HomeMy WebLinkAbout2975 I
1 RESOLUTION NO. 2 9 7 5
2
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF AUBURN,
3 WASHINGTON, APPROVING THE PRELIMINARY PLAT OF A 16-LOT SINGLE-
FAMILY SUBDIVISION LOCATED AT THE SOUTHWEST CORNER OF SOUTH
4 316' STREET AND -W" STREET NW, WITHIN THE CITY OF AUBURN,
WASHINGTON
5
6 WHEREAS, Application No PLT0003-97, dated June 18, 1997,
7 has been submitted to the City of Auburn, Washington, by DORIS
8 THOMPSON, requesting approval of a Preliminary Plat for a 16-
9 lot single-family subdivision located at the southwest corner
10 of South 316" Street and "W" Street NW, within the City of
11 Auburn; and
12 WHEREAS, said request above referred to was referred to
13 the Hearing Examiner for study and public hearing thereon; and
14 WHEREAS, pursuant to staff review, the Hearing Examiner
15 conducted a public hearing to consider said petition in the
16 Council Chambers of the Auburn City Hall on May 19, 1998 at
17 7 00 p m , at the conclusion of which the Hearing Examiner
18 recommended approval of the Preliminary Plat; and
19 WHEREAS, at the regular meeting of the City Council on
20 October 6, 1997, the City Council conducted a public heating
21 to consider said petition in the Council Chambers of the
22 Auburn City Hall at 7 30 p m , at the conclusion of which the
23 City Council recommended approval of the Preliminary Plat
24
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Resolution No 2975
June 4, 1998
Page 1
1 based upon the following Findings of Fact and Conclusions, to-
2 wit
3
FINDINGS OF FACT
4
5 1. The applicant, Doris Thompson, has requested preliminary
plat approval to allow for a 16 lot single family
6 subdivision to be located at the southwest corner of
South 316"' and "W" Street NW The property is 4 30
7 acres in size and is zoned R-1, Single Family The site
is currently vacant Surrounding land uses include
8 single family residential to the east, single family
residential and undeveloped to the south and west and a
9 watershed and school to the north across South 316`"
Street
10
2 The 16 lots will be provided access by a 480-foot long
11 cul-de-sac that intersects with "W" St NW The plat
also abuts South 316th St which is a designated
12 arterial There will be no individual lot access allowed
to South 316th St pursuant to section 17 12 250 (F) of
13 the City' s Land Division Ordinance
14 3 Approval of the project ' s water system is needed from
Lakehaven Water District since the project site lies
15 within the Lakehaven Water District service area The
16 Storm drainage facilities would be located within a
separate tract (Tract A) at the southeast portion of the
plat and will be dedicated to the City City sewer is
17 available adjacent to the plat
18 4 The site is relatively flat and forested and
19 approximately 45 percent of the site will be covered by
impervious surfaces upon project completion The
20 environmental checklist submitted with the plat
application identifies that the proposed construction
21 will require removal of nearly all the site vegetation as
grading is proposed over the majority of the site The
22 proposal would remove the overstory and understory
vegetation within construction limits of the roadway,
23 utility extension and within individual lots areas for
construction of residences
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Resolution No 2975
June 9, 1998
Page 2
1 Measures proposed to preserve or enhance vegetation
include delineating and establishing clearing limits,
2 preserving twenty-two existing trees within the perimeter
of Lots 1, and 13 through 16, and revegetation of the
3 public storm drainage tract The proposal for
preservation of existing trees is shown on the Tree Plan
4 and Rough Grading, November 14, 1997, prepared by Dryco
Surveying and Mapping. While revegetation is considered
5 a mitigating measure for vegetative removal, it is not
acceptable to rely upon individual lot purchasers to
6 accomplish this revegetation with trees, shrubs and lawn
in a piecemeal fashion Thus, the City will require the
7 preparation and approval of a plan with identified
clearing limits and measures to protect and incorporate
8 existing trees and to provide mitigation for tree removal
