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Home My WebLink About09-18-2006 ITEM VIII-B-7ClOFU RN 1" 1 WASHINGTON AGENDA BILL APPROVAL FORM Agenda Subject: Resolution No. 4098 "Lakeland Area 8 Preliminary Date: September 12, 2006 Plat," Application No. PLT06-0004. Department: Planning, Attachments: Resolution No. 4098, Budget Impact: N/A Building, and Community for remaining items please refer to Exhibit List Administrative Recommendation: City Council adopt Resolution No. 4098 approving Lakeland Area 8 Preliminary Plat and affirming the Hearing Examiner's recommendation. Background Summary: On August 22, 2006 the Hearing Examiner held a public hearing on a proposed 68 lot preliminary plat called "Lakeland Area 8." The request also has two plat modification requests including: 1. To use a proposed boulevard access into the project to replace the requirement for a second access for the project site. Lake Tapps Parkway borders the project site to the south, however this road is a Principal Arterial with heavy traffic volumes and access should be limited. 2. Reduction in the horizontal curve radius for certain proposed roadway curves identified as follows: 1) Design of two centerline radius curves of 180 feet for 63rd Place SE between 65th Street SE; 2) Design three 180 feet centerline radius curves, two located in the middle of Wesley Place SE and one at the intersection with 62nd Street SE/62nd Court SE; and 3) Design a 180 foot centerline radial curve located on 62nd Street SE and 62nd Court SE. On September 7, 2006 the Hearing Examiner recommended approval of the preliminary plat request subject to conditions and also recommending approval of the two plat modification requests. In accordance with ACC 18.66.170, the City Council upon its review of the record, may: 1. Affirm the Hearing Examiner recommendation; 2. Remand the recommendation to the Hearing Examiner; or 3. Schedule a closed record public hearing before the City Council. Should City Council wish to modify the Hearing Examiner's recommendation, a closed record hearing is first required. L0918-5 03.5 PLT06-0004 Reviewed by Council & Committees: Reviewed by Departments & Divisions: ❑ Arts Commission COUNCIL COMMITTEES: ® Building ❑ M&O ❑ Airport ❑ Finance ❑ Cemetery ❑ Mayor ® Hearing Examiner ❑ Municipal Serv. ❑ Finance ® Parks ❑ Human Services ❑ Planning & CD ® Fire ® Planning ❑ Park Board ❑ Public Works ❑ Legal ❑ Police ❑ Planning Comm. ❑ Other ® Public Works ❑ Human Resources Action: Committee Approval: ❑Yes ❑No Council Approval: ❑Yes [:]No Call for Public Hearing Referred to Until / / Tabled Until_ / / Councilmember: Norman Staff: Osaki Meetin Date: September 18, 2006 Item Number: VIII.B.7 AUBURN* MORE THAN YOU IMAGINED Agenda Subject: Resolution No. 4098 Date: September 18, 2006 Should City Council wish to modify the Hearing Examiner's recommendation, a closed record hearing is first required. The reconsideration request deadline will end on September 18, 2006 at 5:00 p.m. Since no public spoke against the proposal and the applicant has expressed no objections to the Examiner's decision, it is unlikely a reconsideration request will be filed List of Exhibits 1. Staff Report dated August 17, 2006 2. Preliminary Plat Application received May 19, 2006 3. Notice of Application dated June 27, 2006** 4. Notice of Public Hearing dated August 11, 2006** 5. Affidavit of Posting of Legal Notice By Staff dated August 14, 2006** 6. Addendum to Final Environmental Impact Statement dated August 9, 2006 7. Determination of Completeness dated June 14, 2006** 8. Environmental Checklist dated June 7, 2006 9. Lakeland Area 8 Preliminary Plat Map prepared by Apex Engineering received August 17, 2006 10. Lakeland Area 8 Conceptual Grading Plan prepared by Apex Engineering received August 17, 2006 11. Lakeland Area 8 Conceptual Utility Plan prepared by Apex Engineering received August 17, 2006 12. Lakeland Area 8 Sight Distance Triangle Exhibit prepared by Apex Engineering received May 19, 2006 13. Preliminary Storm Drainage Report prepared by Apex Engineering dated July 13, 2006** 14. Wetland and Stream Analysis Report prepared by B-12 Wetland Consulting' dated April 20, 2006** 15. Letter from Ed Sewall with supplemental wetland information dated July 26, 2006** 16. Letter from Ed Sewall clarifying wetland buffers dated August 3, 2006** 17. Letter from Jeffery Mann requesting four road deviations dated July 12, 2006** 18. Letter from Sean Martin detailing landscaping plans dated April 5, 2006** 19. Letter from Sean Martin discussing the Master Signage Plan dated December 21, 2005** 20. Comment letters from other agencies including Auburn School District, Tacoma -Pierce County Health Department, Department of Natural Resources, Pierce County Public Works, Department of Ecology, Muckleshoot Indian Tribe 21. Certificate of water availability from City of Bonney Lake** 22. Staff update to conditions, presented at the hearing** 23. Letter from Jeffrey Mann responding to proposed conditions dated August 17, 2006** ** = Exhibit is not included in the packet but is available for review upon request. 1 B-12 Wetland Consulting has since changed its name to Sewall Wetland Consulting. Exhibit 16. Page 2 of 2 RESOLUTION NO. 4098 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF AUBURN, WASHINGTON, APPROVING A PRELIMINARY PLAT APPLICATION TO SUBDIVIDE 21.99 ACRES INTO 68 LOTS AND EIGHT TRACTS FOR WETLANDS AND BUFFERS, UTILITIES, AND MONUMENT SIGNS WITH TWO PLAT MODIFICATIONS, WITHIN THE CITY OF AUBURN, WASHINGTON WHEREAS, Application No. PLT06-0004, dated May 19, 2006, has been submitted to the City of Auburn, Washington, by Lakeland East LLC, requesting approval of a preliminary plat application to subdivide 21.99 acres into 68 lots for future residential development with two plat modifications, and eight tracts within the City of Auburn, Washington; and WHEREAS, said request above was referred to the Hearing Examiner for study and public hearing thereon; and WHEREAS, following staff review, the Hearing Examiner conducted a public hearing to consider said petition in Room 3 of the Auburn City Hall on August 22, 2006, after which, on September 7, 2006, the Hearing Examiner made Findings of Fact, Conclusions of Law and Recommendations in which the Hearing Examiner recommended approval of the preliminary plat subject to conditions; and WHEREAS, the City Council, at its meeting of September 18, 2006, considered and affirmed the Hearing Examiner's recommendation for preliminary plat based upon said Findings, Conclusions and Recommendations. NOW THEREFORE, THE CITY COUNCIL OF THE CITY OF AUBURN, WASHINGTON HEREBY RESOLVES as follows: ---------------------------- Resolution 4098 September 18, 2006 Page 1 of 4 Section 1. The Hearing Examiner's Findings, Conclusions and Recommendations attached hereto as Exhibit "A" incorporated in this Resolution by this reference, are hereby approved and adopted. Section 2. The request for preliminary plat approval to subdivide 21.99 acres into 68 lots for future residential development, and street, utility, and wetland tracts within the City of Auburn, legally described in Exhibit "B" attached hereto and incorporated herein by this reference, is hereby approved subject to the following conditions: 1. Mitigation measures as outlined in the FEIS Lakeland Hills South Mining & Reclamation Plan & Planned Community Development 1992. 2. Prior to final plat approval, a landscaping plan with applicable cross sections is required, demonstrating that storm drainage pond aesthetic requirements consistent with city standards can be accommodated off-site. 3. Public storm drainage facilities shall be constructed to adequately manage the storm water quantity and quality impacts from the proposed public street improvements associated with the project. Storm drainage from the public street improvements shall not drain onto private properties. 4. All utilities shall be placed within the public right-of-way. If utilities need to be placed on private property, access tracts with suitable driving surfaces shall be established. 5. Proposed Conditions, Covenants and Restrictions (CC&Rs) for the future Homeowners' Association shall be submitted for review and approval by the City prior to final plat approval. This document shall specify the financial means of maintenance of all common open spaces. 6. The developer shall construct on-site gravity sanitary sewer lines and off site gravity sanitary sewer lines to the subject property. All lines shall be per Auburn Design Standards. 7. Prior to the issuance of FAC permits, the applicant shall provide the City of Auburn with easements for the off-site sewer system. These easements shall have a suitable driving surface for maintenance. Resolution 4098 September 18, 2006 Page 2 of 4 8. The proposed method of sanitary sewer disposal requires a sewer pump station to be constructed and located off-site to serve the larger service area in accordance with City of Auburn Design and Construction Standards. If the sewer pump station is constructed by another developer, then the applicant shall be responsible for their fair share of the sewer pump station construction. 9. Prior to final plat approval, all existing septic tanks shall be abandoned per the Tacoma -Pierce County Health Department requirements. Copies of the approved abandonment papers from the Health Department shall be provided to the City prior to commencement of site grading. 10. Prior to final plat approval, the developer shall abandon existing wells, if any, per Washington State and Tacoma -Pierce County Health Department regulations and deed/transfer the water rights for said wells over to the City of Auburn. 11. Prior to final plat approval, the developer shall dedicate right of way and construct all roads within the plat as local residential roads to City of Auburn Standards except where plat modifications are granted by City Council. 12. Street trees shall be subject to approval by the City Engineer. A separate approval block shall be shown on the landscape plans for that purpose. 13. The final plat drawing shall include addresses for each lot as assigned by the City. 14. Prior to final acceptance of the public improvements, "No Parking this side" signs, in accordance with City of Auburn standard details, shall be installed. 15. Prior to commencement, of grading activities, buffers for Wetlands "B", "E", "D", "DD", and "C" shall be staked, flagged, silt fencing installed, and signage placed on-site by the applicant. Wetland sign content and location shall be shown in the final wetland mitigation plan and be approved by the City of Auburn Director of Planning, Building, and Community. 16. The plat shall meet all conditions of the Lakeland Hills South Development Agreement, as amended. 17. Prior to final plat approval, the development shall construct a center landscaped median on 63rd Place SE to the satisfaction of the City Engineer. This median shall extend from Victoria Avenue SE to Wesley Place SE. 18. The applicant shall work with the Auburn and Dieringer School Districts to coordinate safe bus stop locations. A letter from each school district verifying the bus stop locations shall be submitted to the city prior to final plat approval. Resolution 4098 September 18, 2006 Page 3 of 4 Section 3. The Mayor is authorized to implement such administrative procedures as may be necessary to carry out the directives of this legislation. Section 4. This Resolution shall take effect and be in full force upon passage and signatures hereon. Dated and Signed this day of , 2006. CITY OF AUBURN PETER B. LEWIS, MAYOR ATTEST: Danielle E. Daskam, City Clerk City Attorney Resolution 4098 September 18, 2006 Page 4 of 4 Exhibit A Number of Pages 9 BFORE THE HEARING EXAMINER FOR THE CITY OF AUBURN In the Matter of the Application of ) LAKELAND EAST LLC ) For Approval of a Preliminary Plat NO. PLT06-0004 FINDINGS, CONCLUSIONS AND RECOMMENDATION LAKELAND HILLS AREA 8 SUMMARY OF RECOMMENDATION The Hearing Examiner for the City of Auburn recommends to the Auburn City Council that the Lakeland Hills Area 8 preliminary plat be APPROVED, subject to conditions. SUMMARY OF RECORD Request: Lakeland East LLC requests approval of a preliminary plat application to subdivide one parcel of land, approximately 22 acres in area, into 68 lots for future single-family residential development, two new public roads, and several wetland areas. The subject property is located in Auburn, Washington generally east of 62nd Street Southeast and north of Lake Tapps Parkway. Hearing Date: The Hearing Examiner for the City of Auburn held an open record hearing on the request on August 22, 2006. Testimony: The following individuals presented testimony under oath at the open record hearing: 1. Elizabeth Chamberlain, City of Auburn 2. Joseph Welsh, City of Auburn 3. Jeff Mann, for Applicant 4. Sean Martin, for Applicant Exhibits: The following exhibits were admitted into the record: 1. Staff Report dated August 17, 2006 2. Preliminary Plat Application received May 19, 2006 3. Notice of Application dated June 27, 2006 4. Notice of Public Hearing dated August 11, 2006 5. Affidavit of Posting of Legal Notice By Staff dated August 14, 2006 6. Addendum to Final Environmental Impact Statement dated August 9, 2006 7. Determination of Completeness dated June 14, 2006 8. Environmental Checklist dated June 7, 2006 9. Lakeland Area 8 Preliminary Plat Map prepared by Apex Engineering received August 17, 2006 10. Lakeland Area 8 Conceptual Grading Plan prepared by Apex Engineering received August 17, 2006 11. Lakeland Area 8 Conceptual Utility Plan prepared by Apex Engineering received August 17, 2006 12. Lakeland Area 8 Sight Distance Triangle Exhibit prepared by Apex Engineering received May 19, 2006 13. Preliminary Storm Drainage Report prepared by Apex Engineering dated July 13, 2006 14. Wetland and Stream Analysis Report prepared by B-12 Wetland Consulting' dated April 20, 2006 15. Letter from Ed Sewall with supplemental wetland information dated July 26„ 2006 16. Letter from Ed Sewall clarifying wetland buffers dated August 3, 2006 17. Letter from Jeffery Mann requesting four road deviations dated July 12, 2006 18. Letter from Sean Martin detailing landscaping plans dated April 5, 2006 19. Letter from Sean Martin discussing the Master Signage Plan dated December 21, 2005 20. Comment letters from other agencies including Auburn School District, Tacoma -Pierce County Health Department, Department of Natural Resources, Pierce County Public Works, Department of Ecology, Muckleshoot Indian Tribe 21. Certificate of water availability from City of Bonney Lake 22. Staff update to conditions, presented at the hearing 23. Letter from Jeffrey Mann responding to proposed conditions dated August 17, 2006 Upon consideration of the testimony and exhibits admitted at the open record hearing, the Hearing Examiner enters the following Findings and Conclusions: FINDINGS The Lakeland East LLC (Applicant) requested approval of a preliminary plat to subdivide one parcel of vacant land, approximately 22 acres in area, into 68 residential lots, including new public roads, and several wetlands areas. The parcel is identified by Pierce County Parcel Number 0520052039.2 Exhibit 1, page 1. Exhibit 2, pages 1 and 4. Exhibit 9. 