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HomeMy WebLinkAboutSEP89-0038 '<) ~ f "'".~ . ' ,'.~:;;~-;,-" .-- .;,~",~---:----:";- 3-Z,3-9:;)- .~ ' J..~,.~\,~tv~~- ~;:. " .',1:.~~;4~~ .;:'", ,~...,""", .~ r~ ~ '\; ,~ - ,- ~ .. '-. j ...., ~ i 1 lj n I \- ! , L , . ~ . " " l .~ .' ........ u__ _____ --.-..--- FINAL MITIGATED DETERMINATION OF NON-SIGNIFICANCE -.-- SEP.OO38jOO39-89R --- - DESCRIPTION OF PROPOSAL: The Draiecl involves site oreoaration and subseauent Dialling of an 84.4- acre site for a 1O-lot industrial develooment. The orooosal includes: the construction of "F" Street NW throul!h the site: half-street imnrovements to South 285th Street: ~rading' and fillinQ:: wetland mitil!ation: storm drainallc facilities: utilities: and roadway and rail imorovements. PROPONENT: Bruce W. Sollv Dcvcloomcnt Comnanv. Ine. LOCATION: South of S. 277th Street (52nd Street NW) and north of S. 285th Street (44th Street NW) between the Burlin~ton Northern Railroad (BNRR) right-of-wav and the Union Pacific Railroad (UPRR) right-of-wav. . LEAD AGENCY: City of Auburn The Responsible Official of the City of Auburn hereby makes the following Findings of Fact based upon impacts identified in the environmental checklist and the "Final Staff Evaluation for Environmental Checklist No. SEP-0038j0039-89R", and Conclusions of Law based upon the Auburn Comprehensive Plan, and other Municipal policics, plans, rules and regulations designated as a basis for the exercise of substantive authority under the Washington State Environmental Policy Acl Rules pursuant 10 R.C.W. 43.21C.060. FINDINGS OF FACT: 1. The project involves the preliminary platting of an 84.4-acre site for a 1O-lat industrial development. The proposal also includes the construction of nine buildings which may OCCUr in two phases. Building construction will consist the'following approximate square footages: Lots 1 and 2, Building F-318,144 square feet; Lot 3, Building 1-129,600 square feet; Lot 4, Building H -175,488 square feet; Lot 5, Building G-86,208 square feet; Lot 6, Building C-136,244 square feet; Lot 7, Building B-155,644 square feet; Lot 8, Building A-155,644 square feet; Lot 9, Building D-77,184 square feet; Lot 10, Building E.77,184 square feet. Approximately 640,728 square feet would be developed in the first phase and 670,612 square feet in the second - phase. . ,- " . - , , " DETERMINATION OF NON-SIGNIFICANCE SEP-0038jOO39-89R (Continued) - Page 2 . 2. The project proposes to fill approximately 0.74 acres of wetland. Filling, grading and construction activities in and around the wetlands will increase the likelihood of erosion and sedimentation impacts. 3. The project will potentially increase erosion and sedimentation that could cause degradation of area water courses and the surface Water system. 4. Site preparation and construction activities will generate increased levels aflocal suspended particulate emissions. 5. The temporary truck trips generated by the fill placement operations will likely cause adverse impacts to traffic operations on local streets during peak traffic hours and thus generate increased levels of local suspended particulate emissions. 6. The construction of paved surfaces will adversely impact the area's water quality unless mitigation measures are implemented. 7. The project could potentially cause disruption to the functions and values of the existing site wetlands by adding pollutants and creating human intrusions not currently present. 8. Mitigation for filling of wetlands will be accomplished on-site. To compensate for the loss of wetlands, it is proposed to create 0.63 acres; enhance 0.60 acres and develop a buffer enhancement area of 1.45 acres in accordance with a report entitled, "Wetland Determination, Impact Assessment and Conceptual Mitigation on the Park Center 277 East Site" prepared by David Evans and Associates, Inc. (DEA) in April, 1991. This report . conceptually provides sufficient recommendations to mitigate potential adverse impacts to the wetland areas. 9. A portion of the project site lies within the 100~year floodplain associated with Mill Creek. 10. The proposed development will surround an established red-tailed hawk nest on the site. It is proposed to protect the nest with the maintenance of a ISO-foot buffer around the nest tree. 11. The proposed project will occupy a site which is one of six former farm sites important in Auburn's History. 12. A Traffic Impact Analysis was prepared by The TRANS PO Group, Inc. and submitted on April 10, 1991 to evaluate existing traffic conditions and impacts. This report was supplemented by TRANSPO'S letter dated June 13, 1991. A revised traffic impact analysis was subsequently submittcd on January 14,1992 to address concerns of the Washington State Department of Transportation. This revised analysis showed that the proposed development including both phases, will generate 5,510 daily vehicle trips with 790 PM peak hour trips. This additional traffic will require on-site and off-site street improvements as identified in the Traffic Impact Analysis, by the City of Auburn Public Works Department, and as identified by the Washington State Department of Transportation. 