional information about potential transportation impacts is
provided in Attachment Z, Traffic Impact Analysis).
e. Will the project use (or occur in the immediate vicinity of)
water, rail, or air transportation? If so, generally describe.
This non -project action would not use water, rail, or air
transportation. When implemented at the project level, new
development is expected to generate passenger trips on
Washington State Ferries' Edmonds -Kingston Route and on
Sounder and Amtrak trains that stop immediately north of the
site.
f. How many vehicular trips per day would be generated by the
completed project? If known, indicate when peak volumes
would occur.
This non -project action would not generate project trips. When
implemented at the project level, full build -out of the proposed
land use is estimated to generate up to 8,030 total vehicle trips
per day, with about 405 trips occurring during the AM peak
hour (typically one hour between 6 and 8 A.M.) and 770 trips
occurring during the PM peak hour (typically one hour between
4 and 6 P.M.). Trips associated with existing uses on the site
would be removed from the roadway network. After accounting
for the removal of the existing site uses and their associated
traffic, the planned uses are projected to generate up to 3,310
net new trips per day, with about 100 net new trips occurring in
the AM peak hour and 270 net new trips occurring in the PM
peak hour (additional information about trip generation is
provided in Attachment Z, Traffic Impact Analysis).
g. Proposed measures to reduce or control transportation impacts,
if any
New development projects implemented with the proposed
land use designation would contribute funding towards
roadway improvements that are planned to support city-wide
20
development through the City's concurrency management and
traffic impact fee programs. The development projects would
also make frontage improvements where needed to meet City
of Edmonds standards. New development implemented
consistent with the proposed land use designation is not
expected to trigger a need for additional roadway
improvements (additional information about potential
transportation impacts is provided in Attachment Z, Traffic
Impact Analysis). (Note: Comments made by the City in its
June 6, 2012 response to the Port of Edmonds environmental
checklist associated with its amendment to the Port Master
Plan will be addressed in the Transportation Impact Analysis
Report and submitted to the City pursuant to a subsequent
project -level application.)
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.
This is a non -project action. Although implementation of the
redevelopment plan with a specific development proposal will
require additional environmental review, no increases in public
services are anticipated.
d. Proposed measures to reduce or control direct impacts on public
services, if any.
N/A this is a non -project action.
16. Utilities
a. Circle utilities currently available at the site: electricity, natural
gas, water, refuse service, telephone, sanitary sewer, septic
system, other:
N/A
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.
21
N/A this is a non -project action. Although detailed information
on utility use and construction activities will be available upon
submittal of a development application commensurate with
entitlements, the following general information is provided
from the City's comments on the Port of Edmonds
environmental checklist dated June 6, 2012. Current water and
sewer services to the Harbor Square property are provided by
the City of Edmonds off of West Dayton Street. These services
will also be available to the property in the foreseeable future.
Stormwater runoff from the Harbor Square property currently
discharges to and underground drainage system on the property
owned by the City of Edmonds. This system, also collects
runoff from West Dayton St. North of the harbor Square
property, as well as a portion of the "Antique Mall" property
north of West Dayton Street.
There are currently easements for water and stormwater lines on
the property granted to the City of Edmonds by the Port of
Edmonds.
Water
The existing water system on the Harbor Square property is
subject to an easement granted by the Port to the City of
Edmonds. As such, the City is responsible for the operation,
maintenance, and repair of this system. Any future changes to
the site that necessitate a change in the existing system will
need to be negotiated with the City as well as a likely revision
or relinquishing of the current easement. Due to the magnitude
of the development it will be necessary that the developer pay
the city to verify that the City's current potable/fireline
infrastructure piping is adequate for supplying water for both
potable purposes and fire protection. If it is determined that
there are deficiencies, improvements to the City's system to
address the deficiencies will be paid by the developer.
Sewer.
The existing sewer system on the Harbor Square property
belongs to the Port of Edmonds and connects to the sewer main
located on West Dayton. The sewer main discharges into the
City of Edmonds' lift station #7,located across from the Harbor
Square property. The lift station and associated piping is
currently sized to handle a limited amount of sewage effluent.