2. Lakeland Hills Area 8, the proposed plat, is being developed as a component of the much larger Lakeland South Project. The subject parcel is part of approximately 100 acres that 1 B-12 Wetland Consulting has since changed its name to Sewall Wetland Consulting. Exhibit 16. 2 A legal description is included on page 4 of Exhibit 2. The Staff Report gives the following general location: "east of 62nd Street Southeast and north of Lake Tapps Parkway." Exhibit 1, page 1. Findings, Conclusions, and Recommendation Hearings Examiner for the City of Auburn Lakeland East LLC (Lakeland Hills Area 8 Preliminary Plat) PLT06-0004 Page 2 of 9 the City of Auburn annexed from unincorporated Pierce County in August 2006. The larger Lakeland South Project is being developed under a 17 year plan and has undergone extensive planning and evaluation. Testimonies of Elizabeth Chamberlain and Jeff Mann. City of Auburn REZ05-0004. 3. The proposed development will not have a probable significant adverse environmental impact. Water and sewer will be provided to the development by public utilities. The site's stormwater will be detained and treated at a pond in another section of the Lakeland South Project. While many wetlands exist on site, the buffers will be largely respected. No threatened or endangered species is known to be present on site. Adequate transportation facilities will be available. Care will be taken during construction to mitigate noise, erosion, and other problems inherent in construction. Exhibits 6, 8, 13, 14, 15, 16, and 21. 4. The proposed development is included under the Final Environmental Impact Statement (FEIS) done for the Lakeland South Project. The Lakeland Hills Area 8 project did not lead to any changes from the mitigation measures set forth in the FEIS. The SEPA determination was not appealed. Exhibit 6. Testimony of Elizabeth Chamberlain. 5. The there are six wetland areas on site. The wetlands have been labeled B, C, D, DD, E, and F. Access to the site requires building a road through wetlands B and F. A bidirectional culvert will be installed to reduce the road's impact on the wetlands. Wetland mitigation will occur on-site to replace the disturbed wetlands in a 3:1 ratio. The remaining wetlands and wetland buffers will be respected. Exhibits 8, 9, 14, 15, and 16. 6. The subject property is zoned PUD, Planned Unit Development, and is designated as Moderate Density Residential and Open Space by Auburn's Comprehensive Plan. Exhibit 1, pages 1-3. The PUD zone is intended to "offer enhanced flexibility to develop a site through innovative and alternative development standards. A PUD district also allows for a greater range of residential development scenarios, provides for internal transfers of density, and may result in more dwelling units than may be realized by using the existing development standards. In exchange for this enhanced flexibility, the city will require the PUD to result in a significantly higher quality development, generate more public benefit and be a more sensitive proposal than would have been the case with the use of standard zoning or subdivision procedures." Auburn City Code (ACC) 18.76.010. 7. The proposed plat satisfies the SFD-5 zone development standards included in the Lakeland South PUD section of the Auburn City Code. Development standards within the SFD-5 zone include minimum lot size for single family dwellings of 2,730 square feet and minimum lot width of 40 feet. Required setbacks include: 10 feet for front yard, porch; 15 feet for front yard, residence; 18 feet for front yard, garage; 3 feet for side yard, Findings, Conclusions, and Recommendation Hearings Examinerfor the City of Auburn Lakeland East LLC (Lakeland Hills Area 8 Preliminary Plat) PLT06-0004 Page 3 of 9 interior; 6 feet for side yard, street; and 10 feet for rear yard. ACC 18.76.060(B)(2), Exhibit 1, page 4; Exhibit 9. 8. The road curve radius deviations requested by the Applicant are necessary for the proper development of the parcel and are not unsafe. The property's numerous wetlands restrict the land available for development. As the proposed development does :not create any opportunities to connect its internal street system with other parts of the road network, internal streets will never be required to serve more than local traffic. The proposed internal curves are acceptable for local traffic and meet the requirements of emergency vehicles. Exhibits 9, 14, 15, 16, and 17. Testimony of Joseph Welsh. 9. The `Boulevard" style divided parkway access to the development proposed by the Applicant is safe and acceptable. Housing areas of more than 30 residences generally require dual access to ensure the safety of residents during emergencies. Although the proposed parkway does not provide two separate access roads, it creates a safe environment through its divided design. Both of the lanes are large enough to accommodate emergency vehicles. In the event that one of the lanes is blocked, the emergency vehicle can use the other lane without searching for an alternate entrance. Exhibits 17 and 22. Testimony of Joseph Welsh. 10. The proposed development is compatible with the surrounding area. The properties to the south and to the west of the proposed development are part of the same overall planned unit development. The property to the north is zoned Multi -Family Residential but developed with single family residences. The property to the east is currently vacant. Exhibit 1, page 2. 11. No traffic study or impact analysis was included in the record. The Applicant will pay a per -trip impact fee at the time of building permit issuance. Exhibit 1, page 7; Exhibit 20, page 4. 12. The Applicant proposes to connect to the City of Auburn sanitary sewer service and obtain water from the City of Bonney Lake. The City of Bonney Lake provided a certificate of water availability for 61 lots; the proposed development is for 68 lots. Jeff Mann testified at the hearing that the discrepancy was a typo and that the City of Bonney Lake had sufficient capacity and a new certificate would be issued upon his request. Exhibit 1, page S; Exhibits 2 and 21. Testimony of Jeff Mann. 13. The development will pay school impact fees at the time of building permit issuance to mitigate its impacts on the school system. The proposed development is located within the Dieringer School District, but the high school population will be served by Auburn School District. Exhibit 1, pages 4, S, and 7. 14. The Applicant proposes building sidewalks along throughout the development and connecting to the section of the planned unit development to the west. The Auburn Findings, Conclusions, and Recommendation Hearings Examiner for the City of Auburn Lakeland East LLC (Lakeland Hills Area 8 Preliminary Plat) PLT06-0004 Page 4 of 9 School District expressed concern about placing a bus stop along Lake Tapps Parkway SE, but was also unwilling to run a bus into the development. Sean Martin testified that safe bus stops would be found in adjacent plats. The Applicant stated that safe bus stops would be found before final plat approval. Exhibit 1, page S; Exhibits 20 and 23. Testimony of Sean Martin. 15. Parks and open space are provided for as part of the overall Lakeland South project. The site's undisturbed wetlands also function as open space. Exhibit 1, page S; Exhibit 9. 16. The Lakeland Hills Area 8 plat makes sufficient provision for stormwater detention and treatment in a different section of the Lakeland Hills Planned Unit Development. Building a single detention pond for the larger development is easier for the City since it will then have only one site to maintain. Exhibits 13 and 23. 17. The City of Auburn Comprehensive Plan sets forth goals for density, housing diversity, and neighborhoods that are relevant to this proposal. Policy LU -14 states that the majority of single family residential development should have a density between 4 and 6 dwelling units per acre. Objectives 7.2 and 7.3 both support the development of more single family homes. Exhibit 1, page 4. City of Auburn Comprehensive Plan with revisions through December 2004 pages 3-14 to 3-16. 18. The City of Auburn provided sufficient notice of the hearing. Notice of the hearing was posted at the site on August 11, 2006. Notice of the hearing was mailed to all property owners within 300 feet of the site.3 Due to an oversight, notice of the hearing was published in the King County Journal instead of a Pierce County paper. Exhibits 4 and 5. Testimony of Elizabeth Chamberlain. 19. The developer reviewed the staff s proposed conditions and accepted them after suggesting two minor changes. Exhibit 23. CONCLUSIONS Jurisdiction Pursuant to Auburn City Code (ACC) 18.66, the Hearings Examiner is granted jurisdiction to hear and make recommendations to the City Council. Jurisdiction for the Hearings Examiner to make recommendations for approval of a preliminary plat is pursuant to ACC 14.03.040(A) and 17.06.050. Criteria for Review In order to approve a preliminary plat, pursuant to ACC 17.06.070, the Applicant must have provided support for the following: 3 ACC 17.06.030(C)(1) requires publication in a newspaper of general circulation within the county where the land for the proposed subdivision is located. The record does not include evidence of such publication. Additionally, the record does not specify when the notice was mailed to property owners within 300 feet. However, there is sufficient evidence of notice to conclude that reasonable notice was given. Exhibits 4 & S. Findings, Conclusions, and Recommendation Hearings Examiner for the City of Auburn Lakeland East LLC (Lakeland Hills Area 8 Preliminary Plat) PLT06-0004 Page 5 of 9 1. Adequate provisions are made for the public health, safety and general welfare and for open spaces, drainage ways, streets, alleys, other public ways, water supplies, sanitary wastes, parks, playgrounds and sites for schools and school grounds. 2. Conformance to the general purposes of the City of Auburn's Comprehensive Plan, to the general purpose of Title 17.02, and to the general purposes of any other applicable policies or plan which have been adopted by the City Council. 3. Conformance to the City of Auburn's zoning ordinance and any other applicable planning or engineering standard and specifications. 4. Potential environmental impacts of the proposal have been mitigated such that the proposal will not have an unacceptable adverse effect upon the quality of the environment. 5. Adequate provisions have been made so that the preliminary plat will prevent or abate public nuisances. Conclusions Based on Findings 1. Adequate provisions have been made for the public health, safety and general welfare and for open spaces, drainage ways, streets, alleys, other public ways, water supplies, sanitary wastes, parks, and sites for schools and school grounds. With conditions, the proposed plat will adequately address all areas required by the criteria for approval. The streets within the proposed plat will provide adequate transportation for residents and will include sidewalks for pedestrian safety and school access. The provisions for emergency access to the area are also sufficient. Schools will be provided for through impact fees at the time of building permit issuance. Stormwater from the proposed plat will be detained and treated at facilities included in a nearby, connected development. The proposal sets aside on-site open space in wetland preserves and includes access to open spaces elsewhere in the Lakeland Hills project. The plat will be connected to public utilities for water and sanitary wastes. Findings 3, 5, 7, 8, 9, 10, 11, 12, 13, 14, 15, and 16. 2. The plat conforms to the general purposes of the City of Auburn's Comprehensive Plan, Title 17.02 (Subdivisions), and to the general purposes of any other applicable policies or plan which have been adopted by the City Council. As conditioned, the subdivision would be consistent with the purposes and regulations of the subdivision title, substantially consistent with the City's design and construction standards, and would be consistent with the goals, objectives, and policies of the City's Comprehensive Plan. Conclusion]. Findings 6, 7 and 17. 3. The plat conforms to the City of Auburn's zoning ordinance, Title 18, and any other applicable planning or engineering standard and specifications. With conditions, the Applicant's proposal substantially complies with all related City codes and standards including development standards for the PUD zoning district. Physical conditions at the site require small deviations from the planning and engineering standards, but deviations Findings, Conclusions, and Recommendation Hearings Examiner for the City of Auburn Lakeland East LLC (Lakeland Hills Area 8 Preliminary Plat) PLT06-0004 Page 6 of 9 wi11 not change the character of the neighborhood nor impair public welfare. Findings 7, 8, and 9. 