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Project Rev & Correspondencepg TNT #- Memorandum To: Darren Sandeno From: Tami Merriman, Assistant Planner Date: August 24, 2005 City of Yelm Community Development Department P.O. Box 479 Yelm, WA 98597 (360) 458-3835 (360) 458-3144 FAX Re: Landscape Plans for Cherry Meadows Darren: I am returning one copy of the approved landscape plans for Cherry Meadows. I marked the cul- de-sac around lots 25-29 to add trees. I believe that when Jim returns the civil plans, he will not allow the concrete or asphalt around the cul-de-sac as shown. If you have any questions, please give me a call at (360) 458-8496. Tami Merriman Assistant Planner Document4 Receive AUG 0 1 2005 ENGINEERING PLANNING .ENVIRONMENTAL SCIENCES 8770 TALLON LANE NE LACEY, WA 98516-GG41 T.3G0.459.3609 F. 360.459.0154 wwRV.paramctrix.cnm T R A N S M I T T A L F O R M To: Tami Merriman, Assistant Planner Date: August 1, 2005 City of Yelm Project Number: 257-4526-002 Project Name: Cherry Meadows We are transmitting the following materials: 2-Revised full size sets of revised landscape plans. Comments: Tami- Attached are the revised landscape plans based upon your comments on 6/16/05. I couldn't install additional trees in front of Lot 25-29 because there is no planter strip in front of those lots. Please give me a call if you have any questions. Thanks Tami. These are: ^ PER YOUR REQUEST Sent Vla: ^ U.S. MAIL ^ FOR YOUR INFORMATION ^ GROUND SERVICE ® FOR YOUR REVIEW AND APPROVAL ^ EXPRESS OVERNIGHT ^ FOR YOUR FILES ^ COURIER ^ FOR YOUR ACTION ®HAND DELIVERY/PICK UP CC: (Rev. 07/04) C~,o~T~~'~ City of Yelm ~' ~ Community Development Department 105 Yelm Avenue West P.O. Box 479 YELM Yelm, WA 98597 WA SNINGTON February 18, 2005 Darren Sandeno Parametrix 8830 Tallon Lane Lacey, WA 98516 Re: Landscape Plans for Cherry Meadows Dear Mr. Sandeno: have reviewed the landscape plans submitted for the Cherry Meadows Subdivision and provide you with the following comments. Page LS02; Street trees are missing in front of lot #'s 25, 26 and 29. Page LSO4; Please alternate evergreen trees and deciduous trees in the open space pathways. Page LS05; Open Space improvements must be shown for the Tract A Park. (e.g. picnic area, playground, etc.) Space street trees fronting tots 169/170 so that lot 70 has tree in planter strip. Alternate evergreen trees and deciduous trees in the open space pathway. Page LS06; Alternate evergreen trees and deciduous trees in the open space pathway. Page LS07; Please resubmit plans for the buffer area adjacent to the St. Hwy 510 Yelm Loop (future bypass road). See detail submitted with preliminary plat application and approval for berm and planting required for this area. Page LS09; Please add Detail 4-19 street tree detail, found in the City of Yelm Development Guidelines. In Sheet Notes #2, please add City of Yelm as approval required for plant substitutions. If you have any questions, please feel free to call me. I can be reached at (360) 458-8496. Sincerely, Tami Merriman Assistant Planner (360) 458-3835 (360) 458-3144 FAX u~ wu~. c i. yel m. u~a. ua City of Yelm Community Development Department P.O. Boa 479 Yelm, WA 98597 (360) 458-3835 (360) 458-3144 FAX Memorandum To: Tom Kidwell From: Tami Merriman, Assistant Planner Date: November 19, 2004 Re: Cherry Meadow's Tree and Vegetation Plan Tom: The tree and vegetation plan that you submitted does not show which trees are proposed to be saved, or to be removed. The plan as submitted cannot be approved. There appears to be approximately 250 trees on the site, with a possibility of saving about 20 at the most. The development will be planting over 250 street trees as required for the local access road construction. However, this does not mitigate the loss of the existing evergreen trees. The development is also responsible for constructing a 20-foot wide, landscaped earthen berm along the nortern property line, to provide a barrier between the development and the proposed State Route 510 Yelm Loop. This berm will be planted with a mixture of landscaping, and evergreen trees. This may be regarded as partial mitigation for the tree loss. Normally, we require a 2 to I replacement for the loss of existing trees. I would propose the following to mitigate the removal of approximatley 250 trees. 1. Preserve and protect during construction, the trees that are located within the open space trails in Tracts B, C, D, E, and the few trees within the Tract A open space. You will find the fencing requirements for tree protection in Section 14.16.120(G). 2. Line the trail in each of tracts B, C, D, E with a mixture of evergreen and deciduous trees, and plant grouping of trees to enhance open space improvements within Tract A. 3. Landscape the perimeters of the stormwater tracts with 70% evergreen - 30% deciduous trees. C:\Documents and Settings\Tami\Desktoplmemokidwell.doc A detailed landscape plan is required as a part of civil plan submission and approval. In regards to the tree preservation plan, a clearing and grading permit may be issued after inspection and approval by the City of the protection fencing for the trees to be retained as listed above. The planting requirements above shall be reflected on the landscape plan, and must be approved as part of your civil plan submission. If you have any questions, I can be reached at (360) 458-8496. Sincerely, Tami Merrimn Assistant Planner C:1Documents and Settings\Tami~Desktop~cnemokidwell.doc City of Yelm Community Development Department P.O. Boa 479 Yelm, WA 98597 (360) 458-3835 (360) 458-3144 FAX Memorandum To: Tom Kidwell From: Tami Merriman, Assistant Planner Date: November 19, 2004 Re: Cherry Meadow's Tree and Vegetation Plan Tom: The tree and vegetation plan that you submitted does not show which trees are proposed to be saved, or to be removed. The plan as submitted cannot be approved. There appears to be approximately 250 trees on the site, with a possibility of saving about 20 at the most. The development will be planting over 250 street trees as required for the local access road construction. However, this does not mitigate the loss of the existing evergreen trees. The development is also responsible for constructing a 20-foot wide, landscaped earthen berm along the nortern property line, to provide a barrier between the development and the proposed State Route 510 Yelm Loop. This berm will be planted with a mixture of landscaping, and evergreen trees. This may be regarded as partial mitigation for the tree loss. Normally, we require a 2 to 1 replacement for the loss of existing trees. I would propose the following to mitigate the removal of approximatley 250 trees. 1. Preserve and protect during construction, the trees that are located within the open space trails in Tracts B, C, D, E, and the few trees within the Tract A open space. You will find the fencing requirements for tree protection in Section 14.16.120(G). 2. Line the trail in each of tracts B, C, D, E with a mixture of evergreen and deciduous trees, and plant grouping of trees to enhance open space improvements within Tract A. 3. Landscape the perimeters of the stormwater tracts with 70% evergreen - 30% deciduous trees. C:\Documents and Settings\Tami\Desktop\memokidwell.doc A detailed landscape plan is required as a part of civil plan submission and approval. In regards to the tree preservation plan, a clearing and grading permit may be issued after inspection and approval by the City of the protection fencing for the trees to be retained as listed above. The planting requirements above shall be reflected on the landscape plan, and must be approved as part of your civil plan submission. If you have any questions, I can be reached at (360) 458-8496. Sincerely, Z Tami Merrimn Assistant Planner C:1Docutnents and SettingslTami~Desktop~nemokidwell.doc / ~~~ THE A~~ YELM WASHINGTON March 4, 2004 Ms. Cathie Carlson Parametrix 8830 Tallon Lane, Suite B Lacey, WA 98516-6641 City of Yelm Community Development Department 105 Yelm Avenue West P.O. Box 479 Yelm, WA 98597 Re: Revision to Cherry Meadows Preliminary Plat, SUB-03-8340-YL Dear Cathie: The Community Development Department reviewed your request for lot size adjustments, and lot number reduction. Based on the map provided, and the comments of your letter, the City finds that with the changes proposed are consistent with the Preliminary Plat Approval as conditioned in the Hearing Examiner Approval dated October 16, 2003. The City accepts this plat map as a revised Preliminary Plat, and has stamped it approved on March 4, 2004. Sincerely, ~~ -''~. ~ ~~l Z~c Tami Merriman Assistant Planner (360) 458-3835 (360) 458-3144 FAX www.ci.yelm.wa.us ENGINEERING , PLANNING .ENVIRONMENTAL SCIENCES 5830 TALLON LANE, SUITE. H LACEY, WASHINGTON 9 5 5 1 6-664 1 T. 360. 459.3609 E 360. 459. 0154 www.paramerrix.com February 27, 2004 PMX# 257-4520-001 Mr. Grant Beck City of Yelm PO Box 479 Yelm, WA 98597 Re: Revision to Cherry Meadows Preliminary Plat, SUB-03-8340-YL Dear Grant: The preliminary plat for the above referenced project was approved by the Hearing Examiner on October 16, 2003. The approval is fora 202 single-family residential lot subdivision in the moderate density district (R- 6). This letter is a formal request for an administrative approval by staff to reduce the number of lots from 202 to 200 and to reduce the open space from 2.35 acres to 2.23 acres. Since the approval date, the applicant has re-evaluated the lots and would like to revise the lot widths to make them slightly larger. In the approved plan the typical lot width is 50'. The applicant would like to increase the typical lot to a width of 52'. To accomplish this, minimal revisions to the plat are necessary. The site layout (transportation network, open space locations, storm water facilities, etc) remains exactly the same. Reductions to the width of open space Tracts B, C, and D from 40' to 30' and the elimination of two lots provides enough area to increase all the 50' lots to a width of 52'. Number of Lots Open Space - 2.02 Acres Required Per Code Density Approved Preliminary Plat 202 2.35 Acres 5 units per acre Revised Preliminary Plat 200 2.23 Acres 5 units per acre Grant Beck February 27, 2004 Page 2 A reduction of two lots would not change or invalidate any of the original analysis of the project impacts; mitigation or conditions of approval assigned by the Hearing Examiner and would comply with the R-6 zone and all applicable development standards. It is not uncommon or unexpected that as a project moves from preliminary design to final design, minor revisions are necessary and this revision would be within an excepted normal range of modification. Enclosed are a full size plot and an 11' x 17" reduced copy of the revised plat layout for your review. Please let me know if you have any questions or would like additional information. I can be reached at (360) 459- 3609 or ccarlson cr,parametrix.com. Sincerely, ~ ;, ~ ~ lc, Cathie Carlson Enclosure cc: Don Findlay Jim Schweickert, Larson and Associates O:\cad\4520\planning\corr\22704 plat amendment request.doc ~ v~~r~r~~~ ~pp~p~pp~~ W i'f rfN ""OOOa1~ p O p W W r.~ W ox ~ N(7~Y ~tUC to"to CM~N J-Y WnM _' Ni GO M~ ~ Q<~ a<Q~<Q 00 p v~ 3 ~ n ~w rn aWm ^^ z uMim~ ~'~:: `O z°' (gU~ 3$ °3,0~ NN o oo._ ~ooooo ~~ a ~03 >O~~M ~0~~ SO j W Z N~R ~o~xmh Q-13~ .~}pp00} a a (9=~ QCIU04W1~ W p Wh~ 2z0~h WaO~p ~'1MM ~ O Nv UU~ UUp~UU~pU~ ~"'~ ~z ~.M-a OORC9~ ~b~'O~. 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I I € ~ ~~ ~ _ {- € _ ~ r ~ ~, b ,,.. ,e ~ ~..~__M:°.e__..........._.-....--.._. M_.W .,.,...... __...... ~` 4' S' ~ ~ =4 S t a..6 I' S1 ~w.._~~~ }~ I E I ~ ~ I U`~ ~ f =~ } { .... .., F j f vim. 7~( I i~Y 5 a a U E ~;t S 1 i 3 ( I I } ~ _ I ~ Y ~, it ~ ~ ~ ~~"a t § ~~ e _ I ~ ~~~ .. [ ~ at~o~ snc~~~no V G'ob NO/~~/~1 O 2 g a !Z f a -' _ _ I ia-~ooozsro I aoW~ne I ,cw^s sa3ax ro/r~/sro era • s3orr~i ~,~~ T~A~ STAFF REPORT City of Yelm Community Development Department - YELM ~ wwsauw~roN To: Mayor Rivas Yelm City Council From: Grant Beck, Director of Community Developmen Date: December 1, 2003 Subject: Amended Street Vacation -Cherry Meadows Issue Don Findley, D&D Associates, LLC, has approval (Ordinance No. 791) to vacate an unopened public right-of way as part of his application for preliminary approval of a subdivision and has requested an amendment to a condition of approval. Background The City Council on October 22, 2003, vacated an unopened right-of-way between Cullins and Killion Roads. Ordinance No. 791 effected the vacation and transferred title to the property as of the date of final subdivision approval by the City Council of the Cherry Meadows subdivision. Mr. Findley has requested the City amend the approval to effect the title transfer at the time the proposed street right-of-way which connects Cullins and Killion is dedicated by the developer. The Community Development Department recommends the City Council approve the proposed revision, as the City's interest in protecting cross-connecting streets is preserved by the proposed revision. Chapter 35.79 RCW states that the City Council can require that the abutting property owners compensate the city in an amount which does not exceed one-half the appraised value of the area vacated. The Community Development does not recommend compensation in this particular situation because a through street will be provided as part of the development which replaces the vacated right-of-way. Recommendation Approve Ordinance No. 798 amending Ordinance No. 791 by changing the time transferring title to the vacated right-of-way from final subdivision approval to the dedication of alternate right-of- way. Staff Report Page 1 of 1 CITY OF YELM ORDINANCE NO. 798 AN ORDINANCE amending Ordinance No. 791, vacating unopened street right-of-way between Cullens Road and Killion Road in a portion of the West'/2 of Section 13, Township 1 North, Range 1 East W.M. and transferring title to such property accordingly. WHEREAS, Ordinance No. 791 was adopted by the Yelm City Council on October 22, 2003; and WHEREAS, Ordinance No. 791 vacated unopened street right-of-way between Cullens