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Project Rev & CorrespondenceMarch 3, 2004 Ms. Tami Memman Community Development Director City of Yelm 105 Yelm Ave., W. Yelm, WA 98597 RE: Set-aside bond/landscaping Dear Tami: As per our agreement, I am funding the existing cash set-aside bond to cover the cost of the hydroseeding and plant/tree placements at Willow Glenn, Phase II. 8000 square feet of Hydro Seed $ 600 Viburnum 54 $14.25 769 36(, Doug Fir trees 23 $35 805 Hornbeam 750 Road Repair 6,370 $8,724- 50% increase 4,363 Total $13,087 Minus existing bond amount 3,000 Additional funding needed $10,087 S`~cerely, Denny 1~lascio, Manager Yelm Property Development, LLC Page 1 of 1 Tami Merriman From: KEVIN MCFARLAND [suf1234@msn.com] Sent: Thursday, November 20, 2003 3:24 PM To: Tami Merriman Subject: Re: street tree pruning or removal Hello: The first tree issue doesn't sound too difficult. I would not think the the State would have a problem with dropping the sign down a few inches or feet along with pruning of the tree. Would you like me to look into the pruning task and also contacting the state? The second tree issue is more of a dilemma. I haven't heard from the landscaper as of yet. Does the current Subway sign stand on the vacant commercial pad -what is the difference if the existing sign or a new monument sign are on the pad, if the lot developed either type of sign would have to be removed? Are all possibilities or options for a monument sign exhausted for the subway store? I would like to look at or have you take some pictures just to familiarize myself with the trees, subway, traffic view, signs, etc.. It would be unfortunate to remove the trees. Sorry, I don't have a good answer for you yet. Kevin ----- Original Message ----- From: Tami Merriman To: Kevin M. McFarland (E-mail) Sent: Tuesday, November 18, 2003 3:21 PM Subject: street tree pruning or removal I received two calls today regarding sign clearance. The first is a stop sign at the corner of 103`d and Yelm Avenue. It is located on the west side of 103`d. (this is the road that venture (first community) bank is.) The tree is totally blocking a "state" stop sign. If we pruned it up for sign clearance, it would take over half of the tree! The tree should actually be moved, as it is right in front of the stop sign. I would guess the tree to be about 4-6 inches in diameter; so moving it would be a big deal. I wonder if the state would ever allow the stop sign to be lower for a couple of years. We could prune up the bottom branches, and drop the red sign down a little? The second call was from a landscaper who has been asked to prune some street trees for Subway's sign clearance. These are on Yelm Avenue, east of Burger King. I am pretty sure they are zelkova trees too. There are two trees definitely blocking their signage, and no way to get sign clearance without removing or topping them. I think that we should direct them in the same way that we did venture bank, and strongly suggest a monument sign. However, the lot that their sign is on, is a vacant commercial pad in the same QFC complex, and will be developed at some point in the future. So putting out for the cost of the sign may not be the best option right now, as it may change in the near future. The landscaper may be calling you for guidance on pruning. However, after looking at them, I don't think even major pruning would be enough. What to do? Any ideas? Tami 11/20/2003 ~~~ JUN 2 '~ 2p0:; City of Yelm cj'~ ®F ~EL~ Community Development Department ~~~~°. Invoice No. CDD-03-084 ~nrvo~cF - t;ustomer Name Denny Balascio, Yelm Property Development Address 16442 Middle Road SE City Yelm State Wa ZIP 98597 Phone Date 6/26/03 Order No. Willow Glen II Rep SUB-02-8317-YL FOB hrs Description Unit Price TOTAL 12 Engineer Review Fees for Willow Glen Phase II $54.00 $648.00 Frontage improvements on Middle Road " SubTotal $648.00 Payment Details Shipping & Handling $0.00 Q Cash Taxes WA O Check ~ TOTAL $648.00 Office Use Only City of Yelm Community Development Department P.O. Box 479 Yelm, WA 98597 (360) 458-3835 fax (360) 458-3835 THANK YOU City of Yelm Community Development Department P.O. Box 479 Yelm, WA 98597 (360) 458-3835 (360) 458-3144 FAX Memorandum To: Chris Aldrich, AKI Landscape From: Tami Merriman, Assistant Planner Date: June 12, 2003 Re: Willow Glen Landscape Dear Chris: Attached please find an approved copy of the landscape plan for Willow Glen. I spoke with Denny Balascio this morning and verbally approved the change to the plan. Mr. Balasci may choose not to install the wood fence from Lot 33 to the northeastern stormwater retention pond. Mr. Balascio will plant grass on the eastern edge of back of sidewalk to his property line in that area. If you have any questions, please give me a call at 360-458-8496. Sincerely, `/~~~< Tami Merriman Assistant Planner cc: Denny Balascio G:\Community Development\Project Files\SUB Full Plat Subdivision\8317 Willow Glen Phase II\I,andscape app memo.doc City of Yelm Community Development Department P.O. Box 479 Yelm, WA 98597 (360) 458-3835 (360) 458-3144 FAX Memorandum To: File: Willow Glen Phase II From: Tami Merriman, Assistant Planner Date: June 12, 2003 Re: Landscape Plans There is an approved change to the approved Landscape Plan for Willow Glen Phase II. The applicant may choose not to construct the perimeter fencing along the eastern boundary of the project. This eastern boundary is located between Lot 33 and the northeastern stormwater retention pond. The applicant shall provide irrigation to the street trees located in this portion of property, as well as plant grass on the eastern side of the sidewalk to the property line. This alterative was verbally given to Denny Balascio on Thursday, June 12, about 9:15 am by me. Tami Merriman Assistant Planner G:\Community Development\Project Files\SUB Full Plat Subdivision\8317 Willow Glen Phase II\Landscape memo.doc ~`°f l a ~` f ~i i v J r North One Post Street • Spokane, WA 99201 • (509) 747-9750 AKI Landscape Architects 4405 Seventh Avenue Southeast, Suite 301 ~~ Lacey, Washington 98503 (360) 491-6900 Fax (360) 491-6904 ,_ ~U~ ~ '41 tUL„`, May 30, 2003 Tami Merriman, Assistant Planner City of Yelm 105 Yelm Ave W Yelm, Washington 98597 RE: Willow Glen Landscape Submittal Dear Tami, Revised Landscape Planting Plans for Willow Glen are attached for your review. Items have been corrected per your red-lined plans received May 29, 2003, and per your October 11, 2002 review comments as follows: 1- Planter strips will be hydroseeded. 2-Perimeterlandscaperequirementswillbemetusing asixfoothighsolidwoodfence. Ifdetailsareneededplease contact the proponent Denny Belascio. 3- Tree placement for the east property line has been corrected to exactly 35 feet spacing (one additional tree). 4- Accent trees have been included at a 1:3 ratio, for both interior streets and Middle Road frontage. 5- Landscapeplantingsmaybeadjustedslightlyduringconstructiontoavoidmaintenance accessroadsordrainage structures. 6- Revised road frontage landscape and tree planting plans are attached. Other- Planting strip on east property line (where there are no adjacent lots) is called out to be irrigated with subsurface irrigation system, to be designed by irrigation contractor or installer. Red-lined plans- corrections summarized: 1- Street tree plan and irrigation system design for Willow Glen frontage on Middle Road are attached. Tree planting has been revised to include accent trees at 1:3 ratio. We trust these plan corrections meet your approval. Please call me directly if there are any questions or concerns, 360-491-6900. Sincerely, iC-- Chris Aldrich AKI Landscape Architects chrisCc~akilandscapearchitects.com encl: (3) sets Shts L1.1, L2.1, L2.2 Cc: Denny Belascio, YPDC, 21709 96`h Ave W, Edmonds, Wa. 98020 i ~, , l i' ~" t` ~~ ~~ ~ ~~ ~ -~- May 28, 2003 Chris Aldrich AKI Landscape Architects 4405 Seventh Ave. SE Suite 301 Lacey, WA 98503 Dear Mr. Aldrich: Thank you for submitting the landscape plans for Willow Glen. I have reviewed the landscape plan, and am returning redlined copies back to you, as well as redlined copies of the interior landscape plan. I have not received a revised landscape plan reflecting my comments made in October 2002. When the revisions are complete, please return the revised plans to me. If you have any questions, please call me at (360) 458-8496. Sincerely, Tami Merriman Assistant Planner cc: .Denny Balascio, Yelm Property Development Jim Gibson, Development Services Engineer City of Yelm Development Guidelines: 4G.100 Street Trees All boulevard, arterial and collector streets in the City have been planted with trees which have created a distinct and pleasant character for those roadways. It is the goal of the City to continue patterns that have traditionally been used and to create distinctive character where it is presently lacking. Therefore, the street trees on the current plant list shall be employed when planting street trees in or along the public Right-of-Way. A. Planting theme Ratio: 3 street trees to 1 accent tree. 2. Species: See following table. i i ,i 0 Yelm tw le~rn~tvenue rre~~~ P.O. Box 479 Yelm, Washington 98597 November 15, 2002 Yelm Property Development Denny Balascio 16440 SE Middle Road Yelm, WA 98597 RE: WILLOW GLEN PHASE II SUBDIVISION, SUB-02-8317-YL Dear Applicant: Transmitted herewith is the Report and Decision of the City of Yelm Hearing Examiner relating to the above-entitled matter. Very t y yours, S EN K. CAUSSEAUX, JR. Hearing Examiner SKC/ca cc: Parties of Record CITY OF YELM -1- The City of Yelm is an Equal Opportunity Provider OFFICE OF THE HEARING EXAMINER CITY OF YELM REPORT AND DECISION CASE NO.: WILLOW GLEN PHASE II SUBDIVISION, SUB02-8317-YL APPLICANT: Yelm Property Development Denny Balascio 16440 SE Middle Road Yelm, WA 98597 SUMMARY OF REQUEST: The applicant is proposing to subdivide 8.89 acre into 46 single family lots. The property is zoned R-6 Moderate Density Residential. SUMMARY OF DECISION: Request granted, subject to conditions. PUBLIC HEARING: After reviewing Planning and Community Development Staff Report and examining available information on file with the application, the Examiner conducted a public hearing on the request as follows: The hearing was opened on November 4, 2002. Parties wishing to testify were sworn in by the Examiner. The following exhibits were submitted and made a part of the record as follows: EXHIBIT " 1 " - Planning and Community Development Staff Report and Attachments TAMI MERRIMAN appeared, presented the Department of Community Development Staff Report, and testified that the site measures 8.89 acres and consists of the second phase of a preliminary plat currently under construction. The applicant originally requested 45 lots, but was able to obtain a 46th lot. The new lot did not change the plat layout. Density requirements are met and the public received notice. A small corner of the property was originally shown as outside of the City limits, however staff determined that the zoning map -2- was inaccurate as to the location of the City limits and the County concurred. The project is located in the northeast portion of the City and phase one currently under construction contains 22 lots. The R-6 zone classification authorizes densities of between two and six lots per acre and requires no minimum lot size. Staff has safety concerns regarding lots 35, 58, and 59 and wants driveways on the south or north sides of said lots which will allow the greatest sight distance. Staff also requests a condition preventing the fencing of the front yards on the three lots. The City ordinance requires the applicant to reserve 5% of the site as open space. However, the City is presently developing a new 13 acre park in the vicinity, so the applicant will provide a fee in lieu of open space in the amount of $14,909. The applicant must construct roads to City standards as well as provide water and sewer. Staff is presently reviewing the storm water reports and recommends approval. Appearing was DENNY BALASCIO who cannot add to staff's testimony. He wants to discuss with staff a few issues regarding landscaping. No one spoke further in this matter and so the Examiner took the request under advisement. The hearing was concluded. NOTE: A complete record of this hearing is available in the City of Yelm Community Development Department FINDINGS, CONCLUSIONS AND DECISION: FINDINGS: 1. The Hearing Examiner has admitted documentary evidence into the record, heard testimony, and taken this matter under advisement. 2. The City has performed an environmental review, including review of a transportation analysis, and issued a Mitigated Determination of Nonsignificance on September 27, 2002, with a comment deadline of October 1 1, 2002, and an appeal deadline of October 18, 2002. No appeals were filed. 3. Notice of this application was mailed to state and local agencies, and property owners within 300 feet of the project site on September 5, 2002. Public Notice of the date and time of the public hearing was posted on the project site, mailed to property owners within 300 feet of the proposed site, and mailed to the recipients of the Notice of Application and SEPA Determination on October 24, 2002, and advertised in the local newspaper on October 25, 2002. 4. The applicant has a possessory ownership interest in an irregularly shaped, 8.89 acre parcel of property improved with one single family residential home and several outbuildings. The applicant requests preliminary plat approval to allow subdivision of -3- the site into 46 single family residential lots with a density of 5.2 dwelling units per acre. The existing home will remain on proposed lot 28, but all outbuildings will be removed. 5. The site plan shows that the proposed subdivision will access through Willow Glen Phase 1 and will become Phase II of said subdivision. Cascade Avenue SE and Sundance Avenue SE, Willow Glen Phase 1 internal plat roads, provide access to the internal plat road for Phase 11. The Phase II road consists of a loop known as Welch Loop SE. The plat map shows that the applicant has already installed pavement on Welch Loop between the intersections of the two Phase 1 internal plat roads. The plat map shows a Tract B storm water facility at the northeast corner and a planter strip on the outside of the looped plat road. 6. Parcels to the north and east of the site are located within unincorporated Thurston County in the Rural Residential, Residential, and Industrial zone classifications. Properties to the west and south within the City of Yelm are located within the Moderate Density Residential (R-6) zone classification as is the site itself. The aerial photograph shows that improvements in the area include single family dwellings on large parcels and a new single family subdivision consistent with the R-6 classification. A school is located to the southeast. 7. Lots 35, 58, and 59, located on the inside of the corner curves of the internal plat road, have sight distance problems which requires the City to specify the location of the driveways providing access to said lots and also prohibiting the installation of fences or vegetation which would interfere with entering and stopping sight distance. Conditions of approval specify a driveway placement for lot 35 no further than 85 feet from the north property line, and driveway placements for lots, 58 and 59 no further than 30 feet from their south property line. Proposed conditions of approval also address fencing restrictions, and the Examiner has expanded the condition to include vegetation. 8. Based upon the requirements of the City of Yelm Comprehensive Plan and Chapter 14.12 of the Yelm Municipal Code (YMC), the applicant must dedicate as open space a minimum of 5% of the gross area of the parcel or in the alternative pay a fee in lieu of providing such open space. 5% of the site calculates to 19,363 square feet, and the City calculates the fee-in-lieu as $.77 per square foot or $14,909.51. A condition of approval requires the applicant to pay such amount. 9. The Yelm School District and the applicant will enter into a school mitigation agreement which will require the payment of mitigation fees based upon the project's impact. The school district, the applicant, and the environmental official will determine the exact amount. -4- 10. The parcel abuts Middle Road and the applicant will dedicate ten feet of right-of--way across the plat frontage to the City. However, the plat will not access directly from Middle Road, but via the Willow Glen Phase I internal plat road. The design of Phase I provided for the continuation of subdivision streets to serve the Phase II lots. The 46 lot subdivision will increase traffic and impact the City's transportation system. Chapter 15.40 YMC requires a development to mitigate its impacts on said transportation system. A single family residential dwelling generates 1.01 p.m. peak hour trips, and the City transportation facility charge is $757.50 per dwelling unit, payable at the time of building permit. Conditions of approval require said payment. Compliance with conditions of approval will ensure that both Phase 1 and Phase II meet the policies and requirements of the City transportation plans. 1 1. Each lot will have a minimum of two parking spaces, and the City will provide domestic water, fire flow, and sanitary sewer service to the project. Conditions of approval require the payment of one equivalent residential unit (ERII) per dwelling at the rate of $1, 500 per ERU, and the connection of the existing home to City water. 12. The plat will adequately address storm water runoff as the applicant must design and construct all storm water facilities in accordance with the Department of Ecology's Stormwater Management Manual as adopted by the City of Yelm, and comply with best management practices. The storm drainage system must ensure that the storm water runoff from the roofs of the houses will infiltrate into the ground on each lot. The homeowners will own the storm water system in common, and the Community Development Department will approve the applicant's storm water operation and maintenance plan. 13. Thurston County Fire Protection District No. 2 will provide fire protection for the site and has a fire station within a reasonable response time. 14. The applicant will install street lighting and sidewalks to ensure safe walking conditions for pedestrians. 15. Chapter 17.80 YMC requires the applicant to provide on-site landscaping. While the code requires a Type II landscaping screen around the perimeter of the subdivision, the City also allows fencing of subdivisions in lieu of plants. The applicant has addressed the landscaping requirements by the submittal of a preliminary landscaping plan acceptable to the City. CONCLUSIONS: 1. The Hearing Examiner has jurisdiction to consider and decide the issues presented by this request. -5- 2. The applicant has established that the proposed preliminary plat makes appropriate provision for the public health, safety, and general welfare for open spaces, drainage ways, streets, roads, alleys, other public ways, transit stops, potable water supplies, sanitary waste, parks and recreation, playgrounds, schools and school grounds, and safe walking conditions. 3. The proposed subdivision meets all bulk regulations and other requirements of the RS-6 zone classification, and assuming compliance with conditions of approval, will meet all other development regulations. 4. Public facilities in the area can adequately serve the subdivision. 5. The City's sewer system has capacity to serve all lots within the subdivision. 6. The proposed preliminary plat will serve the public use and interest by providing an attractive location for a single family residential subdivision in a growing area of the City near other urban density subdivisions and schools. Therefore, the proposed preliminary plat of Willow Glen Phase II should be approved subject to the following conditions: 1. The applicant shall show adequate building envelopes for lots 35, 58, and 59 on civil plans submitted for final approval. 2. The applicant shall show on civil plans, and the on the face of the final plat, the driveway placement for lot 35 to be no further than 85 feet from the North property line. 3. The applicant shall show on civil plans, and the on the face of the final plat, the driveway placement for lots 58 and 59 to be no further than 30-feet from the South property line. 4. The applicant shall provide specific fencing restrictions for lots 35, 58, & 59 in the Covenants and Restrictions for the Homeowners Association, and on the face of the final plat, to provide for adequate sight distance. 5. The applicant shall pay an open space fee in lieu of in the amount of $14,909.51. 6. The proponent shall mitigate transportation impacts based on the new residential p.m. peak hour trips generated by the project. The Transportation Facility Charge (TFC) shall be based on 1.01 new peak hour trips per residential unit. The proponent will be responsible for a TFC of $757.50 per dwelling unit which is payable at time of building -6- permit. 7. Frontage improvements are required for this project. Frontage improvements shall be consistent with the City of Yelm's Development Guidelines. Frontage improvements for Middle Road shall be consistent with the section "Neighborhood Collector". Interior street improvements shall be consistent with the section "local access residentiaP'. 8. Frontage improvements shall include frontage improvements deferred in the Willow Glen Phase I development. 9. The applicant shall connect to the City's water system. Water ERU's (equivalent residential units) are based on a consumption rate of 240 gallons per day and are currently charged at a rate of $1,500/ERU (subject to change) inside city limits. This fee is payable at time of building permit issuance. 10. The applicant shall connect the existing home to water service temporarily from a meter located at lot 23, and must reconnect to its own meter, as soon as the water lines are approved and dedicated to the City. 11. The applicant shall abandon the on-site well in accordance with the Department of Ecology standards, and any water rights transferred to the City. 12. The proponent shall connect to the City's S.T.E.P System. The S.T.E.P. System shall be designed to City standards. The applicant shall submit final civil plans to the Community Development Department for review and approval. 13. Sewer connection fees are charged at the current rate of $4,986.00 per connection, (fee subject to change) payable at building permit issuance. All connections require an inspection, with a fee of $145.00 per connection, also payable at building permit issuance. These fees will be assessed at building permit issuance for each lot. 14. Existing sewage systems located on-site shall be abandoned per Article IV Rules & Regulations of the Thurston County Board of Health Governing Disposal of sewage. 15. The applicant shall design and construct all storm water facilities in accordance with the DOE Storm Water Manual, as adopted by the City of Yelm. Best Management Practices (BMP's) are required during construction. -~- The applicant shall compile a final storm water report along with construction drawings. 16. All roof drain runoff shall be infiltrated on each lot. Infiltration shall be accomplished utilizing individual drywells. 17. The applicant shall submit a storm water operation and maintenance plan to the Community Development Department for approval prior to final plat approval. 18. The stormwater system shall be held in common by the Homeowners. The Homeowners Agreement shall include provisions for the assessment of fees against individual lots for the maintenance and repair of the stormwater facilities. 19. The applicant shall submit fire flow calculations for all existing and proposed hydrants. All hydrants must meet minimum City standards. 20. The applicant shall submit a fire hydrant plan to the Community Development Department for review and approval. 21. Per the City of Yelm's Development Guidelines, street lighting and interior street lighting will be required. A lighting design plan shall be submitted to the Community Development Department for review and approval. 22. Prior to the submission final plat application, the applicant will provide the Building Department with an addressing plat map for approval. 23. The applicant shall comply with the mitigation requirements of the MDNS issued on September 27, 2002. Mitigation includes: a. The applicant shall mitigate transportation impacts based on the new p.m. peak hour trips generated by the project. The Transportation Facility Charge (TFC) shall be based on 1.01 p.m. peak hour trips per residential unit. The applicant will be responsible for a TFC of $757.50 per unit, which is payable at time of building permit issuance. b. The applicant shall enter into an agreement with the Yelm School District to mitigate project impacts to the school district. 24. The applicant shall submit a final landscaping and irrigation plan to include the perimeter of the project site, planter strips, open space, and stormwater -s- facilities. DECISION: The request for preliminary plat approval of Willow Glen Phase II is hereby granted subject to the conditions contained in the conclusions above. ORDERED this 15th day of November, 2002. STEPHEN K. CAUSSEAIIX, JR. Hearing Examiner TRANSMITTED this 15th day of November, 2002, to the following: APPLICANT: Yelm Property Development Denny Balascio 16440 SE Middle Road Yelm, WA 98597 City of Yelm Tami Merriman 105 Yelm Avenue West P.O. Box 479 Yelm, Washington 98597 -9- CASE NO: WILLOW GLEN PHASE ll SUBDIVISION SUB-02-8317-YL NOTICE 1. RECONSIDERATION: Any interested party or agency of record, oral or written, that disagrees with the decision of the hearing examiner may make a written request for reconsideration by the hearing examiner. Said request shall set forth specific errors relating to: A. Erroneous procedures; B. Errors of law objected to at the public hearing by the person requesting reconsideration; C. Incomplete record; D. An error in interpreting the comprehensive plan or other relevant material; or E. Newly discovered material evidence which was not available at the time of the hearing. The term "new evidence" shall mean only evidence discovered after the hearing held by the hearing examiner and shall not include evidence which was available or which could reasonably have been available and simply not presented at the hearing for whatever reason. The request must be filed no later than 4:30 p.m. on December 3, 2002 (10 days from mailing) with the Community Development Department 105 Yelm Avenue West, Yelm, WA 98597. This request shall set forth the bases for reconsideration as limited by the above. The hearing examiner shall review said request in light of the record and take such further action as he deems proper. The hearing examiner may request further information which shall be provided within 10 days of the request. 2. APPEAL OF EXAMINER'S DECISION: The final decision by the Examiner -lo- may be appealed to the city council, by any aggrieved person or agency of record, oral or written that disagrees with the decision of the hearing examiner, except threshold determinations (YMC 15.49.160) in accordance with Section 2.26.150 of the Yelm Municipal Code (YMC). NOTE: In an effort to avoid confusion at the time of filing a request for reconsideration, please attach this page to the request for reconsideration. -11- City of Yelm 105 Yelm Avenue West P. D. Box 479 Yelm, Washington 98597 November 15, 2002 Yelm Property Development Denny Balascio 16440 SE Middle Road Yelm, WA 98597 RE: WILLOW GLEN PHASE 11 SUBDIV[S(ON, SUB-02-8317-YL Dear Applicant: Transmitted herewith is the Report and Decision of the City of Yelm Hearing Examiner relating to the above-entitled matter. Very t y yours, S EN K. CAUSSEAUX, JR. Hearing Examiner SKC/ca cc: Parties of Record CITY OF YELM -1- The City of Yelm is an Equal Opportunity Provider was inaccurate as to the location of the City limits and the County concurred. The project is located in the northeast portion of the City and phase one currently under construction contains 22 lots. The R-6 zone classification authorizes densities of between two and six lots per acre and requires no minimum lot size. Staff has safety concerns regarding lots 35, 58, and 59 and wants driveways on the south or north sides of said lots which will allow the greatest sight distance. Staff also requests a condition preventing the fencing of the front yards on the three lots. The City ordinance requires the applicant to reserve 5% of the site as open space. However, the City is presently developing a new 13 acre park in the vicinity, so the applicant will provide a fee in lieu of open space in the amount of $ l 4,909. The applicant must construct roads to City standards as well as provide water and sewer. Staff is presently reviewing the storm water reports and recommends approval. Appearing was DENNY BALASCIO who cannot add to staff's testimony. He wants to discuss with staff a few issues regarding landscaping. No one spoke further in this matter and so the Examiner took the request under advisement. The hearing was concluded. NOTE: A complete record of this hearing is available in the City of Yelm Community Development Department FINDINGS, CONCLUSIONS AND DECISION: FINDINGS: 1. The Hearing Examiner has admitted documentary evidence into the record, heard testimony, and taken this matter under advisement. 