STATE ENVIRONMENTAL POLICY ACT
Mitigated Determination of Non-Significance
Date of Issuance: April 14, 2020
Lead agency: City of Stanwood
Agency Contact: Amy Rusko, firstname.lastname@example.org, 360-454-5220
Responsible Official: Patricia Love, Community Development Director
Agency File Number: 2019-0478 (PRD) and 2019-0479 (SEPA)
Description of Proposal: The applicant is proposing to construct a 91-lot single-family planned residential development. The project is located at the northwest corner of 80th Avenue NW and 284th Street NW. The site consists of five parcels on approximately 26.76 acres. Resident vehicular access to the site will be from 80th Avenue NW and 83rd Drive NW. The property is zoned Single Family Residential 9.6. The proposed community will include three open space/park tracts, a trail system around the perimeter, a Stormwater detention vault, street and landscaping improvements.
Address: 28414 80th Avenue NW, Stanwood, WA 98292
Applicant: Stanwood-26, LLC
Contact: William Hegger
The City of Stanwood has determined that this proposal will not have a probable significant adverse impact on the environment. Pursuant to WAC 197-11-350 (3), the proposal has been clarified, changed, and conditioned to include necessary mitigation measures to avoid, minimize or compensate for probable significant impacts. An environmental impact statement (EIS) is not required under RCW 43.21C.030 (2) (c). The necessary mitigation measures are listed below. The Environmental Checklist and supporting documents are available at the Community Development Department, located at 10220 270th Street NW, Stanwood, WA 98292 and are available on the City’s website at:
SEPA Mitigation Measures: This determination is based on establishing project compliance with the Stanwood 2015-2035 Comprehensive Plan:
Transportation: The transportation element includes criteria that facilitates in the development of safe, efficient and reliable movements of people and vehicles (TP-1.1, TP-1.2, TP-1.3, TP-1.4, TP-1.5, TP-1.6, TP-1.7). The following mitigation measures shall be included as conditions of approval:
1. 80th Avenue has limited sight distance due to the hill/slope of the road and the required distance of streets/driveways from the intersection of 284th Street NW and 80th Avenue NW. Access shall be provided to all lots from the internal roadway network within the development. No access from 80th Avenue NW shall be permitted. Lots 1-11 within the subdivision shall be prohibited from taking primary or any type of secondary access from 80th Avenue. This condition shall be placed on the face of the final plat map as a use restriction.
2. Due to the sight distance limitations and driving speed along 80th Avenue, a four-way stop, traffic circle, or other suggested traffic calming proposal shall be installed at the intersection of 80th Avenue NW and 284th Street NW to reduce potential vehicular and pedestrian conflicts at the intersection from the approximately 300 new residential units that utilize this intersection. A suggested solution and/or agreement of the improvements shall be approved by the City of Stanwood public works department prior to scheduling the public hearing on the subdivision.
Natural Features: The natural features element encourages the protection of the natural environment and open space through the use of clustering (Planned Residential Developments), prevent cumulative adverse environmental impacts to habitat conservation areas, while preserving and enhancing the Douglas Creek open space corridor (NFP-1.4, NFP-1.7, NFP 2.1, NFP-3.4, NFP-3.8, NFP-3.9, NFP-3.13, NFP-4.1). This is typically enforced through the zoning code within sections SMC 17.114, 17.115, 17.120, 17.125, 17.130 and 17.135, however due to comments received from the neighboring property owners and to ensure compliance with the code, the following mitigation measures shall be included as conditions of approval:
3. A Native Growth Protection Area (NGPA) easement shall be prepared and included as an exhibit for the public hearing on the subdivision. The site plan shall delineate the steep slope, stream, and associated buffers. This shall be submitted to the City prior to scheduling the public hearing for the subdivision. After the hearing the applicant shall record the NGPA document with the Snohomish County Auditor’s office and the recording number placed on the final plat map.