Road and Killion Road; and WHEREAS, title to said right-of-way would vest in the owners as of the date of final subdivision approval by the City Council of the Cherry Meadows subdivision; and WHEREAS, the applicant has requested amending the date that title vests to the date that alternate right-of-way is dedicated to the City of Yelm; NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF YELM, WASHINGTON DO ORDAIN AS FOLLOWS: Section 1. Section 2 of Ordinance No. 791 is amended as follows: That title to said right-of-way shall vest in the owners as of the date the connectina street of the Cherry Meadows preliminary subdivision approval is dedicated to the City of Yelm. PASSED and signed in authentication on this 10th day of December, 2003 Adam Rivas, Mayor Attest: Agnes P. Bennick, City Clerk Passed and Approved: December 10, 2003 Published: Nisqually Valley News, December 19, 2003 Ordinance Number 798 Page 1 of 1 CITY OF YELM ORDINANCE NO. 791 AN ORDINANCE vacating unopened street right-of-way between Cullens Road and Killion Road in a portion of the West'/2 of Section 13, Township 1 North, Range 1 East W.M. and transferring title to such property accordingly. WHEREAS, a petition has been filed bearing the signatures of the owners of two-thirds of the property abutting the right-of-way described below; and WHEREAS, the Yelm City Council has held a duly advertised public hearing regarding the request and finds that such vacation would be in the public interest; NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF YELM, WASHINGTON DO ORDAIN AS FOLLOWS: Section 1. That the portion of the unnamed, unopened right-of-way in the W'/2 of Section 13, Township 1 North, Range 1 East, W.M. lying between the easterly right-of--way line of Cullens Road and the westerly right-of-way line of Killion Street, Thurston County, Washington is hereby vacated. Section 2. That title to said right-0f-way shall vest in the owners as of the date of final subdivision approval by the City Council of the Cherry Meadows subdivision. Section 3. That a copy of this Ordinance sha11 be recorded by the City Clerk with the Auditor of Thurston County. Section 4. This Ordinance shall be effective November 6, 2003, being a date no less than five days following publication. PASSE n igned i authentication on this 22~d day of October, 2003 Ada Rivas, Mayor Attest: i / ,,.y J. Ag s P. Bennick, City Clerk Passed and Approved: October 22, 2003 Published: Nisqually Valley News, October 31, 2003 Ordinance Number 791 Page 1 of 1 ~ ~ i ~ ~~ WALTCIN LN SE - ~,,.. 88TH AVE S -- ---- ... . -.. _w ~ cn ~ ^. o ~~ .. .-.... .... . ~~-s~. w' ~ ~. 4 510 m~ ~ ~ N ~ ~~~ ~,. ~~ z ~~ Soiect~ ~ zi~~ ~ ~ ~ , 4 Z to Z ~~ _ °O Z I2J ~ ~ r ~ ~" ~~ 93RD AVE SE p ~ P ' ry , -~# ~ ~~ ?~ ~, J = ' ~~ ~, Y ~ ~ a: ~ ~Z- ~o ~ '~ ~ O _ ~a , ~' ~ti~R ti E's+ ~ t ~Q .~O _~1 A ~ Q ~~ ~~ ~r O`r# ~ ~ t > BERRY VALLEYS -" F'`~. ~~' ~ ~ ~``°i ~~ S'F `~ c,E ILWAY RD S YELM w,~sNiwaroM City of Yelm Community Development Department I05 Yelm Avenue West P.O. Box 479 Yelm, WA 98597 NOTICE OF PUBLIC HEARING YELM CITY COUNCIL DATE: Wednesday, October 22, 2003, 7:30 P.M. PLACE: Council Chambers, City Hall, 105 Yelm Ave W., Yelm WA PURPOSE: Public Hearing to receive comments regarding the a street vacation (vacation of unopened City right-of-way) in conjunction with the proposed Cherry Meadows subdivision of 40.42 acres into 202 single-family residential lots. Case #SUB-03-8340-YL APPLICANT: D&D Associates, Don Findlay PROJECT LOCATION: 40 Acres located between Cullens Road and Killion Road, North of Yelm Ave. West, Yelm, WA 98597 The. City Council of Yelm wilt hold a public hearing to receive comments on the proposed vacation of 40 feet of City right-of-way between Cullins and Killion Roads. The right-of-way is not improved. The Council will make a decision on the matter after the hearing. Testimony may be given at the hearing, or through written comments on the proposal, received by the close of the public hearing on Monday, October 22, 2003. 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, call the City Clerk, Agnes Bennick, at (360) 458-8404, at least 4 days before the meeting. ATTEST: ~ ~ ,, City of Yel,.,,,~ ~ ~,, ~°1 "'lam%'~ - ~ `'C.._ '/ ~ %i:-~t C.G ill Agnes Bennick, City Clerk DO NOT PUBLISH BELOW THIS LINE Published in the Nisqually Valley News: Friday, October 10, 2003 ~~~F"~'°~` City of Yelm Community Development Department 105 Yelm Avenue West P.O. Box 479 Y E LM Yelm, WA 98597 w~sMUraron NOTICE OF PUBLIC HEARING YELM CITY COUNCIL DATE: Wednesday, October 22, 2003, 7:30 P.M. PLACE: Council Chambers, City Hall, 105 Yelm Ave W., Yelm WA PURPOSE: Public Hearing to receive comments regarding the a street vacation (vacation of unopened City right-of-way) in conjunction with the proposed Cherry Meadows subdivision of 40.42 acres into 202 single-family residential lots. Case #SUB-03-8340-YL APPLICANT: D&D Associates, Don Findlay PROJECT LOCATION: 40 Acres located between Cullens Road and Killion Road, North of Yelm Ave. West, Yelm, WA 98597 The. City Council of Yelm will hold a public hearing to receive comments on the proposed vacation of 40 feet of City right-of-way between Cullins and Killion Roads. The right-of-way is not improved. The Council will make a decision on the matter after the hearing. Testimony may be given at the hearing, or through written comments on the proposal, received by the close of the public hearing on Monday, October 22, 2003. 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, call the City Clerk, Agnes Bennick, at (360) 458-8404, at least 4 days before the meeting. ATTEST: ~~ City of Yelm~,~-~~.~ ~~ ~~~ ~- ~z.s~, c,c.~,~ ~/ Agnes Bennick, City Clerk DO NOT PUBLISH BELOW THIS LINE Published in the Nisqually Valley News: Friday, October 10, 2003 CASE NO.: CHERRY MEADOWS PRELIMINARY PLAT, SUB-03-8340-YL NOTICE 1. RECONSIDERATION: Any interested parry 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 October 27, 2003 (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 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 far reconsideration, please attach this page to the request for reconsideration. -12- Subdivision Name and Property Addresses 25. The applicant has reserved the subdivision name of Cherry Meadows with Thurston County Records Department. Prior to the submission of the final subdivision application, the applicant will provide the Building Department with a plat map for addressing. General Public Works 26. The applicant shall submit a grading plan for review and approval prior to any on-site grading. Tree and Vegetation Preservation 27. The applicant shall submit a detailed tree and vegetation plan to the City with Civil Plan Submission. The tree and vegetation plan shall be approved, and all trees to be preserved shall be marked and protected prior to clearing and grading permit issuance. DECISION: The request for preliminary plat approval. of Cherry Meadows is hereby granted subject to the conditions contained in the conclusions above. ORDERED this 16th day of October, 2003. `'`~~ ~~ . ~ °. ~~ STEPHEN K. CAUSSEAUX, JR. Hearing Examiner TRANSMITTED this 16th day of October, 2003, to the following: APPLICANT: D&D Associates, LLC; Don Findlay P.O. Box 310 Gig Harbor, WA 98335 City of Yelm Tami Merriman 105 Yelm Avenue West P.O. Box 479 Yelm, Washington 98597 -11- construction. The applicant shall submit a final storm water report with construction drawings for civil approval. 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 Association. The Homeowners Agreement shall include provisions for the assessment of fees against individual lots for the maintenance and repair of the stormwater facilities. Fire 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. Street Lighting 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. Landscagina 22. 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. 23. The applicant shall provide at final plat application, a performance assurance device in order to provide for maintenance of the required landscaping until the homeowners association becomes responsible for landscaping maintenance. Environmental 24. The applicant shall comply with the mitigation conditions of the MDNS issued on August 21, 2003. -10- 8. The applicant shall dedicate the subdivision road connecting Cullens and Killion Streets to the City prior to the vacation of the unopened right-of- way becomes effective. 9. The applicant shall comply with traffic mitigation listed in the MDNS dated August 21, 2003. Off site traffic improvements shall be completed, per phase, prior to final approval of each phase as listed in the MDNS. Sewer 10. The proponent shall connect to the City's S.T.E.P System. There is an existing collection line located in the Killion Road right-of-way. 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. 11. Sewer connection fees are charged at the current rate of $5,125 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. Water 12. The Applicant shall connect to the City's water system. There is an existing watermain located in the Killion Road right of way. The applicant shall submit domestic use and fire flow calculations demonstrating the proposed connection will support the subdivision. 13. Water connection fees are charged at the current rate of $1,500 per connection, (fee subject to change) payable at building permit issuance. All connections require a 5/8" water meter. The fee is $300.00 (fee subject to change) for a pretapped and preplumbed meter installation, payable at building permit issuance. 14. All open space areas and planting strips not located within 75' of a hose spigot, shall have an irrigation system with a separate water meters}. The applicant shall submit final civil plans to the Community Development Department for review and approval. Stormwater 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 -9- Lot #123 -Driveway faces east, house fronts to the east Lot #125 -Driveway faces east, house fronts to the east Lot #126 -Driveway faces east, house fronts to the east Lot #128 -Driveway faces north, house fronts to the east Lot #147 -Driveway faces north, house fronts to the north Lot #149 -Driveway faces north, house fronts to the north Lot #150 -Driveway faces west, house fronts to the south Lot #170 -Driveway faces north, house fronts to the west Lot #173 -Driveway faces south, house fronts to the west Open Space 2. The applicant shall provide for at least 88,034.76 square feet of open space, with vehicular access provided for maintenance purposes. 3. The applicant shall submit a final improvement plan for the open space. The open space improvements} shall demonstrate compliance with Chapter 16.14.050. 4. The applicant shall provide an earthen berm in the open space Tract F, to be at least 3 feet in height, and 20 feet wide. The Tract F open space shall be dedicated to the City of Yelm. Schools 5. The applicant shall enter into an agreement with Yelm Community School district, as required in the MDNS. Transportation 6. Frontage improvements are required for this project. Frontage improvements shall be consistent with the City of Yelm's Development Guidelines. Improvements required for phase I shall include the frontage from the southern property line to the northern entrances on Cullens and Killion Streets. Improvements required for Phase 11 shall be the remainder of the frontages to the northern property line. 7. The applicant 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 applicant will be responsible for a TFC of $757.50 per unit which is payable at time of building permit, unless previously credited towards traffic related improvements. -8- setbacks with a total on both sides of 12 feet, minimum rear yard setback of 25 feet, maximum building area coverage of 50%, and maximum development coverage of 75%. The proposed lot sizes allow space for a reasonably sized, single family residential dwelling which will meet all setbacks and area coverage requirements. Thus, the parcel is consistent with the R6 zone classification. CONCLUSIONS: 1. The Hearing Examiner has jurisdiction to consider and decide the issues presented by this request. 2. The applicant has shown 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, schools and school grounds, sidewalks, and other features assuring safe walking conditions for students in accordance with Section 16.12.170(A) YMC. 3. The subdivision conforms with the Yelm/Thurston County Joint Comprehensive Plan, the City zoning ordinance, the City subdivision ordinance, and City development guidelines. 4. .The proposed subdivision conforms with the applicable R6 zone classification and all other development regulations. 5. Public facilities within the area have sufficient capacity to serve the subdivision concurrent with the development, and as sanitary sewers in the area have capacity to serve all lots. 6. The preliminary plat will serve the public use and interest by providing an attractive location for a single family residential subdivision convenient to major transportation corridors and the City's downtown area. Therefore, the preliminary plat should be approved subject to the following conditions: Lot Size and Setbacks 1. Lot size and setbacks are adequate as proposed, however, corner lots shall place driveways and direct house fronts as follows: Lot #1 -Driveway faces east, house fronts to the east Lot #12 -Driveway faces west or south, house fronts to the west Lot #43 -Driveway faces west, house fronts to the west Lot #44 -Driveway faces west, house fronts to the west Lot #76 -Driveway faces east, house fronts to the east Lot #84 -Driveway faces south, house fronts to the west -7- school aged children residing in the plat. 13. The applicant will provide minimum parking spaces of two per unit on each residential lot. 14. The parcel is located within the City sewer service area but currently not connected to the City's STEP sewer system. A sewer line presently exists in the Killion Road right-of-way adjacent to the parcel. The applicant may, therefore, extend the sewer line into the plat to serve all lots. 15. The parcel is also in the City's water service area, but presently not connected to the City water system. As with sewer, an existing water main exists in the Killion Road right-of-way and the applicant may extend it into the site to serve each residential lot and provide fire flow for the subdivision. 