2. The City has performed an environmental review, including review of a transportation analysis, and issued a Mitigated Determination of Nonsignificance on September 27, 2002, with a comment deadline of October 1 1, 2002, and an appeal deadline of October 18, 2002. No appeals were filed. 3. Notice of this application was mailed to state and local agencies, and property owners within 300 feet of the project site on September 5, 2002. Public Notice of the date and time of the public hearing was posted on the project site, mailed to property owners within 300 feet of the proposed site, and mailed to the recipients of the Notice of Application and SEPA Determination on October 24, 2002, and advertised in the Iota( newspaper on October 25, 2002. 4. The applicant has a possessory ownership interest in an irregularly shaped, 8.89 acre parcel of property improved with one single family residential home and several outbuildings. The applicant requests preliminary plat approval to allow subdivision of -3- l 0. The parcel abuts Middle Road and the applicant will dedicate ten feet of right-of-way across the plat frontage to the City. However, the plat will not access directly from Middle Road, but via the Willow Glen Phase I internal plat road. The design of Phase 1 provided for the continuation of subdivision streets to serve the Phase II lots. The 46 lot subdivision will increase traffic and impact the City's transportation system. Chapter 15.40 YMC requires a development to mitigate its impacts on said transportation system. A single family residential dwelling generates 1.01 p.m. peak hour trips, and the City transportation facility charge is $757.50 per dwelling unit, payable at the time of building permit. Conditions of approval require said payment. Compliance with conditions of approval wi[I ensure that both Phase I and Phase II meet the policies and requirements of the City transportation plans. 1 l . Each lot will have a minimum of two parking spaces, and the City will provide domestic water, fire flow, and sanitary sewer service to the project. Conditions of approval require the payment of one equivalent residential unit (ERU) per dwelling at the rate of $1,500 per ERU, and the connection of the existing home to City water. l 2. The plat will adequately address storm water runoff as the applicant must design and construct all storm water facilities in accordance with the Department of Ecology's Stormwater Management Manual as adopted by the City of Yelm, and comply with best management practices. The storm drainage system must ensure that the storm water runoff from the roofs of the houses will infiltrate into the ground on each lot. The homeowners will own the storm water system in common, and the Community Development Department will approve the applicant's storm water operation and maintenance plan. 13. Thurston County Fire Protection District No. 2 will provide fire protection for the site and has a fire station within a reasonable response time. 14. The applicant will install street lighting and sidewalks to ensure safe walking conditions for pedestrians. l 5. Chapter 17.80 YMC requires the applicant to provide on-site landscaping. While the code requires a Type II landscaping screen around the perimeter of the subdivision, the City also allows fencing of subdivisions in lieu of plants. The applicant has addressed the landscaping requirements by the submittal of a preliminary landscaping plan acceptable to the City. CONCLUSIONS: 1. The Hearing Examiner has jurisdiction to consider and decide the issues presented by this request. -5- permit. 7. Frontage improvements are required for this project. Frontage improvements shall be consistent with the City of Yelm's Development Guidelines. Frontage improvements for Middle Road shall be consistent with the section "Neighborhood Collector". Interior street improvements shall be consistent with the section "local access residentiaP'. 8. Frontage improvements shall include frontage improvements deferred in the Willow Glen Phase I development. 9. The applicant shall connect to the City's water system. Water ERU's (equivalent residential units) are based on a consumption rate of 240 gallons per day and are currently charged at a rate of $1,500/ERU (subject to change) inside city limits. This fee is payable at time of building permit issuance. 10. The applicant shall connect the existing home to water service temporarily from a meter located at lot 23, and must reconnect to its own meter, as soon as the water lines are approved and dedicated to the City. 11. The applicant shall abandon the on-site well in accordance with the Department of Ecology standards, and any water rights transferred to the City. 12. The proponent shall connect to the City's S.T.E.P System. The S.T.E.P. System shall be designed to City standards. The applicant shall submit final civil plans to the Community Development Department for review and approval. 13. Sewer connection fees are charged at the current rate of $4,986.00 per connection, (fee subject to change) payable at building permit issuance. All connections require an inspection, with a fee of $145.00 per connection, also payable at building permit issuance. These fees will be assessed at building permit issuance for each lot. 14. Existing sewage systems located on-site shall be abandoned per Article IV Rules & Regulations of the Thurston County Board of Health Governing Disposal of sewage. 15. The applicant shall design and construct all storm water facilities in accordance with the DOE Storm Water Manual, as adopted by the City of Yelm. Best Management Practices (BMP's) are required during construction. -~- facilities. DECISION: The request for preliminary plat approval of Willow Glen Phase 11 is hereby granted subject to the conditions contained in the conclusions above. ORDERED this l 5th day of November, 2002. CALISSEAIIX, TRANSMITTED this 15th day of November, 2002, to the following: APPLICANT: Yelm Property Development Denny Balascio 16440 SE Middle Road Yelm, WA 98597 City of Yelm Tami Merriman 105 Yelm Avenue West P.O. Box 479 Yelm, Washington 98597 -9- Hearing Examiner may be appealed to the city council, by any aggrieved person or agency of record, oral or written that disagrees with the decision of the hearing examiner, except threshold determinations (YMC 15.49.160) in accordance with Section 2.26.150 of the Yelm Municipal Code (YMC). NOTE: In an effort to avoid confusion at the time of filing a request for reconsideration, please attach this page to the request for reconsideration. -11- VISITOR SIGN IN SHEET Please sign in and indicate if you wish to speak at this meeting or to be added to the mailing list to receive future agendas and minutes. ALL CITY HEARING EXAMINER MEETINGS ARE AUDIO TAPED. FOR INFORMATION ON OBTAINING A COPY PLEASE CALL YELM COMMUNITY DEVELOPMENT DEPARTMENT AT 360-458-3835 MEETING: YELM HEARING EXAMINER DATE: NOVEMBER 4, 2002 TIME: 9:00 AM LOCATION: YELM CITY HALL, COUNCIL CHAMBERS Hearing: 1. Willow Glen Phase II, SUB-02-8317-YL 2. Easthaven Villa II, CUP-02-8322-YL NAME & ADDRESS MAILING LIST? /SPEAKER? (Indicate which public hearing by the assigned numbers above) ~~N ~~~~~ ~, ~E ~' SDI ~ LRc~ B/ray S~ ~ ~~ ~ ~ ~~ fem. ~ ~ ~ C ~~ ~ ~ ~ I/ ~F tHE A~Q~ a~ 9~ ~~ o Yelm 4 ~ ~ 105 Yelm Avenue West P.O. Box 479 YELMoTGN Yelm, Washington 98597 (360) 458-3244 AGENDA CITY OF YELM HEARING EXAMINER MONDAY, NOVEMBER 4, 2002 9:00 A.M. YELM CITY HALL COUNCIL CHAMBERS, 105 YELM AVE. W. Call to Order 2. Public Hearings SUB-02-8317-YL Willow Glen -Phase II Yelm Property Development An application to subdivide 8.89 acres into 46 single family lots on Middle Road. CUP-02-8322-YL Easthaven Villa -Phase I I Beehive Management Group, L.L.C. An application to construct an additional building with 20 assisted living units at the site of the Easthaven Villa facility on Cullins Road. 3. Adjourn It is the City of Yelm's policy to provide reasonable accommodations for people with disabilities. If you are a person with a disability in need of accommodations to conduct business, or to participate in government processes or activities, please contact Agnes Bennick, at 360-458-8404 at least four (4) working days prior to the scheduled event. All Hearing Examiner meetings are audio taped. For information on obtaining a copy, please call the Community Development Department at (360) 458-3835. The City of Yelm is an Equal Opportunity Provider / OF THE p~~ 9~ ~_ ~~ ~~ YELM WASHINGTON Ciry of Yelm 105 Yelm Avenue West P.O. Box 479 Yelm, Washington 98597 (360) 458-3244 NOTICE OF PUBLIC HEARING YELM HEARING EXAMINER DATE: Monday, November 4, 2002, 9:00 a.m. PLACE: City Hall Council Chambers, 105 Yelm Ave W., Yelm WA PURPOSE: Public Hearing to receive comments on a 46 lot Residential Subdivision, Case #SUB-02-8317-YL APPLICANT: Yelm Property Development, L.L.C. PROJECT LOCATION: 16440 SE Middle Road, Yelm, WA 98597 The~Yelm Hearing Examiner will hold a public hearing to receive comments on a proposed 46- lot Residential Subdivision. The Hearing Examiner will make a decision on the matter within 10 days after the hearing. Special Note: The applicant originally submitted preliminary plat application to subdivide the property into 45 single-family lots. The 45-lot proposal was described in the notice of application, and the SEPA determination that was mailed to the appropriate agencies, and 300' property owner radius. After these notices were complete and mailed, the applicant requested to submit a change to the plat to add an additional single family lot, for a total of 46 single family lots. This change is noted in this public hearing notice, and is being mailed to all recipients of the original notice of application and SEPA determination. Testimony may be given at the hearing or through any written comments on the proposal, received by the close of the public hearing on November 4, 2002. Such written comments may be submitted to the City of Yelm at the address shown above, or mailed to the City of Yelm Community Development Department, PO Box 479, Yelm WA 98597. Any related documents are available for public review during normal business hours at the City of Yelm, 105 Yelm Ave W., Yelm, WA. For additional information, please contact Tami Merriman at (360) 458-3835. The City of Yelm provides reasonable accommodations to persons with disabilities. If you need special accommodations to attend or participate in this hearing, please call the City Clerk, Agnes Bennick, at (360) 458-8404, at least 4 days before the meeting. ATTEST: City of Yelm ~f' ~ / ~.-~JGtut~ a! •~c i Agnes Bennick, City Clerk DO NOT PUBLISH BELOW THIS LINE Published in the Nisqually Valley News: Friday, October 25, 2002. Mailed to Adjacent Property Owners and Posted in Public Places: October 24, 2002. The City of Yelm is an Equal Opportunity Provider CITY OF YELM EXHIBIT I SITE PLANS SUB-02-8317-YL ORIGINAL SITE PLAN s ~ ~ ~ ~ ~ ~~ ~~ qa ~ ~\ {g~~~~~94 a ~ Ma ~S gigg 8a~ ~p ~ p :r~~~ \ \\ -___~\~\\ \\\ ~4 g S B ~ \ I5 i B Yip ,~ ~ ~ C b b ' ~ ~ M $ ~ g o \ ~ ~~ / '~ ~~ ~iN ~ ~ ~ ~ }~ ~F - -,~~ ' ~~ ~ g ' 7~ _ J~ n S ./' 9 ~ [[pp 9 ~,.~,s I I j R. A ~ uS 6 I .. §g ~ S ;~' N n m 8^N ~~ ~ m ~ Z ~ 8a ~ ~ in I gm = r . .~ ° i 3 . ~~ Q ~ ~ $s'~ N ~ ~ i ~ ~ L~ k~ ? _ ~y g _.~~ ~I A I Z L W a •~ H ^~~~~ ~ rjt ~ ~ ' Z ~ C ~ ~'{-~~- F I ~ ~ ~ ~ ~ ` .S N (*I r r = I L bG ~ ~ F ~ I ~ . o y ~~ ~ - -- Y' ~~ m ~ r ~I n~ r z T ; , F -~ -n -~ Z c ay ~ ~ ~ ~" r a -~ ~•v•,X a KAY i ~~~~~~I yPa ~tl~ ~ ~~~ -~ ;~ _~_~ , _ _'r-E ~~~ ? -I~ ~~ -,-rte-f J-- -~"-~ ;ASCADIA[J~~SE - ~1 --~ _. v- i~~=.......~ i ax~ I ' aR ~' ~ ~~ ~ ~~ ~J__ _ . iv-~ ~ EXHIBIT I, PAGE 1 OCTOBER 24, 2002 s ~Z 'ls \'\, \\O~~/P'•s l / ~qO\ ,. . ~'.. @~ ~ ,~~ ~~8 ~ ~ CITY OF YELM EXHIBIT I SITE PLANS SUB-02-8317-YL AMENDED SITE PLAN gg {~ ~ ~9 ~~ F P E s~qe ~ =9G~ 2F 898 ~ ~ S9S$p'~ N F ~ ~ ~ 9 ~ 9 4 y ~ a 3 F \ p ~ ~ \ ~n gg yp ggg %% P ~ ~~~ b ~ ~ n ,;~~ ~~ 6 yF o ~ ~ ~ ~ 4 \ i ~~~ ~ \ F~ \ / ~- `' Via: ^~ ~ ' '" ' ~ ~ ~q0 `C '~s g~tl~ NNm v 4 ~~©~ °; ~ VI ~ ~ T U ~a ~ .~ Y lu ,~ I ~ o ~_ ~~ P99 IV 1" m 7 ~ a -~ :n z ~' v b -~ .v..% w EXHIBIT ~, aG ~ ~ m ~ ~_ _I rl F ¢ .. visa _ I a ~\ cps ~~~, ~ ~ $ ~ ~ ~ ~ ~. ~. ~ ~y~ ~ _L _ _ _ \T oa~~< - ~aa na- on~cc' .1QJU _ rono I_ _ ~~ g -~ - 1 1 6A 1On600~n) ~ - 24, 2002 I ' Ot ~, W I .,.. 6 ,b Syr ~;~. I1 X p.-g~ L 4. y Lam: ° '~. J I "° m ~ _ n 4 Z o s _ ~ ~ 1, :---~^ ~ r ~ ~~~, ~ ~ x ~ ` 'D 1 I z r~ ~~ > I Z I ~tl ~ m _~ ga ro aR m ~ gR ~ F y3y3I I I I I o CITY OF YELM EXHIBIT II NOTICE OF APPLICATION SU B-02-8317-YL r " l~ ~~~~ waSNiucroN CITY OF YELM PO Box 479 Yelm WA 98597 360-458-3835 NOTICE OF APPLICATION Mailed on: September 5. 2002 PROJECT NAME AND LOCATION: Willow Glen Phase II Welch Loop SE (extension of Welch Street) LAND USE CASE: SUB-02-8317-YL An application submitted by Yelm Property Development, LLC, 16440 SE Middle Road, Yelm, WA 98597, for the above-referenced project was received by the City of Yelm on May 23, 2002. The City has determined the application to be complete on•September 4, 2002. The application and any related documents are available for public review during normal business hours at the City of Yelm, 105 Yelm Avenue W., Yelm WA. For additional information please contact Tami Merriman, Community Development Department, at (360) 458-3835. PROJECT DESCRIPTION: The project proposal is to subdivide 8.68 acres into 45 single-family residential lots with roadway, utilities and stormwaterfacilities. ENVIRONMENTAL and OTHER DOCUMENTS SUBMITTED WITH THE APPLICATION: An Environmental Checklist, Traffic Impact Analysis, and a preliminary Storm Drainage Analysis and Report were also submitted. Additional Information or Project Studies Requested by the City: The City has not requested any additional information at this time. No preliminary determination of consistency with City development regulations has been made. At minimum, this project will be subject to the following plans and regulations: City of Yelm Comprehensive Plan, Zoning Title (17), Critical Areas Ordinance (14.08), Storm Water Drainage Design and Erosion Control Manual (DOE), Uniform Building Code, State Environmental Policy Act (SEPA) Title (14), Road Design Standards, Platting and Subdivision Title (16), and the Shoreline Master Program. The City of Yelm invites your comments early in the review of this proposal. Comments should be directed to Tami Merriman, Community Development Department, P.O. Box 479, Yelm WA 98597, 360- 458-3835. THE 15-DAY PUBLIC COMMENT PERIOD ENDS AT 5:00 PM ON SEPTEMBER 20, 2002. This notice has been provided to appropriate local and state agencies, and property owners within 300 feet of the project site. These recipients, and any others who submit a written request to be placed on the mailing list, will also receive the following items when available or if applicable: Environmental Threshold Determination, Notice of Public Hearing and Notice of Final Decision. If the proposed project requires a City Council decision, it will be mailed to all those who participate in the public hearing and to anyone else requesting the decision in writing. Additionally, there will be a 14-day public comment period if an environmental determination is issued. Opportunities for appeal occur within twenty one (21) days after the date the environmental determination is issued. City Council decision can be appealed through Superior Court. Appeals of site plan review decisions may be filed within 14 days of Notice of Final Decision. EXHIBIT II, PAGE 1 OCTOBER 24, 2002 CITY OF YELM EXHIBIT III DETERMINATION OF NONSIGNIFICANCE AND COMMENTS SU B-02-8317-YL SEPA NO: 8317 MITIGATED DETERMINATION OF NONSIGNIFICANCE Proponent: Yelm Property Deveopment, LLC. Description of Proposal: Subdivide 8.68 acres into 45 single family residential lots. The project includes the construction of stormwater facilities, interior streets, and street improvements to Middle Road. Location of the Proposal: The project site is located on Middle Road, between Railway Road, and 100`" Way SE. Section/Township/Range: Section 19, Township 17N Range 2E. Threshold Determination: The City of Yelm as lead agency for this action has determined that this proposal does not have a probable significant adverse impact on the environment. Therefore, an environmental impact statement (EIS) will not be required under RCW 43.21C.030(2)(c). 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. Conditions/Mitigating Measures: SEE ATTACHED Lead agency: City of Yelm Responsible Official: Grant Beck, Community Development Director Date of Iss :September 27, 2002 Comm t Dead4ine: ~ ;' 5:00 p.m., October 11, 2002 %~ ~ ~ ~~ Grant,$eck, Community Development Director This 1GIif gated Determination of NonSignificance (MDNS) is issued pursuant to Washington Administrative Code 197-11-340(2). Comments must be submitted to Tami Merriman, Community Development Department, at City of Yelm, 105 Yelm Ave. W., P.O. Box 479, Yelm, WA 98597, by 5:00 p.m., October 11, 2002. The City of Yelm will not act on this proposal prior to 5:00 p.m., October 18, 2002. You may appeal this determination to the Yelm City Council, at above address, by submitting a written appeal no later than 5:00 p.m., October 18, 2002. You should be prepared to make specific factual objections. Contact Grant Beck, Community Development Director, to learn more about the procedures for SEPA appeals. This MDNS is not a permit and does not by itself constitute project approval. The applicant must comply with all applicable requirements of the City of Yelm prior to receiving construction permits which may include but are not limited to the City of Yelm Comprehensive Plan, Zoning Title (17), Critical Areas Ordinance (14.08), Storm water Drainage Design and Erosion Control Manual (DOE), Uniform Building Code, State Environmental Policy Act (SEPA) Title (14), Road Design Standards, Platting and Subdivision Title (16), and the Shoreline Master Program. DO NOT PUBLISH BELOW THIS LINE Published: Nisqually Valley News, Friday, October 4, 2002 Posted in public areas: Friday, September 27, 2002 Copies to: All agencies/citizens on SEPA mailing list and adjacent property owners, September 27, 2002 Dept. of Ecology w/checklist, September 27, 2002. EXHIBIT III, PAGE 1 OCTOBER 24, 2002 CITY OF YELM EXHIBIT III DETERMINATION OF NONSIGNIFICANCERND COMMENTS SU B-02-8317-YL ATTACHMENT SEPA CASE NO.: 8317 This Mitigated Determination of Non Significance is based on the project as proposed and impacts and mitigation reflected in the fallowing: Environmental Checklist (dated May 22, 2002, prepared by Skillings-Connolly, Inc.) Traffic Impact Analysis (dated August 22, 2002, prepared by Skillings-Connolly, Inc.) Preliminary Storm Drainage and Erosion Control Report (dated September 2002, prepared by Skillings-Connolly) And the following conditions: 1. The proponent shall mitigate transportation impacts based on the new residential p.m. peak hour trips generated by the project. The Transportation Facility Charge (TFC) shall be based on 1.01 new peak hour trips per residential unit. The proponent will be responsible for a TFC of $757.50 per dwelling unit which is payable at time of building permit. 2. The developer shall enter into an agreement with the Yelm School District to mitigate project impacts to the school district. EXHIBIT III, PAGE 2 OCTOBER 24, 2002 CITY OF YELM DETERMINATION OF NONSIGNIFICANCE AND COMMENTS EXHIBIT III SUB-02-8317-YL ~,4 ;hn rg ai. u~ ivy, ~ .oy~ ~ 1, I ~ 't ~~oL Iknd ' STATE QF WASHINGTC)N DEPARTMENT OF ECOLOGY P.v_ Rux 9rr>s • Ulympiv, Washingrnn 98509-77ri • (360) a47-6.?UU October l I, 200? IVls. Tami Merriman t.;,. city of Yelm ~ <._. _ y_~ 1 ~ ; ~ i ~ Your address Community Development Department ° `, •~~~` ' !1~"'°~~'' I is in the P.U. Box 479 ,rv'! }{ ,, _'`I`' i ~' .~ ~ta~~~.t~thu~v .,r Yelm, WA 98597 ""`" '~` ~ ~ ~. •'~ watershed ,.: ~ A Mr.~....-...i+.•.r~ llear Ms. Memnran: Thank you for the opportunity to comment on the mitigated detcrnrination of rton-significance for the proposed subdivision of acreage for family residential lots, located on Middle Road, between Railway Road and lU0"' Way SF., as proposed by Yelm Property Development. We rCViewed the environmental Checklist and have the following continents: Water ualit ]erosion control measures must be in place prior to any clearing, c,~ading, or construction. "1-hest control measures must be effective to prevent soil from being carried into surface water by st.omrwater nutoff. Sand, silt, and soil will damage aquatic habitat and arc considered pollutants. Any dischargC of sediment-laden runoff or other pollutants to waters of the stat.c is in violation of Chapter 9U.4fi; Water Pollution Control, and WAC 173-20IA, Water Quality Standards for Surface Waters of the State of Washington, and is subject to 'enforcement action. Durinb construction, all relCases of oils, hydraulic fluids, fuels. other petroleum products, paints, solvents, and other deleterious materials must be containud and removed in a manner' that will prevent their dischargC to waters and soils of the Mate. The cleanup of spills should take precedence over other work on the site. Coverage under the General Baseline Stormwater Water Pernrit is required for canstructii~n sires yR-eater than tivc acres. If you hove any questions or would like m respond to these corrtmcnts, please call Ms. Margaret Hilt with the Water Quality Program at (360) =107-0346. Sincerely, Jeri Berube SLPA Coordinator Southwest Regional Oftice dB:lmc(02-6134) ce: YClm Property Development, LLC, Applicant ,Margaret Hill; SWRO/bVQ EXHIBIT III, PAGE 3 ~J OCTOBER 24, 2002 CITY OF YELM EXHIBIT IV PUBLIC HEARING NOTICE SUB-02-8317-YL ~pf tHE p~ (ate 9~ City of Yelm 105 Yelm Avenue West YELM P.O. Box 479 WASHINGTON Yelm, Washington 98597 (360) 458-3244 NOTICE OF PUBLIC HEARING YELM HEARING EXAMINER DATE: Monday, November 4, 2002, 9:00 a.m. PLACE: City Hall Council Chambers, 105 Yelm Ave W., Yelm WA PURPOSE: Public Hearing to receive comments on a 46 lot Residential Subdivision, Case #SUB-02-8317-YL APPLICANT: Yelm Property Development, L.L.C. PROJECT LOCATION: 16440 SE Middle Road, Yelm, WA 98597 The Yelm Hearing Examiner will hold a public hearing to receive comments on a proposed 46- lot Residential Subdivision. The Hearing Examiner will make a decision on the matter within 10 days after the hearing. Special Note: The applicant originally submitted preliminary plat application to subdivide the property into 45 single-family lots. The 45-lot proposal was described in the notice of application, and the SEPA determination that was mailed to the appropriate agencies, and 300' property owner radius. After These notices were complete and mailed, the applicant requested to submit a change to the plat to add an additional single family lot, for a total of 46 single family lots. This change is noted in fhis public hearing notice, and is being mailed to all recipients of the original notice of application and SEPA determination. Testimony may be given at the hearing or through any written comments on the proposal, received by the close of the public hearing on November 4, 2002. Such written comments may be submitted to the City of Yelm at the address shown above, or mailed to the City of Yelm Community Development Department, PO Box 479, Yelm WA 98597. Any related documents are available for public review during normal business hours at the City of Yelm, 105 Yelm Ave W., Yelm, WA. For additional information, please contact Tami Merriman at (360) 458-3835. The City of Yelm provides reasonable accommodations to persons with disabilities. If you need special accommodations to attend or participate in this hearing, please call the City Clerk, Agnes Bennick, at (360) 458-8404, at least 4 days before the meeting. ATTEST: City of Yelm ~~j nes Bennick, City Clerk DO NOT PUBLISH BELOW THIS LINE Published in the Nisqually Valley News: Friday, October 25, 2002. Mailed to Adjacent Property Owners and Posted in Public Places: October 24, 2002. The City of Yelrrt is an Equal Opportunity Provider EXHIBIT IV, PAGE 1 OCTOBER 24, 2002 ~f THEA~ ~~ ~A City of Yelm 4 ~ 105 Yelm Avenue West P.O. Box 479 YELM yelm, Washington 98597 WASNIN~tON (360J 458-3244 Date: October 24, 2002 To: Stephen Causseaux, Jr., Hearing Examiner From: Tami Merriman, Planning Technician Re: Willow Glen Phase II Subdivision, SUB-02-8317-YL LIST OF EXHIBITS: Exhibit I: Site Plan and Amended Site Plan Exhibit II: Notice of Application Exhibit III: Determination of Non-Significance and Comments Exhibit IV: Public Hearing Notice Applicant: Yelm Property Development Denny Balascio 16440 SE Middle Road ' Yelm, WA 98597 Proposal: The applicant is proposing to subdivide 8.89 acres into 46 single-family lots. The property is zoned R-6 Moderate Density Residential, allowing up to 6 dwelling units per acre. Construction includes new streets, infrastructure, frontage improvements, landscaping, and stormwater facilities. SPECIAL NOTE: The applicant originally submitted preliminary plat application to subdivide the property into 45 single-family lots. The 45- lot proposal was described in the notice of application, and the SEPA determination that was mailed to the appropriate agencies and 300' property owner radius. After these notices were complete and mailed, the applicant requested fo submit a change to the plat to add an additional single family lot, for a total of 46 single family lots. The addition of the single-family lot meets the density requirements for the R-6 zone, and did not significantly change the configuration of the map layout. This change is noted in the public hearing notice, and was mailed to aII recipients of the original notice of application and SEPA determination. Findin The layout of the proposed plat includes 3 corner lots, lot numbers 35, 58, & 59, that do not adequately represent the required setbacks. Additional challenges these corner lots provide are the safe placement of driveway entrances, and possible interference with driving sight distance if the future property owners desire to fence their yards. Conclusion: The preliminary plat map shows the typical building envelopes that project the minimum setbacks required in the R-6 Zone, except for lots 35, 58, & 59. Conditions of Approval: a. The applicant shall show adequate building envelopes for lots 35, 58, & 59 on civil plans submitted for final approval. b. The applicant shall show on civil plans, and the on the face of the final plat, the driveway placement for lot 35 to be no further than 85-feet from the North property line. c. The applicant shall show on civil plans, and the on the face of the final plat, the driveway placement for lots 58 and 59 to be no further than 30-feet from the South property line. d. The applicant shall provide specific fencing restrictions for lots 35, 58, & 59 in the Covenants and Restrictions for the Homeowners Association, and on the face of the final plat, to provide for adequate sight distance. 2. Adjacent Land Uses and Zoning: Findin Properties to the north and east of the site are in Thurston County. Properties to the east are zoned Rural Residential (1/5) and to the north are residential and industrial. The property to the west and south of the site are zoned Moderate Density Residential (R-6). Developed densities in the immediate area range from rural (1 unit per five acres) to moderate density of 6 units per acre. Conclusion: The proposed residential subdivision is consistent with the surrounding residential uses, and creates a density of 5 units per acre, which meets the minimum and maximum requirements of the R-6 Zone. 3. Open Space: Findin Washington State GMA Open space and recreation goal states; "Encourage the retention of open space and development of recreational opportunities, conserve fish and wildlife habitat, increase access to natural resource lands and water, and develop parks". RCW 36.70A.020(9). CUP-02-8317-YL Staff Report 3 Findin The Yelm Comprehensive Plan states that adequate recreation and park facilities should be developed and improved to provide a broad range of recreational facilities which meet the needs of the Yelm community (Section VII.C.3.a.ii Yelm Comprehensive Plan). The plan further establishes a level of service for neighborhood and community park and recreation facilities is five acres of land per 1,000 population. Findin The City presently has a total of 15.26 acres of recreation and park facilities, including the 13.98-acre Longmire Community Park which is presently under construction. Yelm's 2001 population was 3,420 in 2001, according to the Thurston Regional Planning Council, which would require a minimum of 17.1 acres of recreation and park facilities pursuant to the Comprehensive Plan. Findin Yelm's average household size, according to the Thurston Regional Planning Council, is 2.50 persons per household. A 46 unit subdivision, therefore, would be expected to add 115 people to the City's population, requiring an additional 25,047 square feet of recreation and park facilities. Finding: The Park fee in-lieu-of open space is placed in a separate fund in the City's budget (fund 118) which is used solely for the acquisition of land and improvement of additional park facilities. Findin YMC Chapter 14.12 provides guidelines for the retention and creation of open space within the City. This chapter requires a minimum of five percent of the gross area be dedicated as open space or pay a fee in-lieu-of providing the open space on site. Five percent of the site is equal to 19,363 sq. ft. The fee is calculated at .77 cents per sq. ft., which equals to $14,909.51 as a fee in-lieu-of open space. The applicant has not proposed any on-site open space. Conclusion: The applicant has not included provisions for open space in the proposed plat. The City is constructing a large public park near this site. It is acceptable to allow the payment of a fee in lieu of open space for this project. Conditions of Approval: a. The applicant shall pay an open space fee in lieu of in the amount of $14,909.51 CUP-02-8317-YL Staff Report 4 4_ Schools: Findin New residential units create a demand for additional school services and facilities. The Yelm School District requests that the developer enter into an agreement with the school district for the payment of mitigation fees based on the project's impact. Conclusion: This request for a mitigation agreement between the developer and the school district became mitigation of the Environmental Determination. 