HomeMy WebLinkAboutSEP89-0039
'0 ~._~
, "'".~, ~
; , ,'.~;:;-'~- m" ;;....-:---..;- 3
.';';" . "':v:,'.j~ "-~ - Z,3- 9:;)-
'. .,,;~,);,~..:. '
'.' ..tlj~;.) ..,..~:."
-.!{,.'<'.- )~~~ \' -" ~!~1 ',,' -oj-,
:"l::WS-; ( j . '" "...! "" . ," 1 l> ,'" 1
)1" . , L' '. . ,
,...~
. - ',.' ------ . ---
FINAL
MITIGATED
DETERMINATION OF NON-SIGNIFICANCE
SEP.OO38/0039.89R
DESCRIPTION OF PROPOSAL: The proiect involves site preparation and subseauent olattinl! of an 84.4-
acre site for a 1O-lot industrial develooment. The proposal includes: the construction of "p' Street NW throul!h
the site: half~street imofovcments to South 285th Street: l!radinl! and filline:: wetland mitiQation: storm drainage
facilities: utilities: and roadway and rail improvements.
PROPONENT: Bruce W, Sollv Devcloomcot COOloaov. Ioc.
LOCATION: South of S. 277th Street (52nd Street NW) and north of S. 285th Street (44th Street NW)
between the Burlington Northern Railroad (BNRR) right-of-wav and the Union Pacific Railroad (UPRR)
rig:ht-of-wav.
. LEAD AGENCY: City of Auburn
The Responsible Official of the City of Auburn hereby makes the following Findings of Fact based upon
impacts identified in the environmental checklist and the "Final Staff Evaluation for Environmental Checklist
No. SEP-0038/0039-89R", 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 project involves the preliminary platting of an 84.4-acre site for a 10.101 industrial development.
The proposal also includes the construction of nine buildings which may occur in two phases. Building
construction will consist the'following approximate square footages:
Lots] and 2, Building F-3]8,144 square feet;
Lot 3, Building 1-129,600 squarc fcet;
Lot 4, Building H-175,488 square feel;
Lot 5, Building G-86,208 square feet;
Lot 6, Building C-136,244 square feet;
Lot 7, Building B- ]55,644 square feet;
Lot 8, Building A-155,644 square feet;
Lot 9, Building D-77,184 square feet;
Lot 10, Building E-77, ]84 square feet.
Approximately 640,728 square feet would be developed in the first phase and 670,612 square feet in the second
_ phase.
,. "'
','1 . . DETERMINATION OF NON-SIGNIFICANCE SEP-0038/0039-89R (Continued) - Page 2
.
2. The project proposes to fill approximately 0.74 acres of wctland. Filling, grading and construction activities
in and around the wetlands will increase the likelihood of erosion and sedimentation impacts.
3. The project will potentially increase erosion and sedimentation that could cause degradation of area water
courses and the surface water system.
4. Site preparation and construction activities will generatc increased levels of local suspended particulate
emissions.
5. The temporary truck trips generated by the fill placement operations will likely cause adverse impacts to
traffic operations on local streets during peak traffic hours and thus generate increased levels of local suspended
particulate emissions.
6. The construction of paved surfaces will adversely impact the area's water quality unless mitigation measures
arc implemented.
7. The project could potentially cause disruption to the functions and values of the existing site wetlands by
adding pollutants and creating human intrusions not currently present.
8. Mitigation for tilling of wetlands will be accomplished on-sitc. To compensate for the loss of wetlands, it is
proposed to create 0.63 acres; enhance 0.60 acres and dcvelop a buffer enhancement area of 1.45 acres in
accordance with a report entitled, "Wetland Determination, Impact Assessment and Conceptual Mitigation on
the Park Center 277 East Site" preparcd by David Evans and Associates, Inc. (DEA) in April, 1991. This report
. conceptually provides sufficient recommendations to mitigate potential adverse impacts to the wetland areas.
9. A portion of the project site lies within the 100~ycar floodplain associated with Mill Creek.
10. The proposed development will surround an established red-tailed hawk nest on the site. It is proposed to
protect the nest with the maintenance of a ISO-foot buffer around the nest tree.