16. The applicant proposes three storm drainage facilities with a total area of 2.58 acres. The City of Yelm storm water manual requires the applicant to control and treat storm water runoff in accordance with the requirements set forth therein. The applicant has submitted a preliminary storm water report that estimates the impervious surfaces, infiltration rates of runoff, and a conceptual design for treatment and storage of the storm water. Following preliminary plat approval, the applicant will submit a final design to the City for review and approval. 17. The applicant must provide street lighting in accordance with the City's development guidelines and landscaping in accordance with Chapter 17.80 YMC. The applicant will landscape the south, east, and west property lines with Type 2 perimeter landscaping, and will also landscape the 20 foot wide, Tract F adjacent to the north property line with an earthen berm at least three feet in height and 20 feet in width. The applicant will install street trees and grass in planter strips along road frontages and will also install landscaping in open spaces and around the storm water facilities. The applicant must also, in accordance with Section 14.16.110 YMC, preserve as many trees as possible and incorporate trees into the development plan. The applicant has provided a letter of intent to complete a full tree and vegetation plan which shows the possibility of preserving trees in the open space areas and along some perimeter lot lines. 18. The parcel is located within the Moderate Density Residential (R6) zone classification of the YMC. Section 17.15.020 YMC authorizes single family residential dwellings on individual lots as outright permitted uses provided the density does not exceed six dwelling units per acre or fall below three dwelling units per acre. The subdivision proposes a density of approximately five dwelling units per acre and therefore satisfies the density guidelines. Section 17.15.050 YMC provides no minimum lot area or lot width requirements. However, said section requires a 25 foot setback from collector streets, five foot minimum side yard -6- Road and Killion Road are both classified as Neighborhood Collectors with a total pavement width of 19 feet. 8. To address the above traffic impacts, prior to completion of Phase 1 of the project, the applicant will install in Yelm Avenue (SR-510) an eastbound left turn lane and in Cullens Road a left turn lane and straight/right turn lane. The applicant will also widen Cullens Road to 24 feet from its intersection with Yelm Avenue to the plat entrance. Prior to the completion of Phase 2 the applicant will widen Killion Road to 24 feet from its intersection with Yelm Avenue to the plat entrance. Prior to completion of Phase 3 the applicant will install an eastbound left turn lane in Yelm Avenue at the intersection with Killion Road. The City will offset the cost of said improvements against the Transportation Facility Charge (TFC) of $757.50 per peak hour trip which calculates to 1.01 trips per unit. The City anticipates that the cost of the above described improvements will approximate the TFC charge. 9. The TIA anticipates that 55% of plat traffic will travel south on Cullens Road and 45% south on Killion Road. All Killion Road traffic will access directly onto Yelm Avenue, while the Cullens Road traffic will split, 40% going to Yelm Avenue via Cullens and 15% to Yelm Avenue via Edwards Street and Coates Road. The TIA further estimates that 45% of the traffic will travel north on SR-510, 35% north on SR-507, and 5% south on SR-507. 15% of the traffic will remain in Yelm. The above described improvements will ensure that no LOS at any intersection falls below the adopted City standard of LOS D. 10. The City owns an unopened, 40 foot wide, right-of-way which traverses the site from east to west near the north property line and crosses lots nine through 27 and a storm drainage tract. The applicant cannot develop the plat as designed unless the City Council vacates said right-of-way. The Examiner has therefore added a condition of approval requiring the applicant to secure a vacation of the unopened right-of-way as a condition of approval. 11. Chapter 16.14 of the Yelm Municipal Code (YMC) requires a minimum of 5% of the gross land area of a preliminary plat to be dedicated as open space. Fora 40.42 acre parcel the minimum requirement calculates to 88,035 square feet. The applicant has proposed approximately 102,940 square feet which exceeds the minimum code requirement. The applicant will use the open space for pedestrian pathway corridors throughout the development and both passive and active uses in Tract A. The 20 foot wide Tract F abuts the north property line which is planned for the future SR-510/507 bypass improvement. The applicant must provide an earthen berm with screening landscaping and perimeter landscaping. 12. A mitigation measure in the Mitigated Determination of Nonsignificance (MDNS) issued following SEPA review requires the applicant to enter a school mitigation agreement with the Yelm School District to offset the impacts on the district of -5- 2. The City issued a Mitigated Determination of Nonsignificance. 3. Notice of the Public Hearing was published in the Nisqually Valley News on Friday, September 26, 2003, and posted in public areas on Wednesday, September 24, 2003. The notice was mailed to adjacent property owners, and the applicant, on September 24, 2003. 4. The applicant has a possessory ownership interest in an unimproved, rectangular, 40.42 acre parcel of property located between Killion Road and Cullens Road approximately 1,800 feet north of Yelm Avenue West (SR-510). The applicant requests preliminary plat approval to allow subdivision the parcel into 202 single family residential lots. 5. The parcel abuts Cullens Road for 1,360 feet and Killion Road for 1,430 feet and extends from right-of-way to right-of-way, a distance of 1,270 feet. The preliminary plat map shows internal plat roads providing a connection between Cullens Road and Killion Road. The road layout shows a rectangular, outer perimeter road loop with two internal roads providing access between the perimeter road. Storm drainage tracts are located at the southeast corner, near the southwest corner, and the northcentral portions of the site. A 1.15 acre rectangular parcel designated as Tract A will provide both active and passive recreational opportunities. Other open space areas include Tract F, a 20 foot wide strip along the north property line and three, 40 foot wide, rectangular parcels extending between internal plat roads to provide a pedestrian trail and access to the Tract A community park. Additional pedestrian access to Tract A is provided by Tract E, a 20 foot wide, rectangular parcel extending from the eastern perimeter road to the end of a cul-de-sac near the park. 6. As previously found, Cullens Road and Killion Road abut the east and west property lines and mark the City limits. Thurston County abuts the opposite side of the said roads and has zoned the area 1-5 Rural Residential. The parcel to the north is located in the R6 zone classification and unimproved. The property to the southeast is located within the R6 classification and improved with a single family residential dwelling. The property to the southwest is vacant commercial (C1) property. 7. The most significant issue concerning plat approval is the impact on City streets and intersections by plat generated traffic. According to a Transportation Impact Analysis (TIA) performed by Transportation Engineering, LLC, a qualified traffic engineering firm (Exhibit "7"}, the plat will generate an average of 1,960 daily trips, 205 of which will occur during the p.m. peak period. Project traffic viii reduce the intersection of Yelm Avenue/Cullens Road at its present level of service (LOS) E with a 36 second delay, to LOS F (failing) with a 90 second delay. Alt other intersections will operate at the adopted City standard of LOS D or better. Cullens -4- line which will be protected by a three foot high berm. The applicant does not know what recreational uses it will provide for the community park so it has proposed one-half active and one-half passive. Many corner lots exist in the plat. Appearing was GRANT BECK, Community Development Director, who testified that the City required a Traffic Impact Analysis as Cullens Road and Killion Road do not meet City ordinance standards. The City, based on the traffic report, has imposed a condition requiring the widening of said roads to 24 feet. The intersection of both Cullens Road and Killion Road with Yelm Avenue will drop to LOS F upon completion of the plat. The code addresses this situation by requiring a developer to construct all improvements necessary to restore the level of service, pay a transportation finance charge of $757.00 per p.m. peak hour trip, or build a portion of the facility and credit that amount toward. the TFC payment. The Cullens and Yelm intersection is on the City's six year program, but not funded. The applicant will do some of the improvements and the cost should approximate the PFC payment. Improvements for Phase 1 include upgrading Cullens Road, an eastbound left turn lane at the intersection, and a left turn lane/right turn lane on Cullens Road. Before Phase 2 Killion Road will be widened to 24 feet. Before Phase 3 the applicant will install an eastbound left turn lane at the intersection with Yelm Avenue. None of the above improvements are funded by the City. Killion and Cullens presently meet the definition of Neighborhood Collector roads. Appearing was KATHY CARLSON on behalf of the request who agrees with the staff report and the proposed mitigation. She ascertained that the 24 foot wide road improvement would consist of an improvement consistent with the existing pavement and would include only additional driving lane width. The improvements recommended by the TIA will return the intersection to LOS C. Reappearing was MR. BECK who testified that due to the block length requirements the City will recommend installation of traffic calming devices in accordance with Public Works recommendations. No one spoke further in this matter and so the Examiner took the request under advisement and the hearing was concluded. NOTE: A complete record of this hearing is available in the City of Yelm Community Development Department FINDINGS, CONCLdJSIONS AND DECISION: FINDINGS: The Hearing Examiner has admitted documentary evidence into the record, heard testimony, and taken this matter under advisement. -3- OFFICE OF THE HEARING EXAMINER CITY OF YELM REPORT AND DECISION CASE NO.: CHERRY MEADOWS PRELIMINARY PLAT, SUB-03-8340-YL APPLICANT: D&D Associates, LLC; Don Findlay P.O. Box 310 Gig Harbor, WA 98335 SUMMARY OF REQUEST: The applicant proposes to subdivide 40.42 acres into 202 single family residential lots. The proposed plat includes stormwater facilities, open space, and new streets. The project is planned to be constructed in three (3) phases. SUMMARY OF DECISION: Request granted, subject to conditions. PUBLIC HEARING: After reviewing Planning and Community Development Staff Report and examining available information on fife with the application, the Examiner conducted a public hearing on the request as follows: The hearing was opened on October 6, 2003. 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'°'l" - Planning and Commonlty De~relopment Staff Report and Attachments TAMI MERRIMAN appeared, presented the Planning and Community Development Department Staff Report, and testified that the applicant had changed the name of the project to Cherry Meadows as another applicant had already chosen the previous name. The site meets the 5% open space requirement and the applicant will sign a mitigation agreement with the Yelm School District. The 510/507 corridor abuts the north property -2- October 16, 2003 D&D Associates, LLC Don Findlay P.O. Box 310 Gig Harbor, WA 98335 RE: CHERRY MEADOWS PRELIMINARY PLAT, SUB Dear Applicant: Transmitted herewith is the Report and.Decision of the City of Yelm Hearing Examiner relating to the above-entitled matter. Very truly ours, r` ~,'~' , STE N K. CAUSSEAUX, JR. Hearing Examiner SKCIca cc: Parties of Record CITY OF YELIVI -1- The City of Yelm is an Equal Opportunity Provider elm 1 U~ relm Avenue west P.O. Box 479 Yelm, Washington 98597 October 16, 2003 D&D Associates, LLC Don Findlay P.O. Box 310 Gig Harbor, WA 98335 RE: CHERRY MEADOWS PRELIMINARY PLAT, SUB Dear Applicant: Transmitted herewith is the Report and Decision of the City of Yelm Hearing Examiner relating to the above-entitled matter. Very truly ours, STE N K. CAUSSEAUX, JR. Hearing Examiner SKC/ca cc: Parties of Record CITY OF YELM -1- The City of Yelm is an Equal Opportunity Provider 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: OCTOBER 6, 2003 TIME: 9:00 AM LOCATION: YELM CITY HALL, COUNCIL CHAMBERS Hearing: 1. NAME & ADDRESS ~~~ Cherry Meadows Subdivision SUB-03-8340-YL MAILING LIST? /SPEAKER? (Indicate which public hearing by the assigned numbers above) II ~~~r /1~.~ ~-_ ~ 1 ~~ 2~E,~i ~ JL~ ~:i ~~~ ~-f~t''~~5% ~~~ c~.J ~~i~J. ~~..~~~ c,/~+ ~t~Ll ~'7 ~ i 04 THE p~~ ~~~ 9~~ Imo/ \~! YELM WASHINGTON City of Yelm 105 Yelm Avenue West ~E~:~'1/~~J P.O. Box 479 Yelm, Washington 98597 SEP 2 9 200 (360) 458-3244 McCARTt-IY CAUSSEAUX ~ ROURKE NOTICE OF PUBLIC HEARING YELM HEARING EXAMINER DATE: Monday, October 6, 2003, 9:00 a.m. PLACE: Council Chambers, City Hall, 105 Yelm Ave W., Yeim WA PURPOSE: Public Hearing to receive comments regarding the proposed Cherry Meadows subdivision of 40.42 acres into 202 single-family residential lots. Case #SUB-03-8340-YL APPLICANT: D&D Associates, Don Findlay PROJECT LOCATION: 40 Acres located between Cullens Road and Killion Road, North of ~felm Ave. West, Yelm, WA 98597 The City of Yelm Hearing Examiner will hold a public hearing to receive comments on the proposed Cherry Meadows Subdivision. 