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Box 73130 ~~' ~ Puyallup, WA 98373 ~° ~ Description of Proposal: Subdivide 28.02 acres into 108 residential lots in two phases. The project includes the construction of stormwater facilities, interior streets, and street improvements to Wilkenson Road. Location of the Proposal: The project site is located on the east side Wilkenson Road, bounded on the north by the Centralia Power Canal, and on the east by the Yelm~Roy Prairie Line Railroad. Section~fownship'/Range: Sections 17 and 20, Township 17 North, Range 2 West, W.M. 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 Issue: February 7, 2003 Commen ,/~ February 21, 2003 at 5:00 P.M. ~. Gra Beck, Community Development Director This Mitigated Determination of NonSignificance (MDNS) is issued pursuant to Washington Administrative Code 197-11-340(2). Comments must be submitted to Grant Beck, Community Development Department, at City of Yelm, 105 Yelm Ave. W., P.O. Box 479, Yelm, WA 98597, by 5:00 p.m., February 21, 2003. The City of Yelm will not act on this proposal prior to 5:00 p.m., February 28, 2003. 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., February 28, 2003. 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, May 16, 2003 Posted in public areas: Friday, May 16, 2003 Copies to: All agencies/citizens on SEPA mailing list May 16, 2003 Dept. of Ecology w/checklist, May 16, 2003. ATTACHMENT SEPA CASE NUMBER 8329 Findings of Fact 1. This Mitigated Determination of Non Significance is based on the project as proposed and the impacts and potential mitigation measures reflected in the following environmental documents: • Environmental Checklist (dated November 1, 2002, prepared by Apex Engineering) • Traffic Impact Analysis (dated October 18, 2002, prepared by Heath & Associates) • Preliminary Storm Drainage and Erosion Control Report (dated October 28, 2002, prepared by Apex Engineering) 2. The traffic impact analysis submitted as part of the subdivision application indicates that the project will generate 1034 vehicles per day of average weekday traffic, with a PM peak of 109 vehicles per hour. The project would not decrease the level of service at all but one of the intersections studied, including the following intersections: State Routes 507 and 510 (Yelm Avenue and First Street) Rhoton Road and N.P. Road N.P. Road and Wilkenson Road The two entrances into the subdivision and Wilkenson Road The level of service at Railway Road and First Street would decrease from LOS B to LOS C. The traffic impact analysis recommends that payment of the Transportation Facility Charge as required pursuant to Chapter 15.40 Yelm Municipal Code will mitigate traffic impacts identified in the report. 3. Canal Road currently intersects Wilkerson Road at an angle of approximately 50 degrees, which does not provide safe sight distance for vehicles entering Wilkerson Road from Canal Road. An additional 1034 weekday trips added to W ilkerson Road, almost all of which will be traveling southbound past the intersection with Canal Road, is a significant impact to traffic safety which can be mitigated through the realignment of the Canal Road intersection. 4. The Yelm School District has adopted a school mitigation requirement based on the demand that new residential units create for additional school services and facilities. Additional demands on the school system will be mitigated through the requirement that the developer enter into a mitigation agreement with the District. Conclusions of Law and Mitigation Measures 1. The proposal will have a significant impact on the transportation system of the City of Yelm which will be mitigated through the imposition of the Transportation Facility Charge as required in Chapter 15.40 Yelm Municipal Code. 