4. Potential environmental impacts of the proposal have been mitigated such that the proposal will not have an unacceptable adverse effect upon the quality of the environment. Acting as the lead agency, the City determined that the proposed plat will not have a probable significant adverse impact on the environment. The site was reviewed as part of a larger environmental impact statement. The proposed plat provides adequate buffers for most wetlands on-site and includes a 3:1 replacement ratio for the disturbed wetlands. The stormwater system will prevent runoff from damaging nearby land including the on-site wetlands. Findings 2, 3, 4, 5, 10, 11, 12, 15, and 16. 5. Adequate provisions have been made so that the preliminary plat will prevent or abate public nuisances. Public Nuisances are addressed generally throughout the ACC and are addressed directly in ACC 8.12. A public nuisance affects public health and property values by creating visual blight, harboring rodents and/or beasts, or creating unsafe pedestrian and traffic situations. The proposed plat will not result in any public nuisances. Connection to public sewer and water will limit potential negative impacts on public health. Conclusion 1. Findings S, 10, 12, and 16. RECOMMENDATION Based upon the preceding Findings and Conclusions, the Hearing Examiner for the City of Auburn recommends to the Auburn City Council that the request for approval of preliminary plat to subdivide one parcel of land, approximately 22 acres in combined area, into 68 residential lots, new public roads, and wetland areas be APPROVED, subject to the following cond.itions:4 1. Mitigation measures as outlined in the FEIS Lakeland Hills South Mining & Reclamation Plan & Planned Community Development 1992. 2. Prior to final plat approval, a landscaping plan with applicable cross sections is required, demonstrating that storm drainage pond aesthetic requirements consistent with city standards can be accommodated off-site. 3. Public storm drainage facilities shall be constructed to adequately manage the storm water quantity and quality impacts from the proposed public street improvements associated with the project. Storm drainage from the public street improvements shall not drain onto private properties. 4. All utilities shall be placed within the public right-of-way. If utilities need to be placed on private property, access tracts with suitable driving surfaces shall be established. 4 Conditions include both legal requirements applicable to all developments and conditions to mitigate the specific impacts of this development. Findings, Conclusions, and Recommendation Hearings Examiner for the City of Auburn Lakeland East LLC (Lakeland Hills Area 8 Preliminary Plat) PLT06-0004 Page 7 of 9 5. Proposed Conditions, Covenants and Restrictions (CC&Rs) for the future Homeowners' Association shall be submitted for review and approval by the City prior to final plat approval. This document shall specify the financial means of maintenance of all common open spaces. 6. The developer shall construct on-site gravity sanitary sewer lines and off site gravity sanitary sewer lines to the subject property. All lines shall be per Auburn Design Standards. 7. Prior to the issuance of FAC permits, the applicant shall provide the City of Auburn with easements for the off-site sewer system. These easements shall have a suitable driving surface for maintenance. 8. The proposed method of sanitary sewer disposal requires a sewer pump station to be constructed and located off-site to serve the larger service area in accordance with City of Auburn Design and Construction Standards. If the sewer pump station is constructed by another developer, then the applicant shall be responsible for their fair share of the sewer pump station construction. 9. Prior to final plat approval, all existing septic tanks shall be abandoned per the Tacoma - Pierce County Health Department requirements. Copies of the approved abandonment papers from the Health Department shall be provided to the City prior to commencement of site grading. 10. Prior to final plat approval, the developer shall abandon existing wells, if any, per Washington State and Tacoma -Pierce County Health Department regulations and deed/transfer the water rights for said wells over to the City of Auburn. 11. Prior to final plat approval, the developer shall dedicate right of way and construct all roads within the plat as local residential roads to City of Auburn Standards except where plat modifications are granted by City Council. 12. Street trees shall be subject to approval by the City Engineer. A separate approval block shall be shown on the landscape plans for that purpose. 13. The final plat drawing shall include addresses for each lot as assigned by the City. 14. Prior to final acceptance of the public improvements, "No Parking this side" signs, in accordance with City of Auburn standard details, shall be installed. 15. Prior to commencement of grading activities buffers for Wetlands `B" "E" "D" "DD" and "C" shall be staked, flagged, silt fencing installed, and signage placed on-site by the applicant. Wetland sign content and location shall be shown in the sinal wetland Findings, Conclusions, and Recommendation Hearings Examiner for the City ofAuburn Lakeland East LLC (Lakeland Hills Area 8 Preliminary Plat) PLT06-0009 Page 8 of 9 mitigation plan and be approved by the City of Auburn Director of Planning, Building, and Community. 16. The plat shall meet all conditions of the Lakeland Hills South Development Agreement, as amended. 17. Prior to final plat approval, the development shall construct a center landscaped median on 63rd Place SE to the satisfaction of the City Engineer. This median shall extend from Victoria Avenue SE to Wesley Place SE. 18. The applicant shall work with the Auburn and Dieringer School Districts to coordinate safe bus stop locations. A letter from each school district verifying the bus stop locations shall be submitted to the city prior to final plat approval. Decided this 7th day of September 2006 THEODORE PAUL HUNTER Hearings Examiner Findings, Conclusions, and Recommendation Hearings Examiner for the City ofAuburn Lakeland East LLC (Lakeland Hills Area 8 Preliminary Plat) PLT06-0004 Page 9 of 9 Exhibit B Legal Description MAT PORTION: OF .TIM SOUTH HALF OF THE NORTH-WEST QUARTER OF SEM. ON S. T+CxV1tN&-W- 20 NORTH, RANGE S EAST OF . TIM 'YMA AMEM M IDIAN, CITY OF AUBIMN, PIERCE. COUNTY, WASHINGTON, AND MORE SPECWICALLY DESCRIBEDAS. FOLLOWS; y�-CObOdENCING At THE NOYR�T/i�iAk�.�S�T .C}�O�RNEER . 7O�F' THE 9GQ H0aZ � ��} , �'aY.90 :. 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September 18, 2006 Page 1 of 1 � NIIII to �1 � r ✓� • Exhibit 1 Number of Pages 11 AGENDA BILL APPROVAL FORM Agenda Subject Date: Public Hearing Application No. PLT06-0004 8/17/2006 Department: Planning, Building, Attachments: Please refer to Exhibit List Budget Impact: N/A and Community Administrative Recommendation: Hearing Examiner to recommend to the City Council approval of the Preliminary Plat, based upon the Findings of Facts, Conclusions and Conditions as outlined in the report. Background Summary: OWNER: Lakeland East LLC, 1302 Puyallup Street, Sumner WA 98390 APPLICANT: Apex Engineering, 2601 South 35th Street, Suite 200, Tacoma, WA 98409 REQUEST: Application for preliminary plat approval for a 68 lot residential subdivision known as Lakeland Hills Area 8" on approximately 21 acres. SIZE: Approximately 21 acres LOCATION: The proposal is generally located east of 62"d St SE and north of Lake Tapps Parkway, within the W %z of Section 05, Township 20 North, and Range 05 East, Willamette Meridian, Pierce County, Washington. Parcel Number: 0520052039 EXISTING ZONING: Lakeland Hills South PUD, Planned Unit Development EXISTING LAND USE Vacant COMPREHENSIVE PLAN DESIGNATION: Moderate Density Residential SEPA STATUS: Addendum to the Final Environmental Impact Statement for the Lakeland Hills South Mining & Reclamation Plan & Planned Community Develo ment Reviewed by Council & Committees: Reviewed by Departments & Divisions: ❑ Arts Commission COUNCIL COMMITTEES: ® Building ❑ M&O ❑ Airport ❑ Finance ❑ Cemetery ❑ Mayor ❑ Hearing Examiner ❑ Municipal Serv. ❑ Finance ® Parks ❑ Human Services ❑ Planning & CD ® Fire ® Planning ❑ Park Board ❑ Public Works ❑ Legal ❑ Police ❑ Planning Comm. ❑ Other ® Public Works ❑ Human Resources Action: Committee Approval: ❑Yes ❑No Council Approval: ❑Yes []No Call for Public Hearing Referred to Until _ Tabled Until Councilmember: Norman Staff: Chamberlain Meetin Date: Au ust 22, 2006 I Item Number: AUBURN * MORE THAN YOU IMAGINED Agenda Subject — PLT06-0004 Staff Report to Hearing Examiner SEPA THRESHOLD DETERMINATION Pursuant to the State Environmental Policy Act (SEPA) and City of Auburn Environmental Regulations, as codified in Auburn City Code (ACC) Title 16 -Environmental Protection, the SEPA Responsible Official reviewed this project and issued an addendum to the Lakeland Hills South Mining & Reclamation Plan & Planned Community Development on August 11, 2006 (Exhibit 6). H. COMMENTS FROM OTHER AGENCIES Other agencies have reviewed the project as part of the Notice of Application/SEPA process. • Muckleshoot Indian Tribe Fisheries Division. • Pierce County Public Works & Utilities. • Washington State Department of Ecology. • Washington State Department of Natural Resources. • Auburn School District. Comment General comments were provided by these agencies and no mitigation resulted from the comments, however findings of fact are made within the staff report (Exhibit 20). III. PUBLIC COMMENT ON APPLICATION Staff received general inquiries about the project from adjacent property owners but did not receive any correspondence. IV. STAFF ANALYSIS A. Current and Planned Uses of the Site The Comprehensive Plan designation, zoning designation and land uses of the site and surrounding properties are: Page 2 of 11 Agenda Subject — PLT06-0004 Staff Report to Hearing Examiner B. Auburn Comprehensive Plan Comprehensive Land Use Map The Comprehensive Land Use Map depicts the future land uses for the City of Auburn and Potential Annexation Area. The Future Land Use Plan depicts the future land uses. A. designation of moderate density residential provides a transition between single family residential areas and other more intensive designations. Comment The Auburn Comprehensive Plan Land Use map depicts the site as Moderate Density Residential, the intent to provide a transition between single family residential and other more intensive designations. The Lakeland Hills Planned Community has a variety of residential uses from detached single family to attached condos with a density range of 6-10 units per acre. The Lakeland Hills Master Plan calls for the subject site to be Single Family Detached (SFD-5) with a density range of 2-14 dwelling units per acre. Land Use Goal 7: Residential Development To emphasize housing development at single family densities, in order to reestablish a mix of housing types appropriate for a family oriented community, while recognizing the need and desire for both lower density and higher density housing appropriately located to meet the housing needs of all members of the community. Page 3 of 11 Agenda Subject — PLT06-0004 Staff Report to Hearing Examiner Policy LU -14: Residential densities in areas designated for single family residential uses should be no greater than 6 units per acre. Objective 7.2: To designate land for the development of new single family homes Objective 7.3: To promote the development of quality single family neighborhoods which relate the design and types of residential areas to important natural and manmade features. Policy LU -23: Emphasis shall be placed upon the manner in which the recreational needs of the residents shall be met in the approval of any residential development. Comment The project site is 21 acres. With 68 lots proposed, this yields a density of 3.10 dwelling units per acre. The gross density is within the density range of 2-14 units per acre as outlined :in the Lakeland Hills South PUD for the SFD-5 designation. As shown on the proposed preliminary plat map, the applicant is providing a pedestrian access to the east for future connection to the city's undeveloped park property. C. Auburn City Code: Title 18 Zoning ACC 18.76.060(B)(2) Single Family Detached — Five (SFD-5) • Minimum lot area: 2,730 square feet • Minimum lot width: 40 feet Building footprint coverage: 55% Minimum yard setbacks 1. Front: 10 feet (porch), 15 feet (residence), 18 feet (garage) 2. Side, interior: 3 feet 3. Side, street: 6 feet 4. Rear: 10 feet Maximum building height: 30 feet Comment The submitted site plan meets the above requirements for lot width and lot area. Setbacks and lot coverage will be shown on the final plat documents and reviewed upon building permit review for each individual lot. ACC 18.52.020 Off -Street Parking Requirements Each single family dwelling unit requires two parking spaces. Comment The applicant will provide two paved off-street parking spaces for each dwelling unit. D. Auburn City Code: Title 17 Land Division Code ACC Section 17.06.070 - Preliminary Plat Criteria 1. Adequate provisions are made for the public health, safety and general welfare and for open spaces, drainage ways, streets, alleys, other public ways, water supplies, sanitary wastes, parks, playgrounds and sites for schools and school grounds. Page 4 of 11 Agenda Subject — PLT06-0004 Staff Report to Hearing Examiner Comment -- Adequate provisions have been or can be provided to serve the plat. Public utilities, public schools, private open space and new public streets will serve the proposed plat. The Parks Department has determined that the applicant's proposal for park land is sufficient as outlined in the Fourth Amendment to the Lakeland Hills Annexation and Utilities Agreement. School impact fees in accordance with the Lakeland Hills Annexation and Utilities Agreement, as amended, are collected at building permit issuance. This project is located within the; Dieringer School District however the Auburn School District serves the high school population. There are no bus stop locations within the vicinity of proposed project. Staff recommends that a condition be placed on the project to coordinate with the school districts for safe bus stop locations. Sidewalks will be constructed on both sides of the new residential streets. This plat connects with the Lakeland East plat to the west that is under construction. 