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Home My WebLink AboutCOR-2009-SEPA Review - 1T 00 -- vsE TO Ryan Larsen, Don Measamer (DRG), 9feve Lange"Bonnie Bowers, Dan Harju, Gary Robinson, Sandi Anderson FROM Planning Department/Land Use Permits RE SEPA Review—Chandler Square Addition DATE April 17, 2009 Please find attached: 9 SEPA Checklist IE Drawings Please refer comments to the DRG. Thank you. bS o4-.�1 �=�{2 os�� ,�v�� --n„v�z►.s` 1� Pva'«--JS � G�►..��-�►c�Z1�s � c� �j S�1Lv u�1 1-, //tJ SP ZT r�►� �5 OF l� • Puy �2�� a� � .�� --��rzs to/ J��. G�SCl2�.�cfloc-� GaSTS [� • ��Z �� 7-.�(� �.'�i\� �I IDS �U�c�11 FIL�� I t--� I t5.'-xt'rn FI ) COPC1"d2_._ I -1, Go�S DCZ�2,S As-�O so�3c-�i Page 1 of 1 Mark: WAC:197-11-960 Environmental checklist ENVIRONN ENTAL 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. ilbw action for applicants. This environmental checklist asks you to describe some basic information about your proposal. Governmental agencies use this checklist to determine whether the environmental impacts of your proposal are significant, requiring preparation of an EIS. Answer the questions briefly,with the most precise information known,or give the best description you can. You must answer each question accurately and carefully,to the best of your knowledge. In most cases,you should be able to answer the questions from your own observations or project plans without the need to hire experts. If you really do not know the answer, or if a question does not apply to your proposal, write "do not know" or "does not apply." Complete answers to the questions now may avoid unnecessary delays later. Some questions ask about governmental regulations, such as zoning, shoreline, and landmark designations. Answer these questions if you can. If you have problems,the governmental agencies can assist you. The checklist questions apply to all parts of your proposal,even if you plan to do them over a period of time or on different parcels of land. Attach any additional information that will help describe your proposal or its environmental effects. The agency to which you submit this checklist may ask you to explain your answers or provide additional information reasonably related to determining if there may be significant adverse impact. Use of checklist for nonproject proposals: Complete this checklist for nonproject proposals, even though questions may be answered "does not apply." IN ADDmON, complete the SUPPI.EmEINTAL 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. A. BACKGROUND 1. Name of proposed project,if applicable-. Chandler's Square Independent LiNing 2. Name of applicant: Anacortes Senior Housing LLC 3. Address and phone number of applicant and contact person: Chandler's Square 1200"U'Avenue Anacortes,Wa 98221 Attn:Peter Kovach,Director Phone:(360)293-1300 4. Date checklist prepared: April 3�2009 5. Agency requesting checklist: City of Anacortes 6. Proposed timing or schedule(including phasing,if applicable): Planned construction should begin in the fall of 2009 7. Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes, explain. The current down market and financing could force development=.n 2 stages Phase 1,environmental site assessment,by Stratum Croup Completed February 10,2009 Market Study:y James Brown and Associates Completed January 24,2009 Geotechnical Investigation by Materials Testing&Consulting Inc.Completed March 7, 1995 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. None known 10. List any government approvals or permits that will be needed for your proposal,if known. Building Permit—City of Anacortes, Approval by DSHS CRS Construction Review Services,review limited to the Dining Room Addition and the connection of the existing Assisted Living Facility to the new independent Living 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.) A 25 unit addition is to be added to an existing 66 unit retirement facility. One existing unit-vvill be lost when building the connection,so the finished project will have a total of 90 units. All new units will be independent living units. The project will include 19 one bedroom units,6 units with I bedroom plus G a study,and an 804 square foot expansion of the current Dining Room. A common area/meeting room connecting the new wing to the existing building with a sitting area. The lower level of the addition will also include laundry facilities. The final project will be about 28,000 square feet. The total size for both lots from the center of 1 e street,O Ave,N Ave to the center line of the Southerly Alley is 168,562 square feet or 3.86 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. Legal Description:Lots I thru 8,Block 56,MAP OF THE CITY OF ANACORTES, SKAGIT COUNTY, WASHINGTON, as per plat recorded in Volume 2 of plats, pages 4 thru 7 records of Skagit County Washington. Situate in the City of Anacortes,County of Skagit, State of Washington. Together with that portion of ti:e Abandoned right of Way of the Great Northern Railway Company bounded as follows: On the North by the South line of the Alley in said Block 56 extended Easterly,on the East by the West line of"O"Avenue extended, on the West by the SouthWesterly line of said abandoned Right of way. Also'Together with The East 60 feet of the West 110 feet of that particular alley located inBlock 56 as per plat recorded in Volume 2 of Plats, page 4.records of Skagit County Washington. Said alley runs parallel to 12u'street and extends from"O"Avenue to"N"'avenue. Said parcel contains 960 square feet more or less. As per Anacortes City Ordinance No.2792 Recorded 12/16/2008 under Skagit County Auditors#2008 1216003 6 Located in the NNE'A of the NNE 3/4 of Section 24, Twp 34N,RIE.W.M. Parcel#'s P55248,P55249,P55250,P55252,vacated alley,4, is yet to be assigned. Anticipated Address: 1200"O"Avenue,Anacortes,Wa 98221 B. ENVIRONMENTAL ELEMENTS 1. Earth a. General description of the site(circle one): Flat,rolling,hilly,steep slopes,mountainous, other. . . . . . b. What is the steepest slope on the site(approximate percent slope)? 