11. The proposed project will occupy a site which is one of six former farm sites important in Auburn's History.
12. A Traffic Impact Analysis was prepared by The TRANS PO Group, Inc. and submitted on April 10, 1991 to
evaluate existing traffic conditions and impacts. This report was supplemented by TRANSPO'S letter dated
June 13, 1991. A revised traffic impact analysis was subsequently submitted on January 14,1992 to address
concerns of the Washington State Department of Transportation. This revised analysis showed that the
proposed development including both phases, will generate 5,510 daily vehicle trips with 790 PM peak hour
trips. This additional traffic will require on-site and off-site street improvements as identified in the Traffic
Impact Analysis, by the City of Auburn Public Works Department, and as identified by the Washington State
Department of Transportation. .
13. The proposed action will create between 700-1,000 ncw parking spaces at full build-out. The employees
using these spaces in combination with the additional traffic generated provides opportunity for transit use.
14. The proposed action will result in an increased demand for sewer and wate.r services, and will require the
extension of these utilities to serve the site.
15. The "Final Staff Evaluation for Environmental Checl:list No. SEP-0038/0039-89R'' is hereby incorporated
by reference as though set forth in full.
e
,
DETERMINATION OF NON-SIGNIFICANCE SEP-0038/0039-89R (Continued) - Page 3
.
CONCLUSIONS OF LAW:
Staff has concluded that a MDNS may 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 substantivc authority under SEP A. The
following are City adopted policies which support the MDNS:
Earth/Erosion:
1. 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.
[Policy 12.2.1., Auburn Comprehensive Plan (ACP), Resolution 1973J
2. The City shall seek to minimize surface water quality degradation and the sedimentation of creeks, streams,
rivers, ponds, lakes and other water bodies for contact recreation and fishing; and to preserve and enhance the
aesthetic quality of such waters. (Policy] 1.1.2., ACP)
3. The City will seek to ensure that the quality of water leaving the City is of equivalent quality to water
entering. (Policy 11.1.6., ACP)
4. When there is a high probability of erosion, grading should be kept to a minimum and disturbed vegetation
should be restored as soon as feasible. In all cases appropriate measures to control erosion and sedimentation
shall be required. (Policy 12.2.1., ACP)
. 5. The City shall consider the impacts of new development on hazards associated with soils as a part of its
environmental review process and require any appropriate mitigating measures. (Policy ]2.2.2., ACP)
Air /Suspended Particulate Levels:
6. The City shall seek to secure and maintain such levels of air quality as will protect human 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 11.2.1.. ACP, Resolution
1973)
7. The City shall consider the impacts of new development on air quality as a part of its environmental review
process and require any appropriate mitigating measures. (Policy 11.2.4., ACP)
Water/Surface (Wetlands, Water Quality):
8. The City recognizes the important biological and hydrological roles that wetlands play in providing plant and
animal habitat, enhancing natural and manmade flood and storm drainage systems, maintaining water quality,
and in providing recreational, open space, educational and cultural opportunities. (Policy 11.4.1., ACP,
Resolution 1954)
9. The City recognizes that wetlands provide varying degrees of biological and hydrological functions and values
to the community depending on the size, complexity and location of the individual system, and that the overall
degree of functions and values should be considered when reviewing proposals which impact wetlands. (Policy
11.4.2., ACP, Resolution 1954)
.
DETERMINATION OF NON-SIGNIFICANCE SEP-0038/0039-89R (Continued) - Page 4
.