in an orderly manner per an approved plan These
9 measures have been included mitigating conditions in the
Mitigated Determination of Non-Significance (MDNS) issued
10 for the project Those conditions are listed here as
follows
11
"6 Prior to the issuance of building or grading
12 permits, the applicant shall submit a professionally
prepared landscaping plan to the Planning Department for
13 review and approval The plan shall include the
14 following
a The plan shall identify measures for the
15 retention of existing site trees in general
accordance with the retention of trees shown on
16 the "Tree Plan and Rough Grading", prepared
17 November 14, 1997, by Dryco Surveying and
Mapping The plan shall identify measures for
18 the protection of trees during project
construction by limiting disturbance within the
19 drip line of the trees The removal of dead or
diseased trees will be allowed if they threaten
20 public safety as determined by the Planning
Director Measures for long-term preservation
21 of these trees shall be specified on the final
plat
22 b The plan shall provide mitigation for the
23 removal of trees meeting the City' s criteria
for "Significant Trees" The plan shall
24 identify existing trees by location, size and
species and include mitigation through
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Resolution No 2975
June 4, 1996
Page 3
1 provision of replacement trees within the rear
twenty-five feet of the lots Measures for
2 long-term preservation of the trees shall be
specified on the final plat
3
7 A street tree-planting plan shall be approved
4 by the Planning Director and implemented prior
to final plat approval The plan shall provide
5 2-inch minimum caliper, deciduous trees planted
6 approximately 30-feet on center along the new
public street (12 th Court NW) Existing trees
7 located in or along the street right-of-way may
be used to satisfy some or all of this
8 condition Measures for long term preservation
of the trees shall be specified on the final
9 plat "
10 5 At the time of the public hearing, several citizens
expressed concern regarding tree retention and screening
11 of the site from adjacent existing development
12 6 The contents of the case file and the environmental file
are hereby incorporated by reference and made a part of
13 the record
14 CONCLUSIONS OF LAW
15
1 The preliminary plat as proposed should be if it is
16 properly conditioned The proposal is consistent with
the criteria set forth in Section 17 06 070 of the Land_
17 Division Ordinance
18 2 Adequate provisions are made for the public health,
safety and general welfare and for open spaces, drainage
19 ways, streets, alleys, other public ways, water supplies,
sanitary wastes, parks, playgrounds and sites for schools
20 and school grounds
21 Adequate provisions have been made for all utilities and
streets Some open space will be provided for and with
22 the small size of the plat there will not be adverse
impacts upon either schools or parks
23
3 Conformance of the proposed subdivision to the general
24 purposes of the Comprehensive Plan
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Resolution No 2975
June 4, 1998
Page 4
1 The Comprehensive plan illustrates the area to be
appropriate for single family development and therefor
2 this single-family plat is consistent with the
3 Comprehensive Plan
4 Conformance of the proposed subdivision to the general
4 purposes of any other applicable policies or plans which
5 have been adopted by the City Council
It appears that the proposed subdivision is in
6 conformance with all other applicable plans or policies
7 5 Conformance of the proposed subdivision to the general
purposes of the Land Division Ordinance as enumerated in
8 Section 17 02 030
9 The proposed plat is in conformance with the purpose by
promoting safe and convenient travel, promoting the
10 effective use of land, providing adequate utilities, and
11 providing proper ingress and egress
6 Conformance of the proposed subdivision to the Auburn
12 Zoning Ordinance and any other applicable planning or
engineering standards and specifications as adopted by
13 the City
14 The plat is consistent with the Zoning Ordinance and
15 applicable engineering standards