13. The proposed action will creatc between 700-1,000 new parking spaces at full build-out. The employees using these spaces in combination with the additional traffic generated provides opportunity for transit use. 14. The proposed action will result in an increased demand for sewer and watc.r services, and will require the extension of these utilities to serve the site. 15. The "Final Staff Evaluation for Environmental Checl:list No. SEP-0038j0039-89R'' is hereby incorporated by reference as though set forth in fulL e , DETERMINATION OF NON-SIGNIFICANCE SEP-0038/0039-89R (Continued) - Page 3 . CONCLUSIONS OF LAW: Staff has concluded that a MDNS may bc issued. This is based upon the environmental checklist and its attachmcnts, and the "Final Staff Evaluation For Environmcntal Checklist". The MDNS is supported by Plans and regulations formally adopted by the City for the cxercise of substantive authority under SEP A. The following are City adoptcd policies which support the MDNS: Earth /Erosion: 1. The City shall seek to ensure that land not be devcloped or otherwise modified in a manner which will result in or significantly increase thc potential for slope slippage, landslide, subsidence or substantial soil erosion. [Policy 12.2.1., Auburn Comprehensive Plan (ACP), Resolution 1973] 2. The City shall seek to minimize surface water quality degradation and the sedimentation of creeks, streams, rivers, ponds, lakes and other water bodi~s for contact recreation and fishing; and to preserve and enhance the aesthetic quality of such waters. (Policy 11.1.2., ACP) 3. The City will seek to ensure that the quality of water leaving the City is of equivalent quality to water entering. (Policy 11.1.6" ACP) 4. When there is a high probahility of erosion, grading should be kept to a minim um and disturbed vegetation should be restored as soon as feasible. In all cases appropriate measures to control erosion and sedimentation shall be required. (Policy ]2.2.1., ACP) . 5. The City shall consider the impacts of new development on hazards associated with soils as a part of its environmental review process and require any appropriate mitigating measures. (Policy ]2.2.2., ACP) Air/Suspended Particulate Levels: 6. The City shall seek to secure and maintain such levels of air quality as will protect human hcalth, prevent injury to plant and animal life, prevent injury to property, foster the comfort and convenience of area inhabitants, and facilitate the cnjoyment of the natural attractions of the area. (Policy 1] .2.1.. ACP, Resolution 1973) 7. The City shall consider the impacts of new development on air quality as a part of its environmental review process and require any appropriate mitigating measures. (Policy 11.2.4., ACP) Water/Surface (Wetlands, Water Quality): 8. The City recognizes the important biological and hydrological roles that wetlands play in providing plant and animal habitat, enhancing natural and manmade flood and storm drainage systems, maintaining water quality, and in providing recreational, open space, educational and cultural opportunities. (Policy 11.4.1., ACP, Resolution 1954) 9. The City recognizes that wetlands provide varying degrees of biological and hydrological functions and values to the community depending on the size, complexity and location of the individual system, and that the overall degree of functions and values should be considered when reviewing proposals which impact wetlands. (Policy 11.4.2., ACP, Resolution 1954) . . . " DETERMINATION OF NON-SIGNIFICANCE SEP-0038/0039-89R (Continucd) - Page 4 . 10. The City shall consider the impacts of new development on the quality of wetland resources as part of its environmental review process and shall require appropriate mitigation and monitoring measures of important wetland areas. Such mitigation may involve conservation, enhancement or relocation of important wetlands, and provisions for appropriate buffering. (Policy 11.4.3., ACP. Resolution 1954) 11. Wetlands which are associated with a river or stream, or provide significant plant and animal habitat opportunities are recognized by the City as the most important wctland systems, and shall receive the highest degree of protection and mitigation through conservation, enhancement or relocation measures. Wetlands which are limited in size, or provide limited hydrological or plant and animal habitat opportunities may be considered by the City for development and displacement in conjunction with appropriate mitigation. (Policy 11.4.4., ACP, Resolution 1954) 12. The City shall seek to retain as open space, those arcas having a unique combination of open space value, including: separation or buffering between incompatible land uses; visual delineation of the City or a distinct area or neighborhood of the City; unusually productive wildlife habitat; floodwater or storm water storage; storm water purification; recreational value; aesthetic value; and