The developer will be required to pay the costs borne by the
City to verify that the City's current sewer infrastructure is
adequate for the proposed development. If it is determined that
22
there are deficiencies, improvement to the City's system to
address the deficiencies will be paid by the developer.
Stormwater.
The existing stormwater system on the harbor Square property
is subject to and easement granted by the Port to the City of
Edmonds. As such, the City is responsible for the operation ,
maintenance and repair of the system. Any future changes to the
site that necessitate a change in the existing system will need to
be negotiated with the City as well as a likely revision or
relinquishing of the current easement. The current parking lot
areas provide some storage of runoff when the water level in the
Edmonds Marsh is above the invert elevation of the site's
outfall pipes. If a future redevelopment project reduces the
amount of existing "parking lot storage", all things being the
same as existing, this may result in flooding of other areas in the
vicinity that currently do not flood or may worsen the flooding
in area that currently flood a little. The City is currently
conduction an engineering evaluation of the frequent flooding
in the area in and around Dayton Street and SR -104. Past
flooding in this area has impacted the Harbor Square site. The
City plans to work closely with the Port on the selection and
implementation of alternative actions to reduce the frequency of
flooding in this area, including the Harbor Square property.
Any future changes to surface and stormwater infrastructure as
a result of action implemented from the City's engineering
study or future studies may change the extent of the 100 year
flood plain for the Edmonds Marsh that, in turn, may need to be
considered in the future development of the Harbor Square site.
C. SIGNATURE
The above answers are true and complete to the best of my
knowledge. I understand that the lead agency is relying on them to
make its decision.
Signature:
Date Submitted: ar'"
23
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?
The proposal would not directly increase discharges to
water; emissions to air; production, storage, or release of
toxic or hazardous substances. The production of noise
affecting the site from the BNSF railroad may increase with
the addition of train traffic over the longevity of the project
All development and redevelopment on the site would be
subject to applicable local, state, and federal regulatory
requirements, including building code, fire code, and
surface water design standards. In addition, the conditions
and provisions imposed by any future development permit
approved by the City of Edmonds would serve to further
ameliorate the discharge of water, emissions, toxic
substances and noise.
Proposed measures to avoid or reduce such increases are:
The redevelopment plan includes design principles and
organization of site features to avoid and reduce potential
increase mentioned above. For example, sustainable
development standards such as low impact development
techniques are included in design principles and policies in
the Master Plan amendments. Water management will occur
through on-site systems such as rain gardens, drainage
swales and infiltration trenches. Noise caused by the off-site
train traffic has been addressed through the planned
placement of a parking structure and athletic uses between
the railroad tracks and residential, office and retail uses
onsite.
24
2. How would the proposal be likely to affect plants, animals, fish or
marine life?
The proposed amendment to the Port Master Plan and City
Comprehensive Plan has been developed, in part, to enhance
natural vegetation and protect animals, fish and marine life
and to meet the goal of "no net loss" of shoreline ecological
functions. Given that the existing condition of the site will be
improved by the reduction of pervious surface with the
proposed redevelopment plan, the area most affected will be
the buffer of the Edmonds Marsh. As development occurs in
accordance with the redevelopment plan, impacts to shoreline
ecological functions of the Edmonds Marsh will be avoided,
minimized, or compensated for. Specific policies in the
redevelopment plan address sustainability and the
enhancement of the Marsh buffer vegetation to increase
wildlife diversity and better protect the function and values of
the Marsh. Additionally, it is anticipated that the City's revised
SMP will include a shoreline restoration plan with the goal of
improving shoreline ecological functions that have been
degraded over time from past development activities.