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. Prior to final subdivision approval, the developer shall realign Canal Road with W ilkerson to meet City Standards for intersections, provided that the cost of improvement does not exceed the Transportation Facility Charge in condition 1 above and no additional right-of-way is required for the realignment. The TFC's for the project shall be waived for the cost of realignment. Improvements to the intersection shall include core road improvements only. 3. The proposal will have a significant impact on the Yelm School District which will be mitigated through the negotiation of a school mitigation agreement with the Yelm School District. Prior to final subdivision approval, the proponent shall submit to the City of Yelm a signed school mitigation agreement between the developer and the Yelm School District. SHELLY BADGER MAYOR ADAM RIVAS TODD STANCIL CITY ADMINISTRATOR YELM POLICE DEPT. GARY CARLSON BUILDING OFFICIAL TAMI MERRIMAN PLANNING TECHNICIAN JIM GIBBON YELM CITY ENGINEER GRANT BECK COMMUNITY DEVELOPMENT DIRECTOR CHIEF MARK KING THURSTON CO FIRE DISTRICT #2 P.O. BOX 777 YELM, WA 98597 PUGET SOUND ENERGY ATTN: BARRY LOMBARD 3130 S 38T" ST TACOMA, WA 98409-5615 TC ENVIRONMENTAL HEALTH ATTN: PHIL BRINKER 2000 LAKERIDGE DR SW OLYMPIA, WA 98502 THURSTON CO. PLANNING DEPT 2000 LAKERIDGE DR SW OLYMPIA, WA 98502 THURSTON CO. COMMUNICATIONS 2000 LAKERIDGE DR SW OLYMPIA, WA 98502 ORCAA JIM WILSON 2490-B LIMITED LANE NW OLYMPIA WA 98502 THURSTON CO PUBLIC WORKS ATTN: DALE RANCOUR 2404 HERITAGE CT SUITE A OLYMPIA WA 98502 STEVE GILBERT CHIEF RITA HUTCHESON PARAMETRIX THURSTON CO FIRE DISTRICT #2 P.O. BOX 460 P.O. BOX 777 SUMNER, 98390 YELM, WA 98597 YELM TELEPHONE CO. PUGET SOUND ENERGY ATTN: KEN BECKMAN ATTN: DENNY LENSEGRAV P.O. BOX 593 2711 PACIFIC AVE SE YELM, WA 98597 OLYMPIA WA 98501 WSDOT OLYMPIC REGION P.O. BOX 47440 OLYMPIA, WA 98502 DEPT OF ECY SW REG OFFICE ENV REVIEW: BARB RITCHIE P.O. BOX 47375, MS 4775 OLYMPIA, WA 98504-6811 NISOUALLY RIVER MGMT COUNCIL ATTN: PETER MOULTON PO BOX 47775 OLYMPIA WA 98504 NISOUALLY INDIAN TRIBE ATTN: GEORGE WALTERS 4820 SHE-NA-NUM DR SE OLYMPIA, WA 98503 INTERCITY TRANSIT ATTN: DENNIS BLOOM P.O. BOX 659 OLYMPIA, WA 98507 THURSTON CO. ROAD DIV 9605 TILLEY ROAD SW OLYMPIA WA 98512 THURSTON COUNTY DEVELOPMENT REVIEW 2000 LAKERIDGE DR SW BLDG 1 OLYMPIA WA 98502 DEPT OF ECOLOGY ENVIRONMENTAL REVIEW SECTION P.O. BOX 47703 OLYMPIA WA 98504-7703 YELM COMMUNITY SCHOOLS ATTN: ERLING BIRKLAND P.O. BOX 476 YELM, WA 98597 SEPA CENTER DEPT OF NATURAL RESOURCES PO BOX 47015 OLYMPIA WA 98504-7015 Environmental Review I/ 0~ THE A~~ ~~ ~~ r „} YELM WASMINOTON City of Yelm 105 Yelm Avenue West P.O. Boz 479 Yelm, Washington 98597 (360) 458-3244 NOTICE OF PUBLIC HEARING YELM HEARING EXAMINER ~~ ~- ~~ ~~\ ~ ~\~ DATE: Monday, June 2, 2003, 9:00 a.m. PLACE: City Hall Council Chambers, 105 Yelm Ave W., Yelm WA PURPOSE: Public Hearing to receive comments on a 108 lot residential subdivision, Case #SUB-02-8329-YL APPLICANT: Robert L. Coyne Benum Enterprises P.O. Box 73130 Puyallup, WA 98373 LOCATION: The project site is located on the east side. Wilkenson Road, bounded on the north by the Centralia Power Canal, and on the east by the Yelm~Roy Prairie Line Railroad. The Yelm Hearing Examiner will hold a public hearing to receive comments on a proposed 108- lot residential subdivision, including a shoreline substantial development permit. The Hearing Examiner will make a decision on the matter within 10 days after the hearing. Testimony may be given at the hearing or through any written comments on the proposal, received by the close of the public hearing on June 2, 2003. 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 Grant Beck 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 ,r ~ Agnes Bennick, City Clerk DO NOT PUBLISH BELOW THIS LINE Published in the Nisqually Valley News: Friday, May 16, 2003. Mailed to Adjacent Property Owners and Posted in Public Places: May 16, 2003. The Cify of Yelm is an Equal Opportunity Provider SEPA NO: 8329 REVISED MITIGATED DETERMINATION OF NONSIGNIFICANCE Proponent: Robert L. Coyne Benum Enterprises P.O. Box 73130 Puyallup, WA 98373 Description of Proposal: Subdivide 28.02 acres into 108 residential lots in two phases. The project includes the construction of stormwater facilities, interior streets, and street improvements to Wilkenson Road. Location of the Proposal: The project site is located on the east side Wilkenson Road, bounded on the north by the Centralia Power Canal, and on the east by the Yelm~Roy Prairie Line Railroad. Section/Township%Range: Sections 17 and 20, Township 17 North, Range 2 West, W.M. 