2. Conformance of the proposed subdivision to the general purposes of the Comprehensive Plan. Comment See analysis above. 3. Conformance of the proposed subdivision to the general purposes of any other applicable policies or plans that have been adopted by the City Council. Comment The project is consistent with the Non Motorized portion of the Transportation Element of the Comprehensive Plan. Sidewalks will be constructed along both sides of the internal street network. Sidewalks exist along Lake Tapps Parkway, which is the main arterial to the south of the project site. As mentioned above under number one, safe walking conditions will be created through the construction of sidewalks. 4. Conformance of the proposed subdivision to the general purposes of the Land Division Ordinance as enumerated in ACC Section 17.02.030. Comment The plat is consistent with the broad purpose statements of the Land Division Ordinance as enumerated in ACC Section 17.02.030. Lakeland Hills Area 8 Preliminary Plat is a 68 -lot subdivision that is consistent with Lakeland Hills South Planned Unit Development District. Adequate provisions for water, sewer, and storm drainage are provided as part of this ;project. Water is provided through the City of Bonney Lake and sewer is provided by the City of Auburn. This project is proposing a pedestrian access from the project that will eventually connect to the city's park property to the east. Safe walking conditions and methods of ingress/egress are provided. Sidewalks will toe constructed along both sides of the internal road network that will connect to the Lakeland East plat under construction to the west. The plat has been processed in accordance with the regulations of the Auburn City Code, other city plans, policies and land use controls, and RCW Chapter 58.17. Page 5 of 11 Agenda Subject — PLT06-0004 Staff Report to Hearing Examiner 5. Conformance of the proposed subdivision to the Auburn Zoning Ordinance and any other applicable planning or engineering standards and specifications as adopted by the City. Comment The plat has been or is capable of being designed in accordance with applicable City standards including the City's Design and Construction Standards Manuals, with the exception of the requested plat modifications. See the analysis above for compliance with the Zoning Ordinance. 6. The potential environmental impacts of the proposed subdivision are mitigated such that the preliminary plat will not have an unacceptable adverse effect upon the quality of the environment. Comment For this project an addendum to the FEIS for the Lakeland Hills South Mining & Reclamation Plan & Planned Community Development was issued on August 11, 2006. Compliance with the mitigation measures and the recommended conditions of approval will assure that the proposal will not have an adverse impact on the environment. A wetland and stream analysis report has been prepared by Sewall Wetland Consulting, Inc., dated April 20, 2006 with supplemental information dated July 21, 2006 and August 3, 2006. The applicant proposes impacts to Wetlands "F" and `B" for the road extension into the project. Exhibit 15 shows the conceptual mitigation plan for wetland creation at a 3:1 ratio. Staff has determined that the wetland report is adequate in accordance with ACC Chapter 16.10. A final mitigation plan will be required and approved prior to grading and FAC permits being issued. The wetland buffers proposed meet the minimum requirements of fifty feet for a Category II wetland and twenty-five feet for a Category III wetland. The wetland delineation map shows a wider buffer varying from fifty to one hundred feet, which staff concurs with. FINDINGS OF FACT 1. The applicant proposes to develop a residential subdivision consisting of 68 single family lots on approximately 21 acres. 2. The proposed use is consistent with the Lakeland Hills South Planned Unit Development within the Auburn City Code (ACC 18.76) as well as the Comprehensive Plan designation of Moderate Density Residential. 3. The proposal shall conform to the following City of Auburn regulations and standards: • ACC Title 10 — Vehicles and Traffic • ACC Title 12 — Streets, Sidewalks and Public Works • ACC Title 13 - Water, Sewer, and Public Utilities • ACC Title 14 - Project Review • ACC Title 15 — Buildings and Construction • ACC Title 16 — Environmental • ACC Title 17 — Subdivisions • ACC Title 18 — Zoning • ACC Title 19 — Impact Fees • City of Auburn Construction and Design Standards Page 6 of I 1 Agenda Subject — PLT06-0004 Staff Report to Hearing Examiner 4. Water will be provided by the City of Bonney Lake. 5. Sanitary sewer service will be provided by the City of Auburn. 6. Requirements of ACC Chapter 15.74 Land Clearing are applicable to the site. 7. No state or federal candidate threatened or endangered plant species has been identified on the site. 8. No state or federal candidate threatened or endangered animal species or habitat has been identified on the site. 9. The proposal will not have significant adverse environmental impacts on fish and animals, water, noise, air quality, environmental health, public services and utilities, and land and shoreline use provided the attached conditions of approval are met. 10. The applicant provided a Wetlands and Stream Analysis Report prepared by Sewall Wetland Consulting, Inc. dated April 20, 2006. Based on comments from staff supplemental wetland information was provided dated July 21, 2006 and August 3, 2006. 11. Pursuant to ACC Chapter 15.74 and City of Auburn Design Standards, a temporary erosion and sediment control plan is required to be approved and implemented on the site prior to and during site development. Potential significant adverse environmental impacts associated with erosion and sedimentation from this development are adequately mitigated through compliance with this regulation. 12. Pursuant to ACC Chapter 13.48 and City of Auburn Design Standards, a storm drainage plan and subsequent installation of an approved stormwater management system is required. Potential significant adverse environmental impacts associated with increased stormwater runoff from this development are adequately mitigated by compliance with this regulation. 13. To mitigate noise impacts associated with the proposal, all construction shall occur between the hours of 7:00 a.m. and 10:00 p.m. Monday -Saturday and between the hours of 9:00 a.m. and 10:00 p.m. on Sundays. 14. The applicant shall pay the single family land use trip rate per dwelling unit as outlined in the Lakeland Hills Annexation and Utilities Agreement, as amended, at building permit issuance to mitigate off-site traffic impacts created by the new PM peak hour trips generated by the project. 15. The applicant shall mitigate school impacts through the payment of the school impact fee; in effect at the time of building permit issuance. 16. Fire impacts generated by the project are mitigated through payment of the fire impact fee; as outlined in the Lakeland Hills Annexation and Utilities Agreement, as amended, at building permit issuance. 17. The applicant shall submit a landscape and irrigation plan, pursuant to ACC Section 17.12.210 and City of Auburn Design Standards in accordance with the "Master Landscape Plan for Lakeland South" dated July 31, 2001. 18. Fire hydrants and mains capable of providing the required fire flow shall be provided in accordance with the City of Auburn Design Standards. Fire hydrant location shall be approved by the Fire Marshal. 19. Per Table 10.02 Street Design Requirements, City of Auburn Construction Standard, local residential streets are required to be a minimum of 28 feet between the curbs, and parking is allowed on one side of the street only. "No Parking this side" signs, in accordance with City of Auburn standard details, shall be installed prior to occupancy of structures on the site. 20. Auburn City Code 13.16.060(M) requires the maximum distance between hydrants for a single- family use district shall be 600 feet, measured as the fire vehicle lays its hose. This puts any house in the area with 300 feet of a fire hydrant. 21. Only clean fill should be used for the project and any other material, such as waste concrete and asphalt, are considered solid waste and would require a permit (from the Permit Center or the state?). 22. The applicant shall submit an Erosion and Sedimentation Control Plan to the City Engineer for approval. Temporary erosion and sedimentation control measures shall include, but not be limited to, silt fencing or other Best Management Practices (BMPs). There shall be a designated construction entrance for all vehicles to limit tracking of mud onto the streets. If sediment is deposited, it shall be Page 7 of 11 Agenda Subject — PLT06-0004 Staff Report to Hearing Examiner cleaned up at the end of every day during construction utilizing sweeping or shovelin g. Water cleaning shall only be used after the area has been swept or shoveled. 23. Any discharge of sediment laden runoff or other pollutant to waters of the state is in violation of Chapter 90.48, Water Pollution Control, and WAC 173-201A, Water Quality Standards for Surface Waters of the State of Washington. All releases of oils, hydraulic fluids, fuels, other petroleum products, paints, solvents, and other deleterious materials during construction must be contained and removed in a manner that will prevent their discharge to waters and soils of the state. The cleanup of spills should take precedence over other work on the site. 24. A Department of Ecology Construction Stormwater General Permit is required prior to site work commencing. 25. A Department of Natural Resources Forest Practice permit is required prior to land clearing activities commencing on site. 26. Project signage is proposed to be consistent with the "Lakeland Master Planned Community Signage Program" adopted by the City of Auburn on August 2, 2002, as explained in Exhibit 19. 27. Project landscaping is proposed to be consistent with the "Master Landscape Plan for Lakeland South" dated July 31, 2001 (Exhibit 18). 28. That applicant submitted two plat modification requests from road design standards pursuant to ACC Section 17.18.010 with findings of fact made pursuant to ACC Section 17.18.030. Plat modifications are the means through which deviations from standards are reviewed (See Exhibit 17). • The first plat modification request is for the proposed boulevard access into the project to replace the requirement for a second access for the project site. Lake Tapps Parkway borders the project site to the south, however this road is a Principal Arterial with heavy traffic volumes and access shall be limited. Also, the project is separated from the Lakeland East preliminary plat by a large wetland system. By impacting the wetland in only one location with a boulevard access, which allows for emergency access, reduces the impacts to that wetland system. The second plat modification request is a reduction in the horizontal curve radius for some of the proposed roadway curves identified as follows: 1) Design of two centerline radius curves of 180 feet for Street "I" between 65's Street SE; 2) Design three: 180 feet centerline radius curves, two located in the middle of Street "K" and one at the intersection with Street "J"; and 3) Design a 180 foot centerline radial curve located on Street "J." Staff concurs with the requests in light of the modification criteria and finds the requests are justified. RECOMMENDED CONDITIONS OF APPROVAL: Based on the Facts, Findings and Conclusions of the staff report, staff recommends that the Hearing Examiner recommend to the City Council approval of the Preliminary Plat, , with the following; conditions: I. Mitigation measures as outlined in the FEIS Lakeland Hills South Mining & Reclamation Plan & Planned Community Development 1992. 2. Prior to final plat approval, a landscaping plan with applicable cross sections is required, to show that the storm drainage pond aesthetic requirements consistent with city standards can be accommodated on site. Page 8 of 11 Agenda Subject — PLT06-0004 Staff Report to Hearing Examiner 3. Public storm drainage facilities shall be constructed to adequately manage the storm water quantity and quality impacts from the proposed public street improvements associated with the project. Storm drainage from the public street improvements shall not drain onto private properties. 4. All utilities shall be placed within the public right-of-way. If utilities need to be placed on private property then access tracts with suitable driving surfaces shall be established. 5. Proposed Conditions, Covenants and Restrictions (CC&Rs) for the future Homeowners' Association shall be submitted for review and approval by the City prior to final plat approval. This document shall specify the financial means of maintenance of all common open spaces. 6. The developer shall construct on-site gravity sanitary sewer lines and off site gravity ,sanitary sewer lines to the subject property. All lines shall be per Auburn Design Standards. 7. Prior to the issuance of FAC permits, the applicant shall provide the City of Auburn with easements for the off-site sewer system. These easements shall have a suitable driving surface for maintenance. 