5. Transportation and Site Access: Findin The property fronts on Middle Road, which is the only access to the site. No additional accesses are proposed at this time. Findin The 1992 Yelm Comprehensive Transportation Plan, the Transportation chapter of the Yelm Comprehensive Plan, and the Development Guidelines provide policies and regulations in which the Transportation Plan will be implemented. Included in these policies and regulations in the requirement of the continuation of streets. In most cases, the developer shall provide for the continuation of streets to adjoining properties and subdivisions. In the case of undeveloped land, the street ends in a cul-de-sac or hammerhead, with a sign that states "future road connection". Findin The design of Willow Glen Phase I provided for the continuation of streets into the adjacent lot, which is now Willow Glen Phase II. Willow Glen Phase II connects into Phase I by the continuation of Welch Loop, which is proposed to be change to Greenleaf Drive. Findin The completed project will increase traffic and impact the City's transportation system. Chapter 15.40, Concurrency Management, requires all development to mitigate impacts to the City transportation system. A single family home generates 1.01 p.m. peak hour trips per unit. The Transportation Facility Charge per unit is $757.50 and payable at time of building permit. Findin During the construction of Willow Glen Phase I, the applicant was given a deferral of the requirement for frontage improvements to Middle Road, agreeing to complete the frontage improvements at the time of construction of Willow Glen Phase II. CUP-02-8317-YL Staff Report 5 Conclusion: The Combination of the Willow Glen Phase I and Phase II projects meet the policies and requirements of the transportation plans of the City. The Concurrency Management Ordinance provides for mitigation for the addition of traffic into the City's transportation system. The construction of Phase II ends the deferral of road frontage improvements to Middle Road. Conditions of Approval: a. The proponent shall mitigate transportation impacts based on the new residential p.m. peak hour trips generated by the project. The Transportation Facility Charge (TFC) shall be based on 1.01 new peak hour trips per residential unit. The proponent will be responsible for a TFC of $757.50 per dwelling unit which is payable at time of building permit. b. Frontage improvements are required for this project. Frontage improvements shall be consistent with the City of Yelm's Development Guidelines. Frontage improvements for Middle Road shall be consistent with the section "Neighborhood Collector". Interior street improvements shall be consistent with the section "local access residential". c. Frontage improvements shall include frontage improvements deferred in the Willow Glen Phase I development. 6. Parking: Finding: Chapter 17.72, Off-Street Parking and Loading, requires minimum parking ratio of two spaces per dwelling unit. Conclusion: The applicant is proposing at a minimum to provide parking accommodations for at least two vehicles on each residential lot. 7. Water: Findin The City's Water Comprehensive Plan identifies a portion of the City area for service. The City is pursuing additional land areas for approval and the extension of facilities. Completion of such activities is dependent on grant and developer funding, as well as planned bonding and existing public funds. The status of such plans and funding sources must be considered in any review of Concurrency. Developer extensions and or dedications, latecomer agreements, oversizing agreements, and the creation of local improvement districts may all be considered. In the event of a new funding source, however, Concurrency is not found until the funding source is in fact in pace - e.g. award of a grant, a binding letter commitment for third parting funding, or the successful formation of a local improvement district. Any necessary water rights are considered, only after approved for municipal use by the Washington State Department of Ecology, or appropriate appeals board, and the time for appeal or challenge has expired. CUP-02-8317-YL Staff Report 6 Findin There is an existing water line that extends along the frontage of the property. The applicant shall provide water service within the development. Findin There is an existing home on site that is proposed to remain, and other existing buildings on site that are to be removed. The home that is to remain is currently connected to a private well. The applicant proposes to connect the existing home to a meter installed for Lot number 23 temporarily, and will connect the home to its own meter, when the water lines are installed and complete. The existing well shall be abandoned per Department of Ecology standards. Conditions of Approval: a. The applicant shall connect to the City's water system. Water ERU's (equivalent residential units) are based on a consumption rate of 240 gallons per day and are currently charged at a rate of $1,500/ERU (subject to change) inside city limits. This fee is payable at time of building permit issuance. b. The applicant shall connect the existing home to water service temporarily from a meter located at lot 23, and must reconnect to its own meter, as soon as the water lines are approved and dedicated to the City. c. The applicant shall abandon the on-site well in accordance with the Department of Ecology standards, and any water rights transferred to the City. 8. Wastewater: Finding: The city's Sewer Comprehensive Plan identifies a portion of the City area for service. The City is pursuing additional land areas or approval and the extension of facilities. Completion of such activities is dependent on grand and developer funding, as well as planned bonding and existing public funds. The status of such plans and funding sources must be considered in any review of concurrency. Developer extensions and or dedications, latecomer agreements, oversizing agreements, and the creation of local improvement districts may all be considered. In the event of a new funding source, however, concurrency is not found until the funding source is in fact in pace - e.g. award of a grant, a binding letter commitment for third parting funding, or the successful formation of a local improvement district. Finding: City sewer is available to the site of this proposal. During construction of the Willow Glen Phase I, the developer extended the sewer line along the property frontage. The developer shall connect to the City's STEP sewer system. Finding: There is an existing home on the site that is proposed to remain, as well as other buildings on the site that shall be removed. The existing home is served by an on site CUP-02-8317-YL Staff Report 7 septic and drainfield system. The existing home will be connected to City sewer service when sewer lines are approved and dedicated to the City. Conclusion: City sewer service is available to the site. The developer is responsible for extending the sewer line along the entire frontage of the parcel, and within the subdivision. Conditions of Approval: a. The proponent shall connect to the City's S.T.E.P System. The S.T.E.P. System shall be designed to City standards. The applicant shall submit final civil plans to the Community Development Department for review and approval. b. Sewer connection fees are charged at the current rate of $4,986.00 per connection, (fee subject to change) payable at building permit issuance. All connections require an inspection, with a fee of $145.00 per connection, also payable at building permit issuance. These fees will be assessed at building permit issuance for each lot. c. Existing sewage systems located on-site shall be abandoned per Article IV Rules & Regulations of the Thurston County Board of Health Governing Disposal of sewage. 9. Drainage/Stormwater: Findin The completed project will increase impervious surfaces on the site and adjacent streets. Impervious surfaces create storm water runoff. Uncontrolled and untreated storm water runoff can create health and safety hazards. YMC requires all development to comply with the Stormwater Manual for the control and treatment of stormwater runoff. Findin The applicant. has submitted a Preliminary Stormwater Report that estimates the impervious surface, infiltration rates of the runoff, and a conceptual design for treatment and storage of the stormwater. Following preliminary plat approval the City Stormwater Manual requires the developer to submit a final plan consistent with the final impervious calculations for the site. Findin Stormwater facilities require continued maintenance to ensure they remain in proper working condition. Conditions of Approval: a. The applicant shall design and construct all storm water facilities in accordance with the DOE Storm Water Manual, as adopted by the City of Yelm. Best Management Practices (BMP's) are required during construction. The applicant shall compile a final storm water report along with construction drawings. CUP-02-8317-YL Staff Report 8 b. All roof drain runoff shall be infiltrated on each lot. Infiltration shall be accomplished utilizing individual drywells. c. The applicant shall submit a storm water operation and maintenance plan to the Community Development Department for approval prior to final plat approval. d. The stormwater system shall be held in common by the Homeowners. The Homeowners Agreement shall include provisions for the assessment of fees against individual lots for the maintenance and repair of the stormwater facilities. 10. Fire Protection: Findin Fire protection is provided by the Thurston County Fire District #2. As development occurs there will be additional demands for fire service. Conditions of Approval: a. The applicant shall submit fire flow calculations for all existing and proposed hydrants. All hydrants must meet minimum City standards. b. The applicant shall submit a fire hydrant plan to the Community Development Department for review and approval. 11. Street Lighting: Findin Adequate street lighting is necessary to provide safety to pedestrians, vehicles, and homeowners. Street lighting is reviewed to assure adequate lighting. Conditions of Approval: a. Per the City of Yelm's Development Guidelines, street lighting and interior street lighting will be required. A lighting design plan shall be submitted to the Community Development Department for review and approval. 12. Subdivision Name and Addressing: Findin The proposed project is a continuation of the existing Willow Glen Subdivision. The applicant is not proposing to change or add a new subdivision name. Addressing is approved by the Community Development Department. Conditions of Approval: a. Prior to the submission final plat application, the applicant will provide the Building Department with an addressing plat map for approval. 13. Environmental: Findin The applicant submitted a completed environmental checklist, including a traffic analysis with preliminary plat application. The City performed and environmental review and issued a Mitigated Determination of Nonsignificance on September 27, 2002. CUP-02-8317-YL Staff Report 9 Conditions of Approval: The applicant shall comply with the mitigation requirements of the MDNS issued on September 27, 2002. Mitigation includes: a. The applicant shall mitigate transportation impacts based on the new p.m. peak hour trips generated by the project. The Transportation Facility Charge (TFC) shall be based on 1.01 p.m. peak hour trips per residential unit. The applicant will be responsible for a TFC of $757.50 per unit, which is payable at time of building permit issuance. b. The applicant shall enter into an agreement with the Yelm School District to mitigate project impacts to the school district. 14. Landscaping_ Finding: Landscaping and screening are necessary to promote safety, to provide screening between compatible land uses, to safeguard privacy and to protect the aesthetic assets of the City. Chapter 17.80, Landscaping, requires the applicant to provide on-site landscaping for all development proposals. Finding: The site is adjacent to properties that are compatibly zoned. Chapter 17.80 requires that the perimeter of the site be landscaped with a Type II landscaping. In residential subdivisions the city also allows fencing to meet the landscaping requirement for the perimeter of the site. Finding: Landscaping is required in open space and above ground stormwater facilities. Finding: The applicant has submitted a preliminary landscaping plan that is acceptable with the City. Finding: Chapter 17.80 requires that at time of civil plan review and approval the applicant provide the Community Development Department a final landscape and irrigation plan for approval. Conditions of Approval: a. The applicant shall submit a final landscaping and irrigation plan to include the perimeter of the project site, planter strips, open space, and stormwater facilities. CUP-02-8317-YL Staff Report 1 ~ Conclusion and Staff Recommendation: Chapter 16.12.170 requires written findings prior to a decision on a preliminary plat. Based on the project as proposed by the applicant, and the conditions of approval as stated above, staff finds that the subdivision: a. Adequately provides for the public health, safety and general welfare and for such open spaces, drainage ways, streets, potable water supplies, sanitary wastes, parks and recreation, schools, sidewalks; b. That the public use and interest will be served by the platting of such subdivision and dedications; c. The subdivision is in conformance with The Yelm-Thurston County Joint Comprehensive Plan, the City Zoning Ordinance and the City's Development Guidelines. Based on the Analysis and Findings, and the Conditions of Approval above, staff recommends that the Hearing Examiner approve SUB-02-8317-YL. CUP-02-8317-Y~ Staff Report 11 CITY OF YELM SITE PLANS EXHIBIT I SUB-02-8317-YL ORIGINAL SITE PLAN 4 ~ ~~~.a°~a q oa a a e 9 n F s 8 ~ y ~ £ ~ n 1 ' ~~ s€ ~ ~ 9 9Si Bea 8~0 ~ ~ N 8 a a _ u :N i °ni '° 9~ ~'~ S ~ o ~~a ~ ~u~ ~ tl ~;~ ~ -~ ~ +~ ~ A ' ~ " n d z a o a ~ $ n I I ~ C7 \ ~ aZ .\ ------~ -~ ~ r ~''~ \\ \\ ~\ g iS'~ z S r ~lp~~~ i~~~~\ ~_' T:. :: iL ~ oo'- a; II I~f` l~aa ~'' ~_ ~ ~ ~~ ~ ~`>. ~~ Rr . ~~.. ~a9'. ~ ~,! _~~' ~. ;~ ~ ,, ~' ~ ,~ •I ,,., a. i =' r~ i^at ul r ~Y1_: I~,~ $I I--t~l I ~~_ J ~y ~ ~ ~$ ' ~ l~I I S~INDANC~ AYE:,S~~ sx ~ I ~$ 8I. s la. ~ _ _,~ ~~ A VI z I s ~ I { .~ ~. !<< ym= P z p ~ I. 1 a .w 8~ s ~'I r~ ~_~ t.. 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I Rx.,~ .o~~:. x~ ~~• ~ ~ -. ~.. .m -~~ ~ .I- -- -~~ - ---~ ~, , .~~~,~,-_~:~- - - EXHIBIT I, PAGE~2 OCTOBER 24, 2002 I CITY OF YELM NOTICE OF APPLICATION EXHIBIT II SUB-02-8317-YL ~; ~y 1"~ PO Box 479 {,y~1 .~ Yelm WA 98597 360-458-3835 V v~J:Ms LYS ~NI ~l'-T'~ `l NOTICE OF APPLICATION ' Mailed on: September 5. 2002 PROJECT NAME AND LOCATION: Willow Glen Phase II Welch Loop SE (extension of Welch Street) LAND USE CASE: SUB-02-8317-YL An application submitted by Yelm Property Development, LLC, 16440 SE Middle Road, Yelm, WA 98597, for the above-referenced project was received by the City of Yelm on May 23, 2002. The City has determined the application to be complete on~September 4, 2002. The application and any related documents are available for public review during normal business hours at the City of Yelm, 105 Yelm Avenue W., Yelm WA. For additional information please contact Tami Merriman, Community Development Department, at (360) 458-3835. PROJECT DESCRIPTION: The project proposal is to subdivide 8.68 acres into 45 single-family residential lots with roadway, utilities and stormwater facilities. ENVIRONMENTAL and OTHER DOCUMENTS SUBMITTED WITH THE APPLICATION: An Environmental Checklist, Traffic Impact Analysis, and a preliminary Storm Drainage Analysis and Report were also submitted. Additional Information or Project Studies Requested by the City: The City has not requested any additional information at this time. No preliminary determination of consistency with City development regulations has been made. At minimum, this project will be subject to the following plans and regulations: City of Yelm Comprehensive Plan, Zoning Title (17), Critical Areas Ordinance (14.08}, Storm Water Drainage Design and Erosion Control Manual (DOE), Uniform Building Code, State Environmental Policy Act (SEPA) Title (14), Road Design Standards, Platting and Subdivision Title (16), and the Shoreline Master Program. The City of Yelm invites your comments early in the review of this proposal. Comments should be directed to Tami Merriman, Community Development Department, P.O. Box 479, Yelm WA 98597, 360- 458-3835. THE 15-DAY PUBLIC COMMENT PERIOD ENDS AT 5:00 PM ON SEPTEMBER 20, 2002. This notice has been provided to appropriate local and state agencies, and property owner within 300 feet of the project ste. These recipients, and any oihers v~ho submit a written request b be placed on the mailing list, will also receive the follo`riing items when available or if applicable: Environmental Threshold Determination, Notice of Public Hearing and Notice of Final Decision. If the proposed project requires a City Council decision, it vrll be mailed to all thoss who participate in the public blearing and to anyone else ~q ~,,,.;~• Ily, there will be a 14-day public comment period if an r., ue~ling the .,.,,,.,..on in `;~rtinc. Additions environments! determtnattdn IS !SSUed. ~ppprtUniti?S idf appesl OCCUr `.vlthtn t`P/eniy Cne (C i) days e`er the date the en`J!(pnmentai dei2•"minailCn IS ISSU2~. Clt`~ COUr1Cl) decision can be appealzd ihrOU~i'1 SUC°nOr A °a!S Of Siie Clan revievl deUSipnS may ~' flied vrithin 1 4 da`/S Of i 1Ct1Ce Oi Final DeC!sien. Court. pp- EXHIBIT II, PAGE 1 OCTOBER 24, 2002 Conclusion and Staff Recommendation: Chapter 16.12.170 requires written findings prior to a decision on a preliminary plat. Based on the project as proposed by the applicant, and the conditions of approval as stated above, staff finds that the subdivision: a. Adequately provides for the public health, safety and general welfare and for such open spaces, drainage ways, streets, potable water supplies, sanitary wastes, parks and recreation, schools, sidewalks; b. That the public use and interest will be served by the platting of such subdivision and dedications; c. The subdivision is in conformance with The Yelm-Thurston County Joint Comprehensive Plan, the City Zoning Ordinance and the City's Development Guidelines. Based on the Analysis and Findings, and the Conditions of Approval above, staff recommends that the Hearing Examiner approve SUB-02-8317-YL. CUP-02-8317-YL Staff Report 11 CITY OF YELM SITE PLANS EXHIBIT I SUB-02-8317-YL AMEND ED SITE PLAN d ~ ~o ~ e .'a .i s x '. ~ + q ~ y3 N ~ r1 3 § ~22 i 3'39'^~i~q iia~:: f~' 9'~ie~ ~ \\\\ _____~_~ \ 3~ R d ~ Fed '.~ ~ a 9 ' 9 ` F d ~ R e ~ e ` ~ ~ :~ ~ ~ Y ' 9 ~~ % 0 P ss `P ~ 33 Y~ a =pp~5A3 ~ ~ \ \\ \ d \ ~ 3 d 3- -~ ~ 22 eb3 '~ ~ ~ ~ ~ F ~ ~ x 3 ~ 4 99, ~~~~~~ \~\ C \\ N e Z'4 S a ~ ~n a y~~ v~ \ ~ ~ ,~ ~' .. 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I 9 E C j '~/ I a --' p i I J I~ ~ ' -•~ Y~v'' ~" ~ c IG ! b l ~~ a ~ y ~l ~ l f o ~~~ ~ l i" e~ I ~i r~ r~~+ ~I Q a ' ro ~ ~' ~ ' ~ I g , ( i I' I :33.5 i ~:; \ Y a a~~~ Xq ep~J1 ~ ~ ~ ~ tk ~~ ~ ~ ~ ~ ' ~ y ~ ~ ~ p I .h ~ . ~ ~ ^ ,, ~r I ~,~y, a~ ,~, ~~~ >,, - I ; , ~ f_ a _I ~ I i ~ I 4, ~ =~ ~ ~ i ~ . ~ ~ F, , ~ ~ ``~j 3 Li v ~i'+ ~~~ ~ A~-III F.( Ill ~i ~. o _ ~~ 1lym `I IT I EXHIB --- PAGE! 2 I- P ,.. ~, R 24, 2002 5 OCTOBE - -- CITY OF YELM EXHIBIT II NOTICE OF APPLICATION SU B-02-8317-YL ~` ~ F ~~ ~~~~ , v~~:~ u Gl~i n CITY OF YELM PO Bax 479 Yelm WA 98597 360-458-3835 NOTICE OF APPLICATION Mailed on: September 5. 2002 PROJECT NAME AND LOCATION: Willow Glen Phase II Welch Loop SE (extension of Welch Street) LAND USE CASE: SUB-02-8317-YL An application submitted by Yelm Property Development, LLC, 16440 SE Middle Road, Yelm, WA 98597, for the above-referenced project was received by the City of Yelm on May 23, 2002. The City has determined the application to be complete on•September 4, 2002. The application and any related documents are available for public review during normal business hours at the City of Yelm, 105 Yelm Avenue W., Yelm WA. Far additional information please contact Tami Merriman, Community Development Department, at (360) 458-3835. PROJECT DESCRIPTION: The project proposal is to subdivide 8.68 acres into 45 single-family residential lots with roadway, utilities and stormwater facilities. ENVIRONMENTAL and OTHER DOCUMENTS SUBMITTED WITH THE APPLICATION: An Environmental Checklist, Traffic Impact Analysis, and a preliminary Storm Drainage Analysis and Report were also submitted. Additional Information or Project Studies Requested by the City: The City has not requested any additional information atthis time. No preliminary determination of consistency with City development regulations has been made. At minimum, this project will be subject to the following plans and regulations: City of Yelm Comprehensive Plan, Zoning Title (17), Critical Areas Ordinance (14.08), Storm Water Drainage Design and Erosion Control Manual (DOE), Uniform Building Code, State Environmental Policy Act (SEPA) Title (14), Road Design Standards, Platting and Subdivision Title (16), and the Shoreline Master Program. The City of Yelm invites your comments early in the review of this proposal. Comments should be directed to Tami Merriman, Community Development Department, P.O. Box 479, Yelm WA 98597, 360- 458-3835. THE 15-DAY PUBLIC COMMENT PERIOD ENDS AT 5:00 Piv1 ON SEPTEMBER 20, 2002. This nctica has been provided to appropriate local and slat=_ agencies, and property owner within 300 fee; of the project site. These recipients, and any other=_ who submit a written requ=_st b be plat=_d on th=_ mailing list, will also receive the following items wh=_n availa'ol= or if applicable: Environmental Throshold De;arming;on, Novice of Public Hering and No;ice of Final Cecisioo. If the proposed project requires a City Council dedsior., it will be mailed to all those ~nho participate in the public n<_aring and to anyone else requastinc l'ne dec~s~on in wr.ting. P.rditionally, there will be a 14~day public comment ceriod if an envircnmental deL=rmina:ioc is issued. Oppo^unit;es ter a?teal occur within Rventy one (21) days after the Cave the environme.^.tal del=rmir.aiicn is issued. CiD/ Council d=vision can be appeal=_d through Superior Court. Ap peals of sit=_ plan review decisions ma~~~ da fled :vithin 1 a days of i~lotice of Final Decision- EXHIBIT II, PAGE 1 OCTOBER 24, 2002 CITY OF YELM DETERMINATION OF NONSIGNIFICANCE AND COMMENTS EXHIBIT III SUB-02-8317-YL SEPA N0: 8317 MITIGATED DETERM1NATlON OF NONSIGNIFICANCE Proponent: Yelm Property Deveopment, LLC, Descriptien of Proposal: Subdivide 8.68 acres into 45 single family residential lots. The project includes the construction of stormwater facilities, interior streets, and street improvements to Middle Road. Location of the Proposal: The project site is located on Middle Road, between Railway Road, and 100`" Way SE. Section/Township/Range: Section 19, Township 17N Range 2E. Threshold Determination: The City of Yelm as lead agency for this action has determined that this proposal does not have a probable significant adverse impact on the environment. Therefore, an environmental impact statement (EIS) will not be required under RCW 43.21C.030(2)(c). 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. Conditions/Mitigating Measures: SEE ATTACHED Lead agency: City of Yelm Responsible Official: Grant Beck, Community Development Director Date of Iss :September 27, 2002 Comm t Deadline: i ~%~ 5:00 p.m., October 11, 2002 /~%t ~ L ~ Grant,Beck, Community Development Director This~llif gated Determination of NonSignificance (MDNS) is issued pursuant to Washington Administrative Code 197-11-340(2). Comments must be submitted to Tami Merriman, Community Development Department, at City of Yelm, 105 Yelm Ave. W., P.O. Box 479, Yelm, WA 98597, by 5:00 p.m., October 11, 2002. The City of Yelm will not act on this proposal prior to 5:00 p.m., October 18, 2002. You may appeal this determination to the Yelm City Council, at above address, by submitting a written appeal no later than 5:00 p.m., October 18, 2002. You should be prepared to make specific factual objections. Contact Grant Beck, Community Development Director, to learn more about the procedures for SEPA appeals. This MDNS is not a permit and does not by itself constitute project approval. The applicant must comply with all applicable requirements of the City of Yelm prior to receiving construction permits which may include but are not limited to the City of Yelm Comprehensive Plan, Zoning Title (17), Critical Areas Ordinance (14.08), Storm water Drainage Design and Erosion Control Manual (DOE), Uniform Building Code, State Environmental Policy Act (SEPA) Title (14), Road Design Standards, Platting and Subdivision Title (16), and the Shoreline P,1aster Program. ------------------------- DO NOT PUBLISH BELObV THIS LINE Published: Nisi a!ly~/alle/News, Friday. October 4, 2CG2 Posted ir, public areas: r=riday, September 27, 2002 COLieJ t0: Ail 80er;C° ~CltiZeRS cn SEPA mailing list and a ,acent propsrty o'r.n=rs. Sept°mb2r 27, 2002 Deci. Oi E~OIOsy `:JlGhe",kiljt. Sepieft"IC°( 27, 2OO2J EXHIBIT III, PAGE 1 OCTOBER 24, 2002 CITY OF YELM DETERMINATION OF NONSIGNIFICANCERND COMMENTS EXHIBIT III SUB-02-8317-YL AiiACHMENT SEPA CASE NO.: 8317 This Mitigated Determination of Non Significance is based on the project as proposed and impacts and mitigation reflected in the following: Environmental Checklist (dated May 22, 2002, prepared by Skillings-Connolly, Inc.) Traffic Impact Analysis (dated August 22, 2002, prepared bySkillings-Connolly, Inc.) Preliminary Storm Drainage and Erosion Control Report (dated September 2002, prepared by Skillings-Connolly) And the following conditions: 1. The proponent shall mitigate transportation impacts based on the new residential p.m. peak hour trips generated by the project. The Transportation Facility Charge (TFC) shall be based on 1.01 new peak hour trips per residential unit. The proponent will be responsible for a TFC of $757.50 per dwelling unit which is payable at time of building permit. 2. The developer shall enter into an agreement with the Yelm School District to mitigate project impacts to the school district. EXHIBIT III, PAGE 2 OCTOBER 24, 2002 CITY OF YELM DETERMINATION OF NONSIGNIFICANCE AND COMMENTS EXHIBIT III SUB-02-8317-YL ~.~Tp • ~~T- . STATE QF WASHINGTQN nLPARTMENT OF ECOLOGY P.U. &ox 4ii75 • Olympia, Washin~rnn 9850~l-777.1 • (360) ,07-63Q0 October 11, 2002 i1ds. Tarrti Mcmtnan . City of Yelm . ... ... ~. t_ ;. , ~•..... s'~~ ~ ,j. ~ f ~ ~ Your address • ~ ~ ~ , ~ (` .ll Community Development Department ~~ ~ ~,~:.• is in the "}'•~~ ~ P.U. Box X79 '~f ; I~w. :l ~ ~, .~ ~l~~r.~~:~txa~r . Yelm, WA 989'7 ~ ~ ~''~' '`~•'~ - i ~,:,~ watershed ,..s..;.. ~ ~; ; ~. :. " llear iVls. A-Icrriman: t.~......,: . Thank you for the opportututy to comment on the miti~atcd detcrnunation of non-sicnificance for the proposed subdivision of acreage for fanr'ly residential lots, located nn Middle (toad, h~tween Railway Road and lUU"' Way 51:, as proposed by Yel~n Property Development. ~Ve reviewed the environmental checklist and have the following comments: Water Quality: Erosion control measures must be in place prior to any clearing, ip-adin„ or construction. 't'hese conU•ol measures must be effective to prevent soil fmm bein;; carried into surface water by storniwater runoff. Sand, silt, and soil will damage aquatic habitat and arc considered pollutants. Any discharge of sediment-laden runoff or other pollutants to waters of the state is in violation of Chapter 9U.48; Water Pollution Control, and WAC: 173-201A, W<tter Quality Standards for Surface Waters of the State of Washington, and is subject to enforcement action. During construction, all releases of oils, hydraulic fluids, fuels; other petroleum products, paint's, solvents, and other deleterious materials must be contained and removed in a manner that will prevent their discharoi; to tivatcrs and soils of the ;fate. The cleanup of spills should take precedence over other work on the site. Coverage under the General Aaseline Stormwater Water Perniit is required for construction sires t;~t-eater than five acres. if you have soy questions ar would like to respond to these coirtmenrs, p[uase call Nts. \IarnareY Hiil with t[te ~V'ater Quality Progrnm to (3tiU) 4U %-0246. Sincerely, _`` J ~=~ Jeri Benlbc SLP:~ Courdtrstor South,~•est Re, unai Ofttce 1B:Ime(02-6 i 3-: j cc: Yclm Propetr~ L~eveiop:ner,t. LLC:, .