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 Issue: February 7, 2003 Commen ttre. February 21, 2003 at 5:00 P.M. Gra Beck, Community Development Director This Mitigated Determination of NonSignificance (MDNS) is issued pursuant to Washington Administrative Code 197-11-340(2). Comments must be submitted to Grant Beck, Community Development Department, at City of Yelm, 105 Yelm Ave. W., P.O. Box 479, Yelm, WA 98597, by 5:00 p.m., February 21, 2003. The City of Yelm will not act on this proposal prior to 5:00 p.m., February 28, 2003. You may appea- this determination to the Yelm City Council, at above address, by submitting a written appeal no later than 5:00 p.m., February 28, 2003. 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, May 16, 2003 Posted in public areas: Friday, May 16, 2003 Copies to: All agencies/citizens on SEPA mailing list May 16, 2003 Dept. of Ecology w/checklist, May 16, 2003. ATTACHMENT SEPA CASE NUMBER 8329 Findings of Fact This Mitigated Determination of Non Significance is based on the project as proposed and the impacts and potential mitigation measures reflected in the following environmental documents: • Environmental Checklist (dated November 1, 2002, prepared by Apex Engineering) • Traffic Impact Analysis (dated October 18, 2002, prepared by Heath & Associates) • Preliminary Storm Drainage and Erosion Control Report (dated October 28, 2002, prepared by Apex Engineering) The traffic impact analysis submitted as part of the subdivision application indicates that the project will generate 1034 vehicles per day of average weekday traffic, with a PM peak of 109 vehicles per hour. The project would not decrease the level of service at all but one of the intersections studied, including the following intersections: State Routes 507 and 510 (Yelm Avenue and First Street) Rhoton Road and N.P. Road N.P. Road and Wilkenson Road The two entrances into the subdivision and Wilkenson Road The level of service at Railway Road and First Street would decrease from LOS B to LOS C. The traffic impact analysis recommends that payment of the Transportation Facility Charge as required pursuant to Chapter 15.40 Yelm Municipal Code will mitigate traffic impacts identified in the report. 3. Canal Road currently intersects Wilkerson Road at an angle of approximately 50 degrees, which does not provide safe sight distance for vehicles entering Wilkerson Road from Canal Road. An additional 1034 weekday trips added to Wilkerson Road, almost all of which will be traveling southbound past the intersection with Canal Road, is a significant impact to traffic safety which can be mitigated through the realignment of the Canal Road intersection. 4. The Yelm School District has adopted a school mitigation requirement based on the demand that new residential units create for additional school services and facilities. Additional demands on the school system will be mitigated through the requirement that the developer enter into a mitigation agreement with the District. Conclusions of Law and Mitigation Measures The proposal will have a significant impact on the transportation system of the City of Yelm which will be mitigated through the imposition of the Transportation Facility Charge as required in Chapter 15.40 Yelm Municipal Code. 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. Prior to final subdivision approval, the developer shall realign Canal Road with Wilkerson to meet City Standards for intersections, provided that the cost of improvement does not exceed the Transportation Facility Charge in condition 1 above and no additional right-of-way is required for the realignment. The TFC's for the project shall be waived for the cost of realignment. Improvements to the intersection shall include core road improvements only. The proposal will have a significant impact on the Yelm School District which will be mitigated through the negotiation of a school mitigation agreement with the Yelm School District. Prior to final subdivision approval, the proponent shall submit to the City of Yelm a signed school mitigation agreement between the developer and the Yelm School District. S~~®~~1 F~~s~ 5~~~'~~~~j Uset~~p~a~efor~160® 2271 73 40100 2271 74 10000 2271 84 10500 Centralia City Of Hemy Uster Centralia City Of 1100 N Tower Ave 17002 Railway Rd SE 1100 N Tower Ave Centralia, WA 98531 Yelm, WA 98597 Centralia, WA 98531 2271 84 11000 2271 84 30202 2271 84 40100 Leonard Julson Sonja Marie Mccarten Leonard Julson 9211 Wilkensen Rd SE PO Box 101 