educational value, (Policy 14.2.3., ACP) 13. The City shall seck to minimize surface water quality degradation and the sedimentation of creeks, streams, rivers, ponds, lakes and other water bodies; to preserve and enhance the suitability of such water bodies for contact recreation and fishing; and to preserve and enhance the aesthetic quality of such waters. (Policy 11.1.2., ACP) 14. The City shall consider the impacts of new development on water quality as part of its environmental review . process and require any appropriate mitigating measures... (Policy 11.1.8., ACP) 15. The City shall consider the impacts of new development on flood hazards or storm water discharge as a part of its environmental review pro.cess and require any appropriate mitigating measures. (Policy 12.1.7., ACP) Water/Floodplain: 15. Flood prone properties outside of the floodway are developable provided that such development can meet the standards set forth in the federal flood insurance program. (Policy 12.1.1., ACP) 16. Site plan review shall be required under SEPA for any significant development in the flood plain. Appropriate mitigation measures shall be required whenever needed to reduce potential hazards. (Policy 12.1.3., ACP) Plants: 17. The City shall consider the impacts of new development on the quality of land, wildlife and vegetative resources as a part of its environmental review process and require any appropriate mitigating measures. Such mitigation may involve the retention of significant habitats. (Policy 11.3.4., ACP) Animals: 18. The City shall consider the impacts of new development on the quality of the land, wildlife and vegctative resources as a part of its envjronmental review process a;ld require any appropriate mitigating measures. Such mitigation may involve the retention of significant habitats. (Policy 11.3.4., ACP) . .- DETERMINATION OF NON-SIGNIFICANCE SEP-0038/0039-89R (Continucd) - Pagc 5 . 19. The City shall seek to retain as open space, those areas having a unique combination of open space values, including: separation or buffering between incompatible land uses; visual delineation of the City or a distinct arca or ncighborhood of the City; unusually productivc wildlifc habitat; floodwater or storm water storage; storm water purification; recreational value; aesthetic value; and educational value. (Policy 14.2.3., ACP) Acsthctics: 20. The visual impact of large new developmcnts should be a priority considcration in their review and approval. (Policy 8.2.1., ACP) 21. The City shall seek to retain as opcn spacc, those arcas having a uniquc combination of open spacc values, including: separation or buffering betwcen incom patible land uses; visual delineation of the City or a distinct area or neighborhood of the City; unusually productive wildlifc habitat; floodwater or storm water storage; storm water purification; recreational value; aesthetic value; and educational value. (Policy 14.2.3., ACP) Historic and Cultural Preservation: 22. The City shall consider the impacts of new developmcnt on historical resourccs as a part of its environmental review process and require any appropriate mitigating measures. (Policy 11.4.2., ACP) Transportation/Street and Vchicular Traffic: 23. The City shall cncouragc the safe, cfficient and convcnicnt transportation of peoplc and goods, and shall . encourage and approve development only where adequate transportation facilities exist or will be made availablc prior to project occupancy or usc. Emphasis should be placcd on the adequacy of strect systems (through such measurcs as "level of servicc" standards) and storm drainage systems. (Policy 5.3.5., ACP) 24. The City shall continuc to enforcc thc, policy of requiring developcrs of ncw dcvelopmcnt of construct strccts directly scrving thc dcvelopmcnt, including specific off sitc improvements... (Policy 23.5.1., ACP) 25. Improvements to serve new development will be constructed as a part of the development process. AII costs should be bornc by thc devclopmcnt where thc dcvelopment is served by the proposcd strccts... (Policy 23.5.4., ACP) 26. Improvemcnts to upgrade existing strccts are considercd to benefit abutting propcrty, and improvements should bc fundcd by the abutting property owners... (Policy 25.5.5., ACP) Transportation/Transit: 27. Thc City shall continue to coordinate with METRO to providc adequate bus service between Auburn and other King County areas, (Policy 23,6.1., ACP) 28. Thc City shall consider both transit impacts and opportunitics posed by major development proposals in its reviews under thc State Environmental Policy Act. (Policy 23.6.4., ACP) 29. The City shall support public transportation as a mcans to rcduce locally gencratcd air emissions. (Policy 11.2.3., ACP) . .' DETERMINATION OF NON-SIGNIFICANCE SEP-0038/0039-89R (Continucd) - Pagc 6 . Utilities: 30. The City shall continue its policy of rcquiring that water system extensions needed to serve new development shall be built prior to or simultancous with such development, according to the size and configuration identified