7 The potential environmental impacts of the proposed
16 subdivision are mitigated such that the preliminary plat
will not have an unacceptable adverse effect upon the
17 quality of the environment
18 A Final Mitigated Determination of Non-Significance was
19 issued on April 10, 1998 that contains 9 conditions of
approval that will ensure that there is not an
20 unacceptable adverse effect upon the environment
21 For each of the above stated reasons, the recommendation
22 of the Hearing Examiner to the Auburn City Council on the
23 application is conditional approval, subject to the following
24 for a Preliminary Plat
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Resolution No 2975
June 4, 1998
Page 5
1 NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF AUBURN,
2 WASHINGTON, IN A REGULAR MEETING DULY ASSEMBLED, HEREWITH
3 RESOLVES THAT
4 Section 1. The above cited Hearing Examiner' s Findings
5 and Conclusions are herewith approved and incorporated in this
6 Resolution
7 Section 2 . The Preliminary Plat for a 16-lot single-
8
family subdivision located at the southwest corner of South
9
316' Street and "W" Street NW, within the City of Auburn,
10
legally described as Lot 4 of the West Auburn Five Acre
11
Tracts, as recorded in Records of Plats, Volume 15, page 12,
12
King County Washington, is hereby approved subject to the
13
following conditions
14
1 The conditions of the MDNS, file SEP0037-97, are
15 hereby incorporated by reference
16
2 The storm drainage tract "A" shall be dedicated to
17
the City and shall be so illustrated on the Final
18 Plat Since a portion of the tract is now within
19 unincorporated King County, the City Engineer may
20 require additional deeds, e g to ensure its proper
dedication
21
22 Section 3 . The Mayor is hereby authorized to implement
23 such administrative procedures as may be necessary to carry
24 out the directives of this legislation
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Resolution No 2975
June 4, 1998
Page 6
1 DATED and SIGNED this 15"h day of June, 1998
2
3 CITY OF AUBURN
4
5
6 �Y� JIh� IMF. Ic7ck�
CHARLES A BOOTH '
7 MAYOR
8
9
ATTEST
10
12 Danielle E Daskam,
City Clerk
13
14
15 APPROVED AS TO FORM
16
17
Michael Reynolds,
18 City Attorney
19
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Resolution No 2975
June 4, 1998
Page 7
\I
RECORDS MANAGEMENT
ORDINANCE/RESOLUTION DISTRIBUTION
ORDINANCE NO:. . DATE ADOPTED:
RESOLUTION NO. EFFECTIVE_DATE:
RECORDING FILE: CODE BOOK:
DEPARTMENT DISTRIBUTION:
�. _.r._.,.,..._ "DEPT ,
.:
,...,...rte. . .. .. ... .-.
.. -,. . ....... - - DATE L
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CITIZEN REQUESTS:
». ...'NAME. , ....... . =;ADDRESS .. .. :... .:DATE....
RCLEWRECORD&RECFORM
CHARLES A BOOTH,MAYOR AUBURN CITY CLERK
Danielle Daskam,City Clerk A 25 West Main, Auburn,WA 98001
Cathy Richardson, Deputy City Clerk City Clerk:(253)931-3039
Tamie Bothell,Records/License Clerk - Business Registration:(253)931-3007 Fax:(253)288-3132
STATE OF WASHINGTON)
COUN ss.TY OF KING )
I, Danielle Daskam, the duly appointed, qualified City Clerk of the City of
Auburn, a Municipal Corporation and Code City, situate in the County of King,
State of Washington, do hereby certify that the foregoing is a full, true and correct
copy of Resolution No. 2975 of the resolutions of the City of Auburn, entitled
"RESOLUTION NO.2975."
I certify that said Resolution No. 2975 was duly passed by the Council and
approved by the Mayor of the said City of Auburn on the 15th day of June, 1998.
Witness my hand and the seal of the City of Auburn this 20th day of August,
1998./
AVL�6GG�i1 /` YL—�
"Danielle Daskam, City Clerk
City of Auburn
1 W
CHARLES A. BOOTH,MAYOR PLANNING&COMMUNITY DEVELOPMENT DEPT
Paul Krauss, A.I.C.P., Planning Director 25 west Main, Auburn,WA 98001
_ (253)931-3090 Fax:(253)931-3053
FINAL
MITIGATED
DETERMINATION OF NON-SIGNIFICANCE
SEP-0037-97
DESCRIPTION OF PROPOSAL. Dorrie.Lane Preliminary Plat for-the subdivision of an aporoximately 4.3 acre
site into 16 single-family residential lots an`d two.traots.-The proposal will include approximately 14,000 cubic
yards of ezcavitio'n and apnro-kimately 18,400 cubic yards of filline for site preparation and construction.