9211 Wilkensen Rd SE Yelm, WA 98597 I'elm, WA 98597 Yelm, WA 98597 2271 84 40600 2271 93 32800 6430 00 00001 Leonard Julson Thurston County Of-Parks Centralia City Of 9211 Wilkensen Rd SE 2617 12Th Ct SW #A 1100 N Tower Ave Yehn, WA 98597 Olympia, WA 98502 Centralia, WA 98531 6430 07 00100 6430 09 00100 6430 10 00100 Thomas Lonamire ~ Irving & Minnie Sternoff Donald Jennings PO Box 499 Family Sternoff 16848 Railway Rd SE Yelm, WA 98597 NO STREET NAME or NUMBER Yelm, WA 98597 ,WA 6430 10 00200 6430 10 00300 6430 10 00402 Andrew Mccloud Norma Eaglespeaker John Sweaney PO Box 147 PO Box 147 16638 Canal Rd SE Yelm, WA 98597 Yelm, WA 98597 Yelm, WA 98597 6430 11 00100 6513 30 00001 6513 30 00600 Louise Ward Nisqually Pines Conan Club Mark & Tanury Smith 17305 ] 03Rd St SE 8903 Pepperidge Ln SE PO Box 2245 Yelm, WA 98597 Yelm, WA 98597 Yelm, WA 98597 6513 30 00700 6513 30 00800 6513 30 00900 Thomas Earle Blomberg & Stephanie P Stephanie Pogue Bob Valdez 8931 Pepperidge Ln SE 8931 Pepperidge Ln SE 9843 Pepperidge Ln SE Yelm, WA 98597 Yelm, WA 98597 Yelm, WA 98597 65 ] 3 30 01000 6513 30 01100 6513 30 01200 Arc(tie ~C. Josephine Waber Rodney Rutstrom Philip Gaillard 9001 Pepperidge Ln SE 9005 Pepperidge Ln SE 9009 Pepperidge Ln SE Yelm, WA 98597 Yelm, WA 98597 Yelm, WA 98597 6513 30 01300 6> 13 30 01400 65 13 30 01500 James R: Marian Ste~~~art Sharon ~• George Johnson John & ~Vynter Lovejoy PO E3ox 996 13001 SE 206Th P1 9029 Pepperidge L.n SE 1'elm, WA 98597 Kent, Wr1 98031 Yehn, ~V"A 98597 651 ~ 30 0l 600 6513 30 01700 G51 ~ 30 01 S00 Oscar Flesher Franklin ~C Jean Noble Jarqueline'1'hompson 9035 Pepperidge Ln SE 809 ~V Yclm Ave 9047 Pepperidge Ln SEA #9 111111, WA 95597 1'elm, OVA 9S~97 1'elm, AV/~ 98597 l/.~ ~A~l~f?`+~G~ At~i'1t'ia!S~ 1 ar1QaIS l.~S~1" S7VOTM 6513 30 01900 6513 30 02000 ~5 t ; 30 02100 David Gaclu~e Leonard Charles Blauvelt GRIEVES VERNON & RACHEL 9137 Almond Ct SE PO Box 1767 , Yelm, WA 98597 Yelm, WA 9897 7311 118TH AVE SW OLYMPIA WA 98512 6513 30 07000 6513 30 07100 6513 30 07300 Ronald Cavar Jeny & Vicki Anderson Robert & Lonnie Perry 16515 46Th Ave E 9201 Almond Ct SE 9136 Pepperidge Ln SE Tacoma, WA 98446 Yelm, WA 9897 Yelm, WA 9897 6513 30 07400 6513 30 07500 6~ 13 30 07600 David Asher Donald & Patricia Lininger World Harvesters Inc 404 West Rd SE 9110 Pepperidge Ln SE PO Box 333 Yelm, WA 98597 Yelm, WA 9897 Yelm, WA 9Si97 6513 30 07700 6513 30 07800 6513 30 07900 Donald Williams Jeny H Airfield Charlene Peterson 6321 96Th St E 9038 Pepperidge Ln SE PO Box 1018 Puyalhip, WA 98371 Yelm, WA 9897 Yelm, WA 98>97 6513 30 08000 6513 30 08100 6513 30 08200 Charlene Peterson Marlin Mueller Jacob & Barbara Belz PO Box 1018 2513 David Ct E 9010 Pepperidge Ln SE Yelm, WA 98597 Fife, WA 98424 Yelm, WA 9897 ~~ :t31~~~(Fl t1~9r~~~~c: 1 a1~,e1~ 9 a~rav ~~~~TPd f+'~ ~•~'~ ~~ ,i N M N i~.°! ~7' C7 O~ r••_ lf1 l!~ t;~.,i NM00 •• v00~ ~~'/ a04] Q~~; 1 Q uz~~ ~` '1 > = I .. (LL } t Uf ~ ~ ; qC r f ~~~~ s ~ ~ ,„ a. * ~ ~ r, 00 0 ,. ~ ao o~ M ~ .`. ~y c0 N O * .- Ci o0 yy `~ ~~ a a a ~; o Q l ~ / ~~ ~ '~ . 5 ~-, ~~ ' o ,•~•, 1+.. t ~.S !,} ~ µ ~~ . :'j'~ ~~~. ..°.E.i !*•? f^ ~ f'°~ .; •i ~w; NM P~ NM00 ~t q O~ '^~ ~'~.! ~ ~ I ~ W ~~ ~ .. ) ~ ~ f~ ~ M o ~'`' w ~ , s 03iiNn(~ ~ .. •~ N Q" ~ * ~ ~ ~ ~~ ~. "K ~O N Lh ~ ~ 2, ~ .:. _ ~7 N O ~ ~ ~ti°~ ~ .o ~ E a~ v a a ~~~ a o Q~ "' ~~ c° Z °' m O m m Q m Y^ o, ~ n i ~ Q Z O ~ ~ m a? _... ® ~u ~. r i 'i ~ ~ o z m n ^ ~ ~ r - ~ ~ o :~ !7'! ~ ` Z !-1 =. ~ f ~ ~. I ~: ~f i f ~~ (+ r ~..t fv'( [~ S 3"~•.E (w F N M N lf1 lf1 °~~•.~ ~ ~~ ~ ~ ~ ~ I ~: f ~ a ~~~ •\ ~ e ~ o n °~ (~ °` 9 a ~s~ C ~ 1 ~'~ ~ C) L ~ ~ u^: ~ "5 ~ w ~5 ~ - ~ ~.311Nf(~ ~ ' :..~ * ~ Q ~ti * vv~ I'~- N O ~ r- O 00 ~~ o '~ a~ n i ~ q Q y Y ii v O O~ O a> u a Z Z Z ~ ~ a~ ^ -- ~: ~ ~ ~ ~ p ¢ o LL -° ~ x ~ n ~ U o ~ Q z > Z m ~^^^^ova f=.l o ~°O o 3 .> o N y ~ ~ N ~ }~ Y '! ~3 •~ .~ ~m r~:~ ~~, r,~~ ~~ 1 i ~..i ~ Q ~ 4f1 tf~ ~'... N M 00 ~V~.'i Q (T ,~ ~ ~. i _ . . ~ ~ m ~~ I ~ LL ~~ I ~ ~ O u4 O a 1 M w 4`t W ~ S.L. ~ r.~i ~ So~iia~LU ~ ~.. ~ ~ r! ~N ~ ~-- ~0 M ~ t!1 N G p ~ ~ O CO 0 `r' °O o o ~ ~ ~ o U Q O "".+ X ~ O M ^ p r O y V ~ ~ ~ -... w a G O ~% fO m - V Q m /~ ~ ; _ ~ U ~ ~, . ~ v _. ~. i _ ~: 1~~ o~ ~ ~~ ~~ ~r~ YEI~~i WASHI N OTIIN CITY OF YELM PO Box 479 Yelm WA 98597 360-458-3835 NOTICE OF APPLICATION Mailed on: February 3. 