2 Based on a topographical survey of the property the architect estimates that the steepest existing slope for any duration in excess of 10'horizontal is 9.21/'o and the average existing slope for the duration of the site east to west is 4.8%. 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. Based on the Environmental Site Assessment: ..."the site is located along the contact between glacial till and Everson glacial marine drift". d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. No e. Describe the purpose,type,and approximate quantities of any filling or grading proposed. Indicate source of fill. The top soil will be removed and stockpiled on site and redistributed around the building at the time of finish grading. -,71e will excavate into the existing slope for a concrete foundation. We anticipate that we will need to export much of the excavated material off site.At this point the Architect estimates there will be around 3,500 CY of excavation.The quantity will be verified by Civil Engineer as design proceeds. £ Could erosion occur as a result of clearing,construction,or use? If so,generally describe. Site is currently surrounded by sidewalks and an alley that enclose it and protect the surrounding areas. Yes,During cut and fill,if done during winter weather. g.About what percent of the site will be covered with impervious surfaces after project construction(for example,asphalt or buildings)? Based on the architects estimates: Site Area:30,000 sf property+4,800 sf alley=34,800 sf total. Impervious Area: 10,336 sf building+13,842 sf parking&sidewalks=24,178 sf total io Impervious:24,178 sf/34,800 sf x 100=700/c,total impervious h. Proposed measures to reduce or control erosion,or other impacts to the earth,if any: Temporary Erosion and Sediment Control during construction as per City standards 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. N inor construction emissions from equipment. No approximate quantities known. b. Are there any off-site sources of emissions or odor that may affect your proposal? If so, generally describe. No c. Proposed measures to reduce or control emissions or other impacts to air,if any.- None 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. No 2)Will the project require any work over,in,or adjacent to(within 200 feet)the described waters? If yes,please describe and attach available plans. No 3 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, 4)Will the proposal require surface water withdrawals or diversions? Give general description,purpose,and approximate quantities if known. No 5)Does the proposal he within a 100-year floodplain? If so,note location on the site plan. No 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 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 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. C None c. Water runoff(including stormwater): 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? i Will this water flow into other waters? If so,describe. Ik Runoff source: Storm water from roof and other impervious areas (parking & sidewalks). Water will flow into a rain garden and into an underground retention system an then into City stone system at"0'7 Avenue 2)Could waste materials enter ground or surface waters? If so,generally describe. No d. Proposed measures to reduce or control surface,ground,and runoff water impacts,if any: The use of Rain Gardens as practical and the use of underground retention as necessary. May consider the use of impervious concrete as practical. 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 shrubs x grass pasture crop or grain wet soil plants: cattail,buttercup,bulhush,skunk cabbage,other water plants: water lily,eelgrass,milfoil,other other types of vegetation b. What kind and amount of vegetation will be removed or altered? All blackberry vegetation and most of the scrub and trees v6111 be removed c. List threatened or endangered species known to be on or near the site. Non known 4 d. Proposed landscaping,use of native plants,or other measures to preserve or enhance vegetation on the site,if any: Use of native landscaping,including lawn,new trees,shrubs,and grass to be determined by a Washington State Ce:t.ified Horticulturist. 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: fish: bass,salmon,trout,herring,shellfish,other: b. List any threatened or endangered species known to be on or near the site. None known c. Is the site part of a migration route? If so,explain. Unknown d. Proposed measures to preserve or enhance wildlife,if any: None 6. Energy and natural resources a. What kinds of energy(electric,natural gas,oil,wood stove,solar)will be used to meet the completed projects energy needs? Describe whether it will be used for heating, manufacturing,etc. Most likely the primary heat source will be Natural Gas with Electricity primarily used for lignting. To be determined.Analysis by Mechanical Engineer in progress. b. Would your project affect the potential use of solar energy by adjacent properties? If so,generally describe. No 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: Most likely the use of fluorescent lighting in the building. increased energy efficiency of windows and insulation to reduce energy use.To be determined.Analysis by Mechanical Engineer in progress. 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 1)Describe special emergency services that might be required. None 2)Proposed measures to reduce or control environmental health hazards,if any: None b. Noise 1)What types of noise exist in the area which may affect your project(for example: traffic,equipment,operation,other)? None 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)?Indi- cate what hours noise would come from the site. Short term construction noise during daylight hours. 