PROPONENT Ed F'lannisan
LOCATION: The site is located on the southwest comer.of South 316th Street(a.k.a.Terrace.Drive)and"W"
Street NW(a.k.a.. 59th Avenue S.).within Se6tion'l 1,Township 21-North, Ranee 4 East,W.M. While the majority
of the project is located within the City of Auburn the proiect's storm drainage facilities are proposed to be constructed
within Kira Cotinty.
LEAD AGENCY City of Auburn
The Responsible Official of the City of Auburn hereby makes the following Findings of Fact based upon impacts
identified in the environmental checklist and the "Final Staff Evaluation for Environmental Checklist No. SEP-
0037-97",and Conclusions of Law based upon the Auburn Comprehensive Plan,and other Municipal policies,
plans,rules and regulations designated as a basis for the exercise of substantive authority under the Washington
State Environmental Policy Act Rules pursuant to R.C.W 43.21C.060.
FINDINGS OF FACT
1. The proposed action includes site preparation and platting of an approximately 4.3-acre site to accommodate a
16-lot single family residential subdivision to be known as Dotrie Lane. The subdivision will also create two tracts;
one will be a publicly dedicated tract for storm drainage facilities and the other will be a private tract for
pedestrian pathway Approximately 510 feet of new public street will be constructed to serve the lots. The proposal
will require approximately 14,000 cubic yards of excavation and approximately 18,400 cubic yards of filling for site
preparation and construction.
2. The proposed site development will adversely impact soil resources if precautionary erosion and sedimentation
measures are not taken.
3. The preparation and construction of the site will generate increased levels of local suspended particulate
emissions.
4. Removal of tree cover will adversely affect the site's ability to filter suspended particulates from the air and its
overall aesthetic character.
5. The site does not contain surface water bodies or wetlands as documented in the"Wetlands Reconnaissance
Letter",February 10, 1997,del Moral and Associates.
6. The creation of expanses of impervious surfaces will increase the quantity of storm water discharge from the site.
The project's storm drainage facilities must be properly designed and constructed to accommodate the increased
runoff.
DETERMINATION OF NON-SIGNIFICANCE SEP-0037-97 (Continued) -Page 2
7 The project's increased runoff will necessitate off-site improvements to the downstream system located southeast
of the project site. The improvements are identified in the report:"Off-site Drainage Analysis,Preliminary Plat of
Dorrie Lane," January 19, 1998,Jaeger Engineering.
8. The construction of paved surfaces will adversely impact the area's water quality unless mitigating measures are
implemented.
9 The site is densely forested; a substantial amount of the forest vegetation will be removed as a result of the
proposed project. The checklist application response estimates that approximately 400 trees,of mixed species,
approximately 10 to 30 inches in diameter will be removed.
10. Mitigation for the removal of vegetation is proposed through the retention of trees within the perimeter of Lots
1, and 13 through 16 and through landscaping of the storm drainage facilities. Additional mitigation measures are
necessary to avoid adverse impacts to vegetative resources.
11 The project's storm drainage facilities have the potential to result in adverse visual impacts. Mitigation
measures are necessary to avoid potential adverse visual impacts.
12. The project's storm drainage facilities are proposed to be located partly on what is currently an adjacent lot
within unincorporated King County Approval of a lot line adjustment by the City and King County will be
necessary to avoid construction across property lines and to facilitate dedication of the proposed Tract A.
Alternatively, if the adjacent property were annexed,only City approval of the lot line would be necessary
13. Under City regulations the proponent will be responsible for half-street improvements along the project's street
frontages. These include improvements to complete half of a 44-foot road on S. 316'Street and half of a 34-foot
roadway on"W" Street NW Half-street improvements include:road surface,curb,gutter,sidewalk,drainage,and
street lighting.
14 The proposed development will generate approximately 160 new vehicle trips on an average weekday,
including 16 trips in the PM peak hour The existing street system,with the proposed half-street improvements,can
adequately accommodate the proposed project traffic without adverse impacts.