2003 PROJECT NAME AND LOCATION: Benum/Coyne Subdivision Northeast corner of Wilkenson Road SE, and Canal Road ,+ ,~ LAND USE CASE: SUB-02-8329-YL An application submitted by Robert L. Coyne, and Benum Enterprises, P.O. Box 73130, Puyallup, WA 98373, for the above-referenced project was received by the City of Yelm on November 4, 2002. The City has determined the application to be complete on November 22, 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 Grant Beck, Community Development Department, at (360) 458-3835. PROJECT DESCRIPTION: The project proposal is to subdivide approximately 28 acres into 108 single- family residential lots with roadway, utilities and stormwater facilities. A shoreline substantial development permit is also required for development within 200 feet of the Centralia Power Canal. 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. A Mitigated Determination of Nonsignificance published on February 7, 2003, and is included with this notice. Additional Information or Project Studies Requested by the City: No additional information has been requested 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) Titie (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 Grant Beck, 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 FEBRUARY 24, 2003. 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. Opportunities for SEPA 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. SEPA NO: 8329 MITIGATED DETERMINATION OF NONSIGNIFICANCE Proponent: Robert L. Coyne Benum Enterprises P.O. Box 73130 Puyallup, WA 98373 Description of Proposal: Subdivide 28.02 acres into 108 residential lots in two phases. The project includes the construction of stormwater facilities, interior streets, and street improvements to Wilkenson Road. Location of the Proposal: The project site is located on the east side Wilkenson Road bounded on the , north by the Centralia Power Canal, and on the east by the Yelm~Roy Prairie Line Railroad. Section/Township/Range: Sections 17 and 20, Township 17 North, Range 2 West, W.M. 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 ill ) w 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 ssue: Co ent D dlin~ ar 7, 2003 ebr ry~1~2003 at 5:00 P.M. eck; Commu~rlf~velopment Director This Mitigated Determination of NonSignificance (MDNS) is issued pursuant to Washington Administrative Code 197-11-340(2). Comments must be submitted to Grant Beck, Community Development Department, at City of Yelm, 105 Yelm Ave. W., P.O. Box 479, Yelm, WA 98597, by 5:00 p.m., February 21, 2003. The City of Yelm will not act on this proposal prior to 5:00 p.m., February 28, 2003. 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., February 28, 2003. 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, February 7, 2003 Posted in public areas: Friday, February 7, 2003 Copies to: All agencies/citizens on SEPA mailing list and adjacent property owners, February 7, 2003 Dept. of Ecology w/checklist, February 7, 2003. ATTACHMENT SEPA CASE NUMBER 8329 Findings of Fact This Mitigated Determination of Non Significance is based on the project as proposed and the impacts and potential mitigation measures reflected in the following environmental documents: • 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) 2. The traffic impact analysis submitted as part of the subdivision application indicates that the project will generate 1034 vehicles per day of average weekday traffic, with a PM peak of 109 vehicles per hour. The project would not decrease the level of service at all but one of the intersections studied, including the following intersections: State Routes 507 and 510 (Yelm Avenue and First Street) Rhoton Road and N.P. Road N.P. Road and Wilkenson Road The two entrances into the subdivision and Wilkenson Road The level of service at Railway Road and First Street would decrease from LOS B to LOS C. The traffic impact analysis recommends that payment of the Transportation Facility Charge as required pursuant to Chapter 15.40 Yelm Municipal Code will mitigate traffic impacts identified in the report. 3. Canal Road currently intersects Wilkerson Road at an angle of approximately 50 degrees, which does not provide safe sight distance for vehicles entering Wilkerson Road from Canal Road. An additional 1034 weekday trips added to Wilkerson Road, almost all of which will be traveling southbound past the intersection with Canal Road, is a significant impact to traffic safety which can be mitigated through the realignment of the Canal Road intersection. 