3)Proposed measures to reduce or control noise impacts,if any: 5 None 8. Land and shoreline use a.What is the current use of the site and adjacent properties? Two old houses on the W.end of the property.valance of lot is vacant. Commercial development is located across the streets on N.&E. Residences are across N Ave on the West. b. Has the site been used for agriculture? If so,describe. No c. Describe any structures on the site. Two single story old houses built about 1920's. d. Will any structures be demolished? If so,what? Yes,both old houses will be removed e. What is the current zoning classification of the site? R-4 Residential go Density f. What is the current comprehensive plan designation of the site? R4 Residential High Density g. If applicable,what is the current shoreline master program designation of the site? N/A h. Has any part of the site been classified as an"environmentally sensitive"area? If so,specify. Nothing shown on critical areas list i. Approximately how many people would reside or work in the completed project? Approximately 30 residents and 4 additional staff j. Approximately how many people would the completed project displace? Six people Pave in the homes that will be removed k. Proposed measures to avoid or reduce displacement impacts,if any: None 1. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans,if any: Stepping of building structure to be compatible with the site slope and adjacent retirement facility. 9. Housing a. Approximately how many units would be provided,if any? Indicate whether high,middle,or low-income housing. 25 units. Targeted to meet the demand of upper middle income elderly residents of the community. b. Approximately how many units,if any,would be eliminated?Indicate whether high, middle,or low-income housing. 2 units of middle income rental housing I Unit of middle income Independent Living housing at the existing Facility in order to connect the buildings. c. Proposed measures to reduce or control housing impacts,if any.- Relocate the resident of the I Unit of middle income Independent Living housing to a vacancy within the existing Assisted Hiving Facility. 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? 35 feet at the primary build ng with a 50 foot clock tower.The principal materials will be Back,Horizontal Lap Siding, Panel Siding,Laminated Composition Shingle Roofing. b. What views in the immediate vicinity would be altered or obstructed? ;','one. The current homes block the lrew of the uphill home to the W. 6 c. Proposed measures to reduce or control aesthetic impacts,if any: None 11. Light and glare a. What type of light or glare will the proposal produce? What time of day would it mainly occur? None b. Could light or glare from the finished project be a safety hazard or interfere with views? We do not believe so 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 airy: None 12. Recreation a. What designated and informal recreational opportunities are in the immediate vicinity? Storvik Park,Cap Sante Marina,Downtovm shopping and restaurants b. Would the proposed project displace any existing recreational uses? If so,describe. No c. Proposed measures to reduce or control impacts on recreation,including recreation opportunities to be provided by the project or applicant,if any: None 13. Historic and cultural preservation a. Are there any places or objects listed on,or proposed for,national,state,or local preser- vation registers known to be on or next to the site? If so,generally describe. No b. Generally describe any landmarks or evidence of historic,archaeological,scientific,or cultural importance known to be on or next to the site. None c. Proposed measures to reduce or control impacts,if any: N/A 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. 12u'Strut on the North. "N'cK,,"0"avenues on I _€:W.which will have openings for access to the facilities parxirg. b. Is site currently served by public transit? If not,what is the approximate distance to the nearest transit stop? There are no bus stops adjacent to the property. The main Anacortes hub for Skagit 'Transit is on I V, St. between Commercial and R Avenues. About 3 blocks from the facility. c. How many parking spaces would the completed project have? How many would the project eliminate? There will be 29 new parking spaces- I will be removed to make a larger garbage pickup area, for a net of 24 new spaces. We will be creating 28 new standard parking stalls and 2 ADA parking stalls for a total of 30 parking stalls. We will be eliminating l standard parking stall in order to accommodate and additional trash dumpster. 7 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). There will be no new roads. A new sidewalk will be built along 12,St. There will be a curb cut improvement for access to on-site parking on"O"Avenue. There will be a curb cut improvement for access to on-site parking on"N"Avenue e. Will the project use(or occur in the immediate vicinity of)water,rail,or air transporta- tion? If so,generally describe. No f. How many vehicular trips per day would be generated by the completed project?If known,indicate when peak volumes would occur. Normal activity by independent retirement residents consists of about I round trip every other day,therefore 29 weekday vehicle trips are likely. The residents trips will be staggered, primarily in mid d ay. The 4 staff trips will supply the peak trips as they come to and leave work at Barn and 5pm. g. Proposed measures to reduce or control transportation impacts,if any: None 15. Public services a. Would the project result in an increased need for public services(for example:fire pro- tection,police protection,health care,schools,other)? If so,generally describe. Nfinor increase in need for health care and ambulance service about 90% of our elderly residents already live in or near Anacortes. b. Proposed measures to reduce or control direct impacts on public services,if any. None 16. Utilities a. Circle utilities currently available at the site: electricity,natural gas,water,refuse serv- ice,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 and Natural Gas:Puget Sound Energy Water, Refuse, Sanitary and Storm Sewer:City of Anacortes Telephone:Verizon 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: I.a ney Wixson,Owner.................................................................................................................................... DateSubmitted: April 8,2009.................................................................................................................................................. 