15. The project will result in increased pedestrian circulation in the vicinity To ensure sufficient pedestrian
facilities are available,the project will provide sidewalks in conjunction with the required half-street improvements
and a pedestrian pathway as Tract B.
16. The project occurs within the service boundary of Lakehaven Utility District. The proposed development will
require water system approval by Lakehaven Utility District.
17 Utilities are available to serve this proposal and can be provided without substantial disruption to the
environment.
18. The "Final Staff Evaluation for Environmental Checklist No. SEP-0037-97" is hereby incorporated by reference
as though set forth in full.
CONCLUSIONS OF LAW
Staff has concluded that a MDNS may be issued. This is based upon the environmental checklist and its
attachments,and the"Final Staff Evaluation For Environmental Checklist" The MDNS is supported by Plans and
regulations formally adopted by the City for the exercise of substantive authority under SEPA. The following are
City adopted policies,which support the MDNS.
.l
DETERMINATION OF NON-SIGNIFICANCE SEP-0037-97 (Continued) - Page 3
1 The City shall seek to minimize surface water quality and aquatic habitat degradation of creeks,streams,rivers,
ponds, lakes and other water bodies;to preserve and enhance the suitability of such water bodies for contact
recreation and fishing and to preserve and enhance the aesthetic quality of such waters by requiring the use of
current Best Management Practices for control of stormwater and non-point runoff. [Policy EN-2,Auburn
Comprehensive Plan(ACP)]
2. The City's design standards shall ensure that the post development peak stormwater runoff rates do not exceed
the predevelopment rates. (Policy EN-8,ACP)
3. The City will seek to ensure that the quality of water leaving the City is of equivalent quality to the water
entering. This will be accomplished by emphasizing prevention of pollution to surface and ground waters
through education programs and implementation and enforcement of Best Management Practices. (Policy
EN-9,ACP)
4.
The City shall consider the impacts of new development on water quality as part of its environmental review
process and require any appropriate mitigating measures. Impacts on fish resources shall be a priority concern
in such reviews. (Policy EN-11,ACP)
5. The City shall require the use of Best Management Practices to enhance and protect water quality as dictated by
the City's Developer Design Manual or other designated standard until it is completed. In all new development,
biofiltration or other approved treatment measures shall be required prior to discharging storm waters into the
City storm drainage system or into environmentally sensitive areas(e.g.wetlands,rivers, and groundwater).
(Policy EN-12,ACP)
6. The City recognizes that stormwater treatment facilities do not function efficiently unless maintained. The City
shall implement an Operation and Maintenance Program to ensure that public and private stormwater
collection, detention and treatment systems are properly maintained. (Policy EN-15,ACP)
7 The City shall seek to secure and maintain such levels of air quality as will protect human health,prevent injury
to plant and animal life,prevent injury to property,foster the comfort and convenience of area inhabitants,and
facilitate the enjoyment of the natural attractions of the area. (Policy EN-16,ACP)
8. The City shall encourage the retention of vegetation and encourage landscaping in order to provide filtering of
suspended particulates. (Policy EN-18,ACP)
9 The City shall consider the impacts of new development on air quality as a part of its environmental review
process and require any appropriate mitigating measures. (Policy EN-20,ACP)
10. The City shall seek to protect any unique,rare or endangered species of plants and animals found within the
City by preventing the indiscriminate and unnecessary removal of trees and groundcover;by promoting the
design and development of landscaped areas which provide food and cover for wildlife;and by protecting and
enhancing the quality of aquatic habitat. (Policy EN-21,ACP)
11. The City shall consider the impacts of new development on the quality of land,known or suspected fish
and wildlife habitats(Map 9.2)and vegetative resources as a part of its environmental review process and
require any appropriate mitigating measures. Such mitigation may involve the retention of significant
habitats and the use of native landscape vegetation. (Policy EN-22,ACP)
12. The City shall encourage the use of native vegetation as an integral part of public and private development
plans. (EN-29,ACP)