4. The Yelm School District has adopted a school mitigation requirement based on the demand that new residential units create for additional school services and facilities. Additional demands on the school system will be mitigated through the requirement that the developer enter into a mitigation agreement with the District. The proposed 507510 Alternative Route is identified to bisect the subject property. The Alternative Route is a proposed replacement for State Routes 507 and 510 through the City of Yelm, creating a route for regional traffic to avoid the City core and local access traffic. The Alternative Route has been identified, an Environmental Assessment has been prepared, and a Finding of No Significant Impact has been issued. A public process was used to identify the proposed route and the Comprehensive Plan was updated to adopt the route as part of the transportation system in the City. Yelm is currently attempting to obtain funding for preliminary engineering and right-of-way acquisition. The creation of residential Icts within the proposed right-of-way of the Alternative Route is a significant adverse impact. Pursuant to Section 197-11-330 (1)(c) WAC, these impacts can be mitigated through the subdivision review process and the application of existing policies and regulations. Conclusions of Law and Mitigation Measures The proposal will have a significant impact on the transportation system of the City of Yelm which will be mitigated through the imposition of the Transportation Facility Charge as required in Chapter 15.40 Yelm Municipal Code. 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. Prior to final subdivision approval, the developer shall realign Canal Road with Wilkerson to meet City Standards for intersections. Improvements to the intersection shall include core road improvements. 3. The proposal will have a significant impact on the Yelm School District which will be mitigated through the negotiation of a school mitigation agreement with the Yelm School District. Prior to final subdivision approval, the proponent shall submit to the City of Yelm a signed school mitigation agreement between the developer and the Yelm School District. SHELLY BADGER MAYOR ADAM RIVAS TODD STANCIL CITY ADMINISTRATOR YELM POLICE DEPT. GARY CARLSON BUILDING OFFICIAL TAMI MERRIMAN PLANNING TECHNICIAN JIM GIBBON YELM CITY ENGINEER GRANT BECK COMMUNITY DEVELOPMENT DIRECTOR CHIEF MARK KING THURSTON CO FIRE DISTRICT #2 P.O. BOX 777 YELM, WA 98597 PUGET SOUND ENERGY ATTN: BARRY LOMBARD 3130 S 38T" ST TACOMA, WA 98409-5615 TC ENVIRONMENTAL HEALTH ATTN: PHIL BRINKER 2000 LAKERIDGE DR SW OLYMPIA, WA 98502 THURSTON CO. PLANNING DEPT 2000 LAKERIDGE DR SW OLYMPIA, WA 98502 THURSTON CO. COMMUNICATIONS 2000 LAKERIDGE DR SW OLYMPIA, WA 98502 ORCAA JIM WILSON 2490-B LIMITED LANE NW OLYMPIA WA 98502 THURSTON CO PUBLIC WORKS ATTN: DALE RANCOUR 2404 HERITAGE CT SUITE A OLYMPIA WA 98502 STEVE GILBERT CHIEF RITA HUTCHESON PARAMETRIX THURSTON CO FIRE DISTRICT #2 P.O. BOX 460 P.O. BOX 777 SUMNER, 98390 YELM, WA 98597 YELM TELEPHONE CO. PUGET SOUND ENERGY ATTN: KEN BECKMAN ATTN: DENNY LENSEGRAV P.O. BOX 593 2711 PACIFIC AVE SE YELM, WA 98597 OLYMPIA WA 98501 WSDOT OLYMPIC REGION P.O. BOX 47440 OLYMPIA, WA 98502 DEPT OF ECY SW REG OFFICE ENV REVIEW: BARB RITCHIE P.O. BOX 47375, MS 4775 OLYMPIA, WA 98504-6811 NISOUALLY RIVER MGMT COUNCIL ATTN: PETER MOULTON PO BOX 47775 OLYMPIA WA 98504 NISOUALLY INDIAN TRIBE ATTN: GEORGE WALTERS 4820 SHE-NA-NUM DR SE OLYMPIA, WA 98503 INTERCITY TRANSIT ATTN: DENNIS BLOOM P.O. BOX 659 OLYMPIA, WA 98507 THURSTON CO. ROAD DIV 9605 TILLEY ROAD SW OLYMPIA WA 98512 THURSTON COUNTY DEVELOPMENT REVIEW 2000 LAKERIDGE DR SW BLDG 1 OLYMPIA WA 98502 DEPT OF ECOLOGY ENVIRONMENTAL REVIEW SECTION P.O. BOX 47703 OLYMPIA WA 98504-7703 YELM COMMUNITY SCHOOLS ATTN: ERLING BIRKLAND P.O. BOX 476 YELM, WA 98597 SEPA CENTER DEPT OF NATURAL RESOURCES PO BOX 47015 OLYMPIA WA 98504-7015 Environmental Review 0 0 N N W ~ ~ ~O d' d r ~ ~ ~ ~ Q= Q a U ~o ~ ~~ o ~~~ ~~~ c~ U C (~ (6 N ~~ ~d C J ~ O ~ _ ~ ~ ~ ~ ~ D~~C Q Y L ~ ~ ~ ~ ~ ~ `- X (~ Z-"~ ~ m O ~ O N ~ (U6 ~-c~aa~- E m m a~ 0 ~ N ~ o~ a~ "~ a~ morn o ~ ~ `L U ~ ~~ J L1J XO Q ~ ~ m ~ ~ C ~ O ~ ~ ~ ~0]d~.. 