~pplicnt iVlargaret Bill, SCvRO~'~~,'Q EXHIBIT III, PAGE 3 ~J OCTOBER 24, 2002 CITY OF YELM PUBLIC HEARING NOTICE EXHIBIT IV SUB-02-8317-YL I/ ~f THE A~Q~ ~w ~~ __ ,. _.. YELM WASHINGTON City of Yelm 10.1 Yelm Avenue West P.O. Box 479 Yelm, Washington 98.197 (360) 458-3244 NOTICE OF PUBLIC HEARING YELM HEARING E :AMINER DATE: Monday, November 4, 2002, 9:00 a.m. PLACE: City Hall Council Chambers, 105 Yelm Ave W., Yelm WA PURPOSE: Public Hearing to receive comments on a 46 lot Residential Subdivision, Case #SUB-02-8317-YL APPLICANT: Yelm Property Development, L.L.C. PROJECT LOCATION: 16440 SE Middle Road, Yelm, WA 98597 The~Yelm Hearing Examiner will hold a public hearing to receive comments on a proposed 46- lot Residential Subdivision. The Hearing Examiner will make a decision on the matter within 10 days after the hearing. Special Note: The applicant originally submitted preliminary plat application to subdivide the property into 45 single-family lots. The 45-lot proposal was described in the notice of application, and the SEPA determination that was mailed to the appropriate agencies, and 300' property owner radius. After these notices were complete and mailed, the applicant requested fo submit a change to the plat fo add an additional single family lot, for a total of 46 single family lots. This change is noted in this public hearing notice, and is being mailed fo all recipients of fhe original notice of application and SEPA determination. Testimony may be given at the hearing or through any written comments on the proposal, received by the close of the public hearing on November 4, 2002. Such written comments may be submitted to the City of Yelm at the address shown above, or mailed to the City of Yelm Community Development Department, PO Box 479, Yelm WA 98597. Any related documents are available for public review during normal business hours at the City of Yelm, 105 Yelm Ave W., Yelm, WA. For additional information, please contact Tami Merriman at {360) 458-3835. The City of Yelm provides reasonable accommodations to persons with disabilities. If you need special accommodations to attend or participate in this hearing, please call the Cii~j Clerk, Agnes Bennick, at (360) 458-8404, at least 4 days before the meetine. A;iEST: City of Yelm r ~ ~, ,, ., r'~ J ~~ ~, -z.~ ~ ~ P,ar~es 5ennick. Ci~~ Clerk _` - _-- DO NOT PU°LISH B~LO`~'; THIS Lli'~i~ °u'r,'i_~.~~' Ir ,~~<_, ~fsiua'P/'J?I~e;r N~~:;s: Frday. Oc:oo~r 25. 2602. '.l,.a=~,; ir) A;:j.~.,?n: PrOr~~~:7 ~~%!n?~5 d~G' ^GS~. ~"; !n Pli ^. `!C p12C-^.5: ~CiO~°f 24. G~~2. Tlil• City/ o(1`c(rn is nii F~r~nnl O~q~art~ntrh~ F'r~~[=hlir EXHIBIT IV, PAGE 1 OCTOBER 24, 2002 Cf tHF p~~ .~ ~/ \~ YELM WASHINGTON Date: October 24, 2002 City of Yelin 105 Yelm Avenue West P.O. Box 479 Yelm, Washington 98597 (360) 458-3244 To: Stephen Causseaux, Jr., Hearing Examiner From: Tami Merriman, Planning Technician Re: Willow Glen Pha: LIST OF EXHIBITS: Exhibit I: Exhibit II: Exhibit III: Exhibit IV: >e II Subdivision, SUB-02-8317-YL Site Plan and Amended Site Plan Notice of Application Determination of Non-Significance and Comments Public Hearing Notice Applicant: Yelm Property Development Denny Balascio 16440 SE Middle Road ' Yelm, WA 98597 Proposal The applicant is proposing to subdivide 8.89 acres into 46 single-family lots. The property is zoned R-6 Moderate Density Residential, allowing up to 6 dwelling units per acre. Construction includes new streets, infrastructure, frontage improvements, landscaping, and stormwater facilities. SPECIAL NOTE: The applicant originally submitted preliminary plat application to subdivide the property into 45 single-family lots. The 45- lot proposal was described in the notice of application, and the SEPA determination that was mailed to the appropriate agencies and 300' property owner radius. After these notices were complete and mailed, the applicant requested to submit a change to the plat to add an additional single family lot, for a total of 46 single family lots. The addition of the single-family lot meets the density requirements for the R-6 zone, and did not significantly change the configuration of the map layout. This change is noted in the public hearing notice, and was mailed to all recipients of the original notice of application and SEPA determination. The Citi/ of Yelm is an E~~ual O~~portunit~ Provider Location: The project site is located on the north side of Middle Road just east of the Prairie Creek Subdivision. The proposed project is a continuation of the existing Willow Glen Subdivision. In reviewing the plat application and tax parcel numbers, we found that the City of Yelm Zoning map did not include a small portion of this property in the City Limits. After researching the annexation, and previous boundary line adjustments for this site, it was determined,thatthe legal description of the annexation effected by the City of Yelm via Ordinance #627 includes Parcel "A" of BLA #0309 as recorded under Auditors File No. 8510250041 in Volume 3 of Boundary Line Adjustments, Pages 635 through 639. A portion of Parcel "A", which is presently assigned tax parcel number 64303500300 by the Thurston County Assessor's Office, was excluded from the map prepared by the City and filed with the Annexation Certificate. The City believes that tax parcel 64303500300 is within the City limits through the adoption of Ordinance 627 and is proceeding with the subdivision application. On October 4, 2002, the City contacted the Office of Financial Management (OFM) - Forecasting Division with our findings. OFM has concurred that the legal description in the annexation ordinance does include the small portion of land, and that the map was incorrect. The entire parcel in question is inside the City of Yelm City Limits. Notice of Application, SEPA, and Public Hearing Notice of this application was mailed to state and local agencies, and property owners within 300 feet of the project site on September 5, 2002. Public Notice of the date and time of the Public Hearing was posted on the project site, mailed to property owners within 300 feet of the project site, and mailed to the recipients of the Notice of Application and SEPA Determination on October 24, 2002, and advertised in the local newspaper on October 25, 2002. The City has performed an environmental review, including review of a transportation analysis, and issued a Mitigated Determination of Nonsignificance on September 27, 2002, with a comment deadline of September October 11, 2002, and an appeal deadline of October 18, 2002. Staff Analysis and Conditions of Approval 1. Lots Size and Setbacks: Finding: The R-6 District does not have a minimum or maximum lot size but it does have standard yard setbacks. CUP-02-8317-YL Staff Report 2 Finding: The layout of the proposed plat includes 3 corner lots, lot numbers 35, 58, & 59, that do not adequately represent the required setbacks. Additional challenges these corner lots provide are the safe placement of driveway entrances, and possible interference with driving sight distance if the future property owners desire to fence their yards. Conclusion: The preliminary plat map shows the typical building envelopes that project the minimum setbacks required in the R-6 Zone, except for lots 35, 58, & 59. Conditions of Approval: a. The applicant shall show adequate building envelopes for lots 35, 58, & 59 on civil plans submitted for final approval. b. The applicant shall show on civil plans, and the on the face of the final plat, the driveway placement for lot 35 to be no further than 85-feet from the North property line. c. The applicant shall show on civil plans, and the on the face of the final plat, the driveway placement for lots 58 and 59 to be no further than 30-feet from the South property line. d. The applicant shall provide specific fencing restrictions for lots 35, 58, & 59 in the Covenants and Restrictions for the Homeowners Association, and on the face of the final plat, to provide for adequate sight distance. 2. Adjacent Land Uses and Zoning: Finding: Properties to the north and east of the site are in Thurston County. Properties to the east are zoned Rural Residential (1 /5) and to the north are residential and industrial. The property to the west and south of the site are zoned Moderate Density Residential (R-6). Developed densities in the immediate area range from rural (1 unit per five acres) to moderate density of 6 units per acre. Conclusion: The proposed residential subdivision is consistent with the surrounding residential uses, and creates a density of 5 units per acre, which meets the minimum and maximum requirements of the R-6 Zone. 3. Open Space: Finding: Washington State GMA Open space and recreation goal states; "Encourage the retention of open space and development of recreational opportunities, conserve fish and wildlife habitat, increase access to natural resource lands and water, and develop parks". RCW 36.70A.020(9). CUP-02-8317-YL Staff Report 3 Findin The Yelm Comprehensive Plan states that adequate recreation and park facilities should be developed and improved to provide a broad range of recreational facilities which meet the needs of the Yelm community (Section VII.C.3.a.ii Yelm Comprehensive Plan). The plan further establishes a level of service for neighborhood and community park and recreation facilities is five acres of land per 1,000 population. Finding: The City presently has a total of 15.26 acres of recreation and park facilities, including the 13.98-acre Longmire Community Park which is presently under construction. Yelm's 2001 population was 3,420 in 2001, according to the Thurston Regional Planning Council, which would require a minimum of 17.1 acres of recreation and park facilities pursuant to the Comprehensive Plan. Findin Yelm's average household size, according to the Thurston Regional Planning Council, is 2.50 persons per household. A 46 unit subdivision, therefore, would be expected to add 115 people to the City's population, requiring an additional 25,047 square feet of recreation and park facilities. Findin The Park fee in-lieu-of open space is placed in a separate fund in the City's budget (fund 118) which is used solely for the acquisition of land and improvement of additional park facilities. Finding: YMC Chapter 14.12 provides guidelines for the retention and creation of open space within the City. This chapter requires a minimum of five percent of the gross area be dedicated as open space or pay a fee in-lieu-of providing the open space on site. Five percent of the site is equal to 19,363 sq. ft. The fee is calculated at .77 cents per sq. ft., which equals to $14,909.51 as a fee in-lieu-of open space. The applicant has not proposed any on-site open space. Conclusion: The applicant has not included provisions for open space in the proposed plat. The City is constructing a large public park near this site. It is acceptable to allow the payment of a fee in lieu of open space for this project. Conditions of Approval: a. The applicant shall pay an open space fee in lieu of in the amount of $14,909.51 CUP-02-8317-YL Staff Report 4 4. Schools: Findin New residential units create a demand for additional school services and facilities. The Yelm School District requests that the developer enter into an agreement with the school district for the payment of mitigation fees based on the project's impact. Conclusion: This request for a mitigation agreement between the developer and the school district became mitigation of the Environmental Determination. 5. Transportation and Site Access: Findin The property fronts on Middle Road, which is the only access to the site. No additional accesses are proposed at this time. Finding: The 1992 Yelm Comprehensive Transportation Plan, the Transportation chapter of the Yelm Comprehensive Plan, and the Development Guidelines provide policies and regulations in which the Transportation Plan will be implemented. Included in these policies and regulations in the requirement of the continuation of streets. In most cases, the developer shall provide for the continuation of streets to adjoining properties and subdivisions. In the case of undeveloped land, the street ends in a cul-de-sac or hammerhead, with a sign that states "future road connection". Findin The design of Willow Glen Phase I provided for the continuation of streets into the adjacent lot, which is now Willow Glen Phase II. Willow Glen Phase. II connects into Phase I by the continuation of Welch Loop, which is proposed to be change to Greenleaf Drive. Finding: The completed project will increase traffic and impact the City's transportation system. Chapter 15.40, Concurrency Management, requires all development to mitigate impacts to the City transportation system. A single family home generates 1.01 p.m. peak hour trips per unit. The Transportation Facility Charge per unit is $757.50 and payable at time of building permit. Finding: During the construction of Willow Glen Phase I, the applicant was given a deferral of the requirement for frontage improvements to Middle Road, agreeing to complete the frontage improvements at the time of construction of Willow Glen Phase II. CUP-02-8317-YL Staff Report 5 Conclusion: The Combination of the Willow Glen Phase I and Phase II projects meet the policies and requirements of the transportation plans of the City. The Concurrency Management Ordinance provides for mitigation for the addition of traffic into the City's transportation system. -The construction of Phase II ends the deferral of road frontage improvements to Middle Road. Conditions of Approval: a. The proponent shall mitigate transportation impacts based on the new residential p.m. peak hour trips generated by the project. The Transportation Facility Charge (TFC) shall be based on 1.01 new peak hour trips per residential unit. The proponent will be responsible for a TFC of $757.50 per dwelling unit which is payable at time of building permit. b. Frontage improvements are required for this project. Frontage improvements shall be consistent with the City of Yelm's Development Guidelines. Frontage improvements for Middle Road shall be consistent with the section "Neighborhood Collector". Interior street improvements shall be consistent with the section "local access residentiaP'. c. Frontage improvements shall include frontage improvements deferred in the Willow Glen Phase I development. 6. Parking: Finding: Chapter 17.72, Off-Street Parking and Loading, requires minimum parking ratio of two spaces per dwelling unit. Conclusion: The applicant is proposing at a minimum to provide parking accommodations for at least two vehicles on each residential lot. 7. Water: Findin The City's Water Comprehensive Plan identifies a portion of the City area for service. The City is pursuing additional land areas for approval and the extension of facilities. Completion of such activities is dependent on grant and developer funding, as well as planned bonding and existing public funds. The status of such plans and funding sources must be considered in any review of Concurrency. Developer extensions and or dedications, latecomer agreements, oversizing agreements, and the creation of local improvement districts may all be considered. In the event of a new funding source, however, Concurrency is not found until the funding source is in fact in pace - e.g. award of a grant, a binding letter commitment for third parting funding, or the successful formation of a local improvement district. Any necessary water rights are considered, only after approved for municipal use by the Washington State Department of Ecology, or appropriate appeals board, and the time for appeal or challenge has expired. CUP-02-8317-YL Staff Report 6 Findin There is an existing water line that extends along the frontage of the property. The applicant shall provide water service within the development. Findin There is an existing home on site that is proposed to remain, and other existing buildings on site that are to be removed. The home that is to remain is currently connected to a private well. The applicant proposes to connect the existing home to a meter installed for Lot number 23 temporarily, and will connect the home to its own meter, when the water lines are installed and complete. The existing well shall be abandoned per Department of Ecology standards. Conditions of Approval: a. The applicant shall connect to the City's water system. Water ERU's (equivalent residential units) are based on a consumption rate of 240 gallons per day and are currently charged at a rate of $1,500/ERU (subject to change) inside city limits. This fee is payable at time of building permit issuance. b. The applicant shall connect the existing home to water service temporarily from a meter located at lot 23, and must reconnect to its own meter, as soon as the water lines are approved and dedicated to the City. c. The applicant shall abandon the on-site well in accordance with the Department of Ecology standards, and any water rights transferred to the City. 8. Wastewater: Findin The city's Sewer Comprehensive Plan identifies a portion of the City area for service. The City is pursuing additional land areas or approval and the extension of facilities. Completion of such activities is dependent on grand and developer funding, as well as planned bonding and existing public funds. The status of such plans and funding sources must be considered in any review of concurrency. Developer extensions and or dedications, latecomer agreements, oversizing agreements, and the creation of local improvement districts may all be considered. In the event of a new funding source, however, concurrency is not found until the funding source is in fact in pace - e.g. award of a grant, a binding letter commitment for third parting funding, or the successful formation of a local improvement district. Finding: City sewer is available to the site of this proposal. During construction of the Willow Glen Phase I, the developer extended the sewer line along the property frontage. The developer shall connect to the City's STEP sewer system. Findin There is an existing home on the site that is proposed to remain, as well as other buildings on the site that shall be removed. The existing home is served by an on site CUP-02-8317-YL Staff Report 7 septic and drainfield system. The existing home will be connected to City sewer service when sewer lines are approved and dedicated to the City. Conclusion: City sewer service is available to the site. The developer is responsible for extending the sewer line along the entire frontage of the parcel, and within the subdivision. Conditions of Approval: a. The proponent shall connect to the City's S.T.E.P System. The S.T.E.P. System shall be designed to City standards. The applicant shall submit final civil plans to the Community Development Department for review and approval. b. Sewer connection fees are charged at the current rate of $4,986.00 per connection, (fee subject to change) payable at building permit issuance. All connections require an inspection, with a fee of $145.00 per connection, also payable at building permit issuance. These fees will be assessed at building permit issuance for each lot. c. Existing sewage systems located on-site shall be abandoned per Article IV Rules & Regulations of the Thurston County Board of Health Governing Disposal of sewage. 9. Drainage/Stormwater: Findin The completed project will increase impervious surfaces on the site and adjacent streets. Impervious surfaces create storm water runoff. Uncontrolled and untreated storm water runoff can create health and safety hazards. YMC requires all development to comply with the Stormwater Manual for the control and treatment of stormwater runoff. Finding: The applicant has submitted a Preliminary Stormwater Report that estimates the impervious surface, infiltration rates of the runoff, and a conceptual design for treatment and storage of the stormwater. Following preliminary plat approval the City Stormwater Manual requires the developer to submit a final plan consistent with the final impervious calculations for the site. Findin Stormwater facilities require continued maintenance to ensure they remain in proper working condition. Conditions of Approval: a. The applicant shall design and construct all storm water facilities in accordance with the DOE Storm Water Manual, as adopted by the City of Yelm. Best Management Practices (BMP's) are required during construction. The applicant shall compile a final storm water report along with construction drawings. CUP-02-8317-YL Staff Report $ b. All roof drain runoff shall be infiltrated on each lot. Infiltration shall be accomplished utilizing individual drywells. c. The applicant shall submit a storm water operation and maintenance plan to the Community Development Department for approval prior to final plat approval. d. The stormwater system shall be held in common by the Homeowners. The Homeowners Agreement shall include provisions for the assessment of fees against individual lots for the maintenance and repair of the stormwater facilities. 10. Fire Protection: Finding: Fire protection is provided by the Thurston County Fire District #2. As development occurs there will be additional demands for fire service. Conditions of Approval: a. The applicant shall submit fire flow calculations for all existing and proposed hydrants. All hydrants must meet minimum City standards. b. The applicant shall submit a fire hydrant plan to the Community Development Department for review and approval. 11. Street Lighting; Findin Adequate street lighting is necessary to provide safety to pedestrians, vehicles, and homeowners. Street lighting is reviewed to assure adequate lighting. Conditions of Approval: a. Per the City of Yelm's Development Guidelines, street lighting and interior street lighting will be required. Alighting design plan shall be submitted to the Community Development Department for review and approval. 12. Subdivision Name and Addressing: Findin The proposed project is a continuation of the existing Willow Glen Subdivision. The applicant is not proposing to change or add a new subdivision name. Addressing is approved by the Community Development Department. Conditions of Approval: a. Prior to the submission final plat application, the applicant will provide the Building Department with an addressing plat map for approval. 13. Environmental: Finding: The applicant submitted a completed environmental checklist, including a traffic analysis with preliminary plat application. The City performed and environmental review and issued a Mitigated Determination of Nonsignificance on September 27, 2002. CUP-02-8317-YL Staff Report 9 Conditions of Approval: The applicant shall comply with the mitigation requirements of the MDNS issued on September 27, 2002. Mitigation includes: a. The applicant shall mitigate transportation impacts based on the new p.m. peak hour trips generated by the project. The Transportation Facility Charge (TFC) shall be based on 1.01 p.m. peak hour trips per residential unit. The applicant will be responsible for a TFC of $757.50 per unit, which is payable at time of building permit issuance. b. The applicant shall enter into an agreement with the Yelm School District to mitigate project impacts to the school district. 14. Landscaping: Findin Landscaping and screening are necessary to promote safety, to provide screening between compatible land uses, to safeguard privacy and to protect the aesthetic assets of the City. Chapter 17.80, Landscaping, requires the applicant to provide on-site landscaping for all development proposals. Finding: The site is adjacent to properties that are compatibly zoned. Chapter 17.80 requires that the perimeter of the site be landscaped with a Type II landscaping. In residential subdivisions the city also allows fencing to meet the landscaping requirement for the perimeter of the site. Finding: Landscaping is required in open space and above ground stormwater facilities. Finding: The applicant has submitted a preliminary landscaping plan that is acceptable with the City. Finding: Chapter 17.80 requires that at time of civil plan review and approval the applicant provide the Community Development Department a final landscape and irrigation plan for approval. Conditions of Approval: a. The applicant shall submit a final landscaping and irrigation plan to include the perimeter of the project site, planter strips, open space, and stormwater facilities. CUP-02-8317-YL Staff Report 10 Conclusion and Staff Recommendation: Chapter 16.12.170 requires written findings prior to a decision on a preliminary plat. Based on the project as proposed by the applicant, and the conditions of approval as stated above, staff finds that the subdivision: a. Adequately provides for the public health, safety and general welfare and for such open spaces, drainage ways, streets, potable water supplies, sanitary wastes, parks and recreation, schools, sidewalks; b. That the public use and interest will be served by the platting of such subdivision and dedications; c. The subdivision is in conformance with The Yelm-Thurston County Joint Comprehensive Plan, the City Zoning Ordinance and the City's Development Guidelines. Based on the Analysis and Findings, and the Conditions of Approval above, staff recommends that the Hearing Examiner approve SUB-02-8317-YL. CUP-02-8317-YL Staff Report 11 CITY OF YELM SITE PLANS EXHIBIT I SUB-02-8317-YL ORIGINAL SITE PLAN 4 P ~ ~:3~a ~ 4 ~a 2 ~ q $ ~° a ~ n '~ ~ ~ n a A s ~ . 4 £ 8 ~ 8 73 r ~ =s a> s -- S~: y 57 ? SJ°~ 9F 8 ~gse =*v w PP" ~ ` ~ M Q _ 9 ~ $ n a3~ S a a $_" n _ J~ "< ~~ m e ^ N `x ~ z ~ 3 Q ~ 1D Ym ~ ~ O Q Y~ ~~ '0 m y ~ a ~ s '~ ~" ~~ m L! • •^ N m "p r'" e R ~ O L 5 _3i. n ~ 3x - - ~ ~ x: m N r Z _r -o m r z a -~ r a -~ .,..,I EXHIBIT I, PAGE 1 ~a ~ `-•~/ z~ I Ir xd.z T= ~~' i - - != ~ ~ .,. ^ 1 ~. _L = . ,~ \~1{ ..~ •. \\ =:a i '~ _°a I \`\~ i ~~ ~~~rl!--~-~------ ,\\ `~~ \ . OCTOBER 24, 2002 ?z k \ti~r. /OO ~?`C. ~~ \ ~9 % , ~' al ,~ ~~ --~ a, elm - ~~ ~ i ~~ --- \/I ;:. .;~~ ~, ~, ill § '-~ 4~i"~I II CITY OF YELM EXHIBIT I a ~ ~ E a L i ~ Q'.~ ~~ p 7 7 a3 ~- ~ ° ; ° LL 8 B 9 Pn ~O'.~ ^~ sj = ~ ~ ~ q q o ~ ~ ~ ' 8 go~ ~ e " n 8 ~ ~ T1~ _a~ f ° M c ~.yJ. ~, ~ n ~ l : ~ /~ , { AMENDED SITE PLAN ~ ~~~a3yz~~;' a ~ ~~ ~ EXHIBIT I, SITE PLANS SUB-02-8317-YL ~g °N em W~ © ~ re P v _o~N - a~e m „ ,' ~u I~~ I I 11~-1r '~ 1~ I n ~ ~ 1 ~ r ., :.., ~ M G9 •: ~' ~ ,` , ^a - ~ A i~ - 1 .r, ~ 4`~m I j~ _.> / + 4 >,=a~, Z -• ^'~.. ` = G ~ ~~ v t I _L _ ~~, 4 -~ ° ~ 5 [h I ~ ~; i.~ ~ 3 ~~ ~ ° c;c z ~ ' ~ pp i ° ~I,(U 61 f i [ ~ I _ . ~ ~ _~.? n ~,I:_ PAGE 2 z z I ~~ m m i I ~Y ~~~'di4~ '1~ii'i."i,;. 81 I8 Aa $ ~~::: $I r-----~_ ~~ I `'~ I ~a \\~ I $I ~ 1~----~ „~,~ ,. 81~''- V~L ~ . I I ~~~ cl ~_ ~,-m~n~ I LI ----02~ ---ial u ~ %' .,a ~\. 5 e. ~ a 6 // a I ":. _1_ ~~ Ia ~yJ II 1 ~-_ _ I_`__~.p4_ ..v. k~J~-.I- _- __ _ i.~ iii`. ~ \ ~~~~ `1 -~ I` I ~i u y ~ ~I I ~..~_ _ _ _. _ _ 11J~ _ _-- _- _ _^2. .. __ _ ~ OCTOBER 24, 2002 ~' .\ _~ \ o ~ ~ \ \ ~' k ~j'~' \~ ~ ~ F a ~~ \\\ ' N `~~ ~ . ~,~~~ SR y~ o r7 Z° .l, ~~,~, ~ ~~•`•:. ~ oar /O ~ 9, / O ., ... ~;::_ 'b• ~ \ ,\ ~; CITY OF YELM NOTICE OF APPLICATION EXHIBIT II SUB-02-8317-YL ~~y`~ ~' FBI CITY O~ Y~LIUI /~~~ PO Box 479 ~ Yelm WA 98597 ~ 360-458-3835 . v~~;~z :v~a:au^t ~+u NOTICE OF APPLICATION Mailed on: September 5. 