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 written comments on the proposal, received by the close ofi the public hearing on Monday, October 6, 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 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, call the City Clerk, Agnes Bennick, at (360) 458-8404, at least 4 days before the meeting. ATTEST: City of Yelm ~~ ~ , Agnes Bennick, City Clerk DO NOT PUBLISH BELOW THIS LINE Published in the Nisqually Valley News: Friday, September 26, 2003 Mailed to Adjacent Property Owners and Posted in Public Places: September 24, 2003. The Cih/ of Yelm is an Equal Opportunity Provider ~~ S~~ ,, ~~ . ~ ,~ ~~~~ 5 ~ c~~~~ ~~~ ,~~ 3 ~l~~. .~ ~ %~ ~~ ~' ~~~h ~~ ~~ ~ .~'~~~ i t ,~~~~ ~;..~r ~~~~~ ~~ c X ~ / i Gib ~~ _ ~`~ ~r ~~~- ,. ~- ~~ C~~~s~~ r i~~~ [(l ~1 .... ~ . 1 ~ ~ //~~ ~~ U`'~~ ~~~ G~ y ,. ~.. ..~~~' ~~ ~~~~~~~ ~+ ~ , .. Yelm City Council 2 Oct. 03 ~El','q!~'o~ Yelm, WA Subject: Case #SUB-03-8340-YL Cherry Meadows Dear Sir or Madam, Regarding subject case, I've given it some thought and I've come up with three reasons why the Council would even consider adding 400 more cars and 600 more people to Yelm's already overburdened infrastructure. They are as follows: 1. No one on the Council lives or drives in Yelm, so the gridlock on weekends and at rush hours is not an issue. 2. The Council WANTS to turn Yelm into a seedier version of South Hill Puyallup. 3. The Council believes that if Yelm is over-crowded sufficiently, the Federal Government will provide assistance in mitigating our infrastructure problems. 200 homes? Does it have to be 200? Can't we put these homes on % acre lots to cut down on some of the population and end up with homes that will still be desirable 15 years from now? I doubt that my opinion will cause so much as a pause in this mindless development frenzy that I`ve seen over the decades here in Washington State. So, I'll close by asking you to look kindly upon my future request to sub-divide my little two acres. My land will no longer be the nice, quiet rural setting that motivated me to buy here in the .first place. OK, two acres. I'm figuring I should be able to cram 25 or 30 "affordable" homes in that space, then I can pack up and "get out of Dodge." That is, if I can get someone to let me out on Yelm Ave. Thanks, Ruth Gardner 9003 Mountain View Rd. Yelm, WA 98597 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: OCTOBER 6, 2003 TIME: 9:00 AM LOCATION: YELM CITY HALL, COUNCIL CHAMBERS Hearing: 1. Cherry Meadows Subdivision SUB-03-8340-YL NAME & ADDRESS MAILING LIST? /SPEAKER? (Indicate which public hearing by ~~ the assigned numbers above) ~'~ ~ ~ ~ - - o ~- ~`-tt ~~Ei~-I ~ ~~- ~-- fc:l f~~ t-1c1' ~ 5% ~'~ c;J ~iU 1 r] ~~"~~ C~'~ ~~'-~F!: 7 Ye/m Subdivision Yelm, WA Transportation Impact Study May 12, 2003 Prepared for: DND Associates, LLC PO Box 310 Gig Harbor, Washington 98335 Prepared by: Transportation Engineering Northwest, LLC Transportation Engineering/Operations • Impact Studies • Design Services • Transportation Planning • Forecasting Seattle Office: PO Box 65254 • Seattle, WA 98155 • Office/Fax (206) 361-7333 • Toll Free (888) 220.7333 Easuide Office: 16625 Redmond Way, Suite M, PMB #323 • Redmond, WA 98052 • Office (425) 485-4663 • Fax (425) 398-5779 r w: r- Yelm Subdivision Yelm, WA Transportation Impact Study Table of Contents INTRODUCTION .....................................................................................................................................1 Project Descliption ............................................................................................................................ .1 EXISTING CONDITIONS ....................................................................................................................... .4 Roadway Conditions ......................................................................................................................... .4 Intersection Traffic Control ................................................................................................................ .4 Existing Traffic Volumes ................................................................................................................... .5 Intersection Level of Service ............................................................................................................. .5 Public Transportation Services ......................................................................................................... .8 Nonmotorized Transportation ............................................................................................................8 Planned Roadway Improvements ......................................................................................................8 TRANSPORTATION IMPACT ANALYSIS ....................................................................................:........8 Non-Project Traffic Forecasts ............................................................................................................ 9 Project Trip Generation ......................................................................................................................9 Trip Distribution and Assignment ...................................................................................................... .9 Traffic Volume Impacts .................................................................................................................... 11 Future Levels of Service .................................................................................................................. 11 Site Access, Safety, and Circulation Issues ..................................................................................... 13 Public Transportation Impacts ......................................................................................................... 13 Nonmotorized Impacts ..................................................................................................................... 13 PROJECT MITIGATION MEASURES .................................................................................................. 16 List of Figures Figure 1: Project Site Vicinity .................................................................................................................. 2 Figure 2: Conceptual Project Site Plan ...................................................................................................3 Figure 3: 2003 Existing P.M. Peak Hour Traffic ......................................................................................6 Figure 4: Project Trip Distribution .........................................................................................................10 Figure 5: 2008 Daily Traffic Volume Impacts ........................................................................................12 Figure 6: P.M. Peak Hour Project Generated Traffic Volumes .............................................................14 Figure 7: P.M. Peak Hour Traffic Volume Impacts ...............................................................................15 List of Tables Table 1: Level of Service Criteria for Signalized and Unsignalized Intersections ...................................7 Table 2: Estimated 2003 P.M. Peak Intersection Levels of Service .......................................................7 Table 3: 2008 Intersection Level of Service Impacts ............................................................................11 (~ May 12, 2003 -transportation Engineering Northwest, LLC Page 1 Yelm Subdivision Yelm, WA Transportation Impact Study INTRODUCTION This report summarizes traffic impacts associated with the Yelm Subdivision, a proposed 205- unit single-family residential development in Yelm, WA. The study area and ~ site vicinity are shown in Figure 1. For the purpose of this analysis, the year 2008 was selected as the build-out year for full completion of the project. Vehicular site access would be provided via two separate access roadways, one onto Killion Road and the other onto Cullens Street. A conceptual site plan has been developed for the project and is shown in Figure 2. This study addresses the following traffic impacts associated with the proposed action: - Assessment of existing conditions through field reconnaissance. - Estimation of weekday vehicular and p.m. peak hour trips generated by the proposed action. - .Assignment of daily and p.m. peak hour project trips onto the existing roadway network. - Analysis of daily traffic volume impacts. - Evaluation of level of service (LOS) impacts at the following study intersections: 7. Cullens Street at Coates Koad 2. Edwards Street/Crystal Sj~ring Koad at Coates Koad 3. SK S70/YelmAvenue at Killion Koad 4. SK 570lYelm Avenue at Cullens Street 5. SK 570/YelmAvenue at SK 507/ 1'" Street - Site access, safety, and circulation issues; - Public transportation and nonmotorized impacts; - Identification of mitigation measures to maintain acceptable levels of mobility and safety based upon the City of Yelm and the Washington State Department of Transportation (WSDOT) standards and guidelines. Project Description The proposed residential development known as the Yelm Subdivision would consist of up to 205 single-family dwelling units in Yelm, WA. Vehicular site access would be provided onto two public roadways; Killion Road and Cullens Street. As part of the project, Killion Road and Cullens Street would be upgraded to provide full curbs, gutters and sidewalks on all property frontages of the development site. ~~"~'~' Transportation Engineering North~/est, LLC May 12, 2003 Page 1 Yelm Subdivision Yelm, WA Transportation Impact Swdy 88th Ave Project Canal Rd ~ Site m 3 a, e 3 e o 0 f ~ in N ~. 510 = u Y . ~ aG v °C ~ o. P/ ~'a ~ N ~L P ~ N L~~~ ~{~ ~~ drP~ ~ R a ~ ~°° ~~ Be Valle Rd 5` a5 a~ 3 ~t 510 `~a O ~ ~ j`P s, `S`SL lP`Ph~ q Os DP LP Longmire St a~ ~~ P r tx 507 507 L s ~P/~ . qG P C ~ '~ a Y L 104th Ave A u (Not to Scale) Transportation Figure 1 Yelm Subdivision Engineering Project Site Vicinity Northwest, LLC Transportation impact Study May 12, 2003 Transportation Engineering NorthH/est, LLC Page 2 Yelm Subdivision Yelm WA Transportation Impact Study ~, ~ 4-3 me ~.~ is `J`i u-uror 4-5 .. S UtYi: i 5 $i 8 ury i ~_ _... ~ _ ~ ~i.' ~-b q + ... _ ~.... j~ 1 y, ~ i v, ~_~_ i i .~ row... ~o~a. i ;i-.fi f f St-PvL'1 I` } scat:` w t"Pd: s E j~~~ ~~ R...~ ~. i__..____..__,__ __ _. 3 ~~1' ~ ~. ..~- max, v (Not to Scale) Source: The Shea Group, May 13, 2003 Transportation Figure 2 Engineering Project Site Plan Northwest, LLC _~. R...g tr ,TSr ca~:nr Yelm SUbt~IVlSt017 Trensportadon Impact Study I ~1 ^ May 12, 2003 Transportation Engineering Northwest, LLC Page 3 Yelm Subdivision Yelm, WA Transportation Impact Study EXISTING CONDITIONS This section describes existing transportation system conditions in the study area. It includes an inventory of existing roadway conditions, traffic volumes, intersection levels of service, and planned roadway improvements. Roadway Conditions The following paragraphs describe existing arterial roadways and intersections that would be used for site access. Roadway characteristics are described in terms of number of lanes, posted speed limits and shoulder types and widths. SR 510/Yelrn Avenue is a two-lane roadway providing east-west access within the City of Yelm. It is classified by WSDOT as a rural minor arterial. The roadway consists of 11- to 12- foot travel lanes and 4-foot paved shoulders. Curbs, gutters and sidewalks axe located along various parts of the roadway. The speed limit ranges from 25 mph east to 35 mph west of Cullens Street. Killion Road is a two-lane, north-south roadway providing access to the subject property along its western boundary. The total pavement width is approximately 19 feet. The speed limit is posted at 25 mph. Cullens Street is a two-lane, north-south roadway providing access to property area along its eastern boundary. The total pavement width is approximately 19 feet with 4-foot grass shoulders. The posted speed limit is 25 mph. Coates Road is a two-lane, unchannelized east-west roadway. The pavement width ranges between 19 feet and 32 feet. The speed limit is posted at 25 mph. Edwards Street/Crystal Springs Road is two-lane, north-south roadway with approximate 11- foot travel lanes. North of Coates Road, the roadway consists of 8-foot gravel shoulders on the east side and 4-foot gravel shoulders on the west side. South of Coates Road, curbs, gutters and sidewalks are provided. The posted speed limit is 25 mph. SR 507 is a two-lane roadway with 11-foot travel lanes, curbs, gutters, sidewalks, and 4- to 6- foot paved shoulders along various parts of the street. WSDOT classifies this roadway as a rural minor arterial. The speed limit in the vicinity of SR 510 and the general business district of Yelm is 25 mph. Intersection Traffic Control The following paragraphs describe traffic control at each of the 5 intersections evaluated as part of this study. Cullens Street at Coates Road This t~vo-~vay stop controlled intersection consists of stop signs on the minor legs of Coates Road. All legs of the intersection consist of single lane approaches. (~(, May 12, 2003 Transportation Engineering NorthVl/est, LLC Page 4 Yelm Subdivision Yelm, WA Transportation Impact Study Edwards Street/Crystal Springs Road at Coates Road This two-way stop controlled T-intersection consists of a stop sign on the minor leg of Coates Road. All legs of the intersection consist of single lane approaches. SR SIO/Yelm Avenue at Killion Road This two-way stop controlled T-intersection consists of a stop sign on the minor leg of Killion Road. All legs of the intersection consist of single lane approaches. SR 510/Yelm Avenue dt Cullens Street This two-way stop controlled intersection consists of stop signs on the minor leg of Cullens Street. All legs of the intersection consist of single lane approaches. SR 510/Yelm Avenue at SR 507/151 Street This intersection is controlled by afully-actuated traffic signal. Left-turn only lanes are provided