10. The City shall consider the impacts of new development on the quality of wetland resources as part of its
environmental review process and shall require appropriate mitigation and monitoring measures of important
wetland areas. Such mitigation may involve conservation, enhancement or relocation of important wetlands,
and provisions for appropriate buffering. (Policy 11.4.3., ACP, Resolution 1954)
11. Wetlands which arc associated with a river or stream, or provide significant plant and animal habitat
opportunities are recognized by the City as the most important wetland systems, and shall receive the highest
degree of protection and mitigation through conservation, enhancement or relocation measures. Wetlands
which are limited in size, or provide limited hydrological or plant and animal habitat opportunities may be
considered by the City for development and displacement in conjunction with appropriate mitigation. (Policy
11.4.4., ACP, Resolution 1954)
12. The City shall seek to retain as open space, those areas having a unique combination of open space value,
including: separation or buffering between incompatible land uses; visual delineation of the City or a distinct
area or neighborhood of the City; unusually productive wildlife habitat; floodwater or storm water storage;
storm water purification; recreational value; aesthetic value; and educational value. (Policy 14.2.3., ACP)
13. The City shall seek to minimize surface water quality degradation and the sedimentation of creeks, streams,
rivers, ponds, lakes and other water bodies; to preserve and enhance the suitability of such water bodies for
contact recrcation and fishing; and to preserve and enhance the aesthetic quality of such waters. (Policy 11.1.2.,
ACP)
14. The City shall consider the impacts of n~w development on water quality as part of its environmental review
. process and require any appropriate mitigating measures... (Policy 11.1.8., ACP)
15. The City shall consider the impacts of new development on flood hazards or storm water discharge as a
part of its environmental review pro.cess and require any appropriate mitigating measures. (Policy 12.1.7.,
ACP)
Water/Floodplain:
15. Flood prone properties outside of the floodway are developable provided that such development can meet
the standards set forth in the federal flood insurance program. (Policy 12.1.1., ACP)
16. Site plan review shall be required under SEPA for any significant development in the flood plain.
Appropriate mitigation measures shall be required whenever needed to reduce potential hazards. (Policy
12.1.3., ACP)
Plants:
17. The City shall consider the im pacts of new development on the quality of land, wildlife and vegetative
resources as a part of its environmental review process and require any appropriate mitigating measures. Such
mitigation may involve the retention of significant habitats. (Policy 11.3.4., ACP)
Animals:
18. The City shall consider the impacts of new development on the quality of the land, wildlifc and vegetative
reSOllrces as a part of its environmental review process a;,d require any appropriate mitigating measures. Such
mitigation may involve the retention of significant habitats. (Policy 11.3.4., ACP)
-
:
) DETERMINATION OF NON-SIGNIFICANCE SEP-0038/0039-89R (Continued) - Page 5
.
19. The City shall seek to retain as open space, those areas having a unique combination of open space values,
including: separation or buffering between incompatible land uses; visual delineation of the City or a distinct
arca or neighborhood of the City; unusually productive wildlife habitat; floodwater or storm water storage;
storm water purification; recreational value; aesthetic value; and educational value. (Policy 14.2.3., ACP)
Aesthetics:
20. The visual impact of large new developments should be a priority consideration in their review and
approval. (Policy 8.2.1., ACP)
21. 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; aesthetic value; and educational value. (Policy 14.2.3., ACP)
Historic and Cultural Preservation:
22. The City shall consider the impacts of new development on historical resources as a part of its
environmental review process and require any appropriate mitigating measures. (Policy 11.4.2., ACP)
Transportation/Street and Vehicular Traffic:
23. The City shall encourage the safe, efficient and convenicnt transportation of people and goods, and shall
. encourage and approve development only where adequate transportation facilities exist or will be made
available prior to project occupancy or use. Emphasis should be placed on the adequacy of street systems
(through such measures as "level of scrvice" standards) and storm drainage systems. (Policy 5.3.5., ACP)
24. The City shall continue to enforce thc, policy of requiring developers of new development of construct
streets directly serving the development, including spccific off site improvements... (Policy 23.5.1., ACP)
25. Improvements to serve new development will be constructed as a part of the development process. All
costs should be borne by the development where thc development is served by the proposed streets... (Policy
23.5.4., ACP)
26. Improvements to upgrade existing streets are considered to benefit abutting property. and improvements
should bc funded by the abutting property owners... (Policy 25.5.5., ACP)
Transportation/Transit:
27. The City shall continue to coordinate with METRO to provide adequate bus service between Auburn and
other King County areas. (Policy 23,6.1., ACP)
28. The City shall consider both transit impacts and opportunities posed by major development proposals in its
reviews under the State Environmental Policy Act. (Policy 23.6.4.. ACP)
29. The City shall support public transportation as a means to reduce locally generated air emissions. (Policy
11.2.3., ACP)
.
. .
:
DETERMINATION OF NON-SIGNIFICANCE SEP-0038/0039-89R (Continued) - Page 6
.