Proposed measures to protect or conserve plants, animals, fish, or
marine life are:
The redevelopment plan will be implemented by a separate
development application that is consistent with the City's
Comprehensive Plan and Development Regulations including
the City's Critical Area Ordinance and updated Shoreline
Master Program. City policies and regulations will be applied
to the specific development proposal with the purpose of
preserving ecological functions of the Edmonds Marsh and
restoring degraded wildlife habitats and open space corridors
that occur throughout the site. Protective measures that may be
applied to the future development application could include
removal of invasive species in the buffer area of the Edmonds
Marsh, enhancement of site vegetation with species indigenous
to the Northwest that provide natural habitat protection and on-
site infiltration of stormwater through rain gardens to prevent
uncontrolled run-off to the Marsh and Puget Sound.
3. How would the proposal be likely to deplete energy or natural
resources?
The subsequent development of the site made possible by the
adoption of the proposed Master Plan amendment and
Comprehensive Plan amendment would result in additional
residential and commercial uses that will require energy in the
form of natural gas, transportation fuels and electricity. Since
25
the proposal is to enable new buildings, public spaces,
transportation facilities on the existing footprint of the current
site, the depletion of land resources will not occur although the
depletion of air and water resources could result from increased
population and transportation use.
Proposed measures to protect or conserve energy and natural
resources are:
Measures to conserve energy resources include locating uses
(residential, office, retail, recreational) within close proximity to
each other to minimize auto use, providing easy access to public
transportation opportunities such as Sound Transit and
Community Transit facilities and incorporating low energy and
water conservation facilities throughout the site.
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?
The environmentally sensitive area that may be affected by a
subsequent development made possible by the proposal is the
Edmonds Marsh. Impacts to the Marsh could include
stormwater runoff that could adversely affect fish habitat and
human intrusion into sensitive buffers.
Proposed measures to protect such resources or to avoid or reduce
impacts are:
Application of comprehensive plan policies and specific critical
area regulations and policies and regulations of the City's
updated SMP will be applied to the specific development
application submitted to the City for review and approval.
Application of the development regulations together with the
increased buffer setback to the Marsh, removal of invasive
vegetative species and replacement with natural indigenous
vegetative species, and low impact stormwater management
facilities are intended to protect the Marsh and other sensitive
areas designated for protection.
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?
Implementation of the proposed master plan would add new
residential, retail, public open spaces and recreational uses to
the site. Human activities related to these uses would affect the
land area of the site and the adjacent shoreline area of the
Edmonds Marsh.
26
The proposed redevelopment plan has been prepared to be
consistent with the City's updated SMP and the draft Urban
Mixed Use 3 shoreline designation. Uses proposed by the
redevelopment plan will be allowed by the amendment to the
City Comprehensive Plan and commensurate zoning. The
proposal does not project new uses in the subject site or
shorelines jurisdiction area that are inconsistent with the
proposed UMU-3 SMP shoreline designation.
Proposed measures to avoid or reduce shoreline and land use
impacts are:
Avoidance or reduction of land and shoreline uses would occur
through application of the City's development regulations
together with specific mitigation measures set forth in a
development agreement enabled by RCW 36.70B. Examples of
mitigation measures that could be applied to the project include
design standards intended to reduce building bulk and improve
aesthetics, increased building setbacks adjacent to the Edmonds
Marsh, landscaping improvements throughout the site and
adjacent streetscapes and low impact development techniques.
6. How would the proposal be likely to increase demands on
transportation or public services and utilities?
Implementation of the proposal may increase the demands on
transportation facilities, police and fire protection and public
utilities as a result of new population associated the potential of
358 new residential units together with new retail and office
uses.
Proposed measures to reduce or respond to such demand(s) are:
Transportation impact fees for described impacts to the City's
transportation network and the availability of public transit
options including the Washington State Ferry system, Sound
Transit commuter rail and Community Transit bus service
facilities located with '/a mile of the site. For public service
demands the City may choose to seek specific capital facility
improvements as a component of a development agreement at
such time that a project is proposed.
7. Identify, if possible, whether the proposal may conflict with local,
state, or federal laws or requirements for the protection of the
environment.
The proposal will not conflict with any known federal, state or local laws related to the
protection of the environment.
27
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