8 Page l of 1 As we approach time to pass land from SI to CS for the annex we get into how to value it. To date the board discussions have assumed we use the tax assessment of that to be passed plus the approximate$400,000 cost of the lot we bought last year., It is also reasonable to have Brown evaluate the property and use his evaluation,but in light of the timing of the assessments and the current RE market,I have a suspicion Browns value would be less that the assessments. A.Can we pass the land at assessed value,then use the best of the two options for financing since each is supported? WHIEL I THINK YOU CAN,I THINK YOUR TAX ACCOUNTANT COULD ANSWER BETTER THAN I WHAT VALUE IS ADVANTAGEOUS FOR SI FROM A TAX POINT OF VIEW. FOR FINANCING,IT DOESN'T MATTER AS IT WILL BE APPRAISED AT CURRENT VALUE. B.Should we ask Brown for an early opinion of current valuation vs Assessment? I THINK THIS IS A WASTE OF MONEY UNLESS YOU HAVE REAL CONCERNS ABOUT HOW MUCH EQUITY YOU HAVE IN THE PROJECT. THE LAND WILL BE INCLUDED IN THE OVERALL APPRAISAL FOR THE PROJECT. IF THE LAND VALUE IS DOWN,AS IT MAY WELL BE RIGHT NOW COMPARED TO LAST YEAR,THERE IS NOTHING THAT CAN BE DONE ABOUT IT AND IT MAY REQUIRE MORE CASH EQUITY IN THE PROJECT,SO IT JUST DEPENDS HOW SOON YOU WANT TO KNOW THAT. Do you have any other opinions. I feel like I need to give some direction to the title company or attorney to draft something that gives us support in the event of an audit. THE ATTORNEY COULD POSSIBLY HELP ON THIS,TOO. I BELIEVE THERE COULD BE ISSUES WITH THE WASMNGTON STATE REAL ESTATE EXCISE TAX,BUT SINCE THERE IS 90°/a COMMONALITY OF OWNERSHIP,THERE MIGHT BE A WAIVER OF THE EXCISE TAX ON THE TRANSFER. IN LOOKING AT THAT ISSUE,IT WOULD BE AN IDEAL TIME TO ALSO LOOK AT HOW THE STATE DEFINES VALUE. OF COURSE,THE VALUE,OR SHALL WE SAY THE DESIRED VALUE,FOR STATE EXCISE TAX.PURPOSES AND FOR FEDERAL INCOME TAX PURPOSES COULD BE DIFFERENT. Larmey i I httn://us.mL2.mail.vahoo.com/dc/launch?.rand=Oi6rmmsd943m6 4/2/2009 "0" Avenue O.FO C 72'-0" s za S a S) 8 Spaces A 9 each OD .✓ 1 iO u ct to IS C O 1 I ym m ' OO �opJ�J pm Ytl I n� I ^gnu II y n 66 s µ g 8as �Ra I n' zz' I I' =32 s s v 2 e I 8 spaces O 9'each I I o c g} i 1 I I I v 1 1 D p; .. ... ... ... .. m ❑ o.: 1 -n I ®iFNti�: Tg 4 I g> I I 3 g I I �nm I I Y_4' 6. 7' '. o 6'-2' I I 20'—W 65—8• -5:1 I a a oho w D rh , > 7d D m D >z xTlwm Iq C �n 5� I ❑ ° I mi_g C �•art y yn �.0..II n fmii Z aP III 33.I 11' I F Conn ctj F 1 I I I 83 sf I '_Ali I I ( 1 I I We I i I i I J OI CT i W N o O c0 co J .91 I to ([1 31! . . . . . . . . . . . . . . . . . . . I I --1 ----- ---------� I N oy O O O — "N" Avenue b - b IT rd >, 11'-qly' 15d 1+'d t5d sYd 15d Md tW-V Ird a Third Floor 9,709 sf OL=49 (10 apartments) PRELIMINARY SCHEMATIC DESIGN CHANDLER'S SQUARE NORTH ANNEX MARK CHIUST,ARCHITECT DATE 02/I8/09 SCALE:I"=10'-0" tl itl # ]0' NOTE: °snec11ai ' BOTH EXISTING FACILITY AND NEW ADDITION ^ Fourth Floor 144 sf OL=10 CONSTRUCTION TYPE:VA(I HOUR RATED) SPRINKLER SYSTEM:NPPA 13R (SEE ARWIT�TS IBL REVIEW FlM MDREDETAILI � I b i e m r Q .e r-tr 11'-4K' trd 1r-Y ISd 3Td 15d 'd 15d ttld y; Second Floor 10,336 sf OL=52 (9 apartments) 14 tld + r a'.w° Erw.t..r.0 e =2 y+ 6 4 2L'-0' 15d JYd trd M'-C f5d ttl-0' First Floor 9,561 sf OL=48 (6 apartments) xi x!• 3x)3- 6'-0• 3'-fl,j- 3'-0- 1,'-fi• ®71 g I m B� ❑,❑❑ �Il ��'R xS III �, a T I ;. t3 .S v Y F �—•.. , 1 r _ 11 '�! 9' z `r 11 �_ �� s vs D o 3 I � a 0cn 0 a 11 n a N f III I'l l J. o p o pg .3 �. 9 �'. 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I- �IIII,I, ( i l _ _ � III'ill!�� I C �: --I INQI == i__11' lill== CIS 11AH11 lillPllilll , cm N z =I MMc 11:� 29 5!Ilililiil!fl "__ihl6lllill':'I City ofAnacortes Building Department Memo To: Ryan Larsen, Panning and Community Development Director, Kathy Janke, Land Use Permit Manager From:Don Measamer, Assistant Planning Director, DRG\�� f CC: Fred Buckenmeyer, Public Works Director, Steve Lange Date: 5/4/2009 Re: Chandler Square-SEPA Checklist-25 Unit Addition to Existing Assisted Living Facility-1200 O Avenue(Independent Apartments) Use Zone-- ------R4(AMC Chapter 17.28) i Comp Plan Designation------Residential High Density I Site Area-----------3.86 Acres Allowed density--- 28 DUA(108 Allowed) Proposed Density---------23.3 DUA(90 Units) Lot Coverage Allowed--50% Proposed Lot Coverage-----30%Aprox. Final Project Square footage-28,000 sf Permitted Use---- --Multi Family Dwellings(AMC Sect 17.28.020) Number of units proposed---25 Additional Units The Development Review Group discussed the aforementioned project at the April 2e, 2009 meeting and finding a complete application recommends a Mitigated Determination of Non Significance with the following conditions. 1. Fire apparatus access shall be provided as required by the fire chief. The alley shall be developed as a required fire apparatus access,20 foot in width,all weather surface, and capable of supporting a fire ladder truck. 1 2. Abutting street improvements shall be provided at N Avenue, O Avenue and 12 th street, to include curb, gutter, sidewalk, landscaping, street trees and paving as required by the Public Works Director.All required improvements shall be completed prior to building occupancy. 