2002 PROJECT NAME AND LOCATION: Willow Glen Phase II Welch Loop SE (extension of Welch Street) LAND USE CASE: SUB-02-8317-YL An application submitted by Yelm Property Development, LLC, 16440 SE Middle Road, Yelm, WA 98597, for the above-referenced project was received by the City of Yelm on May 23, 2002. The City has determined the application to be complete on•September 4, 2002. The application and any related documents are available for public review during normal business hours at the City of Yelm, 105 Yelm Avenue W., Yelm WA. For additional information please contact Tami Merriman, Community Development Department, at (360) 458-3835. PROJECT DESCRIPTION: The project proposal is to subdivide 8.68 acres into 45 single-family residential lots with roadway, utilities and stormwater facilities. ENVIRONMENTAL and OTHER DOCUMENTS SUBMITTED WITH THE APPL1CATlON: An Environmental Checklist, Traffic Impact Analysis, and a preliminary Storm Drainage Analysis and Report were also submitted. Additional Information or Project Studies Requested by the City: The City has not requested any additional information at this time. No preliminary determination of consistency with City development regulations'hasbeeh made. At minimum, this project will be subject to the following plans and regulations: City of Yelm Comprehensive Plan, Zoning Title (17), Critical Areas Ordinance (14.08), Storm Water Drainage Design and Erosion Control Manual (DOE), Uniform Building Cade, State Environmental Policy Act (SEPA) Title (14), Road Design Standards, Platting and Subdivision Title (16), and the Shoreline Master Program. The City of Yelm invites your comments early in the review of this proposal. Comments should be directed to Tami Merriman, Community Development Department, P.O. Box 479, Yelm WA 98597, 360- 458-3835. THE 15-DAY PUBLIC COMMENT PERIOD ENDS AT 5:00 PM ON SEPTEMBER 20, 2002. This notice has been provided to appropriate local and state agencies, and property owners within 300 feet of the project site. These recipients, and any others who submit a written request to be placed on the mailing list, will also receive the follo`rling items when available or if applicable: Environmental Threshold Determination, Notice of Public Hearing and Notice of Final Decision. If the proposed project requires a City Council decision, it will be mailed to all those who paRicipate in the public hearing and to anyone else requ=sting the decision in carting. Additionally, there will be a 14-day public comment period if an environmental de`ermination is issued. Opportunities for appeal occur `.vithin rivenh/one (21) days after the date the environmental determination is issued. City Council decision can be appealed through Superior Court. Appeals Of Slte Clan re`/le'JI deriji(`inj ma'/ be filed vlithln 1 4 da`/s Oi NOtICe of Final Decision. EXHIBIT II, PAGE 1 OCTOBER 24, 2002 CITY OF YELM EXHIBIT Ill DETERMINATION OF NONSIGNIFICANCERND COMMENTS SU B-02-8317-YL MITIGATED DETERMINATION OF NONSIGNIFICANCE SEPA NO: 8317 Proponent: Yelm Property Deveopment, LLC. Description of Proposal: Subdivide 8.68 acres into 45 single family residential lots. The project includes the construction of stormwater facilities, interior streets, and street improvements to Middle Road. Location of the Proposal: The project site is located on Middle Road, between Railway Road, and 100` Way SE. Section/Township/Range: Section 19, Township 17N Range 2E. Threshold Determination: The City of Yelm as lead agency for this action has determined that this proposal does not have a probable significant adverse impact on the environment. Therefore, an environmental impact statement (EIS) will not be required under RCW 43.21C.030(2)(c). 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. Conditions/Mitigating Measures: SEE ATTACHED Lead agency: City of Yelm Responsible Official: Grant Beck, Community Development Director Date of Iss :September 27, 2002 Comment Deadline:, ; f 5:00 p.m., October 11, 2002 Community Development Director Thisl~ilitigated Determination of NonSignificance (MDNS) is issued pursuant to Washington Administrative Code 197-11-340(2). Comments must be submitted to Tami Merriman, Community Development Department, at City of Yelm, 105 Yelm Ave. W., P.O. Box 479, Yelm, WA 98597, by 5:00 p.m., October 11, 2002. The City of Yelm will not act on this proposal prior to 5:00 p.m., October 18, 2002. You may appeal this determination to the Yelm City Council, at above address, by submitting a written appeal no later than 5:00 p.m., October 18, 2002. You should be prepared to make specific factual objections. Contact Grant Beck, Community Development Director, to learn more about the procedures for SEPA appeals. This MDNS is not a permit and does not by itself constitute project approval. The applicant must comply with all applicable requirements of the City of Yelm prior to receiving construction permits which may include but are not limited to the City of Yelm Comprehensive Plan, Zoning Title (17), Critical Areas Ordinance (14.08), Storm water Drainaga Design and Erosion Control Manual (DOE), Uniform Building Code, State Environmental Policy Act (SEPA) Title (14), Road Design Standards, Platting and Subdivision Title (16), and the Shoreline Master Program. -------------- 00 NGT PUBLISH BELO`:V THIS LINE FubGsa=_~: Nisi ally Valiay I`+e;rs, Friday. October 4, 2CC2 Pcst~d ir. cu,iic areas: Friday, S°~ternber 27, 2002 Copses i0: All &^O^Cia_iGtlcens On Sc?A mailliig !ISt a^d C aCeni p(Cp°rt'/ OSlri?rS. S°_~t°r;i`'.er 27, 2002 DO!'~. Oi ~co!0gy `;~'Ci-;ec'F6st, Sa^iemC°_f 27, 2~~2. EXHIBIT III, PAGE ~L --- OCTOBER 24, 2002 CITY OF YELM EXHIBIT III DETERMINATION OF NONSIGNIFICANCERND COMMENTS SUB-02-8317-YL ATTAChMENT SEPA CASE NO.: 8317 This Mitigated Determination o. Non Significance is based en the project as proposed and impacts and mitigation reflected in the following: • Environmental Checklist (dated May 22, 2002, prepared by Skillings-Connolly, Inc.) • Tra~~ic Impact Analysis (dated August 22, 2002, prepared by Skillings-Connolly, Inc.) • Preliminary Storm Drainage and Erosion Control Report (dated September 2002, prepared by Skillings-Connolly) And the following conditions: 1. The proponent shall mitigate transportation impacts based on the new residential p.m. peak hour trips generated by the project. The Transportation Facility Charge (fFC) shall be based on 1.01 new peak hour trips per residential unit. The proponent will be responsible for a TFC of $757.50 per dwelling unit which is payable at time of building permit. 2. The developer shall enter into an agreement with the Yelm School District to mitigate project impacts to the school district. EXHIBIT III, PAGE 2 OCTOBER 24, 2002 CITY OF YELM DETERMINATION OF NONSIGNIFICANCE AND COMMENTS EXHIBIT III SUB-02-8317-YL -ce rq _ _ " Intl ' STATE Of WASHINGTON L7EPARTMENT OF EC_:(~LOGY P.U. Rox 41775 • Olympia, Washin~trm 98.i0~-7771 • (3b0) -^07-63QD October 11, 2002 bis. Tami Merriman City of Yelm ~. t_,, ~~~:; ..•j ~ f I Your address • i ~. Community Development Department ~; ` .~ ~~~,1;• • 't ~~~ ~ ~'1`'r'-;' is in the P.U.13ox X79 b M , - ; :~~• . ~( • ~ ~ t ~~ a ~ ~ ii~,~ y.~~~~13~ i ''. YeIm,WA 9897 , ~-! ~ ..; ~~, , .~ ~.. ,,~,+~~ watershed llear Ms. 1\-terrintan: Thank you for the opportunity to comment on the mitigated detcrnunation of rton-significance for the proposed subdivision of'acreagc for family residential lots, located on Middle (toad, hr:tween Railway Road and lUU'~' Way 51:, as proposed by Yelm Property Uevelopnient, We reviewed the environnttntal checklist and have the following comments: Water Quality: Erosion control measures must be in place prior w any clearing, ip-adin,, or construction, '!'here cont,•ol measures must he effective to prevent soil from beinb carried into surface watc;r by stom~water ntnoff, Sand, silt, and soil will damage aquatic habitat and arc cottsictc;red pollutanu. Any discharge of sediment-laden runoff ar other pollutants to waters of the stat.c is in violation of Chapter 9U.4F; Water Pollution Control, and WAC l73.201A, Water Quality Standards for Surface Waters of the State of Washington, and is subject to enforcement action. During construction, all releases of oils, hydraulic fluids, fuels; other petroleum products, paints, solvents, and other deleterious materials must be contained and removed in a manner that will prevent their discharge to waters and soils of the Mate. The cleanup of spills should take precedence over other work on the site. Coveraoc under the General Aaseline Stormwater Water Perniit is required for construction sires tn•eater than th~c acres. (Cyou have soy questions or would like to respond [o these coa~menrs, please call tVls. iliar~aret Hi11 with the Water Quality Proarn,tt at (3ti11) 4U7-0246. Sincerely, ~,.~, ~~ ~ Post-it' Fax Note ~.~- To .. '}~ Jeri Ben:be c~.~oav~• SLP;~ Covrdirator P9cna ~ Sou;;;t~'est Red until Office Pa.~,~~G,G cc: Yelm Prope:~i Deveioo:nent. LLC:, .~nplicant hfargaret Bill. S~~'RO~"'Q 7671 lY ~ tJ EXHIBIT III, PAGE 3 OCTOBER 24, 2002 CITY OF YELM EXHIBIT IV PUBLIC HEARING NOTICE SU B-02-8317-YL w 9 I ~q O~ THE A~~i j~~ ;_ _~~ YELM WASHINGTON City of Yelm IO.i Yelm Avenue West P.O. Box 479 Yelm, Washington 98.597 (360) 458-3244 NOTICE OF PUBLIC HEARING YELM HEARING EXAib11NER DATE: Monday, November 4, 2002, 9:00 a.m. PLACE: City Hall Council Chambers, 105 Yelm Ave W., Yelm WA PURPOSE: Public Hearing to receive comments on a 46 lot Residential Subdivision, Case #SUB-02-8317-YL APPLICANT: Yelm Property Development, L.L.C. PROJECT LOCATION: 16440 SE Middle Road, Yeim, WA 98597 TheYelm Hearing Examiner will hold a public hearing to receive comments on a proposed 46- lot Residential Subdivision. The Hearing Examiner will make a decision on the matter within 10 days after the hearing. Special Note: The applicant originally submifted preliminary plat application to subdivide the property info 45 single-family lots. The 45-lot proposal was described in fhe notice of application, and fhe SEPA deferminafion that was mailed to fhe appropriate agencies, and 300' property owner radius. After these notices were complete and mailed, the applicant requested to submit a change to the plat to add an additional single family lot, for a fotal of 46 single family Iofs. This change is noted in this public hearing notice, and is being mailed to all recipients of the original notice of application and SEPA deferminafion. Testimony maybe given at the hearing or through any written comments on the proposal, received by the close of the public hearing on November 4, 2002. Such written comments may be submitted to the City of Yelm at the address shown above, or mailed to the City of Yelm Community Development Department, PO Box 479, Yelm WA 98597. Any related documents are available for public review during normal business hours at the City of Yelm, 105 Yelm Ave W., Yelm, WA. For additional information, please contact Tami Merriman at (360) 458-3835. The City of Yelm provides reasonable accommodations to persons with disabilities. If you need special accommodations to attend or participate in this hearing, please call the Cii~j Clerk, Agnes Bennick, at (360) 458-8404, at least 4 days before the meeting. A~~cST: City of Yelm :% P,an2s 5snnick, City Clerk -- _ -- 00 RIOT PUSU SH c~~O,~d T;~IS LII'~iE ~Uv~15~9C i~ ,.^.9 I~11i iU11j'/ ~`I?1!5Y i ~3:%5', Fflr:'~`,. OCi00°( 2J. 2J~2. Fiat^s: OCuU^ i,~','I^•;i if) Adj•''C?ni PfU,^.F,~,~ (~~:.,.3(5 c,^.fi ,~'CS. '~I !ft nu:~~.!: r -f 24. Cri O2. Th:~ Cih~ of Yrf»r is nip Egnnl Oi~~~nrhu~ih/ ('r~t~irlcr EXHIBIT IV, PAGE 1 OCTOBER 24, 2002 Of THE ArQ~ a~ ~_ Ci o del m a ~+ 105 Yelm Avenue West YELM P.O. Box 479 WASNINGTON Yelm, Washington 98597 (360) 458-3244 Date: October 24, 2002 To: Stephen Causseaux, Jr., Hearing Examiner From: Tami Merriman, Planning Technician Re: Willow Glen Pha; LIST OF EXHIBITS: Exhibit I: Exhibit II: Exhibit III: Exhibit IV: >e II Subdivision, SUB-02-8317-YL Site Plan and Amended Site Plan Notice of Application Determination of Non-Significance and Comments Public Hearing Notice Applicant: Yelm Property Development Denny Balascio 16440 SE Middle Road ' Yelm, WA 98597 Proposal: The applicant is proposing to subdivide 8.89 acres into 46 single-family lots. The property is zoned R-6 Moderate Density Residential, allowing up to 6 dwelling units per acre. Construction includes new streets, infrastructure, frontage improvements, landscaping, and stormwater facilities. SPECIAL NOTE: The applicant originally submitted preliminary plat application to subdivide the property into 45 single-family lots. The 45- lot proposal was described in the notice of application, and the SEPA determination that was mailed to the appropriate agencies and 300' property owner radius. After these notices were complete and mailed, the applicant requested to submit a change to the plat to add an additional single family lot, for a total of 46 single family lots. The addition of the single-family lot meets the density requirements for the R-6 zone, and did not significantly change the configuration of the map layout. This change is noted in the public hearing notice, and was mailed to al! recipients of the original notice of application and SEPA determination. T, ,-... ~ ., , ,- , ~ ., Location• The project site is located on the north side of Middle Road just east of the Prairie Creek Subdivision. The proposed project is a continuation of the existing Willow Glen Subdivision. In reviewing the plat application and tax parcel numbers, we found that the City of Yelm Zoning map did not include a small portion of this property in the City Limits. After researching the annexation, and previous boundary line adjustments for this site, it was determined that the legal description of the annexation effected by the City of Yelm via Ordinance #627 includes Parcel "A" of BLA #0309 as recorded under Auditors File No. 8510250041 in Volume 3 of Boundary Line Adjustments, Pages 635 through 639. A portion of Parcel "A", which is presently assigned tax parcel number 64303500300 by the Thurston County Assessor's Office, was excluded from the map prepared by the City and filed with the Annexation Certificate. The City believes that tax parcel 64303500300 is within the City limits through the adoption of Ordinance 627 and is proceeding with the subdivision application. On October 4, 2002, the City contacted the Office of Financial Management (OFM) - Forecasting Division with our findings. OFM has concurred that the legal description in the annexation ordinance does include the small portion of land, and that the map was incorrect. The entire parcel in question is inside the City of Yelm City Limits. Notice of Application, SEPA, and Public Hearing Notice of this application was mailed to state and local agencies, and property owners within 300 feet of the project site on September 5, 2002. Public Notice of the date and time of the Public Hearing was posted on the project site, mailed to property. owners within 300 feet of the project site, and mailed to the recipients of the Notice of Application and SEPA Determination on October 24, 2002, and advertised in the local newspaper on October 25, 2002. The City has performed an environmental review, including review of a transportation analysis, and issued a Mitigated Determination of Nonsignificance on September 27, 2002, with a comment deadline of September October 11, 2002, and an appeal deadline of October 18, 2002. Staff Analysis and Conditions of Approval 1. Lots Size and Setbacks: Finding: The R-6 District does not have a minimum or maximum lot size but it does have standard yard setbacks. CUP-02-8317-YL Staff Report 2 Finding: The layout of the proposed plat includes 3 corner lots, lot numbers 35, 58, & 59, that do not adequately represent the required setbacks. Additional challenges these corner lots provide are the safe placement of driveway entrances, and possible interference with driving sight distance if the future property owners desire to fence their yards. Conclusion: The preliminary plat map shows the typical building envelopes that project the minimum setbacks required in the R-6 Zone, except for lots 35, 58, & 59. Conditions of Approval: a. The applicant shall show adequate building envelopes for lots 35, 58, & 59 on civil plans submitted for final approval. b. The applicant shall show on civil plans, and the on the face of the final plat, the driveway placement for lot 35 to be no further than 85-feet from the North property line. c. The applicant shall show on civil plans, and the on the face of the final plat, the driveway placement for lots 58 and 59 to be no further than 30-feet from the South property line. d. The applicant shall provide specific fencing restrictions for lots 35, 58, & 59 in the Covenants and Restrictions for the Homeowners Association, and on the face of the final plat, to provide for adequate sight distance. 2. Adjacent Land Uses and Zoning: Finding: Properties to the north and east of the site are in Thurston County. Properties to the east are zoned Rural Residential (1/5) and to the north are residential and industrial. The property to the west and south of the site are zoned Moderate Density Residential (R-6). Developed densities in the immediate area range from rural (1 unit per five acres) to moderate density of 6 units per acre. Conclusion: The proposed residential subdivision is consistent with the surrounding residential uses, and creates a density of 5 units per acre, which meets the minimum and maximum requirements of the R-6 Zone. 3. Open Space: Finding: Washington State GMA Open space and recreation goal states; "Encourage the retention of open space and development of recreational opportunities, conserve fish and wildlife habitat, increase access to natural resource lands and water, and develop parks". RCW 36.70A.020(9). CUP-02-8317-YL Staff Report 3 Finding: The Yelm Comprehensive Plan states that adequate recreation and park facilities should be developed and improved to provide a broad range of recreational facilities which meet the needs of the Yelm community (Section VII.C.3.a.ii Yelm Comprehensive Plan). The plan further establishes a level of service for neighborhood and community park and recreation facilities is five acres of land per 1,000 population. Finding: The City presently has a total of 15.26 acres of recreation and park facilities, including the 13.98-acre Longmire Community Park which is presently under construction. Yelm's 2001 population was 3,420 in 2001, according to the Thurston Regional Planning Council, which would require a minimum of 17.1 acres of recreation and park facilities pursuant to the Comprehensive Plan. Finding: Yelm's average household size, according to the Thurston Regional Planning Council, is 2.50 persons per household. A 46 unit subdivision, therefore, would be expected to add 115 people to the City's population, requiring an additional 25,047 square feet of recreation and park facilities. Findin The Park fee in-lieu-of open space is placed in a separate fund in the City's budget (fund 118) which is used solely for the acquisition of land and improvement of additional park facilities. Findin YMC Chapter 14.12 provides guidelines for the retention and creation of open space within the City. This chapter requires a minimum of five percent of the gross area be dedicated as open space or pay a fee in-lieu-of providing the open space on site. Five percent of the site is equal to 19,363 sq. ft. The fee is calculated at .77 cents per sq. ft., which equals to $14,909.51 as a fee in-lieu-of open space. The applicant has not proposed any on-site open space. Conclusion: The applicant has not included provisions for open space in the proposed plat. The City is constructing a large public park near this site. It is acceptable to allow the payment of a fee in lieu of open space for this project. Conditions of Approval: a. The applicant shall pay an open space fee in lieu of in the amount of $14,909.51. CUP-02-8317-YL Staff Report 4 4. Schools: Findin New residential units create a demand for additional school services and facilities. The Yelm School District requests that the developer enter into an agreement with the school district for the payment of mitigation fees based on the project's impact. Conclusion: This request for a mitigation agreement between the developer and the school district became mitigation of the Environmental Determination. 5. Transportation and Site Access: Findin The property fronts on Middle Road, which is the only access to the site. No additional accesses are proposed at this time. Finding: The 1992 Yelm Comprehensive Transportation Plan, the Transportation chapter of the Yelm Comprehensive Plan, and the Development Guidelines provide policies and regulations in which the Transportation Plan will be implemented. Included in these policies and regulations in the requirement of the continuation of streets. In most cases, the developer shall provide for the continuation of streets to adjoining properties and subdivisions. In the case of undeveloped land, the street ends in a cul-de-sac or hammerhead, with a sign that states "future road connection". Finding: The design of Willow Glen Phase I provided for the continuation of streets into the adjacent lot, which is now Willow Glen, Phase II. Willow Glen Phase II connects into Phase I by the continuation of Welch Loop, which is proposed to be change to Greenleaf Drive. Finding: The completed project will increase traffic and impact the City's transportation system. Chapter 15.40, Concurrency Management, requires all development to mitigate impacts to the City transportation system. A single family home generates 1.01 p.m. peak hour trips per unit. The Transportation Facility Charge per unit is $757.50 and payable at time of building permit. Findin During the construction of Willow Glen Phase I, the applicant was given a deferral of the requirement for frontage improvements to Middle Road, agreeing to complete the frontage improvements at the time of construction of Willow Glen Phase II. CUP-02-8317-YL Staff Report 5 Conclusion: The Combination of the Willow Glen Phase I and Phase II projects meet the policies and requirements of the transportation plans of the City. The Concurrency Management Ordinance provides for mitigation for the addition of traffic into the City's transportation system. The construction of Phase II ends the deferral of road frontage improvements to Middle Road. Conditions of Approval: a. The proponent shall mitigate transportation impacts based on the new residential p.m. peak hour trips generated by the project. The Transportation Facility Charge (TFC) shall be based on 1.01 new peak hour trips per residential unit. The proponent will be responsible for a TFC of $757.50 per dwelling unit which is payable at time of building permit. b. Frontage improvements are required for this project. Frontage improvements shall be consistent with the City of Yelm's Development Guidelines. Frontage improvements for Middle Road shall be consistent with the section "Neighborhood Collector". Interior street improvements shall be consistent with the section "local access residential". c. Frontage improvements shall include frontage improvements deferred in the Willow Glen Phase I development. 6. Parking: Finding: Chapter 17.72, Off-Street Parking and Loading, requires minimum parking ratio of two spaces per dwelling unit. Conclusion: The applicant is proposing at a minimum to provide parking accommodations for at least two vehicles on each residential lot. 7. Water: Finding: The City's Water Comprehensive Plan identifies a portion of the City area for service. The City is pursuing additional land areas for approval and the extension of facilities. Completion of such activities is dependent on grant and developer funding, as well as planned bonding and existing public funds. The status of such plans and funding sources must be considered in any review of Concurrency. Developer extensions and or dedications, latecomer agreements, oversizing agreements, and the creation of local, improvement districts may all be considered. In the event of a new funding source, however, Concurrency is not found until the funding source is in fact in pace - e.g. award of a grant, a binding letter commitment for third parting funding, or the successful formation of a local improvement district. Any necessary water rights are considered, only after approved for municipal use by the Washington State Department of Ecology, or appropriate appeals board, and the time for appeal or challenge has expired. CUP-02-8317-YL Staff Report 6 Findin There is an existing water line that extends along the frontage of the property. The applicant shall provide water service within the development. Finding: There is an existing home on site that is proposed to remain, and other existing buildings on site that are to be removed. The home that is to remain is currently connected to a private well. The applicant proposes to connect the existing home to a meter installed for Lot number 23 temporarily, and will connect the home to its own meter, when the water lines are installed and complete. The existing well shall be abandoned per Department of Ecology standards. Conditions of Approval: a. The applicant shall connect to the City's water system. Water ERU's (equivalent residential units) are based on a consumption rate of 240 gallons per day and are currently charged at a rate of $1,500/ERU (subject to change) inside city limits. This fee is payable at time of building permit issuance. b. The applicant shall connect the existing home to water service temporarily from a meter located at lot 23, and must reconnect to its own meter, as soon as the water lines are approved and dedicated to the City. c. The applicant shall abandon the on-site well in accordance with the Department of Ecology standards, and any water rights transferred to the City. 8. Wastewater: Finding: The city's Sewer Comprehensive Plan identifies a portion of the City area for service. The City is pursuing additional land areas or approval and the extension of facilities. Completion of such activities is dependent on grand and developer funding, as well as planned bonding and existing public funds. The status of such plans and funding sources must be considered in any review of concurrency. Developer extensions and or dedications, latecomer agreements, oversizing agreements, and the creation of local improvement districts may all be considered. In the event of a new funding source, however, concurrency is not found until the funding source is in fact in pace - e.g. award of a grant, a binding letter commitment for third parting funding, or the successful formation of a local improvement district. Findin City sewer is available to the site of this proposal. During construction of the Willow Glen Phase I, the developer extended the sewer line along the property frontage. The developer shall connect to the City's STEP sewer system. Finding: There is an existing home on the site that is proposed to remain, as well as other buildings on the site that shall be removed. The existing home is served by an on site CUP-02-8317-YL Staff Report 7 septic and drainfield system. The existing home will be connected to City sewer service when sewer lines are approved and dedicated to the City. Conclusion: City sewer service is available to the site. The developer is responsible for extending the sewer line along the entire frontage of the parcel, and within the subdivision. Conditions of Approval: a. The proponent shall connect to the City's S.T.E.P System. The S.T.E.P. System shall be designed to City standards. The applicant shall submit final civil plans to the Community Development Department for review and approval. b. Sewer connection fees are charged at the current rate of $4,986.00 per connection, (fee subject to change) payable at building permit issuance. All connections require an inspection, with a fee of $145.00 per connection, also payable at building permit issuance. These fees will be assessed at building permit issuance for each lot. c. Existing sewage systems located on-site shall be abandoned per Article IV Rules & Regulations of the Thurston County Board of Health Governing Disposal of sewage. 9. Drainage/Stormwater: Finding: The completed project will increase impervious surfaces on the site and adjacent streets. Impervious surfaces create storm water runoff. Uncontrolled and untreated storm water runoff can create health and safety hazards. YMC requires all development to comply with the Stormwater Manual for the control and treatment of stormwater runoff. Finding: The applicant has submitted a Preliminary Stormwater Report that estimates the impervious surface, infiltration rates of the runoff, and a conceptual design for treatment and storage of the stormwater. Following preliminary plat approval the City Stormwater Manual requires the developer to submit a final plan consistent with the final impervious calculations for the site. Finding: Stormwater facilities require continued maintenance to ensure they remain in proper working condition. Conditions of Approval: a. The applicant shall design and construct all storm water facilities in .accordance with the DOE Storm Water Manual, as adopted by the City of Yelm. Best Management Practices (BMP's) are required during construction. The applicant shall compile a final storm water report along with construction drawings. CUP-02-8317-YL Staff Report $ b. All roof drain runoff shall be infiltrated on each lot. Infiltration shall be accomplished utilizing individual drywells. c. The applicant shall submit a storm water operation and maintenance plan to the Community Development Department for approval prior to final plat approval. d. The stormwater system shall be held in common by the Homeowners. The Homeowners Agreement shall include provisions for the assessment of fees against individual lots for the maintenance and repair of the stormwater facilities. 10. Fire Protection: Findin Fire protection is provided by the Thurston County Fire District #2. As development occurs there will be additional demands for fire service. Conditions of Approval: a. The applicant shall submit fire flow calculations for all existing and proposed hydrants. All hydrants must meet minimum City standards. b. The applicant shall submit a fire hydrant plan to the Community Development Department for review and approval. 11. Street Lighting: Findin Adequate street lighting is necessary to provide safety to pedestrians, vehicles, and homeowners. Street lighting is reviewed to assure adequate lighting. Conditions of Approval: a. Per the City of Yelm's Development Guidelines, street lighting and interior street lighting will be required. A lighting design plan shall be submitted to the Community Development Department for review and approval. 