at all legs of the intersection, and all left-turns are provided with protected signal phases. Eastbound and westbound right-turn only lanes are also provided. A separate phase occurs for eastbound/westbound and northbound/southbound movements. Existing Traffic Volumes Average weekday daily traffic volumes (AWDT) represent the number of vehicles traveling a roadway segment over a 24-hour period on an average weekday. Peak hour traffic volumes typically represent the highest hourly volume of vehicles of the average day passing through an intersection during the 4-6 p.m. peak period. Therefore, p.m. peak period volumes were used to evaluate traffic impacts that would occur as a result of the development. Figure 3 shows existing .year daily and p.m. peak hour volumes in the project site vicinity. WSDOT provided historical daily traffic counts. Traffic Count conducted p.m. peak hour turning movements counts at all 5 intersections analyzed in April/May 2003. ADT volumes not counted in 2003 were factored by 2 percent per year to estimate existing daily traffic volumes based upon historical growth rates in the study area. Intersection Level of Service Level of service (LOS) serves as an indicator of the quality of traffic flow at an intersection or road segment. The LOS grading ranges from A to F, such that LOS A is assigned when minimal delays axe present and low volumes are experienced. LOS F indicates long delays and/or forced flow. Table 1 summarizes the delay range for each level of service at both signalized and unsignalized intersections. The methods used to calculate the levels of service are described in the updated 2000 Highway Capacity Manual (Special Report 209, Transportation Research Board). Level of service for signalized intersections is defined in terms of control delay, which is a measure of driver discomfort, frustration, and increased travel time. The delay experienced by a motorist is made of up a number of factors that relate to traffic control, geometries, traffic demand, and incidents. Total control delay is the difference between the travel time actually experienced and the reference travel tune that would result during base conditions (i.e., the absence of traffic control, geometric delay, any incidents, or as a result other vehicles). ~J May 12, 2003 Transportation Engineering Northwest, LLC Page 5 Yelm Subdivision Yelm, WA Transportation Impact Study 88th Ave i m 510 Cana[ Rd Cullers SUCoates Rd 9 )0 1I1 7 ,E,` ? ?O y o~ S r ~ ~ 2 -~ ? /6 7 p °J 5 ~ 86 - ~ Y V Crlw~r Project ~ Site c C 7 O SR 510/Yelm Ave/Killion Rd y_ ~. g1 ;. y '~ 1 7 ~ ~- R~ ~ b~ r Valley Rd SR 510/Yelm Ave/Cullens St in S ba ti~~ yy !~ Al ry, A ~ ~}'''~ ~b 13 70 N. ~ ~ R />> i ?p ~ 34 86 ~v Cad V a t h~ tPS~q 16,000 5~ aS a~ ;; slo was 15,900 s t P4Z%P StS~' ~°Lt°~ ~~~ a,~ `P 17,000 P 1> 7,300 ___ t SR 510/SR 507/1st St iP/~ S ~y ~5, ~i ~ a2~ R titi R 104th Ave q5a ~ a'1~ u 2,q ti `q'L (Not to Scale) Transportation Figure 3 Yefm Engineering 2003 Existing Daily and Subdivision Northwest, i_i_c p,M. Peak Hour Traffic Volumes Tramportadon Impact Study ~~"~' T p Engineering Northwest, LLC May 12, 2003 rans ortation Page 6 Yelm Subdivision Yelm, WA Transportation Impact Study LOS F at signalized intersections is often considered unacceptable to most drivers, but does not automatically imply that the intersection is over capacity. Jammed conditions could occur on one or all approaches, with periods of long delays and drivers waiting for multiple- signal cycles to progress through the intersection. For unsignalized intersections, a level of service and estimate of average control delay is determined for each minor or controlled movement based upon a sequential analysis of gaps in the major traffic streams and conflicting traffic movements. In addition, given that unsignalized intersections create different driver expectations and congestion levels than signalized intersections, their delay criteria axe lower. Control delay at unsignalized intersections include deceleration delay, queue move-up time, stopped delay in waiting for an adequate gap in flows through the intersection, and final acceleration delay. The City of Yelm's level of service standard is LOS D. Table 1: Level of Service Criteria for Signalized and llnsignalized Intersections Level of Service Signalized Intersection Delay Range (sec) Clnsignafized Intersection Delay Range (sec) A <_ 10 < 10 B > lOto<_20 > lOtos 15 C > 20 to<_35 > 15 to<_25 D > 35 to<_55 > 25 to<_35 E > 55 to<_80 > 35 to<_50 F >80 >50 Source: "Highway Capacity Manual", Special Report 209, Transportation Reseazch Boazd, 2000, Update. Existing p.m. peak hour levels of service at study intersections are summarized in Table 2. As shown, all intersections currently operate at LOS D or better under existing conditions. Detailed level of service summary worksheets are provided in Appendix A. Table 2: Estimated 2003 P.M. Peak Intersection Levels of Service Signalized Intersections P.M. Peak LOS Average Delay (seconds) SR 510/Yelm Avenue at SR 507/1 n Street D 47 . lJnsignalized Intersections P.M. Peak LOS Average Delay (seconds) Cullens Street at Coates Road A 9 Edwards Street/Crystal at Coates Road B 10 SR 510/Yelm Avenue at Killion Road D 32 SR 510/Yelm Avenue at Cullens Street . C 24 LUS A-r -Average LUS for stop controlled and yield movements. Average Delay (seconds) -Average delay per vehicle of stop controlled and yield movements (in seconds). ~~ Trans ortation g NorthlN/est May 12, 2003 p Engineerin , LLC Page 7 Yelm Subdivision Yelm, WA Transportation Impact Study Public Transportation Services Intercity Transit provides public transportation services within Thurston County. Transit route 93 stops on Cullens Street in the vicinity of the Easthaven Villa Assisted Living Community and on Coates Road. Route 94 stops along SR 510. All stops are within reasonable walking distance to the project site at less than'/z mile. Route 93 provides Saturday service within the City of Yelm to major attractors such as the Nisqually Plaza and the Post Office. Service is provided from 8:30 a.m. until 7:25 p.m. with stops every hour. Route 94 provides weekday and Saturday service from Olympia to Yelm. Weekday service is provided between 6:15 a.m. and 6:55 a.m. with stops every hour. Saturday service is provided from 8:25 a.m. until 7:55 p.m. with stops every 2 hours. Nonmotorized Transportation Paved and/or gravel shoulders are provided on Cullens Street, SR 510, Edwards Street/Crystal Springs Road, and SR 507. Raised sidewalks are provided along parts of SR 510 and on Edwards Street/Crystal Springs Road, south of Coates Road. Planned Roadway Improvements The City of Yelm's Szx-Year Transportation Improvement Plan (ITP), 2003-2008, identified the following transportation improvement projects that would be impacted by vehicular trips from the proposed residential complex: - Yelm Avenue (SR 510) at Killion Road Intersection. Widen roadway, re-align intersection and provide safety improvements. - Yelrn Avenue (SR 510) from Solberg Street to First Street. Widen roadway to neighborhood collector standards. These standards would include two lanes with 10- foot travel lanes, a 7-foot parking lane on one side, and an 8-foot planting strip between curbs and 5-foot sidewalks on both sides. - SR 507/Mosman Street from SR 507 to Railroad Street. Realign roadway, repair shoulders, improve pavement, drainage, provide partial sidewalks, lighting. TRANSPORTATION IMPACT ANALYSIS The following section describes transportation impacts the proposed Yelm Subdivision would have on critical intersections in the site vicinity. The discussion includes non-project related traffic forecasts, new trips generated by the proposed development, distribution and assignment of ne~v project trips, impacts on levels of service at nearby significant intersections, site access, circulation, and safety issues, and public transit and nonmotorized transportation impacts. ~~ T p Engineering Northwest, LLC May 12, 2003 rans ortation Page 8 Ye1m Subdivision Yelm, WA Transportation Impact Study Non-Project Traffic Forecasts For the purpose of this traffic analysis, year 2008 was selected as the build-out year based upon completion of the project as anticipated by the proponent. Based on historical traffic volumes in the site vicinity, the average annual traffic growth rate is estimated at approximately 2 percent. As such, to estimate future traffic volumes, existing traffic volumes were factored by 2 percent per year to estimate 2008 baseline conditions. Project Trip Generation Trip generation rates compiled by the Institute of Transportation Engineers (ITE) Trip Generation, 6'h Edition, 1997, were used to estimate daily traffic and the City of Yelm's Trip Generation Kate Default Values (Yelm's Municipal Code, Table 15.40.030B) were used to estimate p.m. peak hour traffic that would be generated by the proposed action. Average trip rates (ITE land use code 210 and City of Yelm's Single Family Detached land use) were applied based upon total dwelling units (the maximum potential number of 205 dwelling units) to estimate new trips generated. Entering and exiting distribution percentages during the p.m. peak hour were obtained from the ITE Trip Generation. Table 1 summarizes estimated trip generation by the proposed action. An estimated total of 1,960 daily and 205 p.m. peak hour vehicular trips (130 entering and 75 exiting) would be generated at full build-out and occupancy of the project. Table 1: Project Trin Generation ITE P.M. Peak Trip Land Use Generation Daily Trip Land Use Code Units Enter Exit Total Generation Single Family Detached Housing 210 205 130 75 205 1,960 Jource: 11 ~ L nfi (,eneratson Mannal, G~' r;ditton, 1997. Trip Distribution and Assignment Based upon traffic studies previously completed for residential projects within the immediate site vicinity, historical traffic volumes and patterns, and the regional employment distribution within the area, p.m. peak hour traffic volumes generated by the proposed action would be generally distributed as follows (also shown in Figure 4): - 45 percent westerly via SR 510/Ye1m Avenue; - 35 percent southeasterly/easterly via SR 507; - 5 percent southerly via SR 507; and - 15 percent locally within the City of Yelm. ~~ Transportation Engineering North~/est, LLC May 12, 2003 Page 9 Yelm Subdivision Yelm, WA Transportation Impact Study 88th Ave °~ Project Canal Rd Site m 3 a c .~ e - 0 f H a 510 v o~°c ~ o ' ~ t;o 0 Pi,,~ a °c '9p to is N ~ ~ U' ya, i ~~i~ ~ ~o~ ~2 ., Ber Valie Rd h` 'tiC 510 i° ,t~P~?f 5'~ ~tPL~o Q ' 70~ P /.P , . ~St hs~G Longmire St a~ e ~~ e r tx 507 507 c S~ P v ~ ~ ac ra 104th Ave u (Not to Scale) Yelm Transportation Figure 4 Subdivision Engineering Pr0'eCt Tri Distribution Northwest, LLC 1 p Transportation Impact Study ~~`~-' Transportation EngineeringNorthWest, LLC May 1 pag0030 Yelm Subdivision Yelm, WA Transportation Impact Study Traffic Volume Impacts Figure 5 summarizes daily traffic impacts along the major corridors of SR 510 and SR 507. SR 510 west of SR 507/15` Street would experience the greatest increase in daily traffic volumes at 1,100 vehicles. Daily traffic volumes would also increase on SR 510 east of Longmire Street with 800 additional vehicles and on SR 507 east of SR 50/151 Street with 700 additional vehicles. SR 510 and SR 507 are minor arterials, which are designed to carry these additional vehicular capacities. Future Levels of Service Intersection levels of service impacts were evaluated at study area intersections assuming full occupancy and operation in 2008 and are summarized in Table 3. As shown, the intersection of SR 510/Yelm Avenue at Cullens Street would both operate at LOS E without the project in 2008 and LOS E with the project. Given that the intersection would not meet City LOS standards in 2008, additional intersection improvements were identified to include separate left- turning lanes on SR 510 or a two-way center left-turning lane to better facilitate flow along SR 510 and provide queue storage for critical left turns onto/off of SR 510. With_ these improvements, this intersection would operate at LOS C with or without the project in 2008. Left-turn movements represent critical turning movements at unsignalized intersections, increasing the potential for intersection delay and safety issues. As such, the potential need for an eastbound left-turn lane on SR 510 at its intersection with Cullens Street was conducted considering typical evening commute periods. Based upon procedures and guidelines found in Highavay Kesearch Kecord No. 211 -Volume lY~arrants for Left-Turn Storage Lanes at Unsignali~ed Grade Intersections and WSDOT's Design Manual, Left-Turn Storage Guidelines, Tivo-Lane, Unsignali~ed, May 2001, a separate eastbound left-turn (minimum 125-foot length) is warranted at this location under existing conditions and under future 2008 conditions with and without the project. Table 3: 2008 Intersection Level of Service Imuacts Without Average Delay With Project Average Delay Signalized Intersections Project LOS (seconds) LOS (seconds) SR 510/Yelm Avenue at D 42 D 46 SR 507/ 1 n Street Without Average Delay With Project Average Delay Clnsignalized Intersections Project LOS (seconds) LOS (seconds) Cullens Street at Coates Road A 9 A 9 Edwards Street/Crystal Springs Rd at B 11 B 1 1 Coates Road SR 510/Yelm Avenue at Killion Rd D 34 D 27 SR 510/Yelm Avenue at Cullens St E 36 F 90 With Intersection. Improvements C 14 C 17 LUJ :~-h -Average LUS for stop controlled and yield movements. Average Delay (seconds) -Average delay per ceMde of stop controlled and yield movements (in seconds). J Trans ortation May 12, 2003 p Engineering Northwest, LLC Page 1 1 Yelm Subdivision Yelm, WA Transportation Impact Study 88th Ave Y Project Canaf Rd ~ C $Ite m 3 v t: 3 c 0 ~ ~. H y t= C v 510 = Y ~ j ~p a ZY 0 fj 55 a 0 ~ ~ 9 N G P ~ 5~ ~~ C~ U o Q ~` ~~ d lPSR ~~ L~`~ ~ G' O O 2 p 00 y 16,500 Berry Vall ey Rd 800 ( 17,300) ~~ 17100 ta a ^~ 510 ~ (18,300) ~a i D ~ P,Z' ~ 'P s S~ ~P`P CSC ,73,'Q ~f LP /'P Longmire St a~ P 5 ~r 7, 900 100 {8,000) 507 507 5 18,300 700 7"Pi,~ (19,000) ~LP Legend ~ °~ Y xx - 2008 