by the Water Plan and Comprehensive Plan as necessary (0 serve future planned development... (Policy 24.1.4., ACP) 31. The City shall continuc its policy or requiring that sewer system extensions nceded to serve new development shall be built to or simultaneous with such development, according to the size and configuration identificd by the Sewerage Plan and Comprehcnsivc Plan as nccessary to serve future planned development... (Policy 24.2.2., ACP) 32. The City shall consider the impacts of new development on flood hazards or storm water discharge as a part of its environmental review process and require any appropriate mitigating measures. (Policy 12.1.7., ACP) General: 33. The growth impact of major development proposals on community facilities, amenities and services, as well as the City's general quality of life, shall be thoroughly studied under the provision of SEPA prior to development approval. Mitigating measures to ensure conformance 'With the Plan (Comprehensive) shall be required where appropriate. (Policy 5.2.1., ACP) . The lead agency for this proposal has determined that it does not have a probable significant adverse impact on the environment, and an environmcntal impact statement (EIS) is not required under RCW 43,21C.030(2)( c), only if the following conditions arc met. This decision was made after review of a completed environmental checklist and other information on file with the lead agency. This information is available to thc public on request. 1. Prior to the issuance of a grading permit, a temporary grading, drainage, erosion and sedimentation control plan shall be required. This plan shall show quantities and locations of excavations and embankments, the design of a storm drainage detention system, and methods of preventing drainage, erosion, and sedimentation from impacting adjacent properties, natural drainage ways, sensitive areas, and existing private and public storm drainage systems. Erosion control measures shall be implemented prior to beginning on-site filling, grading, or construction activities. 2. As required by the Building Official, the imported fill material must originate from a source approved by the City. 3. Denuded areas and soil stockpiles must be stabilized according to the following schedule or excepted in the field when in the judgement of the Building Official, such schedule is not warranted: From April 1 to October 31, all denuded areas at final grade and all exposed areas that are scheduled to remain unworked for more than 30 days shall be stabilized within 10 days. From November 1 to March 31, all exposcd soils at final gradc shall be stabilized immediately using permanent or temporary measures. Exposed soils with an area greater than 5,000 square feet that arc scheduled to remain unworked for more than 24 hours and exposed areas of less than 5,000 . square feet that will remain unworked for morc than 7 days shall be stabilized immcdiately. .' , . DETERMINATION OF NON-SIGNIFICANCE SEP-0038/0039-89R (Continued) - Page 7 . 4. Prior to the issuance of a clearing, grading or other construction permits, the applicant must furnish the City Engineer with a proposed route and schedule of hauling fill material to thc site. If, in the opinion of the City Engineer, such hauling will adversely impact thc street network, hauling hours may be limited to appropriate , off-peak hours. 5. The Contractor wiII be required to water the site, as necessary, to reduce dust emissions as a result of construction activity. The Contractor shall also sweep all affected public roads, as necessary, to remove mud deposited as a result of project construction activity. These actions will be governed and directed by the Building Official. 6. On-site wetlands shall be enhanced, rclocated and vegetated in general accordance with recommendations identified in the "Wetland Determination, Impact Assessment and Conceptual Mitigation on the Proposed Park Center 277 East Site" dated April 11, 1991 as required and as approved by the Planning and Public Works Directors and as modified by the City of Auburn's "Final Staff Evaluation for Environmental Checklists SEP- 0038/0039-89R." Major clements of the proposed wetlands plan shall include the following: a. Prior to issuance of construction permits, a final wetland mitigation plan, report, monitoring program and contingency plan shall be submitted for review and approval in general accordance with recommendations of the "Evaluation and Conceptual Mitigation" reports. The plan shall identify locations proposed for temporary stockpiling of materials associated with wetland mitigation. In addition, the plan shall establish goals and objectives to monitor and measure the success of the wetland mitigation project. It should further demonstrate that the storm water proposed for discharge into relocated or enhanced wetlands receives adequate pre-treatment and that the overall . post-development site hydrology will not negatively impact existing. relocated Or enhanced wetlands; b. As directed, the proponent shall be required to provide