12. Subdivision Name and Addressing: Finding: The proposed project is a continuation of the existing Willow Glen Subdivision. The applicant is not proposing to change or add a new subdivision name. Addressing is approved by the Community Development Department. Conditions of Approval: a. Prior to the submission final plat application, the applicant will provide the Building Department with an addressing plat map for approval. 13. Environmental: Finding: The applicant submitted a completed environmental checklist, including a traffic analysis with preliminary plat application. The City performed and environmental review and issued a Mitigated Determination of Nonsignificance on September 27, 2002. CUP-02-8317-YL Staff Report 9 Conditions of Approval: The applicant shall comply with the mitigation requirements of the MDNS issued on September 27, 2002. Mitigation includes: a. The applicant shall mitigate transportation impacts based on the new p.m. peak hour trips generated by the project. The Transportation Facility Charge (TFC) shall be based on 1.01 p.m. peak hour trips per residential unit. The applicant will be responsible for a TFC of $757.50 per unit, which is payable at time of building permit issuance. b. The applicant shall enter into an agreement with the Yelm School District to mitigate project impacts to the school district. 14. Landscaping: Finding: Landscaping and screening are necessary to promote safety, to provide screening between compatible land uses, to safeguard privacy and to protect the aesthetic assets of the City. Chapter 17.80, Landscaping, requires the applicant to provide on-site landscaping for all development proposals. Findin The site is adjacent to properties that are compatibly zoned. Chapter 17.80 requires that the perimeter of the site be landscaped with a Type II landscaping. In residential subdivisions the city also allows fencing to meet the landscaping requirement for the perimeter of the site. Finding: Landscaping is required in open space and above ground stormwater facilities. Finding: The applicant has submitted a preliminary landscaping plan that is acceptable with the City. Findin Chapter 17.80 requires that at time of civil plan review and approval the applicant provide the Community Development Department a final landscape and irrigation plan for approval. Conditions of Approval: a. The applicant shall submit a final landscaping and irrigation plan to include the perimeter of the project site, planter strips, open space, and stormwater facilities. CUP-02-8317-YL Staff Report 1 Q Conclusion and Staff Recommendation: Chapter 16.12.170 requires written findings prior to a decision on a preliminary plat. Based on the project as proposed by the applicant, and the conditions of approval as stated above, staff finds that the subdivision: a. Adequately provides for the public health, safety and general welfare and for such open spaces, drainage ways, streets, potable water supplies, sanitary wastes, parks and recreation, schools, sidewalks; b. That the public use and interest will be served by the platting of such subdivision and dedications; c. The subdivision is in conformance with The Yelm-Thurston County Joint Comprehensive Plan, the City Zoning Ordinance and the City's Development Guidelines. Based on the Analysis and Findings, and the Conditions of Approval above, staff recommends that the Hearing Examiner approve SUB-02-8317-YL. CUP-02-8317-YL Staff Report 11 CITY OF YELM SITE PLANS EXHIBIT I SUB-02-8317-YL ORIGINAL SITE PLAN C ~ ~~~*>_3~3~a 8 9 as t R ~ e ~~ _~ . ., g ~~°, ~ P r _ ~ a ~ , Y C 8 Q= a w q a " .3~ ~'~ a~~ 1 ~ ~ : ~ ~ oAP~ ee d E$:~ RC° ' DP ' 3 i 8 .9a ;?1 .Yas~ ~~~ uqu a~ ? ~ ~ 8 N ~ .~e~ 9~ o ..F7 ear 3 4< ~ 8 n 8^ 'S .\ ~ ~ .~ ~ ----^~ ~ ~ \ ~ .\ \ ~ .\\ \ .\ '~''~ ~9 \\\ ~~~ ~_ a~j~~ '-'.a \\\~ 8~~ 6 ~ ~ n ~_ ~f - ~ :.: ~ °'. _ `: ~ - ..: iL .,a _ ~ :ar7m. i 1 ~y 1 ~ a ;: 4t gl u i 'FISLr 8i: :: ~.i.E 8n ~ ~~ !: ~ e ~ ~tiu V ~~ ~~ i~ ~~~ ~~O `` ~• ~ ` ~ ..` m ~:.. ` _,~. . ~.~ . i I .1 .;.`~, I ^aa.. Y II 1 {~ 81 - ~ ~ l ~ ' 1 ^~I~I ~~~ Ill _~~r IJ~~: ~~ c9 ~ I $ ~ ~ leI SIJNDANC~ AyE,S~~~ x ~ 1 ~~ a~ a Igo ~ - ~^ fmZ 1~ 1 1. ~t ~ $I s Via, f 11 ••I ~, ua Q . ~^ .n. ~ 1 I `"r -o "~ VI ~ I ~I ~ al ~ ~~ : 1 r I `_,~~ " r I~°. I o I s a ~• F Z F~, t - m ° ~ czi I .II al s Igl I ~ f l 1 il. z ~' ~ m I ~Tg I I I ~--~_.~-.- ~~._~ • 'F I I e lei ~ •.. ----- 'V r' sR ~ I ~~ + 8l $ ~ I8 • ~CASCADIA(J A~IE SE -- m I , ~ $I~ 8 9~1a c~ B , z T ~' ° I ei I: ~ -- e- 'D 37 m r 3 z a -~ -~ r n -I . ~i EXHIBIT I, PAGE 1 OCTOBER 24, 2002 I fh al ~ al ~I~ ' a ." I l_ .~d~t.- ,$ I a, I yI v a ~` •~~- _ 1 _t y ~ ~ _-~w. - =~ ~ ;. I -. I zI - I I -3a. I_ ;v i mc_a ~I L__J~~ ~ III _ j j II l ~~-~ ll i ~-tom' TO $ _~., I i :. ~~ ~ - lrd=i 4 ;f~D I r ' ^- -,~ -L - -- CITY OF YELM SITE PLANS EXHIBIT I SUB-02-8317-YL q AMENDED SITE PLAN ~ ° e ~ N ~ ~ ~ a ~ ~ n 'v r 8 q ~ z ~ ~ - ,\ na ~ n \ ~(~ x- 3 \ o ' ~0 3e4 ~a a~ ~ i ~" a L'a x'03 ca ~'~=~ ----- -~ \ ' G9 ~ i ~ e ~3C a 5 4 ~~ ri ~~ \~\ g \\ h -- ~ ,_3;', /!_ ;?:::':. ~ fib,: `~ ~/jOO ~4 / 1~ I 713 ,`~ w- •~n~ \ •Vy4Xry '~~'c''. L '4~s1 4 - o ~ .;~.y ,.~ .~ ~:: .,y :x"1~, UI a E rg'"- 3 m ug ~ '~'i '.trr C7 " ~ F;A ~ ~ um~ ~ y,4 ~ tp o < © q ~ ~ 4`Y _ ~1 "O' • P' a kz _ -t°•~ ~° ~ ~ •. ~ ^~ ~ ' _ 'g . e ~ ='r ~ Z ` J L ~u `~ z i c~ ~ N _ ~? =e m i A r °R ~ ^~. ~ -4 3~ --- I cn ~ F4 ~ ~ _ - -~ - _, ~ o~ ~~ . ~ m n t7 _ I i ' ~i 1~ ~ s ~ ~ ~ -r ~ t ~ ~ `t 1 I - - ;~ 1 ` ~ ` - ~' EXHIBIT I, PAGE 2 ~ '~ \ ~, vt .. i~~~. Y, .. y ::95::~ a. ' i ~h~ .~f~.~ i r~! ~ :::::::::::::: ~;~ ~' °i C tt $' .; n •l ':"' ~ _ //i', ~iJ s~NQA A S,~/ r~A ~_~~ i °I ~ i ~~ r je~ =I na r-i ' 1 ~Ii N io! m! ~~ ~ 9 i I ~ ~~:::::::: 8i ~ 1 .~ i 1 '>?f` is! ~~ . ~~~ i - ~ ~~ ,. f'~ el e ~ ~~ o I ~~,~q1~~ al~~ s ~9.~~ ( i. ~ / ¢3a , \~ 5 a I; a ~ ~/ ro a ~1 ,n}r, y~. ;. :.- ~ .,..~ ~> ~.,~ ~ ~". ~ ~ ~ i w rya ~ ~ -~~--_ 24, 2002 ~----~- i. I `'~t I I ~ ~ ~a ~\ I _naYnv~nLLn~(c_a~ - -' -~--- -- g ~ ~-,~ ~, 8 ~- ~'~ d I~._.___ P. ~ Q v~ ~- ~n ~ i' I / '~ / e1 aI •b - ~ ~~-~ ,,~, ~ ~ ~ . •., ~. t t :~- ;.;..I ;:, ~_~ ~i~ ~ ~ F u Ll t i _I ~___-_I11 _._'1 ~rnr-„_-__ _ .__ CITY OF YELM NOTICE OF APPLICATION EXHIBIT I I S U B-02-8317-YL ~,yV ~~ F--:~ CITY OF Y~LNI 4/ '':~ PO Box 479 Yelm WA 98597 ~ 360-458-3835 . V~~~~ wa «, u ~rc.+~ NOTICE OF APPLICATION Mailed on: September 5, 2002 PROJECT NAME AND LOCATION: Willow Glen Phase II Welch Loop SE (extension of Welch Street) LAND USE CASE: SUB-02-8317-YL An application submitted by Yelm Property Development, LLC, 16440 SE Middle Road, Yelm, WA 98597, for the above-referenced project was received by the City of Yelrn on May 23, 2002. The City has determined the application to be complete on•September 4, 2002. The application and any related documents are available for public review during normal business hours at the City of Yelm, 105 Yelm Avenue W., Yelm WA. For additional information please contact Tami Merriman, Community Development Department, at (360) 458-3835. PROJECT DESCRIPTION: The project proposal is to subdivide 8.68 acres into 45 single-family residential lots with roadway, utilities and stormwater facilities. ENVIRONMENTAL and OTHER DOCUMENTS SUBMITTED WITH THE APPLICATION: An Environmental Checklist, Traffic Impact Analysis, and a preliminary Storm Drainage Analysis and Report were also submitted. Additional Information or Project Studies Requested by the City: The City has not requested any additional information at this time. No preliminary determination of consistency with City development regulations has been made. At minimum, this project will be subject to the following plans and regulations: City of Yelm Comprehensive Plan, Zoning Title (17), Critical Areas Ordinance (14.08), Storm Water Drainage Design and Erosion Control Manual (DOE), Uniform Building Code, State Environmental Policy Act (SEPA) Title (14), Road Design Standards, Platting and Subdivision Title (16), and the Shoreline Master Program. The City of Yelm invites your comments early in the review of this proposal. Comments should be directed to Tami Merriman, Community Development Department, P.O. Box 479, Yelm WA 98597, 360- 458-3835. THE 15-DAY PUBLIC COMMENT PERIOD ENDS AT 5:00 PM ON SEPTEMBER 20, 2002. This notice has been provided to appropriate local and state agencies, and property owners `within 300 feet of the project site. These recipients, and any others who submit a written request to be placed on the mailing list, vrill also receive the follovring items when available or if applicable: Environmental Threshold D=termination, t~lotice of Public Hearing and Notice of Final Decision. If the proposed project requires a City Council decision, it vJill be mailed to all those who participate in the public hearing and to anyone elsa requesting the decision in vrrtine. Additionally, there will be a 14-day public comment period if an environmental determination IS ISSGed. Opportunities for appe2l occur :vithm riventy One (2?)days o`er the date the environmental determination is issued. City Council decision can be appealed through Superior COUrt. Appeals Oi Slt° plan f°`/!e'JI dec!slons ma'/ ~? iiied `Jrlthln ~ 4 days 0` I ICiICe Oi Final Decision. EXHIBIT II, PAGE 1 OCTOBER 24, 2002 CITY OF YELM DETERMINATION OF NONSIGNIFICANCERND COMMENTS EXHIBIT III SUB-02-8317-YL SEPA N0: 8317 MITIGATED DETERMINATION OF NONSIGNIFICANCE Proponent: Yelm Property Deveopment, LLC. Description of Proposal: Subdivide 8.68 acres into 45 single family residential lots. The project includes the construction of stormwater facilities, interior streets, and street improvements to ivliddle Road. Location of the Proposal: The project site is located on Middle Road, between Railway Road, and 100` Way SE. Section/Township/Range: Section 19, Township 17N Range 2E. Threshold Determination: The C'fij of Yelm as lead agency for this action has determined that this proposal does not have a probable significant adverse impact on the environment. Therefore, an environmental impact statement (E1S) will not be required under RCW 43.21C.030(2)(c). 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. Conditions/Mitigating Measures: SEE ATTACHED Lead agency: City of Yelm Responsible Official: Grant Beck, Community Development Director Date of Iss September 27, 2002 Comm; nt Deadline:, ~ ~`~5:00 p.m., October 11, 2002 Community Development Director Thisl~ilitigated Determination of NonSignificance (MDNS) is issued pursuant to Washington Administrative Code 197-11-340(2). Comments must be submitted to Tami Merriman, Community Development Department, at City of Yelm, 105 Yelm Ave. W., P.O. Box 479, Yelm, WA 98597, by 5:00 p.m., October 11, 2002. The City of Yelm will not act on this proposal prior to 5:00 p.m., October 18, 2002. You may appeal this determination to the Yelm City Council, at above address, by submitting a written appeal no later than 5:00 p.m., October 18, 2002. You should be prepared to make specific factual objections. Contact Grant Beck, Community Development Director, to learn more about the procedures for SEPA appeals. This MDNS is not a permit and does not by itself constitute project approval. The applicant must comply with all applicable requirements of the City of Yelm prior to receiving construction permits which may include but are not limited to the City of Yelm Comprehensive Plan, Zoning Title (17), Critical Areas Ordinance (14.08), Storm water Drainaga Design and Erosion Control Manual (DOE), Uniform Building Cade, State Environmental Policy Act (SEPA) Title (14), Road Design Standards, Platting and Subdivision Title (16), and the Shoreline ~b1aster Program. ----------------------------------------- DO NOT PUBLISH BELO`~V THIS LINE Publish=_d: Nisqua!ly Vaile•~ `aevrs, Ffiday, October 4, 2002 PGSt~d in public oleos: Friday, Septen-~bef 27, 2002 CG^u1e5 :G: Ail Ci°._, li1Z,.n3 Gn SCr'A ~ '" a0i3Ceili prep°fty 0`;;fi3(~..S.'eui°fil`J°_f 27, 2ri'O2 a_°f' ~C ° Tailing Ilst a. d Dect. o. Ecoicgy `r~Jchecklist, Sepi°mb~r 27, 2002. EXHIBIT III, PAGE 1 OCTOBER 24, 2002 CITY OF YELM DETERMINATION OF NONSIGNIFICANCE AND COMMENTS EXHIBIT III SUB-02-8317-YL AiiACHMENT SEPA CASE NO.: 8317 This Mitigated Determination of Non Significance is based on the project as proposed and impacts and mitigation reflected in the following: • Environmental Checklist (dated May 22, 2002, prepared by Skillings-Connolly, Inc.) • Traffic Impact Analysis (dated August 22, 2002, prepared by Skillings-Connolly, Inc.) • Preliminary Storm Drainage and Erosion Control Report (dated September 2002, prepared by Skillings-Connally) And the following conditions: 1. The proponent shall mitigate transportation impacts based on the new residential p.m. peak hour trips generated by the project. The Transportation Facility Charge (TFC) shall be based on 1.01 new peak hour trips per residential unit. The proponent wilt be responsible for a TFC of $757.50 per dwelling unit which is payable at time of building permit. 2. The developer shall enter into an agreement with the Yelm School District to mitigate project impacts to the school district. . EXHIBIT III, PAGE 2 OCTOBER 24, 2002 CITY OF YELM EXHIBIT III DETERMINATION OF NONSIGNIFICANCE AND COMMENTS SU B-02-8317-YL `g srnrN ~ ~,-, J'~~f.` • r rs ~. ice. ' i ~~ ~, ~ i ~1' ~r~ _ ~ ~, _ v L ~ ! ~~ 1lLL ' ' I.ixtl STATE Qf WASHINLTpN DEPARTMENT OF ECOLOGY P.U. Box 4::75 • Olympia, Washin~rnn 98.Sd~i-777.5 • 1364) :07-6300 October 11, 20U? till. Tami Mzniman . City of Yelm C i ,_, , ~• r•:,...,~ k~ • ;~.. ~ ~ `I ~ Your address ~ ~ , r ~ ~ ommun ty Development Department ~~ ~,1;• ~' "}`; is in the ;? ~'~ , ~ . P.U. Box 479 . ~w• ~ ~~ ~ •~ t ~- a~~~~~a~~3~ '!..~, - •! . ~ I ' `~ ' Yelm, WA 9897 ., ~.~;~ , ' ~` ~ ,: ; ~;.•e watershed , llear Yls. A~ic'rriman: Thank you for the opportunity to comment on the mitigated determination ofnon-significance for the proposed 'subdivision of acreage for family rzsidcntial lots, located nn Middle itoad, between Railway Road and lUU"' Way 51, as proposed by Yelm 1'roi~erty llzvelopment, We rt;viewzd the environmental checklist and have the following comments: Water Quality: Erosion control measures n-cust he in place prior W any clearing, izadin„ or construction. "these conU•nl measures must he effective to prevent soil from bein;; carried into surface wator by stotzt2wator ntnoff. Sand, sill, and soil will damage aquatic habitat and arc considered pollutants. Any discharge of sediment-laden runoff or other pollutants to waters of the state; is in violation of Chaptc;r 90.48; 'Water Pollution Control, and WAC 173-?OIA, Water Quality Standards for Surface Waters of the State; of Washington, and is subjc;ct to enforcement action. During construction, all releases of oils, hydraulic fluids, fuels, other petroleum products, paints, solvents, and other dclzterious materials must be contained and removed in a manner that will prevent their discharoc to waters and soils of the state. The cleanup of spills should take przcedcnce over other wort: on the site. Coverage under thz General Raszline Storatwater Water Perniit is required For con3tructic~n sires Sn-eater than rive acrzs. iCyou have any questions or would likz to respond to thew corrtmenrs, p[e;ase call iV1s. Margaret Hi11 with the vVater Quality' Pro;rn,n at (3tiQ) 4U7-02~4Ci. Sincerely, ~~~~ Je; i Berube SLP,-~ Coordinator Sout,.«•est Regional Office JBamc(02-G l ;Y) Post-its Fax Note 7g7} Dale Co./Deat. cc: Ycl:n Proper: Development. LLC:, .~pplicnt ,Llargaret I{ill. S~~RO-~~'Q EXHIBIT III, PAGE 3 tJ OCTOBER 24, 2002 CITY OF YELM PUBLIC HEARING NOTICE EXHIBIT IV SUB-02-8317-YL ~of Tx~ A~~ Ia~ 9~ ~'i~ ® ~'el - _ -- 10.5 Yelm Avenue West YELM P•O. Box 479 WPSNI~iG aN Yelm, Washington 98.197 (360) 4.58-3244 NOTICE OF PUBLIC HEARING YELM HEARING E :AMINER DATE: Monday, November 4, 2002, 9:00 a.m. PLACE: City Hall Council Chambers, 105 Yelm Ave W., Yelm WA PURPOSE: Public Hearing to receive comments on a 46 lot Residential Subdivision, Case #SUB-02-8317-YL APPLICANT: Yelm Property Development, L.L.C. PRO.tECT LOCATION: 16440 SE Middle Road, Yelm, WA 98597 TheYelm Hearing Examiner will hold a public hearing to receive comments on a proposed 46- lot Residential Subdivision. The Hearing Examiner will make a decision on the matter within 10 days after the hearing. Special Note: The applicant originally submitted preliminary plat application to subdivide fhe properfy info 45 single-family lots. The 45-lot proposal was described in the notice of application, and the SEPA determination that was mailed to the appropriate agencies, and 300' property owner radius. After these notices were complete and mailed, the applicant requested fo submit a change to the plat to add an additional single family lot, for a total of 46 single family lofs. This change is noted in this public hearing notice, and is being. mailed fo all recipients of the original notice of application and SEPA determination. Testimony maybe given at the hearing or through any written comments on the proposal, received by the close of the public hearing on November 4, 2002. Such written comments may be submitted to the City of Yelm at the address shown above, or mailed to the City of Yelm Community Development Department, PO Box 479, Yelm WA 98597. Any related documents are available for public review during normal business hours at the City of Yelm, 105 Yelm Ave W., Yelm, WA. For additional information, please contact Tami Merriman at (360) 458-3835. The City of Yelm provides reasonable accommodations to persons with disabilities. If you need special accommodations to attend or participate in this hearing, please call the Cib~ Clerk, Agnes Bennick, at (360) 458-8404, at least 4 days before the meeting. A~IEST: City of YeL~n ,, ;; P,~neS ~~nr11Cr<. Ciid Ciiei rr _ -- 00 i~10 I PUSUSH BBL 0`"/ THIS Lil'~IE Pub:i:nec in L'~e Nis,vaily `J?Iley PJ~.rs Fr,'ay. Octooer 25. 2002. t.'-..,.~ I^ Ac,'I<.. gin; ?rUper;y 0',....rs <nG` , ~~.~J .. Pu 'ir PI2C°5: OCIJ:J~f 2~-. C X02. Th~• Cih~ o(Yrlr„ i~ n,r F_r~nnl Oi~l~nrhrr+ih~ I'~nt~irlcr EXHIBIT IV, PAGE 1 OCTOBER 24, 2002 ~F THEp,9'- ~~ ~ A City of Yelm Yuv;, ~~ 105 Yelm Avenue West e ` ~~ x: . - YELM P.O. Box 479 wnsHive*oN Yelm, Washington 98597 (360) 458-3244 October 11, 2002 Denny Balascio 16442 Middle Road SE Yehn, WA 98597 Re: Landscape Plan for Willow Glen Phase II Dear Denny: I have reviewed the landscape plan, and have a few comments. The changes will need to be reflected on the final landscape plan. Final landscape plans are a required element of civil plan review. Please make the noted changes to your landscape plan and submit them back to me. 1. All planter strips need to be planted with sod or hydroseed. (17.80.050(a.) 2. Show how you intend to meet the perimeter landscape requirement, either with landscaping or fencing. 3. Tree placement along the eastern property line, not adjoining residential lots, need to be planted 35-feet on center. This requirement may vary only when items such as driveway and water/sewer meters and line placement are involved. 4. Street tree placement requires a ratio of 3 street trees to 1 accent tree. I have attached a street tree list for your use in determining your accent trees. 5. The landscaping at the entrance to Tract A, stormdrain may need to be moved to provide driving entrance for maintenance. 6. Your plan does not show your road frontage improvements on Middle Road. Those frontage improvements also need to be landscaped. This landscaping will need to be either shown on this plan, or on a separate sheet. If you have any questions, please give me a call. I can be reached at (360) 458-8496. Sincerely, -- Tami Merriman Planning Technician cc: Chris Aldrich, AKI The City of Yelrtt is mi Equn( Opporhmity Provider City of Yelm Community Development Department P.O. Box 479 Yelm, WA 98597 (360) 458-3835 (360) 458-3144 FAX Memorandum To: SPRC From: Roberta Allen, Administrative Assistant Date: October 4, 2002 Re: SUB-02-8317-YL -Project change for Willow Glen Phase II Attached is a site plan with a change to the number of lots, and their configuration. The applicant has added one more lot at the southeastern corner, on this map, numbers 30 - 34. The zoning is R-6, up to six units per acre. Adding one more lot still meets the density requirements. The change in the site plan will be addressed in the public hearing notice, as well as at the public hearing scheduled on November 4, 2002. If you have any questions, please give me a call. Thanks Tami Merriman C:1Community Development,.Project Files~SUB Full Plat Subdivision\5317 Willow Glen Phase 11\Lot Change Mcmo.doc THE a YELM WASHINGTON October 4, 2002 City of Yelrn 105 Yelm Avenue West P.O. Box 479 Yelm, Washington 98597 (360) 458-3244 Diana Brunink Office of Financial Management -Forecasting Division P.O. Box 43113 Olympia, WA 98504-3113 Diana: This is a follow-up to our conversation of Friday, October 4, 2002, regarding an annexation to the City of Yelm in which the maps do not reflect the legal description of the property as found in the annexation ordinance. This issue came up through a subdivision application of property which, it appeared, was partially within County jurisdiction. Specifically, the legal description of the annexation effected by the City of Yelm via Ordinance Number 627 includes `Parcel "A" of Boundary Line Adjustment No. 0309 as recorded under Auditor's File no. 8510250041 in volume 3 of Boundary Line Adjustments, Pages 635 thru 639'. A portion of `Parcel A', which is presently assigned tax parcel number 64303500300 by the Thurston County Assessor's Office, was excluded from the map prepared by the City and filed with the Annexation Certificate. I have enclosed the Annexation Certificate, which includes Ordinance 627 and the erroneous map, Boundary Line Adjustment 0309, and a general reference map for your consideration. The City believes that tax parcel 64303500300 is within the City Limits through the adoption of Ordinance 627 and is proceeding with the subdivision application at this time. Thank you for taking a look at this issue, and please don't hesitate to contact me if you need any additional information. it Beck, Director ~ munity Development Department Fred Knostman, Thurston County Development Services Shanna Stevenson, Thurston Regional Planning Council The City of Yelm is an Equal Opportunity Provider y .,t~ ', ,~ .. stare - State o.f Washington y~ QZ ~ _ ov ANNEXATION CERTIFICATE Office of Financial Management, Forecasting Division, 450 Insurance Building, PO Box 43113, Olympia, WA 98504-3113 IMPORTANT: The following documents must be attached with this certificate (RCW 35.13.260 and 35A.14.700): 1. Three copies of the final ordinance containing the legal description of the annexed area; 2. Three copies of a map clearly showing annexed area and existing city limits on an 8'/z"xl1" or an 8'/~"x14" size paper. Outline the annexation.boundaries in red; outline former city limits in green. Maps should conform to acceptable engineering standards, including directional arrow, scale, street designations, rivers, and other relevant physical characteristics; and, 3. The original, handwritten Special Population Census Sheets used to enumerate the population and housing of the annexed area and all census summary sheets. Census procedures and definitions must follow the Office of Financial Management's (OFM) Enumerator's Manual. Duplicate copies of the census are not needed. Please contact OFM for census manuals and forms at (360) 902-0597. 'City/Town t ~ lTt< County i }t L! ~ S '~ O FZ Name ojthe Annexation (if any) B.E-1 ~ ~ ~ `` ^ I-' a l l + ~` • ~ c Y' L c~ l tl (A1VX ~ 7 $ 2 C3 fi ~' L } Ordinance Number 6 ~ I ...~~ Amending Ordinance Number (if applicable) Date Passed 8 ~' Z ~ " ~ $ q Date Passed Date Published $' ~ ~ " ~ ~ ~ Date Published -G -`j ti Ordinance Effective Date - Ordinance Effective Date Annexation Effective Date ~ ~ `~ ~ - ~ ~ ~ - Annexation Effective Date Statute(s) Authorizing Annexation: RCW 't ~ A " i 4 ° ~ ~ C Was a Boundary or Annexation Review Board Hearing Required? 47 Annexation Area (in acres) Yes No ~ -•- 'If yes, date of hearing Population and Housing Census: Housing Units 0 -~ Occupied Housing Units /' ,~ Population CERTIFICATION: I hereby certify that, to effect the above annexation, all legal requirements have been satisfied, and that the data set forth in this certiftcate, including the attached documents, are true and correct. ~r (Mayor) - .~ ; Date [CITY SEALJ Attest: (City/Town Clerk) ~" ~~;~ Date '' t' i j ;. ?; OFFICE OF FINANCIAL MANAGEMENT RECORD L/ ~,,._,, Date Received _I 5 ~- : '~..i ,..-~, Date Approved -_i ~ ~ '~ ~ J ~l .State Certifying O is `` .,,~ OFM File Number / G] ~ ~ " ~1 c.~. (White) Office of Financial Management No Carbon Paper Needed (Canary)Department of Transportation Do Not Separate Form (Pink) Return to City/Town Return Alf Three Copies SPECIAL POPULATION CENSUS SUMMARY SHEET Year: 19 9 9 Total Population: `~"~' City/Town: Yelm (Lines 8 + 14) Units Per Structure (1) Total Housing Units (2) Vacant Housing Units (3) Occupied Housing (1 - 2 (4) Po ulation (5) Pop Per Occ. HU (a)/ 3) (6) Percent Occupied (3)/(1 (~) Percent Vacant 2 /(1 1. 1-Unit Structures .. / '~ 2. 2-Unit Structures ~` - D ~.~.. ~ ~ 3. 3-Unit Structures 4. 4-Unit Structures 5. 5 or More Units 6. Mobile Homes f d ~ ~ 7. S ecial`* 8. Totals r° ~°`- ~ ~ ....~ ~' ~ ~' **Special Housing: Unusual living quarters not generally considered a housing unit (e.g., boats, boxcars, tents, etc.). Only counted when occu ied b erson s meetin "resident" criteria. S eci a of housin in comments section below. Group Quarters Number of Facilities ~ Population 9. Nursing/Convalescent Homes 10. College Dormitories 11. Mental/Correctional Institutions 12. Military Installations (e.g. barracks, BEQ) 13. Other S eci 14. Total Grou Quarters Comments: Census Administrator or Annexation Contact Person: Name: Agnes Bennick, City Clerk Signed: ~ ~~~~~ (Mayor -T- I I __ .;~/~J~__ ~~ (D te) Telephone#: (360) 458-8404 Attest: J '~ ~21~ f~-~'J,/",~,~~.t1~ ini it Cl k Ad trato ) ilr C ~~ _ ( ate) Da s/Hoursof0 eration:M-F, 8:OOa.m. - S:OOp.m ( own er or ensus m s r y `x Office of Financial Management State of Washington Revised 2/94 O ~'~i! \ 3 i.: ~~ ~ U Q H U ~- Z W U Q W Q Z 0 W Z W ~ ~~^ f°- I- O ~ I C1 2 + t+ ~ ~ m ~ ~ ~ .~'~ ~ 1 C ~ ~ c \ CamC' t~ y ? N O /'~ v ~ . ~ ~ ~ N ~ \ U m ~ ` \ V H m ~t C 7 U ~ i ~ ~ C . C N O N W -' ~ ~ t`6 c~ ~ _ c6 ~ ~ ~ ~ 2 + '~ m ~ 5 Q ~ M ~ ~ ~ c y a j N ~4 ~ ~ ~ U p m Z _.,~ q~'° Z .~ ~ w ~ ~ a v m 2 0 c t `o m m BLOCK SUMMARY SHEET Tabulation of Population By Structure Type Year. City~Town: . . E.D.BNA: Block: Pa e j of ~ HU Seq.. Units in Structure No. 1 2 3 ~ 4 5+ MH/T S c GQ 1 I I .~,.. I HU Seq. Units in Structure No. 1 ~ 2 3 4 5+ ~MH/T S c GQ ( I i I I I I I Total I 1 1 2 ~ 3 ~ 4 ~ 5+ ~ MH I S GQ Population Total ~ ! I I ~, I PAGE Total Housing Unit Total q (o I ~ '`ry'~'~.~"~ Vacanc Total 1 3 1 0 1 I ~ ~ .:..::;:::N~.Y:..,~:;.: •r«<<: .~~>" ~"~."'~";, Population Total I I BLOCK Total Housing Unit Total Vacanc Total ~ ~ I ~~~~ fir.:` .:f> ~, ;,:, •E~<•:,;:~~:.<; Office cf Financial Management State of Washington Revised February 1994 BLOCK SUMMARY SHEET Tabulation of Population By Structure Type Year: - City/T'own: E.D.BNA: Block: ~~ Pa a of HU Seq. . Un its in Struct ure HU Seq. U nits in Structu re No. 1 2 3 ~ 4 5+ MH/T S c ~ GQ No. 1 2 3 4 5+ MH/T S c GQ f'~ ~ I i• ~. .:~.. I I I Total ~ 1 ~ 2 ~ 3 ~ 4 ~ 5+ ~ MH S GQ Population Total ~ I ~ ~ I PAGE Total Housing Unit Total ~ S '•'~"~~!~ Nl~'I:; Vacanc Total ~`%~~~f:.~/ •~ ~.:::+:.:::. Population Total ~ ( I I I BLOCK Total Housing Unit Total \~ I I ,:, ~~~r%:< Vacanc Total -~~' I . ~ Y:..: : `r> ;,<>,.::~~ ~;, .:. ,jf. . . •::i r•o-l.:. ..:fi.:. Office of Fnancial Management State of Washington Revised February 1994 CITY OF YELM ORDINANCE N0.627 (ANX 978208 YL) AN ORDINANCE ANNEXING CERTAIN PROPERTY TO THE CITY OF YELM, ... WASHINGTON. . _. ,~ WHEREAS, the record owners of at least sixty percent _of.ttie value of the ~p~operty described below have petitioned for annexation to the City of Yelm, ~ ~ ~ , ~~' WHEREAS, the City Council of Yelm has held ~ duly-noticed public hearing •- regarding such annexation,. WHEREAS, the City Council finds that such annexation is in the best interest of the City and conforms with annexation policies of the City as' set forth in the Comprehensive a Plan and Yelm Municipal Code Chapter 2.66. ' NOW, THEREFORE, THE CITY COUNCIL OF YELM DOES ORDAIN AS FOLLOWS: SECTION 1. The following described territory is hereby annexed'and made a part of the City of Yelm: That part of the Southeast quarter of Section 19 and the Southwest quarter f Section 20, Township 17, North, Range 2 East, W.M., being Lots 6,7,8,16 and 17, Block 36 of the Plat of Mckenna Irrigated Tracts as recorded in Volume 9 of Plats at Page 43, records of Thurston County, Washington and Parcel "A° of Boundary Line Adjustment No. 0309 as recorded under Auditors's File no. 8510250041 in Volume 3 of Boundary Line Adjustments, Pages 635 thru 639, records of Thurston County, Washington. TOGETHER WITH that portion of Middle Street S.E. lying Northeasterly of Lots 6,7 and 8 of sail Plat of Mckenna Irrigated Tracts. TOGETHER WITH that portion of West Road S.E. lying Southwesterly of the annexation area. SECTION 2. Said property shall be subject to the existing indebtedness of the City of Yelm and to pay said indebtedness shall be assessed and taxed at the same rate and on the same basis as other property within the City of Yelm. SECTION 3. The City Cleric shalt record a copy of this ordinance in the Office of the County Auditor and file a certified copy with the Board of County Commissioners. SECTION 4. This Ordinance shall become effective on the 25th day of August, 1998, being a date not less than five days following publication. . (N ~ ,. ' Kat ryn M. olf, Mayor ATTEST: /I't- 1` ~-~ ~ _ Ag s P. Bennick, City Clerk/Treasurer ~. Passed and Approve: August 12, 1998 Published: Nisqually Valley News, August 20, 1998 3172570 Page 2 of 2 88/14/1998 11~27R CITY OF YELM ORD X9.68 Thurston Coy 41R \\ 716/LT R I ~ Qp) ~ BH & P/V. Hall, E. Sartain Annexation (ANX 978208 YL) Scale: 1" = 1000' ~~ O~ THE p~~ l~ 4 N YELM WASN~N GTON / ~/ / \\ ~ // \\ \`l \\\ ~: ~~i: t• ~.