Utilities:
30. The City shall continue its policy of requiring that water system extensions needed to serve new
development shall be built prior to or simultaneous with such development, according to the size and
configuration identified by the Water Plan and Comprehensive Plan as necessary to serve future planncd
development... (Policy 24.1.4., ACP)
31. The City shall continue its policy or requiring that sewer system extensions needed to serve new
development shall be built to or simultaneous with such development, according to the size and configuration
identified by the Sewerage Plan and Comprehensive Plan as necessary to serve future planned developmcnt...
(Policy 24.2.2., ACP)
32. The City shall consider the impacts of new development on flood hazards or storm water discharge as a
part of its environmental review process and require any appropriate mitigating measures. (Policy 12.1.7.,
ACP)
General:
33. The growth impact of major development proposals on community facilities, amenities and services, as well
as the City's general quality of life, shall be thoroughly studied under the provision of SEPA prior to
development approval. Mitigating measures to ensure conformance with thc Plan (Comprehensivc) shall be
rcquired wherc appropriate. (Policy 5.2.1., ACP)
. The lead agency for this proposal has determincd that it does not have a probable significant adverse impact on
the environment, and an cnvironmental impact statement (EIS) is not required undcr RCW 43.21C.030(2)( c),
onlv.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 grading permit, a temporary grading, drainage, erosion and sedimentation control
plan shall be required. This plan shall show quantities and locations of excavations and embankments, thc
design of a storm drainage detention system, and methods of preventing drainage, erosion, and sedimentation
from impacting adjacent properties, natural drainage ways, sensitive areas, and existing private and public storm
drainage systems. Erosion control measures shall be implemented prior to beginning on-site filling, grading, or
construction activities.
2. As required by the Building Official, the imported fill material must originate from a source approved by the
City.
3. Denuded areas and soil stockpiles must be stabilized according to the following schedule or excepted in the
field when in the judgement of the Building Official, such schedule is not warranted:
From April 1 to October 31, all denuded areas at final grade and all exposed areas that are scheduled
to remain un worked for more than 30 days shall be stabilized within 10 days.
From November 1 to March 31, all exposed soils at final grade shall be stabilized immediately using
permanent or temporary measures. Exposed soils with an area greater than 5,000 square feet that
arc scheduled to remain unworked for more than 24 hours and exposed areas of less than 5,000
. square feet that will remain unworked for more than 7 days shall be stabilized immediately.
DETERMINATION OF NON-SIGNIFICANCE SEP-0038/0039-89R (Continued) - Page 7
.
4. Prior to the issuance of a clearing, grading or other construction permits, the applicant must furnish the City
Engineer with a proposed route and schedule of hauling fill material to the site. If. in the opinion of the City
Engineer, such ,hauling will adversely impact thc street network, hauling hours may be limited to appropriate
. off-peak hours.
5. The Contractor 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 governcd and direct cd by the
Building Official.
6. On-site wetlands shall be enhanced. relocated and vegetated in general accordance with recommendations
identified in the "Wetland Determination, Impact Assessment and Conceptual Mitigation on the Proposed Park
Center 277 East Site" dated April 11, 1991 as required and as approved by the Planning and Public Works
Directors and as modified by the City of Auburn's "Final Staff Evaluation for Emironmental Checklists SEP-
0038/0039-89R." Major elements of the proposed wetlands plan shall include the following:
3. Prior to issuance of construction permits, a final wetland mitigation plan, report, monitoring
program and contingency plan shall be submitted for review and approval in general accordance "ith
recommendations of the "Evaluation and Conceptual Mitigation" reports. The plan shall identify
locations proposed for temporary stockpiling of materials associated with wetland mitigation. In
addition, the plan shall establish goals and objectives to monitor and measure the success of the
wetland mitigation project. It should further demonstrate that the storm water proposed for
discharge into relocated or enhanced wetlands receives adequate pre-treatment and that the overall
. post-development site hydrology will not negatively impact existing, relocated or enhanced wetlands;
b. As directed, the proponent shall be required to provide the Auburn Building Official with services
of a Biologist and Civil Engineer with expertise in wetlands enhancement and relocation, for
purposes of inspecting wetland work activities for conformance with approved plans and
specifications. In addition, the Biologist shall be retained for a minimum of five ycars following
completion of all wetlands work to monitor the progress of the relocated and enhanced wetlands, and
to inspect the replacement of unsuccessful plant and habitat materials in accordance with the
approved plans. A minimum of biannual monitoring and inspection reports, indicating achievement
of goals and objectives, and project status, shall be filed with the Building Official throughout the
monitoring program, with a final report provided at the end of the monitoring program. This
condition does not preclude the applicant from continuing the use of biological or other professional
services of choice during the progress of project construction; however, this practice will not be
considered as meeting the stated condition,
c. Filling and grading for the site and wetlands mitigation work may occur concurrcntly. All wetland
mitigation work shall be completed prior to the issuance of building permits. provided that permits
may be approved in the event all non-vegetative mitigation work is completed (e,g" grading, cre'ation
of ponds), and that the approved biologist determines that severe seasonal weather conditions
prevent immediate completion of the plantings an a planting schedule is developed to complete the
pIantings, in which case the remaining plantings shall be completed prior to occupancy of the
building.