the Auburn Building Official with services of a Biologist and Civil Engineer with expertise in wetlands enhancement and relocation, for purposes of inspecting wetland work activities for conformance with approved plans and specifications. In addition, the Biologist shall be retained for a minim urn of five years following completion of all wetlands work to monitor the progress of the relocated and enhanced wetlands, and to inspect the replacement of unsuccessful plant and habitat materials in accordance with the approved plans. A minimum of biannual monitoring and inspection reports, indicating achievement of goals and objectives, and project status, shall be filed with the Building Official throughout the monitoring program, with a final report provided at the end of the monitoring program. This condition does not preclude the applicant from continuing thc use of biological or other professional services of choice during the progress of project construction; however, this practice will not be considered as meeting the stated condition. c. Filling and grading for the site and wetlands mitigation work may occur concurrently. All wetland mitigation work shall be completed prior to the issuance of building permits, provided that permits may be approved in the event all non-vegetative mitigation work is completed (e.g., grading, cre'ation of ponds), and that the approved biologist determines that severe seasonal weather conditions prevent immediate completion of the plantings an a planting schedule is developed to complete the plantings, in which case the remaining plantings shall be completed prior to occupancy of the building. d. Prior to the issuance of construction permits, an appropriate security equivalent to the cost of all wetlands work shall be submitted to the Building Official, and shall be kept active for a minimum of five years following conlpletion of all wetlands work in an amount commensurate with the monitoring . program and contingency plan. At the end of the five year monitoring program, then the City shall release the security. ., ., .' DETERMINATION OF NON-SIGNIFICANCE SEP-0038/0039-89R (Continued) - Page 8 . c. Following completion and acceptance of all wetland mitigation work, no clearing grading or building construction shall occur within the wetland mitigation area, except as may be authorized by the Public Works or Planning Director for protection of public health, safety and welfare; maintenance purposes; passive recreation improvements; or contingency mitigation work, and except delayed plantings due to weather conditions as'described above. f. The wetland mitigation area shall be clearly indicated on all construction plans approved by the City, indicating the purpose and any limitation on the use of the area. The boundary of the wetland mitigation area shall be staked in 25 foot intervals as clearing and construction limits throughout all construction activities adjacent to the wetlands area, as required by the Public Works Director. 7. The purpose and intent of the following condition is to discourage the uncontrolled intrusion of humans into the wetlands mitigation area and still provide a passive recreation opportunity. The following information and improvements shall be provided: a. A minim um of three interpretative signs shall be installed and maintained along the perimeter of each wetland mitigation area. These signs shall indicate the location, type of vegetation and wildlife species present, and restrictions related to the use of the wetland mitigation area. b. The location and restrictions related to the use of the wetlands and mitigation area shall be indicated and listed on any future sales agreements. c. A passive recreation area (e.g. bench, viewing area) shall be provided for the employees located on . site, to provide viewing and educational opportunities of the wetland area. 8. A detailed drainage analysis and drainage plan must be submitted for review and approval by the Public Works Director prior to issuance of any grading or construction permits. The plan shall demonstrate the compatibility of the proposed on-site storm water facility and the existing wetlands. It shall further demonstrate that the storm water proposed for discharge into relocated wetlands receives adequate pre-treatment and that the overall post-development site hydrology will not negatively impact existing, relocated or enhanced wetlands. 9. Prior to the issuance of clearing, grading or other construction permits, the applicant shall submit to the Public Works and Planning Department Directors for review and approval a phasing plan that clearly describes the specific sequence of activities. At a minimum this plan should provide for substantial construction of the wetland mitigation plan (excluding monitoring and contingency work) prior to the issuance of building permits. 