•• ~:~ni::':'::: :~~-7::: .j~; •~• . I• A r.l . ~. •~. • .~ ~ • ~i Sl~••` z CI Y LIMITS ~~ AN ~- ~~ • .% 1 i re ~ ~I •~~ .,~ - ~. -__-- ---_- _ N ~~ = = = - --_ 600 F T. ::`:~:N=~: _- - _ _ - _= ::::. - - - S ~l NYC ~I ~~ I ~~ 09/17/02 TUE 16:53 FAX 1 360 786 5223 THURSTON CO AUDITOR is ~Ey.~ SSG ~ /9 N ~~{~,~ 5~G 20 -/7~J- '2~ ti s b ~~ s ~/«~,v. M,~v ~ ~ ~ of ' ~f7 Z•s/~-+i ~ ~ 3 P f*~ , d ~ zv I ~ ~ fops ~ t -~ ~ V w.w L ~l,3e~ ~~• 4y -.~ ~arj ~, 1 ~ ~ . t ~ ~_ Z ,~r ~~ 3 ~ 0+~ ~.. ~ ~ ~~ GALb r'~rCati! ~e.Ar' O~ ~:F;;:'~i.'Ii ;i$ti r.!' ,:f~r;N!•tt~lAtd!.;h: 1 herr;r:.}~ r•• rL+. f'y t,hrit Li ~ , h~ ur;•i:,ry ;ins ;irf uuLn;r~n!. , nf;:rms with Lhe r•F:,u;:•~•°,~.ntr o!' Lt~~~ ' IatLinf~ :irri ::uf~•fivirir~n ~,r~li:,r:nce ;~:; Lh~ :~!f iu:..tmcnt rf+~rts n+~t crr.at+: any n~ w ]r, L:: cnnt:~i nine in:;ui'fici+~nr, Ir+t t~rrsu rind ~1im~zn:,jr.n Lr, ;nr,ct. 'U,• mini~nue+ r,•~;,irrc,nrrnta f'or .ri~ith aRri are;, r bui ~;tnp, :;i L.•;;. Q=; '~ / ,~, ;~ ,: ~: aF (~ :=nn a f)rrr,~rtrnr?n • VOL. ;~ j PAGE _~ ~, ~~ N kM f~j 003 09/17/02 TUE 16:52 FAX 1 360 786 5223 THURSTON CO AUDITOR C~ 002 ._ .. ..;,,o, .~. @A { :. Boundary Line Ad~LStment BLA O 3 c 851©2SOaAi L~EGA~ Dk~SCRIPTIONS Original Descriptions ~_ Lot 4. Hlock 35. of the Plat of McKenna Irrigated Tracts as re- corded in Yolume 9 ~f Plata at page 43, Records of Thurston County, Washington; TOGETHER WITH that pcrtion of vacated Flume Road, adjoining on ~~~ the North, which, upon vacation. attached to said Lot 4 by operation ~~ of Lair. r. ~~ Lot 3, Hloek 35, of the Plat of McKenna Irrigated Tracts ae recorded ,: in Volume 9 of Plats at page +>, Records of Thurston County, ,~. Washington. New Parcel Descriptions t Parcel "A" of BoundaryLine Ad~ustmerrt BLA No. ~D~ described as follows: That portion of Lota 3 and 4, Block 35; of the Play of McKenna Irrigated Tracts ae recordec in Volume 9 of Plata at page 43, Records of Th•.irston County; Washington, lying.WAsterly and b6rtherly of the fallowing described line: Beginning at a point .on the North line of said Lot 3, S 890 29' SCn E, 76.70 feet from the Northwest corner thereof; Thence S 80 02' S2" E - ~ 129.43 feet; Thence S 520 12' 51" W, 311.37 feet to the Northerly. ~ line of Middle Road (100th Way); TOGETHER WITH that portion of vacated Flume Ruad adjoining un the i. North aide of said Lot 4, which, upon vacation, attached to said. Lot 4 by operation ~f Law. ALSO TOGETHER WITH and aub~ect to easements, restrictions and ! reservations of record. Parcel B of Boundary Line Adjustment BLA No. ~ ?~ described 1~ as f~ll~wa. k ~' That , ~~ , G;: portion of Lots 3 and 4 Block 35. f the Ilat of McKenna E Irrigated Tracts as recorded in Volume y of Plats at page 43, '-' 1+ Fcecarda of Thurston County; War~hingta~i; lying Easterly and :;outYierly of tt:e following described line: ,;: ~` Beginning at a point on the North line of said Lot 3. S 890 29' S6"E, ': 6 76.70 feet from the Nortthwest corner thereof'; Thence S So 02' S2" E 129.43 feet; Thence S 520 12' S1" W. 311.37 fe~;t to the Northerly ~ line of Middle Road {100th Way); TOGETHEk WITH and sub~e;t to easements, restrictions and ~' reservations of record. V0. ~ PAGE ~ ~ ' - ;ty V L s -- O V N ~ '' o N ,. ~ ~ = aO _ a ~- o • ; o N ~ w ~ ~, .y ~ ~j~d ~~ V ~ di L a. . ~ -i '_ fir. y~t_ a 3 U ~ ^ ~ rn ? ~ U J W U W Z ~~~ - O a F- N ~ ~ °~ 2 ~ WOW ¢ W O ~ Z N~ '> ti z Q W O ~ < ~ O Z ~~ p a~ c~ ~tiN Mo ~ W Q O rn voi ~ ~ C O ~Q J~ M 2 ~~ N p W Q 0 d' O ~ Z ~ W ~ 2 ~n J - Q S J~ ~ ~ Z ti Z 2W O W 0 2 n O tn ~ ~~ ~ W~ ~ ~ C ~ z m~ 0~ W a = 0 ~ a ~ ~ w M~O ° Y~ W~ v i W M^ Z Q a rn ~ mzw ~~ i~ 3 ° ~ J v 3 W ~ NF- Q ~ ~ O J J ~ ~ ~ ~ ~o~, Nz g ~ v o hUU ~KW W~ ~ U ~ U H QO ~ p W h ~~ ~ M ;: n ? U of ~ ~ i=- LO'06Z I - - - _ 59'909 ~"' / ~ j I / / I oo i ~~ / ~ ~z/ ~ ~ / ~ / s I ~ ~ ~ ~ ~ \ // _/ I ° ~ "' "° w I j ~' / /~ ~ / Q ~-~ r- oQO I /~~~o I 3 °o °oa \ 6°'/ / // / o~ o •r N W ~~- ~ ~/ : v~ ~ ~ U ~ W <~i5 a rn / / / / Q ~ o ,-i o N I 4¢ W m U N / / k6 ~- ~- ~.- 5/ O O O Q ~ V- ~ / / J J J JOB / ~.' '' / / ~'' / / I '~O'~ ~ / _ 48'55 ~ ~ U .' ,x / / / / o --~ LO'06Z 3 „!0, 96 00 N \ \~ a % : ~9~/ // / ~- N w ------ ----- coy ~ ~i , / /. W \ ~- - ,,,~ ~ ~ , Lv I r ~ / / \ I W I \ \ ,56.0 / /~/ ~~ \ \ 4i \ o¢ ~: I ~. <~ Q.0 / \ / ~ ~ N\ o,'rr, \\ / QUE./ ~ ~ /~ .. ~ \\ r~ / ~ I ~ / -~ ~ ~ ~ ~d / \ ,r•, ~ / / ~, \ / 1 ~ ,` ,/ ~ ~ rn ~ ~~ ~ ~~ ~ ~ y ~ ~ r. ; -~~~~ THf~RSTOiti t~OL?`TY .`ASSESSOR ~... <~~ ~,r.in i, C1'S~lli~,in- A~~ei~ur TTIUFi,STON COC1ty*T'Y Jv?1:i Big:il. C [~1CI, T.~c j Ltt}' e~-~SZ~~OI - T'o: Cih: nf~-ei;u From: C?t•_fc :~.rr r. tc,ai of ? pa e>, inclucln~ thi; oae. if tt,u tape not r«~ite:' :all pa_.cs pl~:,e ral!: =>?'~=1' 1 Comments: Reg:acding .11;aexatipn petirion c..;e ".l\`iN'S?()3YC. Attech,d are traps indicating rito . ,-'.ittn> of le fall} descl;'~ed parcels th~it srr n.t IniinC?:d Utz the prU['JSt•il 'i[ltl~' i1r'• ~t:.[:3.}' :~tl;t,-':itlpn v, 111 nCc'il tU :I1Clt.;~? P.i101 pafie!s. u'hRr t~'l)1 it k11CC f~~ ei,ttr," tttli`r ''~?SU, Al ;1!~(ji [tOn CU Lt'2 CtL12±tIJ11 ~ d 1=.1iLAi;?U'. Slt 1"[alln 3 ]:E,narit'i, ~'tC' d15U ?tai',' :.L ~?t:f~Prt ?~. Gtrcmba sig?ling forth? u•.~ner. 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Page 1 of 3 Click on Map to: O Zoom In d Zoom out Zoom Factor: ~' Describe a Parcel ~ Describe a Layer 0 Measure Distance ~ Measure Area Zoom Full County View Search By: Address: Do not use road suffix (ie St. or Rd.) Street Number (ie 921): ~~Street Name (ie 5th or Evergreen Park): ~-Quadrant (ie NW or SE): ~~11 digit Parcel Number: ~-Section (ie 05182w): ~~Survey Target#/Name: ~YCAPCOM Grid# (ie V-14): Submit Return to top of page ^ Display Aerial Photos ^ Display Parcel Text Show other mao lavers? 'none 31 f2edraw Only Label Parcels With? Assessor Data Thurston GeoDATA Center/Interactive Map WNER: YELM DEVELOPMENT LLC (Due to space restrictions my 1 owner is listed) ddress: 21709 96TH AVE W ity: EDMONDS tate: WA,98020 arcel#: 64303500400 ite Address: 16440 SE MIDDLE RD ite City: YELM ite Zip: 98597 Section: s19172E Legal Description: Section 19 Township 17 Range 2E & Section 20 Township 17 Range 2E PLAT MCKE NNA IRRIGATED TRACTS; PTN TR B BLA008260 3314745 (OTHER PTN IS 64303500300 IN TCA 182). Usecode: 11 - SINGLE-UNIT Tax Code Area: 170 Taxable: Y Property Type: RES Total Acres: 8.33 Land Value: 55500 Building Value: 81000 Total Value: 136500 Current Use: N Exemptions: None Last Sale Recorded #: Last Sale Date: Unknown Last Sale Price: Unknown Transaction includes additional properties: Unknown Last Sellers Name: Unknown Return. to top of page Page 2 of 3 Spatial Data Thurston GeoDATA Center/Interactive Map Wetlands: No Floodzone: No Flood of 1996: Unknown winter Flooding of 1996: No High Groundwater Flood Hazards: Unknown Salmon Creek Basin: No 1999 Carlyon Beach Landslide Hazard: None oning: RR1/5 or R-6 istoric Site: No urisdiction: YELM or YELM_UGA tormwater Rate: No o Shooting Zone: No nimal Control Zone: Yes ed Containment Area: No eep Slopes: No nsitive Areas: No R Natural Heritage Data: No itical Buffers: No oreline Management: No terbody & Wetland Buffers: No ellhead Prot. Area: Unknown rea of Groundwater Concern: No levated Nitrates: No oil Type: Spanaway gravelly sandy loam, 0 to 38 slopes, panaway stony sandy loam, 0 to 3~ slopes ydric Soil: No atershed: YELM CREEE ater Service Area: Unknown chool Service District: YELM ire Response District: YELM Page 3 of 3 County Ordi_ngnces ~ Data Descriptions ~ H__e~ ~ What's New ~ TGC Home ~ Hel fi~ul .Info ~ Assessor Questions Ecolog~5horeline Photographs ~ Thur_ston County GPS Bgsestaton Y~ ~ !'~ You are visitor 378,544 with map request 5,225,247 since. April 24,1998 WARNING: Parcel Data was last updated on Sunday, Sep 8, 2002 DISCLAIMER: Thurston GeoData Center makes no guarantee of data accuracy and assumes no liability for the data represented here. If questions arise regarding accuracy please contact Thurston County staff. Please do not bookmark this page! Bookmark our home page instead! 9/17/02 'Thurston GeoDATA Center/Interactive Map Thurston GeoData Center Click here to view results of search. Page 1 of 3 Click on Map to: ~ Zoom In ~ Zoom Out Zoom Factor: ~' Describe a Parcel 0 Describe a Layer ~ Measure Distance ~ Measure Area Zoom; FuILCoun_ty View Search By: Address: Do not use road suffix (ie St. or Rd.) Street Number (ie 921): ~yStreet Name (ie 5th or Evergreen Park) Quadrant (ie NW or SE): S ~ ~11 digit Parcel Number: ~_ Section (ie 05182w): ~~Survey Target#/Name: ~CAPCOM Grid# (ie V-14): Submit Return to Iop of page Assessor Data ^ Display Aerial Photos ^ Display Parcel Text Show other ma la ers? none Redraw Only Label Parcels With? http://198.187.3.116/scripts/esrimap.dll?name=TGCMAP&Left=1117920.75416757&Botto... 9/17/02 'Thurston GeoDATA Center/Interactive Map WNER: YELM DEVELOPMENT LLC (Due to space restrictions my 1 owner is listed) ddress: 21709 96TH AVE W ity: EDMONDS tate: wA,98020 arcel#: 64303500300 ite Address: 16494 SE MIDDLE RD ite City: YELM ite Zip: 98597 Section: s20172E Legal Description: Section 20 Township 17 Range 2E PLAT MCKENNA IRRIGATED TRACTS; PTN TR B BLAO0826O 3314745 (OTHER PTN IS 64303500400 IN TCA 170). Usecode: 11 - SINGLE-UNIT Tax Code Area: 182 Taxable: Y Property Type: RES Total Acres: 0.35 Land Value: 18600 Building Value: 0 Total Value: 18600 Current Use: N Exemptions: None Last Sale Recorded #: Last Sale Date: Unknown Gast Sale Price: Unknown Transaction includes additional properties: Unknown Last Sellers Name: Unknown Return. to top of page Spatial Data Page 2 of 3 http:// 198.187.3.116/scripts/e srimap. dll?name=TGCMAP&Left=1117920.75416757&Botto... 9/17/02 Thurston GeoDATA Center/Interactive Map Wetlands: No Floodzone: No Flood of 1996: Unknown Hinter Flooding of 1996: No High Groundwater Flood Hazards: Unknown Salmon Creek Basin: No 1999 Carlyon Beach Landslide Hazard: None Ring: RR1/5 storic Site: No risdiction: YELM or YELM_UGA ormwater Rate: No Shooting Zone: No imal Control Zone: Yes ed Containment Area: No eep Slopes: No nsitive Areas: No R Natural Heritage Data: No itical Buffers: No oreline Management: No terbody b Wetland Buffers: No ellhead Prot. Area: Unknown rea of Groundwater Concern: levated Nitrates: No oil Type: Spanaway stony sandy ydric Soil: No atershed: YELM CREEK ater Service Area: Unknown chool Service District: YELM ire Response District: YELM lanning Region: 3 No loam, 0 to 3S slopes County Ordinances ~ Dnta Descriptions ~ Help ~ What's New ~ T6C Home Info ~ Assessor Questions Ecology_Shorelne_Photographs ~ Thurston County GPS Basestation Page 3 of 3 Helpful ,~' _.. ;;@ You are visitor 378,543 with map request 5,225,237 since. April 24, 1998 WARNING: Parcel Data was last updated on Sunday, Sep 8, 2002 DISCLAIMER: Thurston GeoData Center makes no guarantee of data accuracy and assumes no liability for the data represented here. If questions arise regarding accuracy please contact Thurston County staff. Please do not bookmark this page! Bookmark our home page instead! http://198.187.3.116/scripts/esrimap. dll?name=TGCMAP&Left=1117920.75416757&Botto... 9/17/02 hurston GeoDATA Center/Interactive Map Thurston GeoData Center Click here to view results of search. ~, Page 1 of 3 Click on Map to: Zoom In Zoom Out Zoom Factor: ~' Describe a Parcel ~ Describe a Layer ~ Measure Distance ~ Measure Area 'Zaom' Full Coun View Search By: Address: Do not use road suffix (ie St. or Rd.) ~-Street Number (ie 921): r®Street Name (ie 5th or Evergreen Park) ~YQuadrant (ie NW or SE): 11 digit Parcel Number: Section (ie 05182w): Survey Target#/Name: CAPCOM Grid# (ie V-14): Subriit ,' Return to top of page Assessor Data ^ Display Aerial Photos ^ Display Parcel Text Show other mao lavers? none ' Redraw Only f Label Parcels With? ~- ~.1 htto://198.187.3.116/scripts/esrimap.dll?name=TGCMAP&L.eft=1117324.60658675 &Botto... 9/17/02 Thurston GeoDATA Center/Interactive Map NER: YELM PROPERTY DEVELOPMENT LLC (Due to space strictions only 1 owner is listed) dress: 21709 96TH AVE W ty: EDMONDS ate: WA,98020 rcel#: 84070100000 to Address: UNKNOWN to City: YELM to Zip: 99597 section: s19172E regal Description: Section 19 Township 17 Range 2E ?1 at WILLOW GLEN TR A B C OPEN SPACE STORM DRAINAGE 1368416 Js ecode: 79 - OTHER-CULTRL Cax Code Area: 170 Caxable: Y ?r operty Type: LND Cotal Acres: .42 ;and value: 0 3uilding Value: 0 Cotal Value: 0 :urrent Use: N exemptions: None ;ast Sale Recorded #: ;ast Sale Date: Unknown ;ast Sale Price: Unknown Cransaction includes additional properties: Unknown ;ast Sellers Name: Unknown Return to top. of page Spatial Data Page 2 of 3 httn://198.187.3.116/scripts/esriman.dll?name=TGCMAP&Left=1117324.60658675 &Botto... 9/17/02 ,Thurston GeoDATA Center/Interactive Map Wetlands: No Floodzone: No Flood of 1996: Unknown Winter Flooding of 1996: No High Groundwater Flood Hazards: Unknown Salmon Creek Basin: No 1999 Carlyon Beach Landslide Hazard: None ing: R-6 toric Site: No indiction: YELM rmwater Rate: No Shooting Zone: No mal Control Zone: Yes ed Containment Area: No eep Slopes: No nsitive Areas: No R Natural Heritage Data: No itical Buffers: No oreline Management: No terbody & Wetland Buffers: No ellhead Prot. Area: Unknown rea of Groundwater Concern: No levated Nitrates: No oil Type: Spanaway gravelly sandy loam, 0 to 38 slopes ydric Soil: No atershed: YELM CREEK ater Service Area: Unknown chool Service District: YELM ire Response District: YELM lanning Region: 3 Page 3 of 3 County Ordinances ~ Data Descriptions ~ ~ ~ What's New ~ TGC Home ~ He~ful Info ~ Assessor Questions Eco_logy_ Shoreline Phot~r~h_s ~ Thur_ston_County_GP$ i3asestgton ,~-, p You are visitor 378,481 with map request 5,224,095 since. Apri124,1998 WARNING: Parcel Data was last updated on Sunday, Sep 8, 2002 DISCLAIMER: Thurston GeoData Center makes no guarantee of data accuracy and assumes no liability for the data represented here. If questions arise regarding accuracy please contact Thurston County staff. Please do not bookmark this page! Bookmark our home page instead! • Thurston GeoDATA Center/Interactive Map Thurston GeoData Center Click here to view results of search. Page 1 of 3 Click on Map to: O Zoom In ~ Zoom Out Zoom Factor: d Describe a Parcel ~ Describe a layer d Measure Distance ~ Measure Area Zoom Full Coun_ View Search By: Address: Do not use road suffix (ie St. or Rd.) rStreet Number (ie 921): ~WStreet Name (ie 5th or Evergreen Park): ~-Quadrant (ie NW or SE): 11 digit Parcel Number: Section (ie 05182w): Survey Target#/Name: CAPCOM Grid# (ie V-14): Submit Return to top of page Assessor Data ^ Display Aerial Photos ^ Display Parcel Text Show other ma la ers? none R Label Parcels With? ~~i httD: //198.187.3.116/scripts/esrimao.dll?name=TGCMAP&Left=1117822.91164663 &Botto... 9/17/02 Thurston GeoDATA Center/Interactive Map WNE R: YELM PROPERTY DEVELOPMENT LLC (Due to space estrictions only 1 owner is listed) ddress: 21709 96TH AVE W ity: EDMONDS tate: WA,98020 Parcel#: 84070200000 Site Address: UNKNOWN Site City: YELM Site Zip: 98597 Section: s19172E Legal Description: Section 19 Township 17 Range 2E Plat WILLOW GLEN TR D E F 3368416 Usecode: 79 - OTHER-CULTRL Tax Code Area: 170 Taxable: Y Property Type: LND Total Acres: .20 Land Value: 0 Building Value: 0 Total Value: 0 Current Use: N Exemptions: None Last Sale Recorded #: Last Sale Date: Unknown Last Sale Price: Unknown Transaction includes additional properties: Unknown Last Sellers Name: Unknown Return to top. of page Page 2 of 3 Spatial Data ' Thurston GeoDATA Center/Interactive Map etlands: No loodzone: No lood of 1996: Unknown inter Flooding of 1996: No igh Groundwater Flood Hazards: Unknown almon Creek Basin: No 999 Carlyon Beach Landslide Hazard: None oning: R-6 istoric Site: No urisdiction: YELM tormwater Rate: No o Shooting Zone: No nimal Control Zone: Yes eed Containment Area: No teep Slopes: No ensitive Areas: No NR Natural Heritage Data: No ritical Buffers: No horeline Management: No aterbody s Wetland Buffers: No ellhead Prot. Area: Unknown rea of Groundwater Concern: levated Nitrates: No oil Type: Spanaway stony sandy ydric Soil: No atershed: YELM CREEK ater Service Area: Unknown chool Service District: YELM ire Response District: YELM lanning Region: 3 No loam, 0 to 38 slopes Page 3 of 3 County Ordinnnc. es ~ Dnta Descriptions ~ Help ~ What's New ~ TGC Home ~ Helpful Info ~ Assessor Questions Ecofogy_Shorelne Photographs ~ Thurston Count~GP_5 Basestation n a ,, You are visitor 378,481 with map request 5,224,112 since. April 24,1998 WARNING: Parcel Data was last updated on Sunday, Sep 8, 2002 DISCLAIMER: Thurston GeoData Center makes no guarantee of data accuracy and assumes no liability for the data represented here. If questions arise regarding accuracy please contact Thurston County staff. Please do not bookmark this page! Bookmark our home page instead! httn://198.187.3.116/scripts/esrimao.dll?name=TGCMAP&Left=1117822.91164663 &Botto... 9/17/02 Thurston GeoDATA Center/Interactive Map Thurston GeoData Center Click here to view results of search. ~, Search By: Address: Do not use road suffix (ie St. or Rd.) Street Number (ie 921): Street Name (ie 5th or Evergreen Park): ~~Quadrant (ie NW or SE): 11 digit Parcel Number: Section (ie 05182w): Survey Target#/Name: CAPCOM GrldN (ie V-14): Submit Return to top of page Page 1 of 3 Click on Map to: Zoom In a Zoom Out Zoom Factor: ~ Describe a Parcel ~ Describe a Layer Q Measure Distance ~ Measure Area ZOO m Full Coun View ^ Display Aerial Photos ^ Display Parcel Text Show other ma la ers? none Label Parcels With? Assessor Data Thurston GeoDATA Center/Interactive Map OWNER: YELM PROPERTY DEVELOPMENT LLC (Due to space restrictions only 1 owner is listed) Address: 21709 96TH AVE W City: EDMONDS State: WA,98020 arcel#: 84070100000 ite Address: UNKNOWN ite City: YELM ite Zip: 98597 lection: s19172E .e gal Description: Section 19 Township 17 Range 2E '1 at WILLOW GLEN TR A B C OPEN SPACE STORM DRAINAGE '368916 15 erode: 79 - OTHER-CULTRL 'ax Code Area: 170 'axable: Y 'r operty Type: LND 'otal Acres: .42 .and Value: 0 ~~uilding Value: 0 'otal Value: 0 '.urrent Use: N Ixemptions: None .a st Sale Recorded #: past Sale Date: Unknown past Sale Price: Unknown 'r ansaction includes additional properties: Unknown past Sellers Name: Unknown Return. to top of page Page 2 of 3 Spatial Data Thurston GeoDATA Center/Interactive Map Wetlands: No Floodzone: NO Flood of 1996: Unknown Winter Flooding of 1996: No High Groundwater Flood Hazards: Unknown Salmon Creek Basin: No 1999 Carlyon Beach Landslide Hazard: None Zoning: R-6 Historic Site: No Jurisdiction: YELM Stormwater Rate: No No Shooting Zone: No Animal Control Zone: Yes ed Containment Area: No eep Slopes: No ns itive Areas: No R Natural Heritage Data: No itical Buffers: No oreline Management: No terbody & wetland Buffers: No ellhead Prot. Area: Unknown rea of Groundwater Concern: No levated Nitrates: No oil Type: Spanaway gravelly sandy loam, 0 to 38 slopes, panaway stony sandy loam, 0 to 3~ slopes ydric Soil: No atershed: YELM CREEK ater Service Area: Unknown chool Service District: YELM ire Response District: YELM Page 3 of 3 County Ordinances ~ Dnta Descriptions I Help I What's New I TGC Home I Helpful Info I Assessor Qestions EcologX Shoreline Photogrnphs I Thurston County GPS Basestation You are visitor 378,479 with map request 5,224,064 since. Apri124,1998 WARNING: Parcel Data was last updated on Sunday, Sep 8, 2002 DISCLAIMER: Thurston GeoData Center makes no guarantee of data accuracy and assumes no liability for the data represented here. If questions arise regarding accuracy please contact Thurston County staff. Please do not bookmark this page! Bookmark our home page instead! ~SKILLINGS ~CONNOLLY RECE11/Ep Consulting Engineers OCi 02 T001 PO Box 5080, Lacey, WA 98509-5080 (360) 491-3399 FAX (360) 491-3857 To G/TY OF YELM WE ARE SENDING YOU ^ Attached ^ Under separate cover ^ Shop drawings ^ Prints Tans ^ Copy of letter ^ Change order LETTER OF TRANSMITTAL DATE 9.30 - Z '°D"° oZoz6 ATTENTION TAMI MERR/MAN RE !Jf /~-t_.o~J GLEN PHA 5 E 2 the following items: ^ Samples ^ Specifications COPIES DATE NO. DESCRIPTION 9 30 8 24" x 3G r' REVISED P~2EL/nA/NAr2Y PLAT `t 3p l /l'r X /7n a rr rr THESE ARE TRANSMITTED as checked below For approval ^ Approved as submitted ^ Resubmit copies for approval ^ For your use ^ Approved as noted ^ Submit copies for distribution ^ As requested ^ Returned for corrections ^ Return corrected prints ^ For review and comment ^ ^ FOR BIDS DUE 20 ^ PRINTS RETURNED AFTER LOAN TO US REMARKS ~'N/ '~ WE W/G.G. 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Description of Proposal: Subdivide 8.68 acres into 45 single family residential lots. The project includes the construction of stormwater facilities, interior streets, and street improvements to Middle Road. Location of the Proposal: The project site is located on Middle Road, between Railway Road, and 100`" Way SE. Section/Township/Range: Section 19, Township 17N Range 2E. Threshold Determination: The City of Yelm as lead agency for this action has determined that this proposal does not have a probable significant adverse impact on the environment. Therefore, an environmental impact statement (EIS) will not be required under RCW 43.21C.030(2)(c). 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. Conditions/Mitigating Measures: SEE ATTACHED Lead agency: City of Yelm Responsible Official: Grant Beck, Community Development Director Date of Iss ,September 27, 2002 Comm t Deadline,: _} ~ 5:00 p.m., October 11, 2002 Grant,t3eck, Community Development Director ThislUi~ated Determination of NonSignificance (MDNS) is issued pursuant to Washington Administrative Code 197-11-340(2). Comments must be submitted to Tami Merriman, Community Development Department, at City of Yelm, 105 Yelm Ave. W., P.O. Box 479, Yelm, WA 98597, by 5:00 p.m., October 11, 2002. The City of Yelm will not act on this proposal prior to 5:00 p.m., October 18, 2002. You may appeal this determination to the Yelm City Council, at above address, by submitting a written appeal no later than 5:00 p.m., October 18, 2002. You should be prepared to make specific factual objections. Contact Grant Beck, Community Development Director, to learn more about the procedures for SEPA appeals. This MDNS is not a permit and does not by itself constitute project approval. The applicant must comply with all applicable requirements of the City of Yelm prior to receiving construction permits which may include but are not limited to the City of Yelm Comprehensive Plan, Zoning Title (17), Critical Areas Ordinance (14.08), Storm water Drainage Design and Erosion Control Manual (DOE), Uniform Building Code, State Environmental Policy Act (SEPA) Title (14), Road Design Standards, Platting and Subdivision Title (16), and the Shoreline Master Program. DO NOT PUBLISH BELOW THIS LINE Published: Nisqually Valley News, Friday, October 4, 2002 Posted in public areas: Friday, September 27, 2002 Copies to: All agencies/citizens on SEPA mailing list and adjacent property owners, September 27, 2002 Dept. of Ecology w/checklist, September 27, 2002. ATTACHMENT SEPA CASE NO.: 8317 This Mitigated Determination of Non Significance is based on the project as proposed and impacts and mitigation reflected in the following: • Environmental Checklist (dated May 22, 2002, prepared by Skillings-Connolly, Inc.) • Traffic Impact Analysis (dated August 22, 2002, prepared bySkillings-Connolly, Inc.) • Preliminary Storm Drainage and Erosion Control Report (dated September 2002, prepared by Skillings-Connolly) And the following conditions: 1. The proponent shall mitigate transportation impacts based on the new residential p.m. peak hour trips generated by the project. The Transportation Facility Charge (TFC) shall be based on 1.01 new peak hour trips per residential unit. The proponent will be responsible for a TFC of $757.50 per dwelling unit which is payable at time of building permit. 2. The developer shall enter into an agreement with the Yelm School District to mitigate project impacts to the school district. / w of Tx~ p~~ l YEa.itit wnSNiNOrON CITY OF YELM PO Box 479 Yelm WA 98597 360-458-3835 NOTICE OF APPLICATION Mailed on: September 5. 2002 PROJECT NAME AND LOCATION: Willow Glen Phase II Welch Loop SE (extension of Welch Street) LAND USE CASE: SUB-02-8317-YL An application submitted by Yelm Property Development, LLC, 16440 SE Middle Road, Yelm, WA 98597, for the above-referenced project was received by the City of Yelm on May 23, 2002. The City has determined the application to be complete on September 4, 2002. The application and any related documents are available for public review during normal business hours at the City of Yelm, 105 Yelm Avenue W., Yelm WA. For additional information please contact Tami Merriman, Community Development Department, at (360) 458-3835. PROJECT DESCRIPTION: The project proposal is to subdivide 8.68 acres into 45 single-family residential lots with roadway, utilities and stormwater facilities. ENVIRONMENTAL and OTHER DOCUMENTS SUBMITTED WITH THE APPLICATION: An Environmental Checklist, Traffic Impact Analysis, and a preliminary Storm Drainage Analysis and Report were also submitted. Additional Information or Project Studies Requested by the City: The City has not requested any additional information at this time. No preliminary determination of consistency with City development regulations has been made. At minimum, this project will be subject to the following plans and regulations: City of Yelm Comprehensive Plan, Zoning Title (17), Critical Areas Ordinance (14.08), Storm Water Drainage Design and Erosion Control Manual (DOE), Uniform Building Code, State Environmental Policy Act (SEPA) Title (14), Road Design Standards, Platting and Subdivision Title (16), and the Shoreline Master Program. The City of Yelm invites your comments early in the review of this proposal. Comments should be directed to Tami Merriman, Community Development Department, P.O. Box 479, Yelm WA 98597, 360- 458-3835. THE 15-DAY PUBLIC COMMENT PERIOD ENDS AT 5:00 PM ON SEPTEMBER 20, 2002. This notice has been provided to appropriate local and state agencies, and property owners within 300 feet of the project site. These recipients, and any others who submit a written request to be placed on the mailing list, will also receive the following items when available or if applicable: Environmental Threshold Determination, Notice of Public Hearing and Notice of Final Decision. If the proposed project requires a City Council decision, it will be mailed to all those who participate in the public hearing and to anyone else requesting the decision in writing. Additionally, there will be a 14-day public comment period if an environmental determination is issued. Opportunities for appeal occur within twenty one (21) days after the date the environmental determination is issued. City Council decision can be appealed through Superior Court. Appeals of site plan review decisions may be filed within 14 days of Notice of Final Decision. ~~ _eoroo~oacw _. ~ ~.rror ~- As~dt Sa= n a,~ 'a~y~ ~'~'~k r 4~~ a F L1 ~~ _~~~~ ~~ ~\~d' \ ~ s°b ~j~0i i ~~ ~ h' r !o s I F a J d ~ ~ OC ~N ~ a -~- a II W -1- d e. pl 1 W J N ~ W 3 '~ - a r ° a J '~ _ 3 1 J c W T '. ~~~ ~ 1 ~ = Jam L os~ J = YA J .L EA N V~~' ~~ s_ ~$ ~ ~ ~ . ~ ~ y l ~~ i e S ~~p } ~ C$ ~~1{ ~ ~ ~ W ~ y ~~ \ /~ Q - y •8 Y LyaF # ~~ ~~~~ ~ ~ Q G[ a 3 3 4 Sm ~ 5 e n ~~~ v w .~ ~ ~ ~~ g ~ ¢' R ~ ~ 4 wl ~ - ¢~ 2~`,~% ~ ~ 3 S i i ; i r->, Q z _g 3 ne ; i y ` ~ W w N W ~Q () I ¢ ~a z i a N 3 1 O ~ ~ z ~ o ~ City of Yelm Community Development Department P.O. Box 479 Yelm, WA 98597 (360) 458-3835 (360) 458-3144 FAX Memorandum To: SPRC From: Roberta Allen, Administrative Assistant Date: September 5, 2002 Re: SUB-02-8317-YL -Project Review Schedule for Willow Glen Phase II Attached is the application packet for the above referenced project. After your initial review of the information submitted, if you need additional information from the applicant, please let me know as soon as possible. The following is the tentative review schedule for the project. SEPTEMBER 5 -Notice of Application distributed -begin 15 day comment period. SEPTEMBER 25 -SPRC Environmental Review with TIA Review. Department comments/mitigation requirements for Environmental Review. SEPTEMBER 27 -Environmental Determination issued by Planning Department Begin 14 day comment period followed by 7 day appeal period. OCTOBER 16 & OCTOBER 23 SPRC Project review. Department comments/conditions of approval for staff report. OCTOBER 21-Public Hearing Notice to Paper/Mailing/Post site. OCTOBER 18 -Environmental Determination appeal time expired. OCTOBER 25 -Complete Staff report for public hearing. NOVEMBER 4-Public Hearing NOVEMBER 14 -Hearing Examiner Decision CitCommunity DevelopmenO,Project Piles\SUB Full Plat Subdivision\5317 Willow Glen Phase IPProj Rev Dare Memo.doc c N o m a o° o o v ^ sL^ ° n ~ o ~ $ Fn ~ ~ $ i ~ x i o r7 A a r C A A A O^ m A m ~ 2 N D A N Z p V1 m ~ m 0 ~ O m ~ .. _ ~ I p m A o D Q (~ .. o~ p C c .. 