Baseline Traffic Volumes xx -Project Traffic Volumes 104th Ave u (Not to Scale) (~) -1008 W/sh Protect T~aHIc Vo/umes Yelm Transportation Figure 5 Subdivision Engineering Northwest, LLC 2008 Daily Traffic Volume Impacts Transportation Impart Study ~J May 12, 2003 Transportation Engineering North~ll/est, LLC Page 12 Yelm Subdivision Yelm, WA Transportation Impact Study All other intersections analyzed would operate at LOS D or better with and without the project. Detailed level of service summary worksheets are provided in Appendix A. Figure 6 shows peak hour project generated traffic, and Figure 7 summarizes traffic volumes with and without the project during the p.m. peak hour. Site Access, Safety, and Circulation Issues Vehicular site access would be provided via two separate driveways: 1) on Killion Road and 2) on Cullens Street. All driveway approaches would consist of single lane approaches. The internal roadway within the development would provide adequate on-site, two-way circulation and fire and emergency vehicle access with separate driveway entrances onto Killion Road and Cullens Street. Sight distance is the length of the roadway or straight-line distance a driver can see ahead at any particular time, and is taken as the minimum sight distance required for a driver to stop a vehicle after seeing an object in the vehicle's path without hitting that object. Sight distance is directly related to vehicle speeds and resultant distances traversed during perception and breaking reaction time. Entering sight distance is the minimum sight distance needed for the driver of a vehicle stopped at an intersection to safely cross a roadway or enter and achieve average running speed without interrupting approaching vehicles on the major street. The minimum stopping sight distance is 200 feet and entering sight distance is 310 feet fora 30 mph design speed based upon guidelines in the City of Olympia's Develo~iment Guidelines and Public i~orks Standards, November 21, 2000, which is used by the City of Yelm. These sight distance requirements were originally set forth by the American Association of State and Highway Transportation Officials (AASHTO's) A Policy on Geometric Design of Highway and Streets, 2001 (commonly referred to as the "Green Book"). Field estimates made by TENW in February 2003 indicate both project site driveways onto Killion Road and Cullens Street would exceed AASHTO's minimum sight distance requirements by 400 feet for both stopping sight distance (650 feet field estimate) and entering sight distance (750 feet field estimate). Public Transportation Impacts There are no significant public transportation impacts related to the proposed project. Existing bus stops served by Intercity Transit are within proximity (less than'/a mile) to the proposed site with stops on SR 510, Cullens Street and Coates Road. Nonmotorized Impacts As part of the project, full curbs, gutters and sidewalks would be provided on all property frontages of the project site. No additional impacts would occur to nearby nonmotorized facilities as a result of the proposed action. ~~ Trans ortation May 12, 2003 p Engineering Northwest, LLC Page 13 Yelm Subdivision Yelm, WA Transportation Impact Study 88th Ave cc a L m 10 I SR 510/Yelm Ave/Killian Rd Project -~ Site 3 a, c c 0 0 1,0 ~y y 23 1 1 ~ ~ R ~ tio ,~ r Vallev Rd Cullens St/Coates Rd 30 11 ~2~ v ~ to c ~ S? o ~[ U ~, SR 510/Yelm Ave/Cullens St ~. N do ~ 0 R ~~ti ti~ 510 Canal Rd Ko c t1 z '~ ~ v ~ zo c~a ~rPS 507 '~jt~ 507 ~, SR 510/SR 5/07/~lst St rPj~ S b A ~LP a~yy w~ ~ ~ 104th Ave ~} ~ R°ib u ~ (Not to Scale) Transportation Figure 6 Yelm Engineering P.M. Peak Hour Project Subdivision Northwest, i.~c Generated Traffic Volums Transportation Impact Study ~G1 -____ (~ May 12, 2003 Transportation Ena;ineering Northwest, LlC Page 14 Yelm Subdivision Yelm, WA Transportation Impact study `geti ~~ ' `` `i (~41 (83 ` , 9 ~ B~~tia~ ~~ Trans ortation N May 12, 2003 p Engineering orthWest, LLC Page 15 Transportation Figure 7 Yelm Engineering 2008 P.M. Peak Hour Subdivision Northwest, LLC Traffic Volume Impacts Transportation Impact Study + Yelm Subdivision Yelm, WA Transportation Impact Study PROJECT MITIGATION MEASURES The following system improvements are necessary to accommodate future traffic volumes in the site vicinity regardless of the proposed Yelm Subdivision. - Enhance the SR 510 at Cullens Street intersection by providing the following: separate left-turn only lanes on east/west legs of the intersections or installation of a two-way center left-turning lane on SR 510. This improvement would be a candidate project for inclusion in the transportation facility charge ordinance, and is consistent with the planned SR 510 (Y-5) improvements identified as part of the City's Comprehensive Plan, 2001. To mitigate project traffic impacts, the project would be required to construct full curbs, gutters, and sidewalks along its property frontages on Cullens Street and Killion Road and widen the roadway cross-section to the City's minimum standards between the site access roadway and the improved road section. In addition, the City of Yelm administers a traffic mitigation impact fee rate on all proposed developments within the City to be applied to traffic-related improvements projects. The City of Yelm would determine and apply the charge on a per unit basis at the time of building permit issuance. Currently, this traffic impact fee is approximately $750 per single- family home. No other mitigation measures would be required as part of the proposed Yelm Subdivision. (~ May 12, 2003 Transportation EngineeringNorthWest, LLC page lb / ~~F THE p~9~ • a ~_ Cl o Yelm a M 105 Yelm Avenue West P.O. Box 479 YELM Yelm, Washington 98597 WASHINGTON (360) 458-3244 NOTICE OF PUBLIC HEARING YELM HEARING EXAMINER DATE: Monday, October 6, 2003, 9:00 a.m. PLACE: Council Chambers, City Hall, 105 Yelm Ave W., Yelm WA PURPOSE: Public Hearing to receive comments regarding the proposed Cherry Meadows subdivision of 40.42 acres into 202 single-family residential lots. Case #SUB-03-8340-YL APPLICANT: D&D Associates, Don Findlay PROJECT LOCATION: 40 Acres located between Cullens Road and Killion Road, North of Yelm Ave. West, Yelm, WA 98597 The City of Yelm Hearing Examiner will hold a public hearing to receive comments on the proposed Cherry Meadows Subdivision. 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 written comments on the proposal, received by the close of the public hearing on Monday, October 6, 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 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, call the City Clerk, Agnes Bennick, at (360) 458-8404, at least 4 days before the meeting. ATTEST: City of Yelm ,~ - a ~ p~. Agn:~ s Bennick, City Clerk DO NOT PUBLISH BELOW THIS LINE Published in the Nisqually Valley News: Friday, September 26, 2003 Mailed to Adjacent Property Owners and Posted in Public Places: September 24, 2003. The City of Yelm is an Equal Opportunity Provider ~x~; ~~~- ~~T Yelm City Council 2 Oct. 03 Yelm, WA Subject: Case #SUB-03-8340-YL Cherry Meadows Dear Sir or Madam, RECEIVED ~.. ~i :a :_ %~~ Per............ Regarding subject case, I've given it some thought and I've come up with three reasons why the Council would even consider adding 400 more cars and 600 more people to Yelm's already overburdened infrastructure. They are as follows: 1. No one on the Council lives or drives in Yelm, so the gridlock on weekends and at rush hours is not an issue. 2. The Council WANTS to turn Yelm into a seedier version of South Hill Puyallup. 3. The Council believes that if Yelm is over-crowded sufficiently, the Federal Government will provide assistance in mitigating our infrastructure problems. 200 homes? Does it have to be 200? Can't we put these homes on 1/2 acre lots to cut down on some of the population and end up with homes that will still be desirable 15 years from now? I doubt that my opinion will cause so much as a pause in this mindless development frenzy that I`ve seen over the decades here in Washington State. So, I'll close by asking you to look kindly upon my future request to sub-divide my little two acres. My land will no longer be the nice, quiet rural setting that motivated me to buy here in the first place. OK, two acres. I'm figuring I should be able to cram 25 or 30 "affordable" homes in that space, then I can pack up and "get out of Dodge." That is, if I can get someone to let me out on Yelm Ave. Thanks, Ruth Gardner 9003 Mountain View Rd. Yelm, WA 98597 < <- •~ ~,~~ T~ ~ STAFF REPORT City of Yelm Community Development Department L To: Mayor Rivas Yelm City Council From: Grant Beck, Director of Community Development Date: October 2, 2003 Subject: Street Vacation -Cherry Meadows Issue Don Findley, D&D Associates, LLC, has requested the vacation of an unopened public right-of way as part of his application for preliminary approval of a subdivision of approximately 40 acres into 202 single family lots. Background Cherry Meadows is a proposed 202 lot subdivision located between Cullens and Killion Roads and just south of the proposed 510507 Loop corridor. In order to apply for the subdivision, the applicant purchased a small strip of land located south of the proposed Loop corridor and north of an unopened 40 foot City right-of-way connecting Cullens and Killion Roads in order to provide an open space buffer between the proposed development and the future 510507 Loop. The Community Development Department has recommended the Hearing Examiner approve the proposed subdivision with the condition that the Council vacates the unopened right-of-way. The hearing on the proposed subdivision was held on October 6, 2003. The unopened right-of-way is not on the Six Year Transportation Improvement Plan, nor identified in the Transportation Comprehensive Plan as a potential project for constnaction. The unopened right-of-way does not align with any other east-west streets. The construction of a street within the unopened right-of-way would require additional dedication of land from the adjoining property owners. The construction of a connecting street between Cullens and Killion would be a benefit to traffic flow as there is currently no connection between these Roads other than Yelm Avenue (SR 507). However, the subdivision will constnact a through street constructed to City standards and dedicated to the public as part of the development. This street will fulfill the same benefits as a street constructed in the unopened right-of-way with no public expenditure. Chapter 35.79 RCW states that the City Council can require that the abutting property owners compensate the city in an amount which does not exceed one-half the appraised value of the area vacated. The Community Development does not recommend compensation in this Page 1 of 2 particular situation because a through street will be provided as part of the development which replaces the vacated right-of-way. Recommendation The Community Development Department recommends the City Council approve the vacation of the unopened City right-of-way between Cullens and Killion Roads subject to the final subdivision approval of phase I of the subdivision of Cherry Meadows (SUB-03-8340-YL) and the construction of the subdivision street which connects Cullens and Killion Roads. Page 2 of 2 CITY OF YELM ORDINANCE NO. 791 AN ORDINANCE vacating unopened street right-of-way between Cullens Road and Killion Road in a portion of the West'/ of Section 13, Township 1 North, Range 1 East W.M. and transferring title to such property accordingly. WHEREAS, a petition has been filed bearing the signatures of the owners of two-thirds of the property abutting the right-of-way described below; and WHEREAS, the Yelm City Council has held a duly advertised public hearing regarding the request and finds that such vacation would be in the public interest; NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF YELM, WASHINGTON DO ORDAIN AS FOLLOWS: Section 1. That the portion of the unnamed, unopened right-of-way in the W'h of Section 13, Township 1 North, Range 1 East, W.M. lying between the easterly right-of--way line of Cullens Road and the westerly right-of-way line of Killion Street, Thurston County, Washington is hereby vacated. Section 2. That title to said right-0f-way shall vest in the owners as of the date of final subdivision approval by the City Council of the Cherry Meadows subdivision. Section 3. That a copy of this Ordinance shall be recorded by the City Clem with the Auditor of Thurston County. Section 4. This Ordinance shall be effective November 6, 2003, being a date no less than five days following publication. PASSE n igned i au#hentication on this 22~d day of October, 2003 Ada Rivas, Mayor Attest: ~. 1 y i Ag s P. Bennick, City Clerk Passed and Approved: October 22, 2003 Published: Nisqually Valley News, October 31, 2003 Ordinance Number 791 Page 1 of 1 WALTON LN 5E $~ AVE S . ~' w I vs ~ :.. ~ ~ z w ' ~' Jecto ~` i~ m ego r ~ Site y ~ „ 93RD AVE SE ~ z Q w _ ~ ' to .,t v ` z ~~ Y \ a ~ ~s°~ ~ ` J z 0 ~~ ~ `~ ti4 ~ R '~ ~O ..r ~, s `~ a a ~- ~ BERRY YAtLEY S j"S ~Z'' ~' ~ c Ri a: O~ 4 ~Q Y RD ~ e - m I/ ~F THE p~-~ ~~ 9. Ci o del m a n+ 105 Yelm Avenue West YELM P.O. Box 479 WASHINGTON Yelm, Washington 98597 (360) 458-3244 Date: September 2S, 2003 To: Stephen Causseaux, Jr., Hearing Examiner From: Tami Merriman, Assistant Planner Re: Cherry Meadows Preliminary Plat, SUB-03-8340-YL LIST OF EXHIBITS: Exhibit I -Site Plan, dated May 15, 2003 Exhibit II -Notice of Application Exhibit III -Mitigated Determination of Non-Significance, and comment letters. Exhibit IV -Letters of Intent, Open Space Improvements and Tree and Vegetation Exhibit V -Public Hearing Notice \~ Applicant. D&D Associates, LLC; Don Findlay `' ~ P.O. Box 310 Gig Harbor, WA 98335 ,. ~ Location: The project site is approximately 40.42 acres, located between Cullens Road, and Killion Road, approximately 1800 feet north of Yelm Avenue West. ~. ~- ~ uo' Proposal: :~ The applicant proposes to subdivide 40.42 acres into 202 single-family residential lots. ~ z ~ The proposed plat includes stormwater facilities, open space, and new streets. The Z ~~ project is planned to be constructed in three (3) phases. DEPARTMENT ANALYSIS AND FINDINGS: 1. Public Notice. Notice of the Public Hearing was published in the Nisqually Valley News on Friday, September 26, 2003, and posted in public areas on Wednesday, September 24, 2003. The notice was mailed to adjacent property owners, and the applicant, on September 24, 2003. 