10. Storm drainage detention is required on-site. A five year pre-development design discharge and 25 year post -development design storage shall be used. All public and private conveyance systems serving the plat will be required to be dcsigned at an elevation such that said systems will not be completely inundated by backwater during a 25 year storm, 24 hour storm event as directed by the City Engineer. 11. All storm drains within the development shall he stenciled with "DUMP NO WASTE, DRAINS TO WETLAND". 12. Storm water dischargc for the site will require water quality treatment via an approved oil/water separator and/or biofiltration swale, as approved by the Public Works Director 13. The drainage cOll\'eyance improvements along the west property line of the plat shall be constructed in conformance with the Comprchensive Drainage Plan including applicable public utility easements. . . " . DETERMINATION OF NON-SIGNIFICANCE SEP-0038/0039-89R (Continued) - Page 9 , :" . 14. The red-tailed hawk ncst currently existing on the site shall be protected by a 150 foot buffer in accordance with the proposed site plan. Additionally a monitoring program with established goals and objectives prepared by an appropriate professional shall be submitted to the Planning and Public Works Directors for review and approval prior to the issuance of construction permits for the project. The monitoring program shall be performed over a pcriod of three years to document the crfcctiveness of the buffer requirements and surrounding wetland mitigation in maintaining the hawks' use of the nest site. A minimum of biannual monitoring and inspection reports, indicating achievement of goals and objectives, and project status, shall be filed with the Building Official throughout the monitoring program, with a final report provided at the end of the monitoring program. The buffer requirement shall only be relieved upon the submittal and approval by the City of a written request along with supporting documentation prepared by a qualified biologist. 15. Prior to the issuance of grading or construction permits, the proponent shall provide a written record of the site's historical usage for agricultural production, subject to the approval of Plannirig Director. At a minimum, the record should include available photographic documentation and a written narrative detailing the site's history, ownership and documentation of any unique or interesting architectural or historical features associated with the site. 16. If secondary access to scrve any development of lots 1 through 5 is necessary, "P' Street will be improved to a minimum of 24 feet of pavement width through to 44th Street NW (S: 285th Street). T' Strect NW from 44th to 52nd Street NW shall be improved to a 44 foot street section with any development of lots 6 through 10. The construction and signalization of the intersection of S. 277th Street and "F" Street NW shall be constructed with the initial building development. . 17. Slope easements will be required along the lots fronting "P' Street to provide for a transition from the elevation of this street to meet thc future elevation of S. 277th Street (52nd Street NW). 18. The development will be required to improve South 277th Street (52nd Street NW) to half street standards adjacent to the sitt; consistent with the City's Comprehensive Traffic Plan designation of the street as a 5~lane arterial. Also, the applicant shall reimburse the City for the dedication of six (6) feet of right-of-way (ROW) on South 277th Street along the development's frontage that was acquired by the City to accommodate the planned street construction. The reimbursement provisions were established through an agreement adopted by Resolution Number 2178. 19. Half street improvements on 44th Street NW (South 285th Street) along the site's frontage will also be required. The half street improvements will consist of the design and construction of 1/2 of a 44-foot street section, 24 feet minimum pavement width, to provide two lanes of travel, with curb, gutter, sidewalks, storm drainage and illumination on the north side of 44th Street NW. The cul-de-sac on the east end of 44th Street NW must be a full 65 foot minimum in diamcter. In addition, the center point of the cul-de-sac must match the intersection of the property line south of the development. 20. It appears in order to construct 44th Street NW along the south property line of the plat, that the existing drainage ditch within the 44th Street NW right -of-way will need to be relocated. If said ditch is relocated, then it shall be done in conformance with the comprehensive drainage plan including applicable culverts crossings and public easements. 