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I~ T 38.59 __. 4i I- \\ s W~ ~~4~~~r1. ~\ U f$ ~ m m ~ ~~ { W ~ I ~~ ~ d... 1 ~, ° I~$,1 ~ 9H 70 I? y <" o N I OI u ~ _ _., iI I mG ~ N k I gi _ I ~ r L!_ i O 98 49 ~ ._._ ..... ~ N 4 ~, lug ~ o ~I m FAX TRANSMISSION CITY OF YELM COMMUNTTY DEVELOPMENT DEPARTMENT PO BOX 479 -105 YELM AVE W YELM WA 98597 (360) 458.3835 FAX: (360) 458-3144 TO: R~ C~ v~ DATE: ~/ ~~~ FAX #: PAGES: FROM: ate` SUBJECT: COMMENTS: 5~zti ~~~. 3 including this cover sheet. ~y~.~L- ~~ " IC YOU DO NOT RECEIVE ALL COPIES, OR ANY COPY IS NOT LEGIBLE, PLEASE CALL (360) 458-3835 As sooty As rosslsr,E. Ri,Community UcvclnprnenC; Pcmplatcs131.iA~K I~iA~ TRANS~iIS510N.doc a/ ~9F' ~F T~ p~9f~ YELM WASHINGTON Requirements for SURROUNDING (Adjacent) PROPERTY OWNERS LIST (within 300' of all properly boundaries.) Formatting procedures: 1. Include ALL property owners of record within 300 feet of boundary of the property involved. -~ 2. Include Tax Assessors map indicating project site and 300' radius. 3. Information may be obtained (by appointment) from Office of County Assessor, 2000 Lakeridge Dr SW, Olympia WA 98502, 360-786-5410. --~ 4. Label format: 30 labels (3 columns/10 rows) typed on 8 %2" x 11" size sheet. 5. INDIVIDUAL LABEL STYLE: Tax Parcel # Name Mailing Address City, State and Zip 6. SAMPLE: 12345678910 Kelly Jones PO Box 999 Yelm WA 98597 CITY OF YELM ds\c:bffice\p I a nd a pt. ccla p ps~adj prop.lst PAGE 1 ADJACENT PROPERTY OWNERS LIST Include ALL property owners of record within 300 feet of boundary of the property involved. Information may be obtained (by ointment) from Office of Co a t Tax Parcel # Name '' Mailing Address " Ci ,State Zi 12345678910 ~' Kelly Jones ~ Box 999 ~ Yelm, WA 98597 pp un y Assessor, 2000 Lakeridge Dr., Olympia, 360-786-5410 or800-624-1234 USE BLACK INK ONLY File ~: F-ta Q/ tiQ~' OF T ~ p~I~ YELM WASHINGTON Requirements for SURROUNDING (Adjacent) PROPERTY OWNERS LIST (within 300' of all property boundaries.) Formatting procedures: 1. Include ALL property owners of record within 300 feet of boundary of the property involved. '-~ 2. Include Tax Assessors map indicating project site and 300' radius. 3. Information may be obtained (by appointment) from Office of County Assessor, 2000 Lakeridge Dr SW, Olympia WA 98502, 360-786-5410. ---~ 4 5. 6 Label format: 30 labels (3 columns/10 rows) typed on 8'/z" x 11"size sheet. INDIVIDUAL LABEL STYLE Tax Parcel # Name Mailing Address City, State and Zip SAMPLE: 12345678910 Kelly Jones PO Box 999 Yelm WA 98597 CITY OF YELM ds\c:bffi ce~pl andep t. cda pps~adj pro p.lst PAGE 1 T Pre-Application Meeting Civil Comments Date April 17, 2002 *'*These comments are preliminary in nature and are not intended to represent final comments and or requirements for the City of Yeim. Until a complete application is made, the Community Development Department can only attempt to inform the applicant of general requirements as they appear in the form presented by the applicant at the time of pre-submission. Proponent: Dennis Balascio Project: 43 lot Subdivision Project Loc: 16422 SE Middle St , Yelm WA 98597 Water: The proposed site would be required to connect to the City's water system. There is an existing 8" water line located in Welch St. You would be required to extend the 8" waterline along your internal roadways. This proposed 8" water main will serve your lots, fire hydrants and irrigation needs. Residential water connections are based on a consumption rate of 240 gallons per day and are charged at a rate of $1,500 per a residential connection (fee subject to change) inside city limits. Each residential unit would be charged for one connection. This fee is payable at building permit issuance. Irrigation Meter: An irrigation meter may be installed for the purpose of irrigation. A backflow prevention device will be required for all landscape irrigation connections. Sewer: \\~,,,,~ ~`'" The proposed site will be required to conrtect to the City's sewer system. There is a 4" sewer line located in Baafder-St and a 6" sewer line located in (/CxJCC~+ati' '.~~m ~~t. You would be required to extend these sewer mains along your _~ internal roadways. ~ Fire: \~ ~~ G 3~ ,~ m S' ~; ~~ ~~ S Residential sewer connections are based on a consumption rate of 240 ~' gallons per day and are charged at a rate of $4,986 per a residential ^~/ connection (fee subject to change) inside city limits. Each residential unii~ ~~ would be charged for one connection. STEP sewer system will also be required permit issuance. A inspection fee of $145.00 per a ~ `w, . These fees are payable a building ,~ \ ~v Fire protection must be provided per the Uniform Fire Code. There will be requirements for installation of fire hydrants, fire truck access and fire truck turn-around. These will be determined upon further review of the preliminary ~. ~~ " - ~ plans. ~~~, ~c'~ ~ ~~~=~ ~\~ ~ ~~~~D~1U._Q ~~ C;: Cn min~nlly Dce-dnpmcnl bb~cckly SPR' I'resih ei~'l'. w-illnw Glenn =-eicl Ild l7rl_-'_.Ji~c Stormwater: If the proposed improvement is over 5,000 square feet of impervious surface there are Stormwater treatment requirements per the D.O.E. Stormwater Manual. All of the Stormwater facilities are required to be located outside of the right-of-way. At the time of Preliminary Plat application, you are required to submit a Preliminary Stormwater Plan and report. Street Improvements: Frontage improvements shall be consistent with Yelm's Development Guidelines. Your project will be required to improve the your frontage alone Middle Road. These improvements are classified as "half street" improvements. This mean you are required to improve the street from the center of the right-of-way to your property line. The phase 1 improvements for Middle St. were deferred until phase 2 construction. You will be required to improve Middle St. along phase 1 and phase 2 at this time. The required improvements shall be consistent with the "neighborhood collector" roadway section per the city's development guidelines. The interior roads shall be consistent with the city's "local access residential" roadway section per the city's development guidelines. These section are attached for your reference. Street improvements may not be limited to above requirements. The required TIA may also require additional improvements. Street Lighting: Street lighting shall be installed as required per the City of Yelm's "Development Guidelines". The street lighting plan will be reviewed at the time of civil engineering plan review. ADA Requirements: The American Disabilities Act requires the improvements to be ADA accessible. Facility improvements will have to meet current code. Review of these improvements will be determined upon further review of the civil plans. G: C~~mmunnv Uuvelnpment Weeklc SPR Presuh eivil.Wilinw~ Glenn .-civil p417f)~-:.J~~c Pre-Application Meeting April 17, 2002 '**These comments are preliminary in nature and are not intended to represent final comments and or requirements for the City of Yelm. Until a complete application is made, the Community Development Department can only attempt to inform the applicant of general requirements as they appear in the form presented by the applicant at the time of pre-submission. Proponent: Dennis Balascio, Yelm Property Development Representative: Skillings Connolly Project Proposal: Preliminary Subdivision Phase II of Willow Glenn 43 Single family lots Project Location: Middle Road, adjacent to Willow Glenn Subdivision Zoning: Low Density Residential, R-6 and Setbacks: Minimum lot size: None. Preliminary and final plat maps must show building envelope. Density - 6 units per acre -Maximum number of dwelling units allowed is 52, based on the approximate acreage of 8.68. Actual acreage shall be determined by a licensed surveyor. Side yard setbacks -Minimum 5 on one side, total of 12 feet Rear yard setbacks - 25 feet Front yard setbacks - 15 feet with 20 foot driveway approach Flanking yard setbacks -15 feet Maximum height of buildings shall be 35 feet. All lots must have a minimum 20 feet on road frontage. Parking: Chapter 17.72 A minimum of 2off-street parking spaces per unit is required. Landscaping: Chapter 17.80, Type II, III and V. Type II landscaping is used around the perimeter of the site to provide visual separation of uses from streets, and visual separation of compatible uses. Fences are also acceptable. Type III landscaping provides visual relief where clear sight is desired. This landscaping includes street trees and vegetation required with frontage improvements, and landscaping to provide an attractive setting and overstory canopy. Type V landscaping is required for all storm water facilities. A conceptual landscaping plan is required with the application for Preliminary Plat. Final landscaping, irrigation, and open space improvement plan is required as element of civil construction drawings, with installation prior to final plat approval. Ingress/Egress: Ingress and egress at the site shall be consistent with the Yelm Development Guidelines 48.140. Proposed access is on Sundance Street and Cascadian. Pr#tttttFe- connection to adjoining properties must be met. Traffic: Chapter 15.40 Concurrency Management, Chapter 16 Subdivision The City has adopted a Transportation Facility Charge (TFC) of $750.00 per pm peak trip. The Ordinance provides a default table that the applicant can use to determine new pm trips generated by the proposed use. A single family home generates 1.01 pm peak trips per unit which is equivalent to a $757.50 TFC. The TFC is payable at time of building permit issuance. If the applicant feels the proposed use would not generate the default number of trips as designated in the TFC Ordinance an analysis prepared by a Washington State Licensed Engineer can be submitted to the City for review and consideration. SEPA:State Environmental Policy Act. A SEPA Environmental checklist is required, including a Transportation Impact Analysis (fIA) The TIA will be used to identify traffic impacts resulting from the project and improvements necessary to address safety issues (such as acceleration and deceleration lanes.) Mitigation based on the TIA may be required. Yelm School District requires applicants to mitigate impacts to the School District from residential growth. Each developer must negotiate an agreement with the School District. As of April 2001, mitigation fees per single family residential unit are $1,425.00. This fee is subject to change. Open Space: Chapter 16. Subdivision and Chapter 14.12 Open Space All residential developments are required to provide 5% of the gross area in open space, or the payment of a fee in lieu of dedication. For fee in lieu of, the city requires .77¢ per sq. ff. of required open space. For this proposal, it is the City's preference for the payment of fee in lieu of open space, because of the close proximity to Longmire Community Park. Stormwater facilities cannot be counted as open space. Other: Thurston County Health Department Review may be required if any wells and/or septic systems are located on or within 100' of the property. All wells and septic systems on or within 100' of the property must be shown on preliminary plat drawings. Any existing wells and septic must be abandoned, and any water rights deeded to the City. OAPCA: Buildings containing asbestos and/or lead paint are potential environmental and health hazards. State and federal laws regulate the demolition of buildings containing asbestos and/or lead paint. State law (WAC 173-425) defines land clearing burning as outdoor burning of trees, stumps, shrubbery, or other natural vegetation from land clearing projects. Olympic Air Pollution Control Authority (OAPCA) issues land clearing permits for burning. The applicant shall contact the Olympic Air Pollution Control Authority, 909 Sleater- Kinney Rd SE, Suite 1, Lacey, WA 98502, (360) 438-8768 to secure any necessary permit(s) for the removal of materials containing asbestos and/or lead paint, and for land clearing burn permits. Prior to issuance of a city building permit the applicant shall demonstrate compliance with any OAPCA requirements. Application/ Process: Development of the site as a residential subdivision requires Preliminary and Final Plat Approval, and includes Environmental Review. Preliminary Plat approval requires a public hearing and approval by the Hearing Examiner. The environmental determination and preliminary plat are reviewed concurrently and can be completed in 12 to 18 weeks. Preliminary Plat approval is valid for 5 years. Preliminary subdivision approval typically contains conditions of approval that the applicant must complete prior to receiving final subdivision approval or permits for construction. Following land use approval the applicant is required to submit civil construction drawings to the Community Development Department for review and approval, and satisfy all conditions of preliminary subdivision approval. Upon satisfactory completion, the applicant submits the final documentation for final plat approval. Final Plat approval takes approximately 6 weeks from the time the City receives a completed application packet. CTI'Y OF YELM COIVTMCIN1Tlt DEVELOPMENT DEPARTMENT PO BOX 479 -105 YELM AVE W YELM WA 98597 (360) 458-3835 FAX: (360) 458-3144 TO: Rya~~~_ ~s7 FAX #: FROM: 0.Y~~ SUBJECT: COMMENTS: 2y~ *' IF YOU UO NOT RECEIVE ALL COPIES OR ANY COPY IS N01' LEGIBLE, PLEASE CALL (360) 458-3835 AS SOON AS POSSIBLE. DATE: s/24Io~.. PAGES: ~ including this cover sleet ********** -bbl£ 89b 09£ - *** A30 WIN00 Wl3ti- 1130 WW00-Wl3A 30 hll0- £6~00~00 £00/£00 uo!le.+n0 Based !58£16b09£6 'QN lal / aweN uo!~e}S ~0 G00 'oN a997 veuo0 'nN ulS b5~91 6Z ~eW ~ Pu3 £591 6l-~eW ~ iAe3S !ld ~ 'oN al!3 uoiss!wsueel AeowaW 300W *z l0 aced ********* b5~91 3W11 **** b00d 6b ^eW 31tl0 ********xx***z**x*****x************** - ltlNaflOf wwo~ - ***::*::** CITY OF YELM COMMUNITY DEVELOPMENT DEPARTMENT PO BOX 479 -1D5 YELNI AVE W YELM WA 95597 (360) 455-3835 FAX: (360) 458-3144 TO: Ry ~ Yt FAX#: ~[$j~ q'037 FROM: q,V'v~~ suB,rECr: co~rrrs: DATE: 'S/~ /d•~- PAGES: ~ including this cover sheet '"° TF Y00 DO NOT RECEI V E ALL COPIES OR ANY COPY TS NOT LEGIBLE, PLCASL CALL (360) 438-3835 As sooty As eoss-gLX•:. zxzxssxxxx -bb l£ 95b 09S - ~ - A34 WW00 Wl3A- xxxxxxzxxxxxxxzzxxxxxxxxxzxxxxxxxxxzxttxxzxxxxxxxxxmxzxxxxxxzzx - A34 WW00-Wl3h d0 A110- £b~00~00 £00/£00 uo!leen0 sa8ed l10655b09£6 '~N lal / aweN uo!lelS ~0 l00 'eN a99@ wwo~ 'eN u1S lb~Ol 6l-~e14 : Pu3 il~Ol 6l-ReW ~ ~AelS Ell ~ '~N al!3 uo!ss!wsueel AeowaW 340W xx lp aced xxxxxxxxx lb~Ol 3W11 zzxz 1001 6l ~eW 31tl0 xxxxxxxxxxzxxsrszxxxxzxzzxxxxzxxx*xx#xx - laNb00f 'WW00 *xxxxxzxxx ssszs***** - COMM. JOURNAL - uzss*****a:::t:zs:*z****attsx::t******: DATE May-03-2002 ###* TIME 15:23 $******** Page 01 ** su Incomplete communication(s) occurred. zzx MODE :Transmission File No. :155 Start May-03 15:18 End : May-03 15:23 Stn No. Coma ABBR No. Station Name /Tel No. 001 0407 93604559027 zszszsx*aazxzzzssussstsaxzzmzzxxxzsssxxmxsmxxsx:smxraxxz: -YELM COhM DEV Pages Duration 002 00:01:21 CITY OF YELM-COh~d DEV - *** - 360 458 3144- xxxzsuz:: FAX TRANSMISSION CITY OF YELM COMMUNITY DEVELOPMENT DEPARTMENT PO BOX 479 -105 YELM AVE W YELM WA 98597 (360) 458-3835 FAX: (360) 458-3144 TO: Brian FAX #: FROM: SUBJECT: DATE: MAY 3, 2002 PAGES: 4 , Tami Merriman, Planning Technician Latecomer COMMENTS: Brian: including this cover sheet. Here is what I have. I do have a question. Did Denny install the water/sewer lines to the end of the Phase II property lines when he did phase 1? If so, we will need actual costs. We also need the current names and addresses for the affected property owners. This is a new one forme, and please bear with me as we struggle through this. * * IF YOU DO NOT RECEIVE ALL COPIES, OR ANY COPY IS NOT LEGIBLE, PLEASE CALL (360) 458-3835 AS SOON AS POSSIBLE. Document2 MAY-02-2002 THU 03;26 PM SKILLINGS-CONNOLLY fAX N0. 360 491 3857 P. O1 Sk1~~INf{5 ~ CONNOI~Y ENC. Consulrttry Eayint:rnns Pt) Box 5080, larq, MakM4on 96509.5080 (s60)19I.5 f 99 , Sa (560) a91 •)857 E.MdI +kW+grtRlflUi.~.ooM Dace: 5-2-02 Number of pages including cover sheet: 2 To: Tami Merriman Ciry of Yelm _ Phone: ( ) 458-3835 Fax phone: 360) 458-3144 CC~ FAX Project No 02026 Project Name: Willow Glen Z From: Ryan Dooley Phone: (360) 491-3399 Fax phone: (360) 49] -3857 13-Mail: skillings(a~skillings.com REMARKS: ^ Urgent ^ For your review ^ Reply ASAP ^ Please comment Tami- Please comment on setbacks for Lots 22, 1 & 45. W c'll probably have the front of lot 22 be on the east side. Thanks, Ryan "` IF YOU DO NOT RECEIVE ALL COPIES OR ANY PAGE IS NOT LEGIBLE PLEASE CALL (380) 491-3389, AS SOON AS POSSIBLE `•• This facsimile transmission (and or documents accompanying it) may contain wnfidential information belonging to a sender which is protedetl by the consultant•client privilege. The information is intended only for the use of the individual or entity named above. If you are not the intended recipient, you are hereby notified that any discbsure, copying, distribution, or the taking of any action in reliance on the contents of this information is strictly prohibited. If you received this transmission .n error, please notify us by telephone immediately to arrange for velum or destruction of the documents. Willow Glen Plat- Phase 2 Yelm Property Development L.L.C.- Denny Balascio April 29, 2002 Meeting Agenda Meeting Participants: Skillings-Connolly, Inc.- Ryan Dooley Yelm Property Developmet L.L.C.- Denny Balascio City of Yelm -Jim Gibson Agenda: Obtain approval to build standard roadway section, according to Fig 4-7 Local Access Residential, on 51-ft of right-of-way rather than 56-ft. We propose to defer the construction of the 5-ft sidewalk until further development of adjacent properties. We believe that the benefits of this approach are likely to be, but not limited to: • Better, cleaner layout, preferred by Denny • Increased flexibility for access to future development of adjacent properties • Adds value to adjacent properties by having ability to develop some lots without any additional roadway construction needed, other than sidewalk • Creates a better layout for the neighborhood walk • Better access for emergency vehicles • Better access for maintenance of stormwater facilities • Increased property values and thus increased tax revenues MAY-02-2002 THU 03;27 PM SKILLINGS-CONNOLLY FAX N0. 360 491 3857 P. 02 ._. :~ ~'~~. ~f~~f- ~ ~a ~ ~'~ ~~ d~ ~~ ~~ o~ ~ 1, ~; ~ ~~ ~t (~1 F ~ ~ ~ -~,, ~ ~ ~ ~ - - ` ~ 1 C -~ ~~ ~ .~ •. `~~ ..., ".:: ~.. ~ ~\ ~'~\ ~..\ Pre-Application Meeting Civil Comments Date April 17, 2002 *'*"rhese comments are preliminary in nature and are not intended to represent final comments and or requirements for the City of Yelm. Until a complete application is made, the Community Development Department can only attempt to inform the applicant of general requirements as they appear in the form presented by the applicant at the time of pre•submission. Proponent: Dennis Balascio Project: 43 lot Subdivision Project Loc: 16422 SE Middle St , Yelm WA 98597 Water: The proposed site would be required to connect to the City's water system. There is an existing 8" water line located in Welch St. You would be required to extend the 8" waterline along your internal roadways. This proposed 8" water main will serve your lots, fire hydrants and irrigation needs. Residential water connections are based on a consumption rate of 240 gallons per day and are charged at a rate of $1,500 per a residential connection (fee subject to change) inside city limits. Each residential unit would be charged for one connection. This fee is payable at building permit issuance. Irrigation Meter: ,~ An irrigation meter may be installed for the purpose of irrigation. A backflow t prevention device will be required for all landscape irrigation connections. ~ y 4 ~~ Sewer: \\5~^ The proposed site will be required to conrtect to the City's sewer system. ~_ ° There is a 4" sewer line located in Betrider-St and a 6" sewer line located in ~ ~ F . N C` ciOCC.r~c~~a:~ff;~'.,,• • °:. You would be required to extend these sewer mains along your ~ ,~ internal roadways. ~ ,) 6` ~ S 1 Residential sewer connections are based on a consumption rate of 240 C ~' gallons per day and are charged at a rate of $4,986 per a residential ~ , y 3 connection (fee subject to change) inside city limits. Each residential unite ~ ~ ,; would be charged for one connection. A inspection fee of $145.00 per a ) ~ ~' '~' STEP sewer system will also be required. These fees are payable a building ,~ ~ , I permit issuance. J ~~ Fire: Fire protection must be provided per the Uniform Fire Code. There will be requirements for installation of fire hydrants, fire truck access and fire truck turn-around. These will be determined upon further review of the preliminary plans. ~~~~ ~ ~\-~~ ~ ~ ~~~ ,5. 1~-- ` ~ c~ ~ C~~ D~1 ~~ ~c (nmmunity Uoccl~+pmcnt ~b'cckly SPR' Prczuh civilWlllnw CBcnn ~-civil fIJ 17q_-~.d~~c Stormwater: If the proposed improvement is over 5,000 square feet of impervious surface there are stormwater treatment requirements per the D.O.E. Stormwater Manual. All of the stormwater facilities are required to be located outside of the right-of-way. At the time of Preliminary Plat application, you are required to submit a Preliminary Stormwater Plan and report. Street Improvements: Frontage improvements shall be consistent with Yelm's Development Guidelines. Your project will be required to improve the your frontage alone Middle Road. These improvements are classified as "half street" improvements. This mean you are required to improve the street from the center of the right-of-way to your property line. The phase 1 improvements for Middle St. were deferred until phase 2 construction. You will be required to improve Middle St. along phase 1 and phase 2 at this time. The required improvements shall be consistent with the "neighborhood collector" roadway section per the city's development guidelines. The interior roads shall be consistent with the city's "local access residential" roadway section per the city's development guidelines. These section are attached for your reference. Street improvements may not be limited to above requirements. The required TIA may also require additional improvements. Street Lighting: Street lighting shall be installed as required per the City of Yelm's "Development Guidelines'. The street lighting plan will be reviewed at the time of civil engineering plan review. ADA Requirements: The American Disabilities Act requires the improvements to be ADA accessible. Facility improvements will have to meet current code. Review of these improvements will be determined upon further review of the civil plans. ~{. G+mmuniw Dccclnpmcnl bb'cckly tiPR Proaih cicil'.W ipinv Glenn .-civil Od l7fl~-_.d„c Pre-Application Meeting April 17, 2002 ***1'hese comments are preliminary in nature and are not intended to represent final comments and or requirements for the City of Yelm. Until a complete application is made, the Community Development Department can only attempt to inform the applicant of general requirements as they appear in the farm presented by the applicant at the time of pre-submission. Proponent: Dennis Balascio, Yelm Property Development Representative: Skillings Connolly Project Proposal: Preliminary Subdivision Phase II of Willow Glenn 43 Single family lots Project Location: Middle Road, adjacent to Willow Glenn Subdivision Zoning: Low Density Residential, R-6 and Setbacks: Minimum lot size: None. Preliminary and final plat maps must show building envelope. Density - 6 units per acre -Maximum number of dwelling units allowed is 52, based on the approximate acreage of 8.68. Actual acreage shall be determined by a licensed surveyor. Side yard setbacks -Minimum 5 on one side, total of 12 feet Rear yard setbacks - 25 feet Front yard setbacks -15 feet with 20 foot driveway approach Flanking yard setbacks - 15 feet Maximum height of buildings shall be 35 feet. All lots must have a minimum 20 feet on road frontage. Parking: Chapter 17.72 A minimum of 2off-street parking spaces per unit is required. Landscaping: Chapter 17.80, Type II, III and V. Type II landscaping is used around the perimeter of the site to provide visual separation of uses from streets, and visual separation of compatible uses. Fences are also acceptable. Type III landscaping provides visual relief where clear sight is desired. This landscaping includes street trees and vegetation required with frontage improvements, and landscaping to provide an attractive setting and overstory canopy. Type V landscaping is required for all storm water facilities. A conceptual landscaping plan is required with the application for Preliminary Plat. Final landscaping, irrigation, and open space improvement plan is required as element of civil construction drawings, with installation prior to final plat approval. Ingress/Egress: Ingress and egress at the site shall be consistent with the Yelm Development Guidelines 48.140. Proposed access is on Sundance Street and Cascadian. ,4-ft+tefe- connection to adjoining properties must be met. Traffic: Chapter 15.40 Concurrency Management, Chapter 16 Subdivision The City has adopted a Transportation Facility Charge (TFC) of $750.00 per pm peak trip. The Ordinance provides a default table that the applicant can use to determine new pm trips generated by the proposed use. A single family home generates 1.01 pm peak trips per unit which is equivalent to a $757.50 TFC. The TFC is payable at time of building permit issuance. If the applicant feels the proposed use would not generate the default number of trips as designated in the TFC Ordinance an analysis prepared by a Washington State Licensed Engineer can be submitted to the City for review and consideration. SEPA:State Environmental Policy Act. A SEPA Environmental checklist is required, including a Transportation Impact Analysis (TIA) The TIA will be used to identify traffic impacts resulting from the project and improvements necessary to address safety issues (such as acceleration and deceleration lanes.) Mitigation based on the TIA may be required. Yelm School District requires applicants to mitigate impacts to the School District from residential growth. Each developer must negotiate an agreement with the School District. As of April 2001, mitigation fees per single family residential unit are $1,425.00. This fee is subject to change. Open Space: Chapter 16. Subdivision and Chapter 14.12 Open Space All residential developments are required to provide 5% of the gross area in open space, or the payment of a fee in lieu of dedication. For fee in lieu of, the city requires .77Q per sq. ft. of required open space. For this proposal, it is the City's preference for the payment of fee in lieu of open space, because of the close proximity to Longmire Community Park. Stormwater facilities cannot be counted as open space. Other: Thurston County Health Department Review may be required if any wells and/or septic systems are located on or within 100' of the property. All wells and septic systems on or within 100' of the property must be shown on preliminary plat drawings. Any existing wells and septic must be abandoned, and any water rights deeded to the City. OAPCA: Buildings containing asbestos and/or lead paint are potential environmental and health hazards. State and federal laws regulate the demolition of buildings containing asbestos and/or lead paint. State law (1NAC 173-425) defines land clearing burning as outdoor burning of trees, stumps, shrubbery, or other natural vegetation from land clearing projects. Olympic Air Pollution Control Authority (OAPCA) issues land clearing permits for burning. The applicant shall contact the Olympic Air Pollution Control Authority, 909 Sleater- Kinney Rd SE, Suite 1, Lacey, WA 98502, (360) 438-8768 to secure any necessary permit(s) for the removal of materials containing asbestos and/or lead paint, and for land clearing burn permits. Prior to issuance of a city building permit the applicant shall demonstrate compliance with any OAPCA requirements. Application/ Process: Development of the site as a residential subdivision requires Preliminary and Final Plat Approval, and includes Environmental Review. Preliminary Plat approval requires a public hearing and approval by the Hearing Examiner. The environmental determination and preliminary plat are reviewed concurrently and can be completed in 12 to 18 weeks. Preliminary Plat approval is valid for 5 years. Preliminary subdivision approval typically contains conditions of approval that the applicant must complete prior to receiving final subdivision approval or permits for construction. Following land use approval the applicant is required to submit civil construction drawings to the Community Development Department for review and approval, and satisfy all conditions of preliminary subdivision approval. Upon satisfactory completion, the applicant submits the final documentation for final plat approval. Final Plat approval takes approximately 6 weeks from the time the City receives a completed application packet.