8. The proposed method of sanitary sewer disposal requires a sewer pump station to be constructed and located off-site to serve the larger service area in accordance with City of Auburn Design and Construction Standards. If the sewer pump station is constructed by another developer, then the applicant shall be responsible for their fair share of the sewer pump station construction. 9. Prior to final plat approval, all existing septic tanks shall be abandoned per the King County Health Department requirements and copies of the approved abandonment papers from the Health Department shall be provided to the City prior to commencement of site grading. 10. Prior to final plat approval, the developer shall abandon existing wells, if any, per Washington State and Tacoma -Pierce County Health Department regulations and deed/transfer the water rights for said wells over to the City of Auburn. 11. Prior to final plat approval, the developer shall dedicate right of way and construct all roads within the plat as local residential roads to City of Auburn Standards except where plat modifications are granted by City Council. 12. Street trees shall be subject to approval by the City Engineer. A separate approval block shall be shown on the landscape plans for that purpose. 13. The final plat drawing shall include addresses for each lot as assigned by the City. Page 9of11 Agenda Subject — PLT06-0004 Staff Report to Hearing Examiner 14. Prior to final acceptance of the public improvements, "No Parking this side" signs, in accordance with City of Auburn standard details, shall be installed. 15. Prior to commencement of grading activities buffers for Wetlands `B" `B" "D" "DD" and "C" shall be staked, flagged, silt fencing installed, and signage placed on-site by the applicant. Wetland sign content and location shall be shown in the final wetland mitigation plan and be approved by the City of Auburn Director of Planning, Building, and Community. 16. The plat shall meet all conditions of the Lakeland Hills South Development Agreement, as amended. 17. Prior to final plat approval, the development shall construct a center landscaped median on Street "I" to the satisfaction of the City Engineer. This median shall extend from the Lakeland East plat to Street "K". 18. The applicant shall work with the Auburn and Dieringer School Districts to coordinate safe bus stop locations. A letter from each school district verifying the bus stop locations shall be submitted to the city prior to final plat approval. Staff reserves the right to supplement the record of the case to respond to matters and information raised subsequent to the writing of this report. List of Exhibits Exhibit 1 Staff Report, dated August 15, 2006 Exhibit 2 Preliminary Plat Application Form Exhibit 3 Notice of Application, dated June 27, 2006 Exhibit 4 Notice of Public Hearing, dated August 11, 2006 Exhibit 5 Confirmation of Publication of Legal Notice Exhibit 6 Addendum to the FEIS for Lakeland Hills South Mining & Reclamation Plan & Planned Community Development, dated August 11, 2006 Exhibit 7 Letter of Complete Application, dated June 14, 2006 Exhibit 8 Environmental Checklist, dated June 8, 2006 Exhibit 9 Lakeland Area 8 Preliminary Plat Map, Apex Engineering, received August 17, 2006 Exhibit 10 Lakeland Area 8 Conceptual Grading Plan, Apex Engineering, received August 17, 2006 Exhibit 11 Lakeland Area 8 Conceptual Utility Plan, Apex Engineering, received August 17, 2006 Exhibit 12 Lakeland Area 8 Sight Distance Triangle Exhibit, Apex Engineering, received. May 19, 2006 Exhibit 13 Preliminary Storm Drainage Report, prepared by Apex Engineering, dated July 13, 2006 Exhibit 14 Wetland and Stream Analysis Report, prepared by Sewall Wetland Consulting, Inc, dated April 20, 2006 Exhibit 15 Supplemental Wetland Information, prepared by Sewall Wetland Consulting, Inc, dated July 21, 2006 Exhibit 16 Conceptual Wetland Mitigation Plan, prepared by Sewall Wetland Consulting„ Inc and Apex Engineering, dated August 3, 2006 Exhibit 17 Letter from Jeff Mann, Apex Engineering, to Joe Welsh regarding Plat Modification Request # 1-2, dated July 12, 2006 Exhibit 18 Letter from Sean Martin, Lakeland East LLC, to Steve Pilcher regarding Master Landscape Plan consistency with Lakeland Area 8 subdivision application, dated April 5, 2006 Page 10 of 11 Agenda Subject — PLT06-0004 Staff Report to Hearing Examiner Exhibit 19 Letter from Sean Martin, Lakeland East LLC, to Steve Pilcher regarding Master Signage Plan consistency with the Lakeland Area 8 subdivision application, dated December 21, 2005 Exhibit 20 Comment letters from other agencies Exhibit 21 Certificate of Water Availability issued by City of Bonney Lake Page 11 of 11 Exhibit 2 Number of Pages RECENED PRELIMINARY PLAT APPLICATION RAY 1-92006 ............................................................................................................................ PAN PROPERTY OWNER'S NAME APPLICATION NUMBER Sec. Twp. Rng. Area Code Zone Existing Scheduled Hearing Date Received Staff Project Coordinator. ......................................................................................................................... DO NOT WRITE OR TYPE ABOVE THIS LINET APPLICANT: COMPLETE THIS FORM WITH ALL ENTRIES BEING TYPED (except signatures) OR NEATLY PRINTED IN INK. IF ADDED SPACE IS NEEDED, ATTACH THE ADDITIONAL REQUIRED PAGES TO THIS APPLICATION. NAME OF SUBDIVISION: L,akeland Area 8 Total area of subdivision: Acres: 21.99 Sq. Ft.: 957,884 Total number of lots: 68 . Total number of dwelling units: 68 Proposed zoning: PRD Existing zoning: PRD Proposed land use: Residential Minimum size of lot as shown on plat: 4,050 -sq ft Minimum lot width as shown on plat: 45' feet Minimum lot depth as shown on plat: 88' feet Proposed source of domestic water supply: City of Bonneytake Proposed sewage disposal system: City of Aubum. evind 27rary plat Page 4 of 6 Revised 8l27YLOOq ALL PROPERTY OWNERS INCLUDED IN THIS APPLICATION MUST BE LISTED BELOW OPPOSITE A'VARCEL NUMBER! WHICH IS ALSO SHOWN ON THE LEGAL DESCRIPTION AND INDICATES THE PROPERTY OWNED BY EACH APPLICANT. YOUR SIGNATURE ALSO INDICATES YOU HAVE READ AND UNDERSTOOD THE CONTENTS OF THIS APPLICATION AND ITS ATTACHMENTS. PARCEL NUMBER NAME, ADDRESS & PHONE NUMBER (Please Print) JakelandEa A -1,W I%. SIGNATUTU Pmkdnaiy Plat Page 5 of 6 Revised WMM FEE PAYMENT: $1,030.00 and $52.00 per lot plus $721.00 for Environmental Checklist T.R. #: DATE RECEIVED: CASHIER'S INITIALS: Preliminary Plat Revised w7rAN Page 6 of 6 LEGAL DESCRIPTION THAT PORTION OF THE SOUTH HALF OF THE NORTHWEST QUARTER OF SECTION 5, TOWNSHIP 20 NORTH, RANGE 5 EAST OF THE WILLAMETTE MERIDIAN, CITY OF AUBURN, PIERCE COUNTY, WASHINGTON, AND MORE SPECIFICALLY DESCRIBED AS FOLLOWS: COMMENCING AT THE NORTHWEST CORNER OF THE SOUTH HALF OF THE NORTHWEST QUARTER, ALSO KNOWN AS THE SOUTHWEST CORNER OF GOVERNMENT LOT 4 AS SHOWN ON THE RECORD OF SURVEY RECORDED UNDER AUDITOR'S FILE NUMBER 8807280259; THENCE NORTH 89054'50" EAST 1638.38 FEET TO THE POINT OF BEGINMG; THENCE SOUTH 03°26'36" WEST 4822 FEET; THENCE SOUTH 31 °01'58" WEST 20.64 FEET; THENCE SOUTH 24°16'49" EAST 21.34 FEET TO A POINT ON A NON TANGENT CURVE, CONCAVE NORTHEASTERLY, HAVING A RADIUS. OF 100.00 FEET AND TO WHICH POINT A RADIAL BEARS NORTH 38.55'41" 'WEST; THENCE SOUTHERLY AND COUNTER CLOCKWISE.ALONG THE ARC OF SAID CURVE, THROUGH A CENTRAL ANGLE OF 127'30711 A DISTANCE OR 222..65 FEET; THENCE SOUTH 76029'48" EAST 18.99 FEET TO A POINT ON A NON TANGENT CURVE, CONCAVE NORTHEASTERLY, HAVING A RADIUS 07100700FEET, AND TO WHICH' POINT A RADIAL BEARS NORTH 74000'49" WEST, "THENCE SOUTHERLY AND COUNTER CLOCKWISE, ALONG THE ARC OF SAID CURVE, 'THROUGH A CENTRAL • ANGLE OF 75026'30", A DISTANCE OF 131.67 FEET, THENCE SOUTH 13°49'52" EAST 39.60 FEET; THENCE SOUTH 60°58'23" EAST 65.47' FEET; THENCE SOUTH 24020'35" EAST 20.88 FEET; . THENCE SOUTH 45031'31" EAST 63.43 FEET; THENCE SOUTH 63°47'35" WEST 44.14 FEET; THENCE' SOUTH 01°18'19" EAST 111.57 FEET; THENCE SOUTH 29'17'48" EAST 534 FEET; THENCE SOUTH -04"11'06" WEST 17.53 FEET TO THE SOUTH LINE, OF THE NORTH HALF, OF THE SOUTH HALF; OF SAID NORTHWEST QUARTER; THENCE SOUTH 05017'48" EAST 149.42 FEET TO THE BEGINNING OF A CURVE, CONCAVE NORTHEAMERLY AND HAVING A RADIUS OF 100.00 FEET, THENCE ALONG THE ARC OF SAID CURVE THROUGH A CENTRAL. ANGLE OF 74049'53-.A DISTANCE OF 1)0.61 FEET; THENCE SOUTH 74'32'05" EAST 70.14 FEET; THENCE NORTH 73°02' 19" EAST 33.10 FEET; THENCE SOUTH 35°59'21" EAST 9.86 FEET TO THE BEGINNING OF A CURVE, CONCAVE NORTHEASTERLY AND HAVING A RADIUS OF 25.00 FEET; THENCE ALONG THE ARC OF SAID CURVE, THROUGH A CENTRAL ANGLE OF 4r49'12", A DISTANCE OF 20.87 FEET; THENCE SOUTH 83"48'33" EAST 11.45 FEET; THENCE SOUTH 31°39'12" EAST 5224 MR TO THE BEGINNING OF A CURVE, CONCAVE NORTHEASTERLY AND HAVING A RADIUS OF 100.00 FEET; THENCE ALONG THE ARC OF SAID CURVE, THROUGH A CENTRAL ANGLE OF 81"47'34", A DISTANCE OF 142.76 FEET, TO THE BEGINNING OF A NON -TANGENT CURVE, CONCAVE NORTHEASTERLY, HAVING A RADIUS OF 100.00 FEET AND TO WHICH POINT .A RADIAL BEARS NORTH 84'52'59" WEST; THENCE SOUTHERLY AND COUNTER CLOCKWISE, ALONG THE ARC OF SAID CURVE, THROUGH A CENTRAL ANGLE OF 76"28'26", A DISTANCE OF 133:47. FEET, TO THE BEGINNING OF A NON - TANGENT CURVE, CONCAVE EASTERLY, HAVING A RADIUS.OF 100.00 FEET AND TO WHICH POINT A RADIALBEARSNORTH 67°42'46" WEST; THENCE SOUTHERLY AND COUNTER CLOCKWISE, ALONG THE ARC OF SAID CURVE, THROUGH A CENTRAL ANGLE OF 43"40'.15", A DISTANCE OF 76.22 FEET, TO THE BEGINNING OF A NON TANGENT CURVE, CONCAVE., EASTERLY HAVING A RADIUS OF 100.00 FEET AND TO WHICH POINT A RADIAL BEARS NORTH 48°24'21" WEST; THENCE SOUTHERLY AND COUNTER CLOCKWISE, ALONG THE SAID CURVE, THROUGH -A CENTRAL ANGLE 38"47'53," A DISTANCE OF 67.72 FEET; THENCE SOUTH 0204T46" WEST 18.62 FEET TO THE BEGINNING OF A CURVE, CONCAVE EASTERLY AND HAVING A RADIUS OF 100.00 FEET; THENCE ALONG THE ARC OF SAID CURVE, THROUGH A CENTRAL ANGLE OF 74038'24" A DISTANCE OF 13027 FEET TO A -POINT ON THE NORTHERLY MARGIN OF LAKE TAPPS PARKWAY EAST, SAID POINT ALSO BEING A POINT ON A NON -TANGENT CURVE, CONCAVE SOUTHERLY, HAVING A RADIUS OF 965.00 FEET AND TO WHICH POINT A RADIAL BEARS NORTH 32.55'29" WEST; THENCE NORTHEASTERLY AND CLOCKWISE, . ALONG THE ARC OF SAID CURVE, THROUGH A CENTRAL ANGLE. OF 17°49'03" A DISTANCE OF 300.09 FEET, TO THE EAST LINE OF THE AFOREMENTIONED, SOUTH HALF, OF THE NORTHWEST QUARTER; THENCE NORTH 02057'29" EAST, ALONG SAID FAST LINE, 1255.10 FEET TO THE NORTHEAST CORNER OF SAID SOUTH HALF, OF THE NORTHWEST QUARTER; THENCE ALONG THE NORTH LINE OF SAID SOUTH HALF, SOUTH 89°54'49" WEST 1013.42 FEET TO THE POINT OF BEGINNING. J CITY OF k WASHINGTON Peter B. Lewis, Mayor 25 West Main Street * Auburn WA 98001-4998 * www.ouburnwa.gov * 253-931-3000 Exhibit LAKELAND AREA 8 PRELIMINARY PLAT Number of Pages Addendum to Final Environmental Impact Statement ISSUING AGENCY: City of Auburn, Planning, Building and Community Department 25 West Main Auburn, Washington 980014998 DATE OF ISSUANCE: August 9, 2006 DESCRIPTION OF CURRENT PROPOSAL: Preliminary Plat approval for "Lakeland Area 8," a 68 lot, single-family residential subdivision of an approximately 21 acre site. PROPONENT: Apex Engineering on behalf of Lakeland East LLC. LOCATION: The proposal is generally located east of 62°d St SE and north of Lake Tapps Parkway, within the W %2 of Section 05, Township 20 North, and Range 05 East, Willamette Meridian, Pierce County, Washington. Parcel Number: 0520052039 REASON FOR ISSUING ADDENDUM: The Proposed Lakeland Hills South Mining & Reclamation Plan & Planned Community Development FEIS was issued in July 1992. The current proposal is for development of a plat within the Lakeland Hills South Planned Unit Development (PUD). The preliminary plat of Lakeland Area 8 consists of single family lots which will utilize the SFD-5 development standards established in Auburn City Code 18.76. Lakeland Area 8 is part of the original project area analyzed by the FEIS and is consistent with densities originally envisioned for this part of the Lakeland Hills Planned Unit Development An updated wetland report has been prepared: "Lakeland East Wetland and Stream Analysis Report," by B-12 Wetland Consulting, Inc., dated April 20, 2006. The wetland report details three Category II wetlands, Wetlands "B", "C", and "E", and three Category III wetlands, Wetland "F", "D" and "DD". As part of the project, impacts to Wetland "F", Wetland `B", and associated buffers are proposed. The applicant proposes on-site mitigation in accordance with Auburn City Code Section 16.10.110. The FEIS anticipated impacts to wetlands within the overall Lakeland Hills Planned Unit Development. When individual projects are submitted for review, critical area reports are required to be submitted for the specific project area and any impact analyzed and mitigated. The current proposal has been determined to fall within the scope of the original FEIS. MODIFICATIONS TO FEIS MITIGATION MEASURES: None proposed LEAD AGENCY: City of Auburn RESPONSIBLE OFFICIAL:David Osaki, AICP, Interim Director of Planning, Building & Community CONTACT PERSON: Elizabeth Chamberlain, Senior Planner, 253-931-3092 AUBURN * MORE THAN YOU IMAGINED Exhibit Number of Pages APPLICATION NO.: SEP We - 0 017 APPLICATION FEE: $727.00 DATE FILED: D(o I O I D (o T.R. RECEIPT: STAFF PROJECT COORDINATOR: KECERED ENVIRONMENTAL CHECKLIST TO BE COMPLETED BY APPLICANT JUN 8 2006 A. BACKGROUND: 1. Name of proposed project, if applicable: Lakeland Area 8 2. Name of Applicant: Lakeland East, LLC PLANNING DEPARTMENT 3. Address and phone number of applicant and contact person: Please Print Applicant: Lakeland East. LLC Attn: Mode Means CFO 1302 Puvallun Street Sumner. WA 98390 (253) 863- 6200 Signature: Fax number 2&34W33-1045 E-mail address mmeans@investoo.net 4. Date checklist prepared: June 7, 2006 5. Agency requesting checklist: City of Auburn, Washington Agent (if applicable): ADez Enaineerina PLLC Attn: Jefl' Mann 2601 South 45th Stre&L Suite 200- Tacorna, WA 98409 (253) 473-4494 Signature: 04 6. Proposed timing or schedule (including phasing. if applicable): It is ankipated that Final Plat vA be cornpleted within 2 years of Preliminary Plat approval. 