3. A large parcel storm water plan and water quality plan shall be developed by the applicant, reviewed by the Public Works Department and implemented. 4. A Construction Storm water General Permit shall be secured from the Washington State Department of Ecology prior to any work taking place on site. 5. All required offsite utility improvements shall be completed prior to construction beginning on site. 6. Engineering construction inspection fees, for infrastructure improvements, of.5 %of the engineers estimate are required prior to work taking place on site. 7. Engineering plan review fees, for infrastructure improvements, of 1.5 %of the approved engineers estimate are required prior to work taking place on site. 8. Performance bond required per AMC 13.36.240. 9. Right of way permit required per AMC Chapter 12.08 10. A general construction permit shall be secured from the Washington State Department of Transportation as needed. 0 Page 2 Design/Build . ,Architects dbg 10532 Nrs ,Suite#130 Kirkland,WasWugtm 98033-7001 architects (425)889-8984 _..._._ ...___ fax:.822-3U S I Ocuker 6, 1999 Mr.Robert Hitchcock Chandler's Square 1300'O' Avenue Altaeortes, WA 98221 RE: 'Chandler's Square- Phase H Zoning/Use Question i Dear Bob. i As Design/Build Croup, Architects begins the design process for the Phase 11 of Chandier's,Square, this letter is to verify the use as it applies in the Anacortes Zoning Code. Under the Anacortes Zoning; - Code(AZC), Section 17.28.020,permitted uses include multi-family dwellings. This is different than AZC 17.040(C)which provides for a conditional use for assisted living facilities. The zoning code detines assisted living as: "in contract with a nursigg home, a congregate care facility is designed for elderly residents who need care in a controlled setting with individual living units i I It is our understanding that Phase H residents will be independent in nature, including the use of in unit hookups of washer and dryer facilities. These residents may decide to eat in Phase 1 dining room. Phase I atul Phase It will be connected through the use of a bridge over the alleyway. Thank you for your review of this situation. Please call with any questions. Sincerely, David H�AIA Architect . 5A1ANA251t111699 uaa.doc eA S, AfW David It.flay=.Regintamd AmIdled AIA -NCARB - ICBO t ,p�o4�'T AlIK lop - OpR vsE TO Ryan Larsen, Don Measamer(DRG), Steve Lange, $onnie Bowers, Dan Harju, Gary Robinson, Sandi Anderson FROM Planning Department/Land Use Permits RE SEPA Review—Chandler Square Addition DATE April 17, 2009 Please find attached: IE SEPA Checklist M Drawings F� Please refer comments to the DRG. Thank you. i Review Date Received: 4/20/09 Please initial if approved and / or include comments: Street Department: `{ ( H 4 Comments: ,,V�:_ Water Department: %90 7.v 5 Comments: Public Services:�t�`— Comments: p 1V ' A. w �00 vsE TO Ryan Larsen, Don Measamer(DF , Steve Lange, Bonnie Bowers, Dan Harju, 1 Gary Robinson, Sandi Anderson FROM Planning Department/Land Use Permits RE SEPA Review—Chandler Square Addition DATE April 17, 2009 Please find attached: IE SEPA Checklist F21 Drawings Please refer comments to the DRG. Thank you. ` Page 1 of 1 Nark: WAC.197-11-960 Environmental checklist. ENVIRONMENTAL CHECKLIST Purpose of checklist: The State Environmental Policy Act (SEPA), chapter 43.21C RCW, requires all governmental agencies to consider the environmental impacts of a proposal before making decisions. An environmental impact statement(EIS)must be prepared for all proposals with probable significant adverse impacts on the quality of the environment. The purpose of this checklist is to provide information to help you and the agency identify impacts from your proposal(and to reduce or avoid impacts from the proposal,if it can be done)and to help the agency decide whether an EIS is required. Instructions for applicants: This environmental checklist asks you to describe some basic information about your proposal. Governmental agencies use this checklist to determine whether the environmental impacts of your proposal are significant, requiring preparation of an EIS. Answer the questions briefly,with the most precise information known,or give the best description you can. You must answer each question accurately and carefully,to the best of your knowledge. In most cases,you should be able to answer the questions from your own observations or project plans without the need to hire experts. If you really do not know the answer, or if a question does not apply to your proposal, write "do not know" or "does not apply." Complete answers to the questions now may avoid unnecessary delays later. Some questions ask about governmental regulations, such as zoning, shoreline, and landmark designations. Answer these questions if you can. If you have problems,the governmental agencies can assist you. The checklist questions apply to all parts of your proposal,even if you plan to do them over a period of time or on different parcels of land. Attach any additional information that will help describe your proposal or its environmental effects. The agency to which you submit this checklist may ask you to explain your answers or provide additional information reasonably related to determining if there may be significant adverse impact. Use of checklist for nonproject proposals: Complete this checklist for nonproject proposals,even though questions may be answered "does not apply." IN ADDITION, complete the SUPPLEMENTAL SHEET FOR NONPRo=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. A. BACKGROUND 1. Name of proposed project,if applicable: Chandler's Square Independent Living 2. Name of applicant: Anacortes Senior Housing I LC 3. Address and phone number of applicant and contact person: Chandler's Square 1200"9'Avenue Anacortes,Wa 98221 Attn:Peter Kovach,Director Phone:(360)293-1300 4. Date checklist prepared: April 31,2009 5. Agency requesting checklist: City of Anacortes 6. Proposed timing or schedule(including phasing,if applicable): Planned construction should begin in the fall of 2009 7. Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes, explain. 9.'he current down market and financing could force development in 2 stages Phase 1,environmental site assessment,by Stratum Group Completed February 10,2009 Market Study:y fames Brown and Associates Completed January 24,2009 Geotechnical Investigation by Materials Testing&Consulting Inc.Completed March 7. 1995 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. None known 10. List any government approvals or permits that will be needed for your proposal,if known. Building Permit—City of Anacortes, Approval by DSHS CRS Construction Review Services,review limited to the Dining Room Addition and the connection of the existing Assisted Laving Facility to the new independent:Living 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.) A 25 unit addition is to be added to an existing 66 unit retirement facility. One existing unit;rill be lost when building the connection,so the finished project will have a total of 90 units. All new units will be independent living units. The project will include 19 one bedroom units,6 units-with 1 bedroom plus a study,and an 804 square foot expansion of the current Dining Room. A common area/meeting .room connecting the new wing to the existing building with a sitting area.. The lower level of the addition wiL also include.laundry facilities. The final project will be about 28,000 square feet. The total size for both lots from the center of 12�street,O Ave,N Ave to the center line of the Southerly Alley is 168,562 square feet or 3.86 Acres. `y 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. Legal.Description:Lots 1 thru 8,Block 56.MAP OF THE CITY OF ANACORTES, SKAGIT COUNTY, WASHINGTON, as per plat recorded in Volume 2 of plats,pages 4 thru 7 records of Skagit County Washington. Situate in the City of Anacortes,County of Skagit. State of Wasbington. Together with that portion of the Abandoned right of Way of the Great Northern Railway Company bounded as follows: On the North by the South line of the Alley in said Block 56 extended Easterly, on the East by the West line of"O"Avenue extended, on the West by the SouthWesterly line of said abandoned Right of way. Also Together with The East 60 feet of the West 110 feet of that particular alley located inBlock 56 as per plat recorded in Volume 2 of Plats, page 4, records of Skagit County Washington. Said alley runs parallel to l2`f'street and extends from"O"Avenue to"Ni"avenue. Said parcel contains 960 square feet more or less. As per Anacortes City Ordinance No.2792 Recorded 12/16''2009 under Skagit County Auditors#21009 12 16003 6 Located in the-NE ��/4 of the NE ;/4 of:Section 24, Twp 34N,R1E.W.:'.M. Parcel#'s P55248,P55249,P55250,F55252,vacated alley#is yet to be assigned. Anticipated Address: 1200"O"Avenue Anacortes Wa 98221 B. FNvaoNmENrar,ELEmWrs 1. Earth a. General description of the site(circle one): Flat,rolling hilly,steep slopes,mountainous, other. . . . . . b. What is the steepest slope on the site(approximate percent slope)? 2 Based on a topographical survey of the property the architect estimates that the steepest existing slope for any duration in excess of 10'horizontal is 9.21XO and the average existing slope for the duration of the site east to west is 4.8%. 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. Based on the Environmental Site Assessment: "the site is located along the contact between glacial till and Everson glacial.marine drift". d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. No e. Describe the purpose,type,and approximate quantities of any filling or grading proposed. Indicate source of fill. i The top soil will be removed and stockpiled on site and redistributed around the building at the time of fnish grading.'We will excavate into the existing slope for a concrete foundation. We anticipate that we will need to export much of the excavated material off site.At this point the Architect estimates there will be around 3,500 CY of excavation.The quantity will be verified by Civil Engineer as design proceeds. f. Could erosion occur as a result of clearing,construction,or use? If so,generally describe. Site is currently surrounded by sidewalks and an alley that enclose it and protect the surrounding areas. Yes,During cut and fill,if done during winter weather. g.About what percent of the site will be covered with impervious surfaces after project construction(for example,asphalt or buildings)? Based on the architects estimates: Site Area:30,000 sf property+4,800 sf alley=34,800 sf total. Impervious area: 10,336 sf building+ 13,842 sf parking&sidewalks=24,178 sf total %Impervious:24,178 sf/34,800 sf x 100=701/o total impervious h. Proposed measures to reduce or control erosion,or other impacts to the earth,if any: Temporary Erosion and Sediment Control during construction as per City standards 4 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. Minor construction emissions from equipment. No approximate quantities knovvrn. b. Are there any off-site sources of emissions or odor that may affect your proposal? If so, generally describe. No c. Proposed measures to reduce or control emissions or other impacts to air,if any: None 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. No 2)Will the project require any work over,in,or adjacent to(within 200 feet)the described waters? If yes,please describe and attach available plans. No 3 i 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 4)Will the proposal require surface water withdrawals or diversions? Give general description,purpose,and approximate quantities if known. No 5)Does the proposal he within a 100-year floodplain? If so,note location on the site plan. No 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 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 