2. Existing Land Use, Zoning, and Density. The site is a 40.42 acre parcel, situated between Cullens Road, and Killion Road, north of Yelm Avenue West. The site is zoned Moderate Density Residential (R-6), Chapter 17.15 Yelm Municipal Code (YMC). In the R-6 District, the maximum density is six (6) units The City of Yelm is an Equal Opportunity Provider per acre, with a minimum density of three (3) units per acre. As proposed, the density of the project is 4.98 units per acre. 3. Lot Size and Setbacks. The R-6 District does not have a minimum or maximum lot size but it does have standard yard setbacks. Lots appear to provide adequate setbacks. For traffic safety, driveways for corner lots should have specific driveway locations. (See Condition #1). 4. Adjacent Land Uses and Zoning. The property directly to the north is zoned R- 6, and is vacant. The properties to the east and west are outside the City limits, and are zoned 1 /5 Rural Residential. The property to the southeast is zoned R-6, and is currently asingle-family residential use. The property to the southwest is vacant and zoned C-1 Commercial. 5. Open Space. Chapter 16.14 requires a minimum of five percent of the gross land area to be dedicated as open space. For 40.42 acres, the minimum requirement for open space is 88,034.76 square feet. The proposed open space is approximately 102,94 sq. ft. The open space must also provide one or more of the following uses: environmental interpretation, or other education; park, recreational land, athletic fields; off-road footpaths or bicycle trails; or any other use found by the City to further the purposes of the open space chapter. The applicant has provided a letter of intent for the open space use, providirig pedestrian pathway corridors throughout the development, and both passive and active uses in the large open space Tract A. The open space area to the north of the proposal (Tract F) is adjacent to the future transportation corridor for the SR 510/507 improvement. The development is required to provide an earthen berm screening landscape on the north property line as the perimeter landscape, and future screening for the 510/507 improvement. 6. Schools. 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. This request became a mitigating condition of the Environmental Determination. 7. Transportation and Site Access. The property fronts on two neighborhood collector streets, Cullens Road, and Killion Road. Cullens Road is currently two drive lanes with a chip seal surface. Killion Road is also a two drive lane with a chip seal surface. Yelm Municipal Code, Chapter 16.16.090 states; "The layout of streets shall provide for continuation of streets existing in adjoining subdivisions. When adjoining property is not subdivided, streets in the proposed plat shall provide R:1Project Files\SUB Full Plat Subdivision\8340 Findlay -Rosewood Pre -Cherry Prairie\8346 Hearing Examiner Report.doc Page 2 of 10 access to such unplatted property in accordance with the Yelm Transportation Plan." The plat, as proposed, meets this standard by a road connecting Cullens and Killion Road. The Yelm Transportation Plan states; "The City of Yelm recognizes that increasing connections throughout the City not only reduces traffic congestion, but also increases the sense of unity of the community. Therefore, the City will limit the use of cul-de-sacs, dead-end streets, loops, and other designs that form barriers. The City will seek to minimize impacts of through traffic upon residential neighborhoods by employing narrow streets, curves, indirect access routes, and other features." The plat, as proposed, meets this standard by "bulb-outs" in the main streets, connecting the pedestrian pathways through the development. 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's transportation system. A single family home generates 1.01 p.m. peak hour trips per unit. The Transportation Facility Charge (TFC) per unit is $757.50, and payable at time of building permit. The traffic impact analysis (TIA) submitted as part of the subdivision application indicates that the project will generate 1,960 vehicle trips per day, with a PM peak of 205 vehicles per hour. The TIA indicated that: The intersection of West Yelm Avenue (SR 510) and Cullens Road will be at Level of Service (LOS) F with an average delay of 66 seconds on Yelm Avenue in 2008, assuming a baseline annual growth rate of 4%. Southbound on Cullens entering Yelm Avenue will be a LOS F with an average delay of less than 100 seconds. The project will increase wait times to over 100 seconds in each instance. The intersection of West Yelm Avenue and Killion Road will be LOSE (LOS F southbound on Killion) in 2008 and the project will increase the average delay slightly. Frontage improvements will be constructed along Killion Road and Cullens Road. Killion Road and Cullens Road will be widened to 24 feet from the entrances to the subdivision to the improved roadway. The City issued a Mitigated Determination of Non-significance pursuant to SEPA for the proposal. The MDNS found that the project would have a probable significant impact on traffic that would be mitigated if the following condition were met: R:\Project FileslSUB Full Plat Subdivision\8340 Findlay -Rosewood Pre -Cherry Prairie\8346 Hearing Examiner Report.doc Page 3 of 10 Prior to final subdivision approval of Phase I of the proposal, the following transportation improvements shall be complete: The developer shall widen Cullens Road from the subdivision entrance to West Yelm Avenue to a width of 24 feet. The developer is solely responsible for the expense of this improvement. At its intersection with West Yelm Avenue, Cullens Road shall be widened to include a northbound lane from West Yelm Avenue, a left turn lane onto West Yeim Avenue, and astraight-through/right turn lane onto West Yelm Avenue. The addition of turn lanes is a partial intersection improvement to mitigate immediate impacts of the development and is based on the developers share of the full intersection improvement. Traffic Facilities Charges shall be credited towards this improvement. At its intersection with Cullens Road, West Yelm Avenue shall be widened to include an eastbound left turn lane at least 125 feet in length. The addition of a turn lane is a partial intersection improvement to mitigate immediate impacts of the development and is based on the developers share of the full intersection improvement. Traffic Facilities Charges shall be credited towards this improvement. Prior to final subdivision approval of Phase II of the proposal, the following transportation improvements shall be complete: The developer shall widen Killion Road from the subdivision entrance to West Yelm Avenue to a width of 24 feet. The developer is solely responsible for the expense of this improvement. Prior to final subdivision approval of Phase III of the proposal, the following transportation improvements shall be complete: At its intersection with Killion Road, West Yelm Avenue shall be widened to include an eastbound left turn lane at least 125 feet in length. The addition of a turn lane is a partial intersection improvement to mitigate immediate impacts of the development and is based on the developers share of the full intersection improvement. Traffic Facilities Charges shall be credited towards this improvement. The City may defer this improvement at the time Phase III is submitted for final subdivision approval based on other development activity impacting the Killion Road intersection with West Yelm Avenue. R:\Project FileslSUB Full Plat Subdivision\8340 Findlay - Rosewa~d Pre -Cherry Prairie\8346 Hearing Examiner Report.doc Page 4 of 10 There is an unopened City road right-of-way located near the northern border of the property. The applicant has requested the City vacate this right-of-way, which request will be heard by the Council in October, 2003. The Community Development Department is recommending the Council vacate the street with the condition that the applicant constructs and dedicates to the public the subdivision street connecting Killion to Cullens. The subdivision should, therefore be reviewed as if the unopened right-of-way were part of the proposal provided preliminary subdivision approval is conditioned upon vacation of the unopened right-of-way. 8. Parking. Chapter 17.72, Off-Street Parking and Loading, requires a minimum parking ratio of two spaces per unit. The developer is proposing at a minimum to provide parking accommodations for at least two vehicles on each residential lot. 9. Wastewater. The project site is in the Sewer Service Area but is currently not connected to the City's STEP sewer system. There is an existing collection line located in the Killion Road right of way. r ,~ ~ Sewer connection fees are charged at the rate of $5,125 per equivalent residential unit (ERU, fee subject to change), payable at building permit issuance. One ~~~ connection would be charged to each residential building lot, and to the existing ~ eV dwelling. All connections require an inspection with a fee of $145.00 per '~ '~ connection, also payable at building permit issuance. ~~' , ~ 10. Water Supply. The proposed site is in the City s water service area but is currently not connected to the City's Water system. There is an existing watermain located in the Killion Road right of way. Water connections are based on a consumption rate of 240 gallons per day, and are charged a current rate of $1,500 per connection (fee subject to change) inside city limits. One connection would be charged to each residential building lot. These fees are payable at building permit issuance. 11. Drainage/Stormwater. 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 City of Yelm Stormwater Manual, for the control and treatment of stormwater runoff. 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 Stormwater Manual requires the developer to submit a final plan consistent with the final impervious calculations for the site. R:\Project Files\SU8 Full Plat Subdivision\8340 Findlay -Rosewood Pre -Cherry Prairie\8346 Hearing Examiner Report.doc Page 5 of 10 Stormwater facilities require continued maintenance to ensure they remain in proper working condition. 12. Fire Protection. Fire protection is provided by Thurston County Fire District #2. As development occurs there will be additional demands for fire service. 13. Police Protection. Police protection is provided by the City of Yelm. As development occurs there will be additional demands for police service. 14. Street Lighting. Adequate street lighting will be required for this project. Street lighting design must meet the City of Yelm's Development Guidelines, and plans submitted to the Community Development Department for review and approval. 15. Landscaping. 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 applicants to provide on-site landscaping for all development proposals. The site is adjacent to properties that are compatibly zoned, with the exception of the commercial piece to the southwest. If the commercial site develops as a commercial project, the commercial development will be required to provide a 15- footdense landscape buffer. When all adjacent properties are zoned residential, the code requires that the perimeter of the site be landscaped with Type II landscaping. In residential subdivisions the city also allows fencing to meet the landscaping requirements for the perimeter of the site. The open space area of Tract F is adjacent to the future 510/507 loop and will be improved with an earthen berm at least 3 feet in height, and 20 feet in width. Road frontage improvements require street trees and grass to be planted in planter strips. Landscaping is also required in the open space, and above ground stormwater facilities. A conceptual landscaping plan has been submitted. Chapter 17.80 YMC requires that at time of civil plan review and approval, the applicant provide a final landscape and irrigation plan for approval. Chapter 17.80.090(F) YMC states that the owner or developer must provide a performance assurance device in order to provide for maintenance of the required landscape until such time the Homeowners Association becomes responsible. 16. Environmental Review. After review of the environmental checklist and supporting documents, a Mitigated Determination of NonSignificance (MDNS) was R:\Project FileslSUB Full Plat Subdivision\8340 Findlay -Rosewood Pre -Cherry Prairie\8346 Hearing Examiner Report.doc Page 6 of 10 issued on August 21, 2003. The comment period expired September 12, 2003. The MDNS is attached as Exhibit III. Comments were received from Yelm Community Schools and Washington State Department of Transportation. 17. Tree and Vegetation preservation. Chapter 14.16.110 YMC applies to new development to preserve existing trees and incorporate them into the development. The applicant has provided a letter of intent to complete a full tree and vegetation plan when detailed civil plans are developed, to determine which trees can be retained. The letter of intent shows the possibility of preserving- trees in the open space area, and along some perimeter lot lines. Findings and Conclusion. 