7. Do you have any plans for future additions, expansion, or further activity related to or connei;ted with this proposal? If yes, explain. Continued development of Lakeland Hills PUD. 8. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. Draft EIS issued in July 1991 b FEIS issued in July 1992 for the South Hills South Mining & Reclamation Plan & Planned Development District by Pierce County and Associated Studies & Reports. 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. Lakeland East engineering plans. ENVIRONMENTAL CHECKLIST RevisedPage 4 Of 16 116 2M 10. List any government approvals or permits that will be needed for your proposal, N known. In addition to a threshold determination under the SEPA, the applicant requires the following permits from the City of Auburn: (a) Preliminary Plat & Futal Plat Approval (b) Grading Permit & Building Permit 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. The Applicant proposes to subdivide the 21.99 acres parcel, 0520052039. into 68 single-family horror;. There will be 6 tracts developed for wetland buffers, storm facilities and open space. Storm drainage will be directed to storm drainage fadlity located in Tract A of Lakeland East. The Plat will be served by City of Bonney Lake Water & City of Auburn Sewer. 12. Location of the proposal. Give sufficient information for a person to understand the precise location of you proper project, including a street address, if any, and section, township, and range, if known. If a proposal would occur over a range of area, provide the range or boundaries of the site(s). Provide a legal description, site plan, vicinity map, and topographic map, if reasonably available. While you should submit any plans required by the agency, you are not required to duplicate maps or detailed plans submitted with any permit applications related to this checklist. The project site is located in Section 5, Township 20N, Range 5 East. Willamette Meridian. The site address is: 2101 - 62nd Place SE in the City of Aubxn B. ENVIRONMENTAL ELEMENTS: 1. Earth: A. General description of the site (check one): _,Flat Bolting _Hilly _Steep Slopes _Mountainous 09. B. What is the steepest slope on the site (approximate percent slope)? C. What general types of soils are found on the site (for example, day, sand, gravel, Feat, mu&)? If you know the classification of agricultural soils, specify them and note any prime farmland. According to the sail survey of the Pierce County area, the site contains IC, ardenrood gravely sandy ben, 6-15% slope. 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. ung is required to Pry the site development. Construction of roadways, u4ities and future single family horrres will require grading. The total cut vokrme for Area 8 is 60,279 CY and fiM volume is 14,450 CY. The source of the fiM wll be generated 1Mough the onsite grading work for this project and the adjoining project 'Lakeland East". No import of sol material is required. r+edd �SENTAL CHECIQJST Page ;i of 16 F. Could erosion occur as a result of clearing, construction, or use? If so, generally desaribe. Erosion could occur during site preparation $ construction activities G. About what percent of the site will be covered with impervious surfaces after project oonstruction (for example, asphalt or buildings)? _ 54% H. Proposed measures to reduce or control erosion, or other impacts to the earth. The Apliwart will prepare an Erosion & Sedimentation Control Plan in accordance with City of Auburn 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. The construction equipment needed to complete the proposal will emit engine exhaust & generate dust The completed homes will emit exhaust from personal vehicles & household equipment B. Are there any off-site sources of emissions or odors that may affect your proposal? H' so, generally describe. It is not known or expected at this time that such emissions will affect this proposal. C. Proposed measures to reduce or control emissions or other impacts to air, if any: AN construction tion equipment will be maintained within compliance of State regulations. In accordance with City Standards, the site will be watered & streets will be deared to reduce dust emissions. 3. Water. A. Surface: 1) Is there any surface water body on or in the immediate vicinity of the site (includiog 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. According to the 'Lakeland Area 8 Wetland and Stream Analysis Report prepared by 13-12 Wetland Corsultarrts (now seawar wetland consuirarils, Inc.) dated April 20. 2006, three wellards exist on or adiaosto to the projed site. Report wetland B is an approximately 65,315 squwaa foot wetland, forested, seasonally flooded. Report wetland D is an off-site wetland, however: it does extend orb the project site in the extreme NE irriks. This wetland is consistent with a palustdne, scruashrub pemraner* flooded wetland. 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. The primed projed Plans to have a road crossing to serve the site through the existing welland. Please refer to report prepared by B-12 Consulting, Inc., dated April 20, 2006. All of the described waters or their buffers are within 2004bet of the project site, but only Wetland B will be disturbed durng construction. ENVIRONMENTAL CHECKLIST Rar„d IAPage 6 Of 16 V2 os 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. Approximately 2,730 square toot of wetland and 19,177 SF of buffer will be filled to construct the necessary road crossing that serves the subject project. 4) Win the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities if known. The current application does not propose, require, or anticipate water withdrawals or diversions at this time. 5) Does the proposal lie within a 100 -year floodplain? K so, note location on the site plan. Yes X 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. There are no plans for water to be withdrawn, or disdrarged into ground water. 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 any toric chemicals; agricultural; etc.). Describe the general size of the system, the number of such systems, the number of houses to be served Cif applicable), or the number of animals or humans the system(s) is(are) expected to serve. The proposal does not anticipate the use of septic tanks, or other systems, or equipment known to rely upon discharge 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 win this water flow? Will this water flow into other waters? If so, describe. Stonnnwater will be directed to a shared facility in Lakeland Fast, Tract A. which is labeled on Area Vs Pre"nary Plat. ENVIRONMENTAL CHECKLIST RevisedPage 7 of 16 IAWM05 2) Could waste materials enter ground or surface waters? If so, generally describe. It is possible, although unlikely, that waste materials such as motor lubricants or fuels could be leaked, or spilled $ infiltrate into the ground. D. Proposed measures to reduce or control surface, ground, and runoff water impacts, If any: The Applicant will design & implement an erosion & sedimentation control pian & storm drahVe system plan in accordance with the Design & Construction Standards. 4. Plants: A. Check or circle types of vegetation found on the site: Y deciduous tree: alder, maple, aspen, other. x evergreen tree: fir, cedar, pine, other. x shrubs. x grass pasture. crop or grain. wet soil plants: cattail, buttercup, bullnrsh, skunk cabbage, other. water plants: water Illy, eelgrass, milU, other. other types of vegetation. B. What kind and amount of vegetation wig be removed or altered? AN vegetation except for the vegetation in wetlands and wetland buffers in accordance w9i the project described in the original EIS. C. List threatened or endangered species known to be on or near the site: None krown to the Applicant. D. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any: The mitigation measures in effect for the PUD include substantial open space Preservation and enhancement, which have been ongoing throughout the s vegetation w the wetland and wetland buffers, outside� The twill tet. consistent retain PUD Open Space program. Wetlands and wetland buffers will t wilt the plants on the site. hey preserve and enhance the native 5. Animals: A. Check any birds and/or animals that have been observed on or new the site or are known to be on or near the site: Birds: _hawk _heron _eagle _H_songbirds _other._ Mammals: _deer _bear _elk _beaver _other Fish: _._.bass _salmon trout herring shellfish other. ENVIRONMENTAL CHECKLIST Revbw 102M Page $ Of 16 B. List any threatened or endangered species known to be on or near the site. The Applicant does not know of any threatened or endangered species in or near the site. C. Is the site part of a migration route? If so, explain. Auburn is located within the Pacific Flyway for migratory birds. D. Proposed measures to preserve or enhance wildlife, if any: The preservation of the wetlands & their buffers and open spaces for wildlife. 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? Descxibe whether it will be used for heating, manufacturing, etc. The Applicant anticipates future residences to use elect icily and natural gas. B. Would your project affect the potential use of solar energy by adjaoent properties? g so, generally describe. The proposal will not affect the potential use of solar energy by adjacent properties. C. What kinds of energy conservation features are included in the plans of this proposed? List other ProPOsed measures to reduce or control energy impacts, if any: The design & construction of new horns in accordance with current energy code requirement. 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, clescribe. It is extremely unlikely to occur, however, the on-site use of construction equipment could rewilt in fluid leaks or spills. 1) Describe special emergency services that might be required: No special emergency services will be required. 2) Proposed measures to reduce or control environmental health hazards, if any: MA EWRONMEWAL CHECKLIST Page 9 of 16 B. Noise: 1) What types of noise exist in the area which may affect your project (for example: traffic, equipment, operation, other)? The Applicant is unaware of any existing noise in the area that wiN affect the project 2) What types and levels of noise would be created by or associated with the project on a short-term or a kxlg-term basis (for example: traffic, construction, operation, other)? Indicate what hours noise would come from the site. During construction, short-term noise emitted from the use of constuc ion equipmrent 8 activities would be created during permitted construcbon hours. Long-term noise would be generated by typical residential hours. 3) Proposed measures to reduce or control noise impact, if any: AN construction equipment will be maintained. Conskuc ion traffic will be Nmited to daytime construction hours to help reduce or control the impacts. 8. Land and Shoreline Use: A. What is the current use of the site and adjacent properties? North: vacant land West residential East vacant land Site: vacant tit South: residential & vacant land B. Has the site been used for agriculture? ff so, describe: Not known to the Applicant. C. Describe any structures on the site: There are no structures on the site. D. Will any structures be demolished? ff so, what? N/A E. What is the current zoning classification of the site? Lakeland PUD. F. What is the current comprehensive plan designation of the site? The coniprehensive plan is Moderate Density Residential. G. If applicable, what is the current shoreline master program designation of the site? N/A ENVIRONMENTAL CHECKLIST RevPage 10 of 16 ised L812M H. Has any part of the site been classified as an "environmentally sensitive" area? If so, specify: The wetland on the west side of the parcel has been classified as environmentally sensitive". I• Approximately how many people would reside or work in the completed project? 173 J. Approximately how many people would the completed project displace? n K. Proposed measures to avoid or reduce displacement impacts, if any: WA L. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any: Compliance with the City of Aubum Requirements for Subdivisions, and Zoning Code. 9. Housing: A. Approximately how many units would be provided, if any? Indicate whether high, middk3, or low- income housing. 68 #Units High X Middle _Low B. Approximately how many units, if any, would be eliminated? Indicate whether high, middle, or low- income housing. 0 #Units High Middle _Low C. Proposed measures to reduce or control housing impacts, if any: WA 10. Aesthetics: A. What is the tallest height of any proposed structure(s), not including antennas; what is the principal exterior building materials) proposed? The Applicant will comply with the City of Auburn Zoning Code of maximum height of any stnidures. B. What views irr the immediate vicinity would be altered or obstructed? None brown to the Applicant. C. Proposed measures to reduce or control aesthetic impacts, if any: Proposed measures to reduce or control aesthetic impacts will have to be landscaping in tracts, underground utilities and compliance with Architectural, Landscape, and Sign Standards per Zoning Design Code. Please refer to landscape plan prepared by Bradley Design Group. dated May 16, 2006. ENVIRONMENTAL CHECKLIST PAVINd IMM Page 11 Of 16 I 1. Light and Glare: A. What type of light or glare will the proposal produce? What time of day would it mainly occur? The KWOs8l wiN puce the typical residential light from homes, street lights, accent lighting & motor vehicles. The time of day which light or glare will most likely occur is the evening hours. B. Could light or glare from the finished project be a safety hazard or interfere with views'? it is not likely that any light or glare produced by this site would Have any safety hazard or interfere with views. C. What existing off-site sources of light or glare may affect your proposal? The Applicant is not aware of any existing sources that might affect the proposal. D. Proposed measures to reduce or control light and glare impacts, if any: There are no measures to reduce or control fight or glare impacts. 