2)Describe waste material that will be discharged into the ground from septic tanks or other sources,if any(for example: Domestic sewage;industrial,containing the following chemicals. . .;agricultural;etc.). Describe the general size of the system,the number of such systems,the number of houses to be served(if applicable),or the number of animals or humans the system(s)are expected to serve. None c. Water runoff(including stormwater): 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. Runoff source: Storm water from roof and other impervious areas (parking & sidewalks). Water will flow into a rain garden and into an underground retention system an then into City storm.system at"0': Avenue 2)Could waste materials enter ground or surface waters? If so,generally describe. No d. Proposed measures to reduce or control surface,ground,and runoff water impacts,if any: The use of Rain Gardens as practical and the use of underground retention as necessary. May consider the use of impervious concrete as practical. 4. Plants a. Check or circle types ofvegetation found on the site: deciduous tree: alder,maple,aspen,other evergreen tree: fir,cedar,pine,other ' shrubs grass pasture crop or grain wet soil plants: cattail,buttercup,bullrush,skunk cabbage,other water plants. water lily,eelgrass,milfoil,other other types of vegetation b. What kind and amount of vegetation will be removed or altered? C> All blackberry vegetation and most of the scrub and trees will be removed c. List threatened or endangered species known to be on or near the site. Non known 4 d. Proposed landscaping,use of native plants,or other measures to preserve or enhance vegetation on the site,if any: Use of native landscaping,including lawn,new trees,shrubs,and grass to be determined'ay a'Washington State Certified Horticulturist. 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: marnrnals: deer,bear,elk,beaver,other: fish: bass,salmon,trout,herring,shellfish,other.- b. List any threatened or endangered species known to be on or near the site. None known c. Is the site part of a migration route? If so,explain. Unknown d. Proposed measures to preserve or enhance wildlife,if any: None 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. Most likely the primary heat source will be Natural Gas with Electricity primarily used for lighting. To be determined.Analysis by Mechanical Engineer in progress. b. Would your project affect the potential use of solar energy by adjacent properties? If so,generally describe. No 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: Most likely the use of fluorescent lighting in the building, increased energy efficiency of windows and insulation to reduce energy use. To be determined.Analysis by Mechanical Engineer in progress. 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 1)Describe special emergency services that might be required. None 2)Proposed measures to reduce or control environmental health hazards,if any.- None b. Noise 1)What types of noise exist in the area which may affect your project(for example: traffic,equipment,operation,other)? None 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)?Indi- cate what hours noise would come from the site. Short terry,construction noise during daylight hours. 3)Proposed measures to reduce or control noise impacts,if any: 5 None S. Land and shoreline use a.What is the current use of the site and adjacent properties? Two old houses on the W.end of the property.Balance of lot is vacant.Commercial development is located across the streets on N.&E. Residences are across N Ave on the West. b. Has the site been used for agriculture? If so,describe. No c. Describe any structures on the site. Two single story old houses built about 1920's. d. Will any structures be demolished? If so,what? Yes,both old houses will be removed e. What is the current zoning classification of the site? R-4 Residential High Density f. What is the current comprehensive plan designation of the site? R-4 Residential high Density g. If applicable,what is the current shoreline master program designation of the site? N/A k Has any part of the site been classified as an"environmentally sensitive"area? If so,specify. Nothing shown on critical areas List i. Approximately how many people would reside or work in the completed project? Approximately 30 residents and 4 additional staff j. Approximately how many people would the completed project displace? Six people live in the homes that will be removed k. Proposed measures to avoid or reduce displacement impacts,if any: None 1. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans,if any: Stepping of building structure to be compatible with the site s€ope and adjacent retirement facility. 9. Housing a. Approximately how many units would be provided,if any? Indicate whether high,middle,or low-income housing. 25 units. Targeted to meet the demand of upper middle income elderly residents of the community. b. Approximately how many units,if any,would be eliminated?Indicate whether high, middle,or low-income housing. 2 units of middle income rental housing 1 Unit of middle income Independent Living housing at the existing Facility in order to connect the buildings. c. Proposed measures to reduce or control housing impacts,if any: Relocate the resident of the 1 Unit of middle income Independent Living housing to a vacancy within the existing Assisted Living Facility. 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? 