6513 30 01900 6513 30 02000 6513 30 02100 David Gachne 9137 Almond Ct SE _eonard Chaves Blauvelt GRIEVES, VERNON & RACHEL Yelm, WA 98597 ~,~ ~~ sE almond Ct ' 7311 118TH AVE SW Yelm ',i va ~~~C59- OLYMPIA WA 98512 6513 30 07000 6513 30 07100 6513 30 07300 Ronald Cavar Jerry & Vicki Anderson Robert & Lonnie Perry 16515 46Th Ave E 9201 Almond Ct SE 9136 Pepperidge Ln SE Tacoma, WA 984=16 Yelm, WA 98597 Yelm, WA 98597 6513 30 07400 6513 30 07500 6513 30 07600 David Asher Donald & Patricia Lininger World Harvesters Inc 404 Nest Rd SE 9110 Pepperidge Ln SE PO Box 333 Yehn, WA 98597 Yehn, WA 98597 Yelm, WA 98597 6513 30 07700 6513 30 07800. 6513 30 079 Donald Williams Jerry H Airfield Charles eterson 6321 96Th St E 9038 Pepperidge Ln SE PO ox 1018 Puyallup, WA 98371 Yelm, WA 98597 elm, WA 98597 6513 30 08000 6513 30 08100 6513 30 08200 Charlene Peterson Marlin Mueller Jacob ~: Barbara Belz PO Box 1018 2513 David Ct E 9010 Pepperidge Ln SE Yehn, WA 98>97 Fife, WA 98424 Yelm, WA 98597 Rosemary vVells 1 ~~61 1 Carla Court SE ~Yelm_ ~i~'A 98~~; r_.~~.._ 2271 73 40100 2271 74 10000 2271 84 1050 Centralia City Of Henry Uste • Centrali ty Of 1100 N Tower Ave 17002 ilway Rd SE 110 Tower Ave Centralia, WA 98531 Y ii, WA 98597 entralia, WA 98531 2271 84 11000 2271 84 30202 2271 84 40100 Leonard Jolson Sonja Marie Mccarten Leonard on 9211 Wilkensen Rd SE PO Box 101 921 ilkensen Rd SE Yelm, WA 98597 Yehn, WA 98597 elm, WA 98597 2271 84 40600 2271 93 32800 6430 00 0000 Leonard Ju Thurston County Of-Parks Central' ity Of 9211 i kensen Rd SE 2617 12Th Ct SW #A 11 Tower Ave e m, WA 98597 Olympia, WA 98502 entralia, WA 98531 6430 07 00100 6430 00100 6430 10 00100 Thomas Longmire Irving & ie Sternoff Donald Jennings PO Box 499 Family in 16848 Railway Rd SE Yelm, WA 98597 NO ET NA E or NUMBER Yelm, WA 98597 A 6430 10 00200 6430 10 00300 6430 10 00402 Andrew Mccloud Norma Eaglespeaker John Sweaney PO Box 147 PO Box 147 16638 Canal Rd SE Yelm, WA 98597 Yelm, WA 98597 Yelm, WA 98597 6430 11 00100 6513 30 00001 6513 30 00600 Louise Ward Nisqually Piues Convn Club Mark & Tammy Smith 17305 103Rd St SE 8903 Pepperidge Ln SE PO Box 2245 Yelm, WA 98597 Yelm, WA 98597 Yelm, WA 98597 6513 30 00700 6513 30 00800 6513 30 00900 Thomas Earle Blomberg & Stephanie P Stephanie Pogue Bob Valdez 8931 Pepperidge Ln SE 8931 Pepperidge Ln SE 9843 Pepperidge Ln SE Yelm, WA 98597 Yelm, WA 98597 Yelm, WA 98597 6513 30 01000 6513 30 01100 6513 30 01200 Archie & Josephine Waber Rodney Rutstrom Philip Guilland 9001 Pepperidge Ln SE 9005 Pepperidge Ln SE 9009 Pepperidge Ln SE Yelm, WA 98597 1'elm, WA 98597 Yehn, WA 98597 6513 30 01300 6513 30 01400 6513 30 01500 James <X. Marian Stewart Sharon cC George Johnson John ~~ Wynter Lovejoy PO Box 996 13001 SE 206Th P1 9029 Pepperidge Ln SE Yelm. WA 98597 Kent, WA 98031 l'elm, WA 98597 6513 30 01600 FRANKLIN & JEAN NOBLE 6513 30 01800 Oscar Flesher PO BCX 316 JACGIUELINE THOMPSON 9035 Pepperidge Ln S1 YELM WA 98591 Y~Im «'A 9ti~97 12433 CEMETERYRD SW VASHON WA 980 i 0 .,,-,_ ~..: ~u~ i ~ zoo ~~~i~- ~O~iCQ_ V~~~ ~- ~ ~~ ~~Vri~~ ~, ~~ ~~S Ise l~ ~~/~ ~ s~ `~,~'~ rr b'S i SHELLY BADGER MAYOR ADAM RIVAS TODD STANCIL YELM CITY ADMINISTRATOR YELM POLICE DEPT GARY CARLSON YELM BUILDING DEPARTMENT GRANT BECK COMMUNITY DEVELOPMENT DIRECTOR YELM PARKS ADVISORY COMM YCOM Networks ATTN: KEN BECKMAN P.O. BOX 593 YELM, WA 98597 WSDOT, OLYMPIC REGION ATTN: DALE SEVERSON P.O. BOX 47440 OLYMPIA, WA 98504-7440 THURSTON CO. PLANNING DEPT 2000 LAKERIDGE DR SW, BLDG 1 OLYMPIA, WA 98502 YELM COMMUNITY SCHOOLS ATTN: ERLING BIRKLAND P.O. BOX 476 YELM, WA 98597 YELM POST OFFICE POSTMASTER ORCAA JIM WILSON 2490-B LIMITED LANE NW OLYMPIA WA 98502 Only review schedule & notice YELM CITY ENGINEER JIM GIBBON AGNES BENNICK YELM CITY CLERK/TREASURER TAMI MERRIMAN PLANNING TECHNICIAN CHIEF RITA HUTCHESON THURSTON CO FIRE DISTRICT #2 P.O. BOX 777 YELM, WA 98597 PUGET SOUND ENERGY ATTN: DENNY LENSEGRAV 2711 PACIFIC AVE SE OLYMPIA WA 98501 DEPT. OF ECOLOGY SW REGIONAL OFFICE ATTN: MARK HENDERSON P.O. BOX 4775 OLYMPIA, WA 98504-4775 THURSTON CO. COMMUNICATION 2000 LAKERIDGE DR SW OLYMPIA, WA 98502 LEMAY, INC. ATTN: DICK REHN 13502 PACIFIC AVE TACOMA, WA 98444-0459 YELM CHAMBER OF COMMERCE P.O. BOX 444 YELM, WA 98597 Tami C:\MyDocuments\Planning Folder\Mailist\Project