12. Recreation: A. What designated and informal recreational opportunities are in the immediate vicinity? The Lakeland PUD has constructed andlor dedicated over 40 acres of land for recreational purposes, excluding the pnivatey held community spaces associated with each plat or project. B. Would the proposed project displace any existing recreational uses? If so, describe. No. The Proposed proled will no(displace any recreation areas. C. Proposed measures to reduce or control impacts on recreation, including recreation, including recreation opportunities to be provided by the project or applicant, if any: The Applicant vAN Provide tracts for recreation opportunities & maintain consistency with the Lakeland Hill Utility and Annexation Agreement related b park dedication. 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: There are no places or objects on the national, state, or local preservation register on the site. B. Generally describe any landmarks or evidence of historic, archaeological, scientific, or cultural importance known to be on or next to the site. The Applicant is not aware of any landmarks or evidence of historic, archeological, scientific, or - cultural importance known to be on lir next to the site. ENVIRONMENTAL CHECKLIST PAVIMd 1AVMM Page 12 of 16 C. Proposed measures to reduce or control impacts, if any: WA 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. Lakeland East will provide access to Area 8 through 65th Street SE and Victoria Avenue SI--- B. IS B. Is site currently served by public transit? _Yes _X_No If not, what is the approximate distance to the nearest transit stop? The closest stop h; the intersection of Lakeland His Way 4 Lake Tapps Parkway. C. How many parking spaces would the completed project have? 272, 2 in garage, 2 in driveway. How many would the project eliminate? o 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): Yes. The proposal will require new streets to serve the site including streets I. J, and K as 0oown on the site plan prepared. E. Will the project use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe: The project does not anticipate the use of water, rail and/or air transportation. F. How many vehicular trips per day would be generated by the completed project? 680 If known, indicate when peak volumes would occur. Ae a hips k s wf with 733 PIN �V driveile Wprior b 8 AM i bobwea� 4 PM -6 PM duip IM atm,K an Wil Yms. The talk tips for all afLakWW W aingb4&* ime, tW average peak hour hips A Mal or ON tips w/ be generated by Nei S. Laleslasf Area 8 tips warty ixkxded In to Mal tips for Lalelyd HIs. G. Proposed measures to reduce or control transportation impacts, if any: Mitigation measures contained in the EIS include encouragement of public transit, ride -sharing and carpools to reduce peak hour trips. 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)? ff so, generally describe: The project will increase the demand for all pubic services, due to the amount of homes than are being proposed. B. Proposed measures to reduce or control direct impact on public services, if any: The new property owners win be required to pay property, sales 4 real estate taxes. They will also have to pay school and Are impact fees. These taxes will help with the impact with public services. ENVIRONMENTAL CHECKLIST P Revised 1Br2m age 13 of 16 16. Utilities: A. Check utilities currently available at the site: __�ElectriCity _natural gas _water refuse service x telephone x 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: PSE Natural Gas: PSE Telephone: Quest C. SIGNATURE: Sanitary Sewer. City of Auburn Water. City of Bonney Lake Cable: Comcast The above answers are true and complete to the best of my knowledge. 1 understand that the lead agency is relying on them to make its decision. OWNERIAGENT SIGNATURE: DATE SUBMITTED: ENVIRONMENTAL CHECKLIST Revised V62005 Page 14 of 16 Exhibit 1 C! Number of Pages 15 July 12, 2006 Mr. Joe Welsh Transportation Planner City of Auburn 25 West Main Street Auburn, Washington 98002 Reference: Preliminary Plat of Lakeland East Area 8 Plat Modification Requests Apex File #30025/0 Dear Mr. Welsh; Plat Modification for Boulevard Access '9ECE/V D JUL 14 2006 ENING DEPARTMEIV:i Engineering) This letter is to request a plat modification to replace the requirement for a second access to Area 8 with a single boulevard -type entrance. The frontage of the site faces the existing Lake Tapps Parkway SE Road and is insufficient for road access to the plat. The nearest point of access would only be on the future plat of Lakeland East. Having a single boulevard helps minimize impacts to the wetlands and wetland buffers. The proposed boulevard -type entrance would include a landscaped median strip approximately 10 feet wide (curb to curb) and extending to the intersection of the Victoria Ave SE which connects Area 8 to Lakeland East. The width of each entry and exit lane will be 20 feet. The addition of the landscaped median strip will not only enhance the look of the entrance but should assist with the lowering of vehicle speeds through the plat. A. Such modification is necessary because of special circumstances related to the size, shape, topography, location or surroundings of the subject property, to provide the owner with development rights and privileges permitted to other properties in the vicinity and in the zoning district in which the subject property is located; Response: The modification is required because the property is surrounded by ea:isting single family lots to the north, a wetland on the west, existing power line easement on the east under ownership of others and very limited frontage on Lake Tq!pps Parkway all of which restrict the provision of a secondary access. B. That, because of such special circumstances, the development of the property in strict conformity with the provisions of this title will not allow a reasonable and harmonious use of the property; Response: Requirement of strict conformity would require a significant reduction in the number of lots and the, reasonable use of the property per the approved PUD densities and land uses 2601 South 35th, Suite 200 Tacoma,Washington 98409 (253) 473-4494 Fax: (253) 473-0599 July 12, 2006 Mr. Joe Welsh Apex File # 30025/0 Page 2 of 5 C. That the modification, if granted, will not alter the character of the neighborhood, or be detrimental to surrounding properties in which the property is located; Response. The modification will allow for adequate access and for the site to continue providing single family homes consistent with the surrounding neighborhoods. D. Such modification will not be materially detrimental to the implementation of the policies and objectives of the comprehensive land use, circulation and utility plans of the city; Response: The modification will allow for an adequate access and allow for the site to be developed consistent with the policies and objectives of the Comprehensive Plan and zoning designations of the Lakeland Hills PUD. E. Literal interpretation of the provisions of this title would deprive the applicant of rights commonly enjoyed by other properties in the same zoning district; Response: The boulevard access has been used in other developments to provide the secondary access. The boulevard access will allow the property to develop at the densities and commonly enjoyed by other properties in Lakeland Hills. F. The approval of the modification will be consistent with the purpose of this title; Response: The subdivision title allows for modifications to accommodate particular situations where modifications will allow the reasonable use of the property. The proposed modifications request would be consistent with this purpose. G. The modification cannot lessen the requirements of the zoning ordinance. Any such modification must be processed as a variance pursuant to ACC 18.70.01.0 Response: The proposed modification does not require the modification of the lot standards or setbacks or the land use requirements of the zoning code. ppex July 12, 2006 Mr. Joe Welsh Apex File # 30025/0 Page 3 of 5 Plat Modification for centerline radius The plat modifications include a reduction in the horizontal curve radius for some of the proposed roadway curves. The City of Auburn road design standards have been revised such that the minimum centerline radius for a local residential street with a design speed of 30 miles per hour (mph) has increased from 100 feet to 375 feet. We believe the inclusion of 375 -foot radial curves will encourage higher vehicle speeds throughout the plat and also affect the ability to provide the required 90 degree intersection angles. We are requesting the following plat modifications to the 375 -foot centerline radius requirement: 1.. Design of two (2) centerline radius curves of 180 -feet for Street "I" between 65th Street SE. These deviations are necessary to provide for the boulevard access between the Lakeland East plat and the Lakeland Area 8 plat through the narrowest place in the wetland reducing the wetland and buffer impacts. The reduced radial curves allow the intersections to achieve a 90 degree entry for this road. Based on AASHTO guidelines, a design speed of 25 mph requires a minimum centerline radius of 181 feet (no superelevation). 2. Design of two (3) 180 -foot centerline radius curves, 2 located in the middle of Street "K" and one at the intersection with Street "J". The curves should experience low traffic volumes. The curve at the intersection with Street "J will allow for the 90 degree intersection. The two curves in the middle of the road section are a result of the irregularity of the site boundary caused by the wetland boundary. Based on AASHTO guidelines, a design speed of 20 mph requires a minimum centerline radius of 99 feet (no superelevation). 3. Design of a 180 -foot centerline radial curve located on Street "J". The centerline radius plat modification is required in order to accommodate the curve in the site boundary caused by the wetland buffer for Wetland C. and the triangular shape of the property which requires loop roads and angles in teh roads to provide the required circulation. Based on AASHTO guidelines, a design speed of 20 mph requires a minimum centerline radius of 99 feet (no superelevation). A. Such modification is necessary because of special circumstances related to the size, shape, topography, location or surroundings of the subject property, to provide the owner with development rights and privileges permitted to other properties in the vicinity and in the zoning district in which the subject property is located; Response. The modification is required by the sloping characteristic of the property pizlicularly to accommodate for the transition for the westerly to easterly portion of the property. July l2, 2006 Mr. Joe Welsh Apex File # 30025/0 Page 4 of 5 B. That, because of such special circumstances, the development of the property in strict conformity with the provisions of this title will not allow a reasonable and harmonious use of the property; Response. Requirement of strict conformity would require a significant grading and.rdling of the easterly portion of the site with potential impacts to offsite areas The allowed modification allows a better transition to the wetlands directly east of the plat C. That the modification, if granted, will not alter the character of the neighborhood, or be detrimental to surrounding properties in which the property is located; Response: The modification will allow the site to continue to provide single family homes consistent with the surrounding neighborhood and allow for a better transition between the site and the existing subdivisions to the west and north. D. Such modification will not be materially detrimental to the _implementation of the policies and objectives of the comprehensive land use, circulation and utility plans of the city; Response: The modifications will allow for circulation and access necessary for this property which is constrained as to size, shape and with wetland buffers while providing a land use consistent with the policies and objectives of the comprehensive land use, circulation and utility plans. E. Literal interpretation of the provisions of this title would deprive the applicant of rights commonly enjoyed by other properties in the same zoning district; Response: The proposed centerline radii have been used in other developments to provide circulation that address site constraints and circumstances . The modified centerline radii will allow the property to develop at the densities and commonly enjoyed by other properties in Lakeland Hills. �Pn July 12, 2006 Mr. Joe Welsh Apex File # 30025/0 Page 5 of 5 F. The approval of the modification will be consistent with the purpose of this title:; Response: The subdivision title allows for modifications to accommodate particular situations where modifications will allow the reasonable use of the property. The proposed modifications request would be consistent with this purpose. G. The modification cannot lessen the requirements of the zoning ordinance. Any such modification must be processed as a variance pursuant to ACC 18.70.010. Response: The proposed modification does not require the modification of the lot standards or setbacks or the land use requirements of the zoning code. We would appreciate a review of this request concurrent with the review of the preliminary plat application. If you have questions, please call me at (253) 473-4494. Sincerely, Jel#ey D. Mann Project Manager JDM/rj 