d. Prior to the issuance of construction permits, an appropriate security equivalent to the cost of all
wetlands work shall be submitted to the Building Official, and shall be kept active for a minimum of
five years following completion of all wetlands work in an amount commensurate with the monitoring
. program and contingency plan. At the end of the five year monitoring program, then the City shall
release the security.
-. .,
.'
DETERMINATION OF NON-SIGNIFICANCE SEP-0038/0039-89R (Continued) - Page 8
.
e. Following completion and acceptance of all wetland mitigation work, no clearing grading or
building construction shall occur within the wetland mitigation area, except as may be authorized by
the Public Works or Planning Director for protection of public health, safety and welfare;
maintenance purposes; passive recreation improvements; or contingency mitigation work, and except
delayed plantings due to weather conditions as described abovc.
f. The wetland mitigation area shall be clearly indicated on all construction plans approved by the
City, indicating the purpose and any limitation on the use of the area. The boundary of the wetland
mitigation area shall be staked in 25 foot intervals as clearing and construction limits throughout all
construction activities adjacent to the wetlands area, as required by the Public Works Director.
7. The purpose and intent of the following condition is to discourage the uncontrolled intrusion of humans into
the wetlands mitigation area and still provide a passive recreation opportunity. The following information and
improvements shall be provided:
a. A minim um of three interpretative signs shall be installed and maintained along the perimeter of
each wetland mitigation area. These signs shall indicate the location, type of vegetation and wildlife
species present, and restrictions related to the use of the wetland mitigation area.
b. The location and restrictions related to the use of the wetlands and mitigation area shall be
indicated and listed on any future sales agreements.
c. A passive recreation area (e.g. bench, viewing area) shall be provided for the employees located on
. site, to provide viewing and educational opportunities of the wetland area.
8. A detailed drainage analysis and drainage plan must be submitted for review and approval by the Public
Works Director prior to issuance of any grading or construction permits. The plan shall demonstrate the
compatibility of the proposed on-site storm water facility and the existing wetlands. It shall further demonstrate
that the storm water proposed for discharge into relocated wetlands receives adequate pre-treatment and that
the overall post-development site hydrology will not negatively impact existing, relocated or enhanced wetlands.
9. Prior to the issuance of clearing, grading or other construction permits, the applicant shall submit to the
Public Works and Planning Department Directors for review and approval a phasing plan that clearly describes
the specific sequence of activities. At a minimum this plan should provide for substantial construction of the
wetland mitigation plan (excluding monitoring and contingency work) prior to the issuance of building permits.
10. Storm drainage detention is required on-site. A five year pre-development design discharge and 25 year
post -development design storage shall be used. All public and private conveyance systems serving the plat will
be required to be dcsigned at an clevation such that said systems will not be completely inundated by backwater
during a 25 year storm, 24 hour storm event as directed by the City Engineer.
11. All storm drains within the development shall be stenciled with "DUMP NO WASTE, DRAINS TO
WETLAND".
12. Storm water discharge for the site will require water quality treatment via an approved oil/water separator
and/or biofiItration swale. as approved by the Public Works Director
13. The drainage conveyance improvements along the west property line of the plat shall be constructed in
conformance with the Comprchensive Drainage Plan including applicable public utility easements.