4. Temporary NGPA signage and fencing shall be installed along the perimeter of the critical area buffer prior to grading activities on the property. This shall include staking the boundary, installing construction orange fencing, installing temporary signage for workers on-site, and installation of significant tree protection for the retained trees within the buffer area. This shall be completed prior to any construction activities on-site.
5. Permanent NGPA signage and split rail fencing shall be installed prior to approval of Final Plat. The City of Stanwood uses Snohomish County sign specifications. The permanent NGPA boundary shall include a split rail fence along the entire border of the steep slope area, signs shall be placed no greater than 100 feet apart around the perimeter of the NGPA, the signs shall be 12” x 18” aluminum with white reflective background, signs shall be installed on 4x4 pressure treated wooden posts with quick set concrete a minimum depth of 1 ½ feet. This shall be completed prior to final subdivision approval.
6. The stormwater runoff from the proposed development is to be collected in a detention vault and released through a control structure to mimic pre-development flow rates. Stormwater then will be conveyed to the north, down the slope, to Douglas Creek. The stormwater is to be discharged above the ordinary high-water mark and an energy dissipator shall be added to the discharge point to minimize erosion potential.
7. Plans showing the stormwater infrastructure within a fifteen (15) foot wide by approximately one hundred (100) foot length area and a Critical Areas Mitigation and Planting Plan for this area shall be submitted and approved by the City of Stanwood prior to scheduling the public hearing on the subdivision.
8. Construction and/or grading work within the stream and steep slope buffer shall occur during the dry season, which is considered May 1st through October 1st. As an exception, the developer may request an exception to this condition if they provide, and the Public Works Director approves, a wet weather construction and mitigation plan.
Utilities: The utilities element addresses proposed utilities, including, but not limited to, electrical lines, telecommunication lines, and natural gas lines (UTP-4.1, UTP-4.4, UTP-4.5, UTP-5.1). The Williams Pipeline Easement is regulated by the Department of Transportation, Pipeline & Hazardous Material Safety Administration. The pipeline safety regulations are administered through Title 49, Code of Federal Regulations, Part 192. The following mitigation measures shall be included as conditions of approval:
9. An approved Williams Pipeline Encroachment Permit for work within the Northwest Pipeline Easement shall be required prior to civil construction plan approval. The applicant/property owner has agreed to dedicate an additional 20 feet to the north of the existing Williams Pipeline Easement, for a total of 50 feet in easement width. The applicant shall provide a signed copy of the agreement to the City of Stanwood. Within the agreement there shall be language as to what activities are allowed within the easement area (i.e. fencing, sheds, decks, patios, landscaping, gardens, animal kennels, play structures), along with who is responsible for moving and/or the replacement of the allowed uses within the easement area. The agreement shall be submitted prior to the public hearing.
10. A pipeline maintenance and use agreement affecting the lots subject to the pipeline easement shall be recorded with the final plat and note shall be placed on the face of the final plat map referencing the use restriction.
Public Comment Period: This MDNS is issued under WAC 197-11-340 (2); the lead agency will not act on this proposal for 14 days from Tuesday, April 14, 2020. Written comments must be submitted no later than 4:30 pm Tuesday, April 28, 2020, to the City of Stanwood Community Development Department at 10220 270th Street NW, Stanwood, WA 98292 or via email to email@example.com.
Appeal Process: You may appeal this determination by following the requirements found in SMC 17.81B.710, filling out the appeal form and submitting a check for the applicable fee. Submit the required documents to the City of Stanwood Community Development Department at 10220 270th Street NW, Stanwood, WA 98292 no later than 4:30 pm on April 28, 2020. Any SEPA appeals will be consolidated with the public hearing on the subdivision.
Date Issued: 04-14-2020
Date Advertised: 04-14-2020
End Comment Period: 04-28-2020
SEPA Checklist, PRD Plat Map, Tree Retention Plan, Landscape Site Plan, Wetland Report, Traffic Impact Analysis, Drainage Addendum, Preliminary Civil Plans