1:U.akeland-East\300251Docs-Reports\Documents\30025_jdm_Plat Modification Requests_07-12-06.doc AUBURN SCHOOL DISTRICT June 28, 2006 Elizabeth Chamberlain Senior Planner City of Auburn 25 West Main Street Auburn, Washington 98001-4998 RE: Application Numbers: PLT06-0004 and SEP06-0017 Dear Ms. Chamberlain: AVENUE ,rO EXCELLENCE Exhibit M! W Number of Pages ✓UN Z g 4006 NTNG �P�R;r This letter is to provide comment to the Lakeland Hills Area 8 project as it relates to Auburn School District. In review of the preliminary plat, there will need to be accommodations made for school bus pick-up and drop-off areas. Though this area is in the Dieringer School District, the Auburn School District serves the high school population for Dieringer. It appears from the preliminary plat that there is a single road access into this development labeled as "Street I". The district would not provide regular transportation directly into this development due to limited access, turn radiuses and desire not to drive in residential neighborhoods. There will need to be accommodations for students with special needs that may require special transportation services. These buses would be smaller than standard large passenger bus. The actual pick-up and drop-off location for high school students would need to be accommodated outside of the proposed development on 65d' Street SE, most likely at Lake Tapps Parkway SE. Since this is a main connector arterial, safety issues should be addressed in the consideration of a school bus stop. Please contact me if you have questions. Copy to: Jim Denton, Auburn School District Linda Cowan, Auburn School District 915 Fourth Street NE; Auburn, WA 980024452 (253) 9314930 0 Tacoma I Pier County Health Department Healthier. Safer. Smarter. tpchd.org June 29, 2006 Lakeland East, LLC Mollie Means, CFP 1302 Puyallup Street Sumner, WA 98390 RE: Lakeland Area 8 Dear Ms. Means Governed by a local Board of Health REC" TD JUL 0 -� ""m6 PLANNING "�o:;')-;""JMENT The Tacoma -Pierce County Health Department is withholding all SEPA review and comments until the required fees are submitted. If you have further questions, please contact me at (253) 798-6462. Sincerely, u -X" (�u- 5lb2 Les Nedda S. Turner, RS Environmental Health Liaison ENVIRONMENTAL HEALTH PROGRAMS NST/cif cc: Elizabeth Chamberlain, Senior Planner City of Auburn 25 West Main Street Auburn, WA 98001-4998 3629 South D Street Federico Cruz-Uribe, MD, MPH, Director of Health 253 798-6500 Tacoma WA 98418-6813 800 992-2456 A- - Printed on 100% recycled paper TDD: 253 798-6050 F:ILIBSF AREISRGPROIWATERISEPA120061Lakeland Area 8 fee aubum.doc MECE►VED JUL 10 2006 RNNING DEPARTMENT DATE: 10 July 2006 TO: Elizabeth Chamberlain, Senior Planner REVIEW OF: File No. SEP06-0017 and PLT06-0004 PROJECT: Lakeland Area 8 FROM: Lisa Spahr, Forest Practice Coordinator, South Puget Sound Region Il We do not have an interest in the above project and have no comments on the proposal. [Xl We do have an interest in the above project and wish to make the following comments: A forest practice application may be needed if timber will be harvested. Please call Department of Natural Resources, Forest Practices, at 360-825-1631, for assistance. cc: Boyd Powers - SEPA Center Pierce County Public Works and Utilities Transportation Services 2702 South 42nd Street, Suite 201 Tacoma, Washington 98409-7322 (253) 798-7250 • FAX (253) 798-2740 July 11, 2006 Elizabeth Chamberlain, Senior Planner City of Auburn 25 West Main Street Auburn, WA 98001-4998 Re: Lakeland Hill Area 8, PLT06-0004 and SEP06-0017 Dear Ms. Chamberlain: JFc'y� '9,200 � ✓U� 1O �NING 6 �Epq,PtMFNt Brian J. Ziegler, P.E. Director Brian.Ziegler g co.pierce.wa.us Please be advised that the Traffic Division of the Department of Public Works, Transportation Services, has received your communication for the above development on July 10, 2006 and has the follomring comments and concerns: 1. We are very concerned with the impacts that this development might have to the County Road Network and would like to be given the opportunity to review and comment on a Traffic Impact Study for the proposal. As a minimum the Traffic Impact Analysis should address the following County intersections: (a) Sumner Tapps H E/Forest Canyon Rd EJ West Tapps Dr E, (b) Sumner Tapps H EJSouth Tapps Dr E, (c) 9 St E/190 Av E, (d) Additional intersections that carry 25 or more trips. Further, the Traffic Impact Analysis shall be prepared in accordance with Policy and Procedure 922, with the horizon year of 5 years from the date of submittal of the TIA. If the TIA were to be submitted lfor our review in 2006, the horizon year would be 2011. The consultant should contact the County to get a listing of the pipeline projects to be used in the TIA along with the appropriate growth rates. 2. Additional guidelines for the preparation of the TIA are outlined in the Counly Policy and Procedure 922, which is attached with this letter. Please be advised that to date we have not seen a Traffic Study that addresses our concerns and we look forward to reviewing such an analysis. We thank you for allowing us the opportunity to review the proposed development. If you should have any questions regarding our continents, please contact me or Brian or Rory at 253-798-7250. Sincerely, R D. ' ey, P.E., PTOE Associate County Traffic Engineer RDG: VK.ts Attachment cc: Vijay Kulkarni, CE H, Traffic Division Brian Churchill, CE 11, Traffic Division File Rtrygry en �ecYUed poper JUL-12-2006 WED 03:15 PM DOE SW REGIONAL OFFICE FAX NO. 360 407 6305 4Z`N ire 0 0 4 u' Y� �° STATE OF WASHINGTON DEPARTMENT OF ECOLOGY PO Bar 47775. Olympia, Washington 98SO4-7775 • (360) 407-6300 July 12, 2006 Ms. Elizabeth Chamberlain, Senior Planner City of Auburn Planning, Building and Community 25 West Main Street Auburn, WA 98001-4998 Dear Ms. Chamberlain: P. 02 RECEIVED JUL 12 2006 PUiNNING DEPARTMENT ' y Your address is in the Duwamish- Greene watershed Thank you for the opportunity to comment on the prethreshold consultation for the Lakeland Hill Area 8 project (SEP06-0017), located at 2101 62'd Place Southeast, as proposed by Lakeland East LLC. The Department of Ecology (Ecology) reviewed the environmental checklist and has the following comment(s): WATER QUALITY: Margaret Hill (360) 407-0246 Any discharge of sediment -laden runoff or other pollutants to waters of the state is in violation of Chapter 90.48, Water Pollution Control, and WAC 173-201A, Water Quality Standards fi3r Surface Waters of the State of Washington, and is subject to enforcement action. Erosion control measures must be in place prior to any clearing, grading, or construction. These control measures must be effective to prevent stormwater runoff from carrying soil and other pollutants into surface water or storm drains that lead to waters of the state. Sand, silt, clay particles, and soil will damage aquatic habitat and are considered to be pollutants. Proper disposal of construction debris must be on land in such a manner that debris cannot enter the wetlands, wetland buffers, natural stormwater drainage patterns or cause water quality degradation of state waters. Soil in stockpiles should be stabilized or protected with sediment -trapping measures to prevent soil loss. All exposed areas of final grade or areas that are not scheduled for work, whether at final grade or otherwise, shall not remain exposed and un -worked for more than two days, between October 1 and April 30. Between May 1 and September 30, no soils shall remain exposed and un -worked for more than 7 days. Clearing limits and/or any easements or required buffers should be identified and marked in the field, prior to the start of any clearing, grading, or construction. Some suggested methods are staking and flagging or high visibility fencing. A permanent vegetative cover should be established on denuded areas at final grade if they are not otherwise permanently stabilized. Properties adjacent to the site of a land disturbance should be protected from sediment deposition through the use of buffers or other perimeter controls, such as filter fence or sediment basins. Q* JUL-12-2006 WED 03:15 PM DOE SW REGIONAL OFFICE FAX NO. 360 407 6305 P. 03 July 12, 2006 Page 2 of 3 All temporary erosion control systems should be designed to contain the runoff from the developed two year, 24-hour design storm.without eroding. Provision should be made to minimize it the tracking isediment y da by shoveling or sweepingction vehicles onto v� public roads. If sediment is deposited, a should Water cleaning should only be done after the area has been shoveled out or swept. .Wash water from paint and wall finishing equipment should be disposed of in a way which will not t waters of the state. Untreated disposal of this wastewater is a violation of State adversely impac Water Quality laws and statutes and as such, would be subject to enforcement action. Source control Best Management practices (BMPs) such as plastic covering, mulch, temporazn. seeding, and phased clearing (for example) should be used to control erosion during More examples of effective source control BMPs can be found � Ecology's two et Sound (1992) �t ater management manuals, Stormwater Management Manual f 00 Management Manual for Western Washington (21). During construction, all releases of oils, hydraulic fluids, fuels, other petroleum products, paints, solvents, and other deleterious materials must be contained and minoved in a should take me that 111 Prevent their discharge to waters and soils of the state. The cleanup spills other work on the site. . Discharge Elimination System (NPDES) and State Waste Coverage under the National Pollution ter Discharges Associated with Constriction Activities is Discharge General Permit for Stormwaer isc required for construction sites which disturb an area of one acre or pl cation �e and i be downloaded from a discharge of stormwater to surface water or a storm sewer. An app Ecology's website at htto.1/www ecY wa.--"'-�W4lwaterlconstr�tion/#Aayhcation or you can contact C 360 407-7451 for an application form. harles Gilman at ( ) A Hydraulic Project Approval maybe required for your project . Please contact your WA Department of Fish and Wildlife office for morn information. WETLANDS: Karen Rogers (360) 407-7459 The applicant is responsible for notifying the U. S. Army Corps of Engineers (Corps) of his/her intent orps ll to fill wetlands and to request a jurisdictional determination regarding these wetlands. The �wi determine whether the wetlands are in their jurisdiction and if the proposal can be approved, permit will be necessary to authorize the wetland -fill. State Water Ecology is responsible for administering pollution Control Act (RCW 90:18), and decide that the wetland in question is Section 401 of the Federal Clean Water use The Corps sisoolated wetland. Wetlands are waters of the not within their jurisdictional authority state, including wetlands considered isolated by the Corp b DiFcoloeSp acts that will have impacts including the placement of fill in a wetland, are raga y need obtain an to isolated wetlands, determined to be pore information on sourisdic.tional by n-jelated wetlands can be found on Administrative order from Ecology. www.ec •wa. ov! ro s/sea! a�so-wetlands.html. Ecology's website at h :!/ JUL-12-2006 WED 03:15 PM DOE SW REGIONAL OFFICE FAX NO. 360 407 6305 July 12, 2006 Page 3 of 3 Ecology's comments are based upon theu� tion provided with the SEPA checklist. As such, they authorizations that must be obtained or legal requirementso not constitute an exhaustive list of the that must be fulfilled in order to =TY out the proposed action. or would like to respond to these comments please contact the appropriate If you have any questions reviewing staff listed above. Department of Ecology Southwest Regional Office (DN: 06-5423) cc: Charles Gilman, HQ/WQ Margaret Hill, WQ Karen Rogers, SEA (Applicant) Mollie Means, Lakeland East, PLC (Applica Jeff Mann, Apex Engineering, P. 04 JUL-12-2006 WED 03:15 PM DOE SW REGIONAL OFFICE FAX NO. 360 407 6305 P. 01 FAX NUMBER FAX COVER SHEET DATE: TIME: # OF PAGTES TO: c• FROM: t REMARKS: r. Washington Department Of Ecology Southwest Regional Office 300 Desmond Drive SE P.O. Box 47775 Olympia, WA 98504-7775 Phone: (360) 407-6300 FAX: (360) 407-6305 Page 1 of 1 Elizabeth Chamberlain From: Karen Walter [Karen.Walter@muckleshoot.nsn.us] Sent: Monday, July 17, 2006 2:10 PM To: Elizabeth Chamberlain Subject: Lakeland area 8 Preliminary Plat (PLT06-0004 and SEP06-0017) Notice of Application Elizabeth, Thank you so much for sending the wetland and stream analysis report for the above referenced project. We have reviewed it and have some questions about this proposal as follows: 1. What is the justification to building the access road (and associated utilities) through wetland F and B? What other alternatives evaluated, including coming off of Lake Tapps Parkway that may avoid the sensitive areas on site? 2. Why is this project proposing to place a bi-lateral culvert for the road? Why not a bridge, which should have less fill in the wetland than the culverts? 3. Where is the stormwater for the project ultimately going to discharge? 4. Why is the applicant proposing in lieu mitigation for the wetland and buffer impacts? Why not mitigate for these impacts on site? There was insufficient information in the wetland report to justify an in lieu mitigation approach. For example, there is no discussion about the presence of invasive plant species that could be removed and re -vegetated with native species for 5 of the 6 wetlands that won't be filled. 5. Where is the ditch discussed in the report? Where does it drain from? This is very little information for this ditch. 6. Is wetland C part of this project or not? There was no discussion about this wetland in the report. We look forward to your response to these questions. If you need to reach me, please send back a reply to this email or call me at 253-876-3116. Thanks again, Karen Walter MITFD 8/14/2006