.
. "
. . .
, ' , DETERMINATION OF NON-SIGNIFICANCE SEP-0038/0039-89R (Continued) - Page 9
-',
.
14. The red-tailed hawk nest currcntly existing on the site shall be protccted by a ISO foot buffer in accordance
with the proposed site plan. Additionally a monitoring program with established goals and objectives prcpared
by an appropriate professional shall be submitted to the Planning and Public Works Directors for rcview and
approval prior to the issuance of construction permits for the project. The monitoring program shall be
performed over a period of thrce years to document the effectiveness of the buffer requirements and
surrounding wetland mitigation in maintaining the hawks' use of the nest site. A minimum of biannual
monitoring and inspection reports, indicating achievement of goals and objectives, and project status, shall be
filcd with the Building Official throughout the monitoring program, with a final report provided at the end of
the monitoring program. The buffer requirement shall only be relieved upon the submittal and approval by the
City of a written request along with supporting documentation prepared by a qualified biologist.
15. Prior to the issuance of grading Or construction pcrmits, the proponent shall provide a written record of the
site's historical usage for agricultural production, subject to the approval of Planning Director. At a minimum,
the record should include available photographic documentation and a written narrative detailing the site's
history, ownership and documentation of any unique or interesting architectural or historical features associated
with the site.
16. If secondary access to serve any development of lots 1 through 5 is necessary, "P' Street will be improved to
a minimum of 24 feet of pavement width through to 44th Street NW (S. 285th Street). "F" Street NW from 44th
to 52nd Street NW shall be improved to a 44 foot street section with any developmcnt of lots 6 through 10. Thc
construction and signalization of the interscction of S. 277th Street and "F" Strcet NW shall bc constructed with
thc initial building developmcnt.
. 17. Slope eascments will be requircd along the lots fronting "F' Street to provide for a transition from the
elevation of this street to meet the future elevation of S. 277th Street (52nd Street NW).
18. The development will be required to improve South 277th Street (52nd Street NW) to half street standards
adjacent to the site: consistent with the City's Comprehensive Traffic Plan designation of the street as a 5-lane
arterial. Also, the applicant shall reimburse the City for the dedication of six (6) feet of right-of-way (ROW) on
South 277th Street along the development's frontage that was acquired by the City to accommodate the planned
street construction. The reimbursement provisions were established through an agreement adopted by
Resolution Number 2178.
19. Half street improvements on 44th Street NW (South 285th Street) along the site's frontage will also be
required. The half street improvements will consist of the design and construction of 1/2 of a 44-foot street
section, 24 feet minimum pavement width, to provide two lanes of travel, with curb, gutter, sidewalks, storm
drainage and illumination on the north side of 44th Street NW. The cul-de-sac on the east end of 44th Street
NW must be a full 65 foot minimum in diameter. In addition, the center point of thc cui-dc-sac must match the
intersection of the property line south of the deveJopmenl.
20. It appears in order to construct 44th Strcet NW along the south property linc of the plat, that the existing
drainage ditch within the 44th Street NW right -of-way will need to be relocated. If said ditch is relocated, then
it shall be done in conformance with the comprehensive drainage plan including applicable culverts crossings
and public easements.
21. In addition to construction of the intcrior industrial streets shown on the proposed preliminary plat and
those directly adjacent, the proposed dcvelopment site also contributes to the need for traffic improvements
outside the City's corporate limits. The applicant shall be responsible for thc following improvements as
described below. The improvements arc based on impacts identified in Table 12 of the 'Traffic Impact
. Analysis" prepared by the TRANSPO Group, Inc. January 14,1992 and as identified by the Washington State
Department of Transportation in their letter of February 25, 1992.
\ . .
" ,
, DETERMINATION OF NON-SIGNIFICANCE SEP-0038/0039-89R (Continued) - Page 10
f"
-.
THE FOLLOWING IMPROVEMENTS ARE REOUIRED
SR 1S1/S. 277th St. Construct southbound right turn lane
,
S. 277th St./SR 167 southbound ramps Signalize and construct westbound left turn lane
S. 277th St./SR 167 northbound ramps Construct eastbound left turn lane
Since these affected locations are outside the Auburn City limits and undcr the jurisdiction of Washington State
Department of Transportation (DOT), the improvements must be accomplished in a manner meeting the
Department of Transportation's approval.