13. The City shall encourage the use of water conserving plants landscaping for both public and private projects.
(Policy EN-31,ACP)
14. The City shall seek to ensure that land not be developed or otherwise modified in a manner which will
result in or significantly increase the potential for slope slippage, landslide,subsidence or substantial soil
erosion. The City's development standards shall dictate the use of Best Management Practices to
minimize the potential for these problems.(Policy EN-62,ACP)
DETERMINATION OF NON-SIGNIFICANCE SEP-0037-97 (Continued) - Page 4
15. Where there is a high probability of erosion(see Map 9.5),grading should be kept to a minimum and
disturbed vegetation should be restored as soon as feasible. The City's development standards shall dictate
the use of Best Management Practices for clearing and grading activity (Policy EN-63,ACP)
16. The City shall consider the impacts of new development on hazards associated with soils and subsurface
drainage as a part of its environmental review process and require any appropriate mitigating measures.
(Policy EN-64,ACP)
17 The City shall seek to retain as open space those areas having a unique combination of open space values,
including: separation or buffering between incompatible land uses;visual delineation of the City or a
distinct area or neighborhood of the City unusually productive wildlife habitat; floodwater or storm water
storage; storm water purification;recreational value;historic or cultural value;aesthetic value; and
educational value. (Policy PR-7,ACP)
18. The City shall encourage development,which maintains and improves the existing aesthetic character of
the community (Policy UD-1,ACP)
19 Storm drainage facilities shall incorporate high standards of design to enhance the appearance of the site,
preclude the need for security fencing and serve as an amenity The design of above ground storage and
conveyance facilities should address or incorporate landscaping utilizing native vegetation,minimal side
slopes safety,maintenance needs,and function. The facilities should be located within the rear or side
yards areas and the design should preclude the need for security fencing when ever feasible. (Policy UD-
6,ACP)
20. All new development shall be required to underground on-site utility distribution service and
telecommunication lines. (Policy UD-12,ACP)
21 The City shall require developers to construct storm drainage improvements directly serving the development,
including any necessary off-site improvements. (Policy CF-38,ACP)
CONDITIONS
The lead agency for this proposal has determined that it does not have a probable significant adverse impact on the
environment,and an his
impact statement(EIS)is not required under RCW 43.2 1 C.030(2)(c),only if the
following conditions are met. This decision was made after review of a completed environmental checklist and
other information on file with the lead agency This information is available to the public on request.
1 Prior to the issuance of a building or grading permit,approval of a temporary grading,drainage,erosion and
sedimentation control plan is required. This plan shall show quantities and locations of excavations and
embankments,the design of a storm drainage retention/detention system,and methods of preventing drainage,
erosion, and sedimentation from impacting adjacent properties,natural drainage ways,sensitive areas,and existing
private and public storm drainage systems. The measures shall be implemented prior to beginning on-site filling,
grading or construction activities. In addition,the plan shall include a construction sequence element which clearly
identifies the timing and methodology required to:
a.) contain areas of active earthwork to prevent uncontrolled discharge of stormwater,
b.) minimize the extent and time soils are exposed on site;and
c.) address seasonal variations in weather conditions(The period of greatest concern is October 1 through
April 1).
Temporary stormwater detention facilities used during the grading and erosion control process shall be designed
with a 1.5 safety factor applied to the post-development facility stage-storage data for the calculated pond design
volume for the 24-hour,25 year post-development storm event if overflow is provided or a 2.0 safety factor for the
24-hour, 100 year post-development storm event if overflow is not provided.
DETERMINATION OF NON-SIGNIFICANCE SEP-0037-97 (Continued) - Page 5
2. The Contractor will be required to water the site,as necessary,to reduce dust emissions as a result of
construction activity The Contractor shall also sweep all affected public roads,as necessary,to remove mud
deposited as a result of project construction activity These actions will be governed and directed by the Building
Official.