21. In addition to construction of the interior industrial streets shown on the proposed preliminary plat and those directly adjacent, the proposed development site also contributes to the need for traffic improvements outside the City's corporate limits. The applicant shall be responsible for the following improvements as described below. The improvements are based on impacts identified in Table 12 of the 'Traffic Impact . Analysis" prepared by the TRANSPO Group, Inc. January 14, 1992 and as identified by the Washington State Department of Transportation in their letter of February 25, 1992. \' . . .' , j' ." DETERMINATION OF NON-SIGNIFICANCE SEP-0038jOO39-89R (Continued) - Page 10 . -. THE FOLLOWING IMPROVEMENTS ARE REOUIRED SR 181/S. 277th St. Construct southbound right turn lane , S. 277th St.jSR 167 southbound ramps Signalize and construct westbound left turn lane S. 277th St./SR 167 northbound ramps Construct eastbound left turn lane Since these affected locations are outside the Auburn City limits and under the jurisdiction of Washington State Department of Transportation (DOT), the improvements must be accomplished in a manner meeting the Department of Transportation's approval. The applicant shall be responsible for guaranteeing the design and construction of the above-listed improvements in a manner acceptable to the City of Auburn Planning and Public Works Directors prior to the issuance of building permits. The improvements must be completed and operational prior to the occupancy of buildings. Until such time as the intersection improvements are completed, the City of Auburn shall require other future developments within the City which impact these interscctions by ten or more PM peak hour vehicle trips to part~cipate in a proportional share of the cost of these i~tersection improvements. 22. The proponent will be required to enter into a traffic mitigation agreement with the City to participate in a proportional share of the cost of the following future intersection improvement'as identified in a . "Traffic Impact Analysis" prepared by the TRANS PO Group, Inc. for the proposed project and as revised January 14, 1992. This agreement will be recorded against the site and will run with the land. The improvement and percentage is as follows: Location lmofovement P~rcentage Particioation SR 181/37th Street NW Signalize 3.9% 23. The f~llowing off-site improvement is required to provide adequate secondary and emergency access to the site. Frontage Road (a.k.a 72nd Avenue S) must be improved to 24 feet width and the structural integrity of the road investigated/repaired as necessary. This improvement is required prior to approval of any development of lots 6 through 10. 24. The design and construction of a railroad grade crossing signal with gates and upgraded surface will be required at the 44th Street NW crossing of the Union Pacific Railroad when any development occurs on Lots 6 through 10. A payback agreement may be initiated by the developer to share the cost of this improvement with the properties located between 37th Street NW and 52nd Street NW, and between SR ]67 and the Burlington Northern Railroad line. 25. The proponent shall submit a Transportation Management Plan for review and approval by the Auburn Public Works Director prior to the issuance of occupancy permits for the development. The Plan shall be coordinated between the proponent, the City and METRO and shall encompass both phases of the proposed development. 26. Prior to submitting for any plat construction permits, approval of a phasing plan for conceptual water quality treatment, storm drainage, water, sanitary sewer, and street plans shall be required. . .', ", .- "'," . ,\'- ,," , .. '"'. .. DETERMINATION OF NON-SIGNIFICANCE SEP-Omg/OO39-89R (Continued) - Page 11 /- .- ',.... . . 27. In addition to the required on-site waterlines, the fire flow requirements of this project will necessitate the construction of two off-site waterline extensions: a. A 12-inch minimum public waterline shall be constructed from the existing 16-inch waterline located at 44th Strect NW and "B" Street NW, wcst along 44th Strcet NW under the Burlington Northern Railroad tracks and along the frontage of thc site. b. A 12-ineh minimum public waterline shall also be constructed from the existing 12-inch waterline located at 52nd Street NW and Auburn Way North, west along 52nd Street NE/NW, under the Burlington Northern Railroad tracks and along the frontage of the site. 28. An S-inch minimum public sanitary sewer line shall be constructed in 44th Street N\V adjacent to the plat (UPRR to BNRR) and in "F" Street NW from 44th Street NW to 52nd Street NW. A 24-inch minimum sanitary sewer line shall be constructed in conformance with the City's Comprehensive Sanitary Sewer Plan in 52nd Street NW adjacent to the plat (UPRR to BNRR). AdditionalS-inch minimum sanitary sewer lincs may be required to serve on-site developments. 29. This project is within a designated IOO-year floodplain. The lowest finish floor of all new construction and all public roads shall bc elevated a minimum of 1 fool above thc 100'year llood ebation. RESPONSIBLE OFFICIAL: Steve Lancaster POSITION /TITLE: Director of the Departmcnl of Planning & Community Development . ADDRESS: 25 West Main Strcet Auburn, Washington 9S00] (206) 931-3090 DATE ISSUED: March 23. 1992 S]GNATURE: <t'~ , Any pcrson aggrieved of this final determination may filc an appeal with the Auburn City Clerk within 10 days of the date of issuance of this notice. All appcals of the above dctermination must be filcd by 5:00 P.M. on April 2. 1992. .