The applicant shall be responsible for guaranteeing the design and construction of the above-listed
improvements in a manner acceptable to the City of Auburn Planning and Public Works Directors prior to the
issuance of building permits. The improvements must be completed and operational prior to the occupancy of
buildings.
Until such time as the intersection improvements are completed, the City of Auburn shall require other future
developments within the City which impact these intersections by tcn or morc PM peak hour vehicle trips to
participate in a proportional share of the cost of these intersection improvements.
22. The proponent will be required to enter into a traffic mitigation agreement with the City to participate
in a proportional share of the cost of the following future intersection improvement-as identified in a
. "Traffic Impact Analysis" prepared by the TRANSPO Group, Inc. for the proposed project and as revised
January 14, 1992. This agreement will bc recorded against the site and will run with the land. The
improvement and percentage is as follows:
Location ImDrovement P~rcentaQe Particioation
SR 181/37th Strect NW Signalize 3.9%
23. The following off-site improvement is required to provide adequate secondary and emergency access to the
site. Frontage Road (a.k.a 72nd Avenue S) must be improved to 24 feet width and the structural integrity of the
road investigated/repaired as necessary. This improvement is required prior to approval of any development of
lots 6 through 10.
24. The design and construction of a railroad grade crossing signal with gates and upgraded surface will be
required at the 44th Street NW crossing of the Union Pacific Railroad when any development occurs on Lots 6
through 10. A payback agreement may be initiated by the developer to share the cost of this improvement with
the properties located between 37th Street NW and 52nd Street NW, and between SR 167 and the Burlington
Northern Railroad line.
25. The proponent shall submit a Transportation Management Plan for review and approval by the Auburn
Public Works Director prior to the issuance of occupancy permits for the development. The Plan shall be
coordinated between the proponent, the City and METRO and shall encompass both phases of the proposed
development.
26. Prior to submitting for any plat construction permits, approval of a phasing plan for conceptual water
. quality treatment, storm drainage, water, sanit~ry sewer, and street plans shall be required.
,
'. . ,,: r~'
. ,;, It" ,
" ,.".
.' DETERMINATION OF NON-SIGNIFICANCE SEP.OO38/0039-89R (Continued) - Page 11
1- .
.,......
.
.
27. In addition to the required on-site waterlines, the fire flow requirements of this project will necessitate
the construction of two off-site waterline extensions:
a. A 12-inch minimum public waterline shall be constructed from the existing 16-inch waterline
located at 44th Street NW and "B" Street NW, west along 44th Street NW under the Burlington
Northern Railroad tracks and along the frontage of the site.
b. A 12-inch minimum public waterline shall also be constructed from the existing 12-inch waterline
located at 52nd Street NW and Auburn Way North, west along 52nd Street NE/NW, under the
Burlington Northern Railroad tracks and along the frontage of the site.
28. An 8-ineh minimum public sanitary sewer line shall be constructed in 44th Street NW adjacent to the plat
(UPRR to BNRR) and in "F" Street NW from 44th Street NW to 52nd Street NW. A 24-inch minimum
sanitary sewer line shall be constructed in conformance with the City's Comprehensive Sanitary Sewer Plan in
52nd Street NW adjacent to the plat (UPRR to BNRR). Additional 8-inch minimum sanitary sewcr lines may
be required to serve on-site developments.
29. This project is within a designated IOO-year floodplain. The lowest finish floor of all new construction and
all public roads shall be elevated a minimum of 1 fool above the IOO-year flood c1C\",Hion.
RESPONSIBLE OFFICIAL: Steve Lancaster
POSITION /TITLE: Director of the Departmcnt of
Planning & Community Development
. ADDRESS: 25 West Main Street
Auburn, Washington 98001
(206) 931.3090
DATE ISSUED: March 23.1992 SIGNATURE: 4"~
Any person aggrieved of this final determination may file an appeal with the Auburn City Clerk within 10 days
of the date of issuance of this notice. All appeals of the above determination must be filed by 5:00 P.M. on
Aoril 2. 1992.
e