3. When soil conditions are unsatisfactory for infiltration,then the projects increased runoff volume is required to be
managed through provision of an on-site detention system with a controlled release off-site to the City storm
drainage system. The detention system shall be designed using a hydrograph method based on King County's
Surface Water Design Manual. The detention shall be defined as the active storage available a minimum of one foot
(1')above the seasonal high ground water. The detention shall be designed to reduce peak 2-year post-development
flow rates to 50%of the 2-year pre-development rate,and reduce post-development flow rates to pre-development
rates for the corresponding 10-,25-and 100-year 24-hour storm events. Permanent detention systems shall be
designed with a 1.3 safety factor applied to the post-development facility stage-storage data for the calculated pond
design volume for the 24-hour, 100-year post-development storm event if overflow is provided or a 1.5 safety factor
for the 24-hour, 100-year post-development storm event if overflow is not provided.
The pre-developed condition is defined as a pre-fill condition on the site.
4. The Off-Site Drainage Analysis for the Preliminary Plat of Dorrie Lane,prepared by Jaeger Engineering,dated
January 19, 1997 identifies the off-site storm drainage improvements which are needed in the vicinity to address
existing capacity deficiencies of the downstream system. The improvements identified in the report as Items B.I
through B.5,shall be constructed prior to final plat approval.
5. Storm water discharge from the designated drainage system into the adjacent public system or into the ground
water shall require water quality pre-treatment via an approved bio-treatment method. Stormwater treatment
facility design and construction shall be in accordance with criteria outlined in the Washington State Department of
Ecology Stormwater Management Manual for the Puget Sound Basin(1992). An alternative method of water
quality treatment may be utilized through demonstration of comparable treatment efficiency and prior approval by
the City Engineer.
6. Prior to the.issuance of building or grading permits,the applicant shall submit a professionally prepared
landscaping plan to the Planning Department for review and approval. The plan shall include the following:
a. The plan shall identify measures for the retention of existing site trees in general accordance with the
retention of trees shown on the"Tree Plan and Rough Grading",prepared November 14, 1997,by Dryco
Surveying and Mapping. The plan shall identify measures for the protection of trees during project
construction by limiting disturbance within the drip line of the trees. The removal of dead or diseased trees
will be allowed if they threaten public safety as determined by the Planning Director. Measures for long-term
preservation of these trees shall be specified on the final plat.
b. The plan shall provide mitigation for the removal of trees meeting the City's criteria for`'Significant
Trees' The plan shall identify existing trees by location,size and species and include mitigation through
provision of replacement trees within the rear twenty-five feet of the lots. Measures for long-term preservation
of the trees shall be specified on the final plat.
7 A street tree planting plan shall be approved by the Planning Director and implemented prior to final plat
approval. The plan shall provide 2-inch mittimum caliper,deciduous trees planted approximately 30-feet on center
along the new public street(12ih Court NW). Existing trees located in or along the street right-of-way may be used
to satisfy some or all of this condition. Measures for long term preservation of the trees shall be specified on the
final plat.
8. Prior to the issuance of construction permits,the proponent shall prepare and submit for City review and
approval a plan demonstrating that the project's storm drainage facilities will incorporate high standards of design to
enhance the appearance of the site and surrounding area. The plan shall include the proposed landscaping and
preclude the need for security fencing except fora 42" black PVC coated chainlink fence around the northern and
western sides of Tract A. The plan shall be approved by the Planning and Public Works Directors.
• DETERMINATION OF NON-SIGNIFICANCE SEP-0037-97(Continued) - Page 6
9 The developer shall provide evidence to the satisfaction of the City Engineer that the proposed water system
meets with the approval of Lakehaven Utility District.
RESPONSIBLE OFFICIAL. Paul Krauss,AICP
POSITIONITItLE: Director of the Department of
Planning&Community Development
ADDRESS. 25 West Main Street
Auburn, Washington 98001
(206)931-3090
DATE ISSUED: Aoril 10, 1998 SIGNATURE.
Note: this determination does not constitute approval of the proposal. The proposal will be reviewed for and
required to meet all appropriate City development requirements
Any person aggrieved of this final determination may file an appeal with the Auburn City Clerk within 21 days of
the date of issuance of this notice. All appeals of the above determination must he filed by
5:00 P.M. on May 1, 1998.