35 feet at the primary building with a 50 foot clock tower.The principal materials will he Erick,Horizontal Lap Siding. Panel Siding,Laminated Composition Shingle Roofing. b. What views in the immediate vicinity would be altered or obstructed? None. The current homes block the view of the uphill home to the W. 6 c. Proposed measures to reduce or control aesthetic impacts,if any: None 11. Light and glare a. What type of light or glare will the proposal produce? What time of day would it mainly occur? None b. Could light or glare from the finished project be a safety hazard or interfere with views? We do not believe so 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: None 12. Recreation a. What designated and informal recreational opportunities are in the immediate vicinity? Storvik Park,Cap Sante Marina,Downtown shopping and restaurants b. Would the proposed project displace any existing recreational uses? If so,describe. No c. Proposed measures to reduce or control impacts on recreation,including recreation opportunities to be provided by the project or applicant,if any: None 13. Historic and cultural preservation a. Are there any places or objects listed on,or proposed for,national,state,or local preser- vation registers known to be on or next to the site? If so,generally describe. No b. Generally describe any landmarks or evidence of historic,archaeological,scientific,or cultural importance known to be on or next to the site. None c. Proposed measures to reduce or control impacts,if any: NIA 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. 12"'Street on the North. "N r'&"0"avenues on E.&W.which will have openings for access to the facilities parking. b. Is site currently served by public transit? If not,what is the approximate distance to the nearest transit stop? There are no bus stops adjacent to the property. The main Anacortes hub for Skagit Transit is on l Q`' St. between Commercial and R Avenues. About 3 blocks from the facility. c. How many parking spaces would the completed project have? How many would the project eliminate? There will be 29 new parking spaces- I will be removed to make a larger garbage pickup area; for a net of 28 new spaces. We will be creating 28 new standard parking stalls and 2 ADA parking stalls for a total of 34 parking stalls. We)Ail be eliminating 1 standard parking stall in order to accommodate and additional trash dumpster. 7 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). There will be no new roads. A new sidewalk will be built along 12h St. There will be a curb cut improvement for access to on-site parking on"0"Avenue. There will be a curb cut improvement for access to on-site parking on";,i'Avenue e. Will the project use(or occur in the immediate vicinity of)water,rail,or air transporta- tion? If so,generally describe. No f. How many vehicular trips per day would be generated by the completed project?If known,indicate when peak volumes would occur. Normal activity by independent retirement residents consists of about 1 round trip every other day,therefore 29 weekday vehicle trips are likely. The residents trips will be staggered,primarily in mid d ay. The 4 staff trips will supply the peak trips as they come to and leave work at 8am and 5pm. g. Proposed measures to reduce or control transportation impacts,if any: None 15. Public services a. Would the project result in an increased need for public services(for example:fire pro- tection,police protection,health care,schools,other)? If so,generally describe. Minor increase in need for health care and ambulance service about 901/o of our elderly residents already live in or near Anacortes. b. Proposed measures to reduce or control direct impacts on public services,if any. None 16. Utilities a. Circle utilities currently available at the site: electricity,natural gas,water,refuse serv- ice,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 and Natural Gas:Puget Sound Energy Water, Refuse, Sanitary and Storm Sewer:City of Anacortes Telephone:Vedzon 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: I anney WIXson,Owner.................................................................................................................................... DateSubmitted: April 8,2009.................................................................................................................................................. 8 Page 1 of 1 As we approach time to pass land from SI to CS for the annex we get into how to value it. To date the board discussions have assumed we use the tax assessment of that to be passed plus the approximate S400,000 cost of the lot we bought last year.. It is also reasonable to have Brown evaluate the property and use his evaluation,but in light of the timing of the assessments and the current RE market,I have a suspicion Browns value would be less that the assessments. A.Can we pass the land at assessed value,then use the best of the two options for financing since each is supported? WHIEL I THINK YOU CAN,I THINK YOUR TAX ACCOUNTANT COULD ANSWER BETTER THAN I WHAT VALUE IS ADVANTAGEOUS FOR SI FROM A TAX POINT OF VIEW. FOR FINANCING,IT DOESN'T MATTER AS IT WILL BE APPRAISED AT CURRENT VALUE. i B.Should we ask Brown for an early opinion of current valuation vs Assessment? I THINK THIS IS A WASTE OF MONEY UNLESS YOU HAVE REAL '[ CONCERNS ABOUT HOW MUCH EQUITY YOU HAVE IN THE PROJECT. THE LAND WILL BE INCLUDED IN THE OVERALL APPRAISAL FOR f THE PROJECT. IF THE LAND VALUE IS DOWN,AS IT MAY WELL BE RIGHT NOW COMPARED TO LAST YEAR,THERE IS NOTHING THAT CAN BE DONE ABOUT IT AND IT MAY REQUIRE MORE CASH EQUITY IN THE PROJECT,SO IT JUST DEPENDS HOW SOON YOU WANT TO KNOW THAT. Do you have any other opinions. I feel like I need to give some direction to the title company or attorney to draft something that gives us support in the event of an audit. THE ATTORNEY COULD POSSIBLY HELP ON THIS,TOO. I BELIEVE THERE COULD BE ISSUES WITH THE WASHINGTON STATE REAL ESTATE EXCISE TAX,BUT SINCE THERE IS 90%COMMONALITY OF OWNERSHIP,THERE MIGHT BE A WAIVER OF THE EXCISE TAX ON THE TRANSFER. IN LOOKING AT THAT ISSUE,IT WOULD BE AN IDEAL TIME TO ALSO LOOK AT HOW THE STATE DEFINES VALUE. OF COURSE,THE VALUE,OR SHALL WE SAY THE DESIRED VALUE,FOR STATE EXCISE TAX.PURPOSES AND FOR FEDERAL INCOME TAX_ PURPOSES COULD BE DIFFERENT. 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