Review Maillist. TIM PETERSON YELM PW DIRECTOR CHIEF MARK KING THURSTON CO FIRE DISTRICT #2 P.O. BOX 777 YELM, WA 98597 PUGET SOUND ENERGY ATTN: JOHN DICKSON 2711 PACIFIC AVE SE OLYMPIA, WA 98501-2036 THURSTON CO. ASSESSOR 2000 LAKERIDGE DR SW, BLDG 1 OLYMPIA, WA 98502 INTERCITY TRANSIT ATTN: DENNIS BLOOM P.O. BOX 659 OLYMPIA, WA 98507 VIACOM CABLE ATTN: DAVID LEE 2316 SO. STATE TACOMA, WA 98405 THURSTON COUNTY ROAD DIV. 2404-A HERITAGE CT SW OLYMPIA WA 98502 ADJACENT PROPERTY OWNERS LIST case #: TYPED This list, prepared by a title company EXAMPLE: LABELS includes all property owners within Jack Smith 300 feet of the boundary of the 4921 Olympia Street ONLY project. Olympia, Wa., 98501 Henry Uster Sonja Marie McCarten Leonard Julson 17002 Railway Rd SE PO Box 101 9211 Wilkensen Rd SE Yelm, WA, 98597 Yelai, WA, 98597 Yelm, WA, 98597 THURSTON COUNTY OF-PARKS Thomas Longmire 2617 12Th Ct SW #A PO Box 499 Irving & Mamie Sternoff Olympia, WA, 98502 Yelm, WA, 98597 Donald Jennings Andrew McCloud Norma Eaglespeaker 16848 Railway Rd SE PO Box 147 PO Box 147 Yelm, WA, 98597 Yelm, WA, 98597 Yelm, WA, 98597 John Sweaney Louise Ward NISQUALLY PINES COMM CLUB 16638 Canal Rd SE 17305 103Rd St SE 8903 Pepperidge Ln SE Yelm, WA, 98597 Yelm, WA, 98597 Yelm, WA, 98597 Mark & Tammy Smith Thomas Earle Blomberg Stephanie Pogue PO Box 2245 8931 Pepperidge Ln SE 8931 Pepperidge Ln SE Yelm, WA, 98597 Yelm, WA, 98597 Yelm, WA, 98597 Bob Valdez Archie & Josephine Waber Rodney Rutstrom 9843 Pepperidge Ln SE 9001 Pepperidge Ln SE 9005 Pepperidge Ln SE Yelm, WA, 98597 Yelm, WA, 98597 Yelm, WA, 98597 Phili Guilland James & Marian Stewart ~ - 9009 Pe erid e Ln SE PO Box 996 ~~ ~~ ~~ ~ ~ C. pp g re a ed b Yehn, WA, 98597 Yelm, WA, 98597 p Y This informational report is provided at a nominal cost with the understanding that no liability is assumed for errors, accuracy or any other loss or damage, and may not be used as the ~ ~ basis for acquisition of any interest in the ~ ll / ~ ~ ~ _ ro ert 'l/ ~_ ~ /~' / - p P Y Title Com anv Dat ADJACENT PROPERTY OWNERS LIST case #: TYPED This list, prepared by a title company EXAMPLE: LABELS includes all property owners within Jack Smith 300 feet of the boundary of the 4921 Olympia Street ONLY project. Olympia, Wa., 98501 John & Wynter Lovejoy Oscar Flesher Franklin & Jean Noble 9029 Pepperidge Ln SE 9035 Pepperidge Ln SE 809 W Yehn Ave Yelm, WA, 98597 Yelm, WA, 98597 Yelm, WA, 98597 Jacqueline Thompson David Gachne Leonard Charles Blauvelt 9047 Pepperidge Ln SE #9 9137 Almond Ct SE PO Box 1767 Yehn, WA, 98597 Yelm, WA, 98597 Yelm, WA, 98597 Vernon & Rachel Grieves Ronald Cavar Jeny & Vicki Anderson 9111 Almond Ct SE 16515 46Th Ave E 9201 Almond Ct SE Yehi1, WA, 98597 Tacoma, WA, 98446 Yelm, WA, 98597 Robert & Lonnie Perry David Asher Donald & Patricia Lininger 9136 Pepperidge Ln SE 404 West Rd SE 9110 Pepperidge Ln SE Yehil, WA, 98597 Yelm, WA, 98597 Yelm, WA, 98597 WORLD HARVESTERS 1NC Donald Williams Jerry L H Airfield PO Box 333 6321 96Th St E 9038 Pepperidge Ln SE Yelm, WA, 98597 Puyallup, WA, 98371 Yelm, WA, 98597 Charlene Peterson Marlin Mueller Jacob & Barbara Belz PO Box 1018 2513 David Ct E 9010 Pepperidge Ln SE Yelm, WA, 98597 Fife, WA, 98424 Yelm, WA, 98597 Lr!'F A repare~l by This informational report is provided at a nominal cost with the understanding that no liability is assumed for errors, accuracy or any other loss or damage, and may not be used as the 1~ ~. / basis for acquisition of any interest in the - ~ ~~ property ~ _ ~ (~~/~ Title Comp nv Dat ~~ ~ 1111 ii` 303 a~ =n?_4 I ~`~` ~Cl\` ~\\`, I- ~ ~~--- {~ ,~ i \ ~ ~_.~~~ '~ LL OC:J.; ~~ _ _ ~~ ~ % {I? n,' \\ i I ~! ~. ~~ '~ ~ ,, ,,\ ~ \ `'~ t •\ ' \ ~~ ~ '~ 9it'~i'il' , C# I•~} I ] ~ '~, F ,. ~ I~~ .c ~ ~'-~( C ~ I i ~ ...•V / \ It i eF ~ r,~. i ~g t i~ ,; ~ 1 / 1 LA~.ll ~ ~ l i ~ 1 C h' ~ ~~ I%I ~ ` r t ~~~ ,~ I ~ I ~ , •. _ ~ i ,. ~ ~ , , ,• .., ... .... \~ ff l ~\ .. ~I , ...,• , ~..~ ~ ~~ •. l _ ~ ~~ r I ..r I, I ~, ~. ~ ii ~, ~ ~ ~ ,~ ~.~F - i, r ~ ~ ~ - ~ ~ ,, ~ ~ ~~ ~~~ ~ ~ ~ I~d1- 2 \ ;:' ~\ \, 1,1;-:r ~~ 1 ~ ~ ~ '~~ lil `x~ V r \ \v\ ~ `~'~ ' ~ ,~ I~r t "' , ~\ ~~ ~ ~ ~. i . ~,. ~ p ~~i `-1~k'EiVNA ~;,~, I '~: '~ ~' ~ ~ ~~, ~.! .. ,,. ~ ,... ~ , ~ i } ~, 4i Lt; ~~ / `, l r ~~? c~~ \~~ ~ ~~.-' ~~A" c- ~.` ,.~ '~~~ '`~ !~~! 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