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 below, 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, the City Subdivision Ordinance, and the City's Development Guidelines. D. Staff Recommendation Based on the Analysis and Findings above, and the Conditions of Approval listed below, staff recommends that the Hearing Examiner approve SUB-03-8346-YL. Conditions of Approval. Lot Size and Setbacks 1. Lot size and setbacks are adequate as proposed, however, corner lots shall place driveways and direct house fronts as follows: Lot #1 -Driveway faces east, house fronts to the east Lot #12 -Driveway faces west or south, house fronts to the west Lot #43 -Driveway faces west, house fronts to the west Lot #44 -Driveway faces west, house fronts to the west Lot #76 -Driveway faces east, house fronts to the east Lot #84 -Driveway faces south, house fronts to the west Lot #123 -Driveway faces east, house fronts to the east R:\Project Files\SUB Full Plat Subdivision\8340 Findlay -Rosewood Pre -Cherry Prairie18346 Heariny Examiner Report.doc Page 7 of 10 Lot #125 - Driveway faces east, house fronts to the east Lot #126 - Driveway faces east, house fronts to the east Lot #128 - Driveway faces north, house fronts to the east Lot #147 - Driveway faces north, house fronts to the north Lot #149 - Driveway faces north, house fronts to the north Lot #150 - Driveway faces west, house fronts to the south Lot #170 - Driveway faces north, house fronts to the west Lot #173 - Driveway faces south, house fronts to the west Open Space 2. The applicant shall provide for at least 88,034.76 square feet of open space, with vehicular access provided for maintenance purposes. 3. The applicant shall submit a final improvement plan for the open space. The open space improvement(s) shall demonstrate compliance with Chapter 16.14.050. 4. The applicant shall provide an earthen berm in the open space Tract F, to be at least 3 feet in height, and 20 feet wide. The Tract F open space shall be dedicated to the City of Yelm. Schools 5. The applicant shall enter into an agreement with Yelm Community School district, as required in the MDNS. Transportation 6. Frontage improvements are required for this project. Frontage improvements shall be consistent with the City of Yelm's Development Guidelines. Improvements required for phase I shall include the frontage from the southern property line to the northern entrances on Cullens and Killion Streets. Improvements required for Phase II shall be the remainder of the frontages to the northern property line. 7. The applicant 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 applicant will be responsible for a TFC of $757.50 per unit which is payable at time of building permit, unless previously credited towards traffic related improvements. 8. The applicant shall dedicate the subdivision road connecting Cullens and Killion Streets to the City prior to the vacation of the unopened right-of-way becomes effective. 9. The applicant shall comply with traffic mitigation listed in the MDNS dated August 21, 2003. Off site traffic improvements shall be completed, per phase, prior to final approval of each phase as listed in the MDNS. Sewer 10.The proponent shall connect to the City's S.T.E.P System. There is an existing collection line located in the Killion Road right-of-way. 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. R:1Project Files\SUB Full Plat Subdivision\8340 Findlay -Rosewood Pre -Cherry Prairie\8346 Hearing Examiner Report.doc Page 8 of 10 11. Sewer connection fees are charged at the current rate of $5,125 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. Water 12.The Applicant shall connect to the City's water system. There is an existing watermain located in the Killion Road right of way. The applicant shall submit domestic use and fire flow calculations demonstrating the proposed connection will support the subdivision. 13. Water connection fees are charged at the current rate of $1,500 per connection, (fee subject to change) payable at building permit issuance. All connections require a 5/8" water meter. The fee is $300.00 (fee subject to change) for a pretapped and preplumbed meter installation, payable at building permit issuance. 14.A11 open space areas and planting strips not located within 75' of a hose spigot, shall have an irrigation system with a separate water meter(s). The applicant shall submit final civil plans to the Community Development Department for review and approval. stormwater 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 submit a final storm water report with construction drawings for civil approval. 16.A11 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 Association. The Homeowners Agreement shall include provisions for the assessment of fees against individual lots for the maintenance and repair of the stormwater facilities. Fire 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. Street Lighting 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. R:1Project Files`,SUB Full Plat Subdivision\8340 Findlay -Rosewood Pre -Cherry Prairie\8346 f-tearing Examiner Report.doc Page 9 of 10 Landscaping 22. 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. 23. The applicant shall provide at final plat application, a performance assurance device in order to provide for maintenance of the required landscaping until the homeowners association becomes responsible for landscaping maintenance. Environmental 24.The applicant shall comply with the mitigation conditions of the MDNS issued on August 21, 2003. Subdivision Name and Property Addresses 25.The applicant has reserved the subdivision name of Cherry Meadows with Thurston County Records Department. Prior to the submission of the final subdivision application, the applicant will provide the Building Department with a plat map for addressing. General Public Works 26.The applicant shall submit a grading plan for review and approval prior to any on- site grading. Tree and Vegetation Preservation 27.The applicant shall submit a detailed tree and vegetation plan to the City with Civil Plan Submission. The tree and vegetation plan shall be approved, and all trees to be preserved shall be marked and protected prior to clearing and grading permit issuance. R:\Project Files\SUB Full Plai Subdivision18340 Findlay -Rosewood Pre -Cherry Prairie\8346 Hearing Examiner Report.doc Page 10 of 10 CITY 01= Y~i_M Site Plan EXHIBIT I SUB-03-8340-YL PRELIMINARY SITE PLAN 0 0 N ________T______________ F I W I r I ? o 1 ~~ W - I C 1 h I I I I I ~tC I O I I I O I I °J I 1 ^ [I h I N I ~ ~ ti i , moo' `~ I 1 <I h 1 1 i w I C- I ~ C I `o --- I I I I ~•I ~ I f -----`----L -1-` ~ ¢ --- - - -f-== ---------F - Sao I ~~~$ I I a ~ip ~ I I 2 I Z °u tiVw ~ ~ l L rc m ~°z ~ > I I ~ j - ~ m I ^ I ~J .1 1 I Uj I I I ~ I 1 I it I ~ ' ~ L I i 1 o I'1 - ] !J`„_ `, ~ ~ IHJIU ' {J4 - OI,NI,OLI 1 1 "LI o~l ~ I $IO1 _ ~-snJ- 1 I 1 1 I - I I `-' i m~ - I I `'~f-'1J'` _o_ _ - ~_A /! i I ,'I 1 L t ~ I , / I - I r 1 -fir ~r-ir- r ir-~r it ,r~ir it it ~ ir-'+ -~ f 'Ir-- , I t Im' 1 I II II I 11 II Ilnll Il mll oil 11 1 I I 1 ~ I' -.,~ ~ IN-I I`SII III III ~II 11011 mII Il rJll II II QI'i ~I ~ ~i~ III' ~,J J JL-JL J JL JL_ L L_JL JL J!_J L. 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L~J f.aa~r-~r-ir-i;~-ir-~r~i~ ~ .,1.~ m D o _J 'I r O I. `'°~'I I ~ I ~ 1-i Fll mil ail m~8-il Nil r~.8$I I, t= . 1 - J 11 nl1 II II 011 I- ; L-J L JL_JL JL 1~ J JL_J L__I I II ;.r 71 '~ it li-'i i~ ii ir- 1 ~r~i ilegh .1 i~i ii ii ii Ii nii i ~- -m1~ 'di In ~I 1011 III pll °II t°18^I IIn81^Il nll Il X11 III X11 X11 '~iL~;1011 m='1 '~`I '~,'=I ~1 ~ ._ JL L JL_ _ _ _!L_J L_ _J L_J JL_J , L_J L_J L_JI.IL_J L_J L_J L_ _ _J•-_J! !L_-.~~ ~ , JL J JL _. - - __. _. .._ _ - _~c-_..~~ -- ~=~ ~- --r'--- -- ------r---~---~ -------I ~;"sLrfil w- 3~.-,._---moo aces i1arr~-r.^~a - sa'~ ~ Ob'Od NO/~-7/J/ / / 1 111 I I I I a_t f j ~ I I 111 I , 1 1 5 ~ ~ i 1 ~ i1 - l ~ ( _ q ,- S . ~ V r 1 1 _ _i e i ~. l O« i t \_ r i z ~ i ~ - ~ ~______________,J i 1 1 a d : 2 •~ I~ f i t r 1 ~ I ; I vi •• E~• ~ I - V - ~ tl Exhibit I, Page 1 S 'ti W O - C ~ 4 ~F _~q a'3 ~ vluo ~Z LI t O~ ~" ~Lr~ - \/ _ -_ ~ § <- I ~' °sm § ® ~ ` Date: September 26, 2003 CITY o~ YELn~ NOTICE OF APPLICATION EXHIBIT I1 SUB-03-8340-YL NOTICE OF APPLICATION ,~L ~~ ~-y ~~ c~~r o~ YELiVB =~, ~J~ , PO Box 479 Yelm WA 98597 360-458-3835 ~~~ wAS:il N GIN NOTICE OF APPLICATION Mailed on: Mav 27. 2003 PROJECT NAME AND LOCATION: Rosewood Preliminary Plat Between Cullens and Killion, 1800 felt north of Yelm Ave. W LAND USE CASE: SUB-03-8340-YL An application submitted by D&D Associates, LLC, Don Findlay, PO Box 310, Gig Harbor, WA 98335, for the above referenced project was received by the City of Yelm on May 15, 2003. The City has determined the application to be complete on May 27, 2003. The application and any related documents are available for public review during normal business hours at the Cifij of Yelm, 105 Yelm Avenue W., Yelm WA. For additional information, please contact the Community Development Department at 360- 458-3835. PROJECT DESCRIPTION: The project proposal is to subdivide 40.42 acres into 202 single-family residential lots, in three phases. The first phase, 87 lots, is planned for 2004. Phase 2, 67 lots, is planned for 2005. Phase 3, 48 lots, is planned for 2006. ENVIRONMENTAL and OTHER DOCUMENTS SUBMITTED WITH THE APPLICATION: An Environmental Checklist, Traffic Impact Analysis, Preliminary Stormwater Report, and were submitted with the application Additional Information or Project Studies Requested by the City: No additional information is 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 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 JUNE 10, 2003 This notice has been pro•~ided to apcropriate local and state aeencies, and property o~r~ners within 300 feet of the project site. These recipients, and any others ~;rho submit a vrrtten request to be placed on the mailing list, will also receive the following items when available or if applicable: Environmental Threshold Determina,ion, Neiice cf Public Hearing and i~lotice of Final Decision. If the proposed project requires a City Council decision, it vaill be mailed to all these who participate in the public hearing and to anyone else requesting the decision in vrritir,g. Additionally, there vrill be a 14-day public comment period if an ~.~. . ErIVirGnmenC21 determination IS issued. ODpCrtUnlCieS ;rr appeal OCCUf V/Itilln iN°_ni`/ one (2 i}days 8ii..i the date the em~ircnmental determination is issued. City Council decison car be aooealed through Superior A ^~als of ste a~• ~• ~ toed vri;hin 14 days of Notice of Final Decision. Court p~,... plan fe'ri ,r d cisons m~./ b., Exhibit II, Page 1 Date_September 26, 2003 CITY OF YELM Determination of iVonsignificance and Comment Letters EXHIBIT III SUB-03-8340-YL SEPA N0: 8340 MITIGATED DETERMINATION OF NONSIGNIFICANCE Proponent: D&D Associates, LLC Description of Proposal: Subdivide 40.42 acres into 202 single-family residential lots. The project includes the construction of stormwater facilities, interior streets, and street improvements to Killion Road and Cullens Road. Location of the Proposal: The project site is located between Killion Road and Cullens Road, approximately 1800 feet north of Yelm Ave. West. Section/Township/Range: Section 13, Township 17N Range 1 E. 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: August 21, 2003 Com line: September 12, 2003 at 5:00 P.M. ooe eadliiiel, ~ September 19, 2003 at 5:00 P.M. Grant Development Director This~Mitigated 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 September 12, at 5:00 P.M. The City of Yelm will not act on this proposal prior September 19, 2003, at 5:00 P.M. You may appeal this determination to the Yelm Hearing Examiner, at above address, by submitting a written appeal no later than September 19, 2003, at 5:00 P.M. 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 Code (Title 17 YMC), Critical Areas Code (Chapter 14.08 YMC), Storm water Drainage Design and Erosion Control Manual (DOE), Uniform Building Code, State Environmental Policy Act (SEPA) (Title 14 YMC), Road Design Standards, Platting and Subdivision Code (Title 16 YMC), and the Shoreline Master Program. DO NOT PUBLISH BELOW THIS LINE Published: Nisqually Valley News, Friday, August 29 Fosted in public areas: Friday, August 29 Copies to: All agencies citizens on SEPA mailing list and adjacent property owners Dept. of Ecology w/checklist Exhibit III, Paye 1 Date: September 26, 2003 CITY OF YEL1V1 Determination of Nonsignificance and Comment Letters ExH~eiT lii SUB-03-8340-YL ATTACHMENT SEPA Casa Number 8340 Findings of Fact 1. This Mitigated Determination of Non Significance is based on the project as proposed and the impacts and potential mitigation measures rer1ected in the following environmental documents: • Environmental Checklist (dated May 15, 2003, prepared by Parametrix) • Traffic Impact Analysis (dated August 18, 2003, prepared Transportation Engineering Northwest) • Preliminary Storm Drainage and Erosion Control Report (dated May 2003, prepared by Parametr'uc) 2. The traffic impact analysis (TlA) submitted as part of the subdivision application indicates that the project will generate 1,960 vehicle trips per day, with a PM peak of 205 vehicles per hour. The TIA indicated that: The intersection of W est Yelm Avenue (SR 510) and Cullens Road will be at Level of Service (LOS) F with an average delay of 66 seconds on Yelm Avenue in 2008, assuming a baseline annual growth rate of 4%. Southbound on Cullens entering Yelm Avenue will be a LOS F with an average delay of less than 100 seconds. The project will increase wait times to over 100 seconds in each instance. The intersection of WestYelm Avenue and Killion Road will be LOSE (LOS F southbound on Killion) in 2008 and the project will increase the average delay slightly. Frontage improvements will be constructed along Killion Road and Cullens Road. Killion Road and Cullens Road will be widened to 24 feet from the entrances to the subdivision to the improved roadway. The City of Yelm has adopted a concurrency management system as required by the Growth Management Act. Chapter 15.40 YMC (concurrency Management) is designed to ensure that the improvements required to support development are available at the time of development. A concurrency determination maybe issued for a proposal as it relates to transportation issues when: the development provides on-site frontage improvements; the project makes off-site improvements as necessary to provide for the safe movement of traffic; and the project makes a contribution to projects identified the six year transportation improvement program in the form of a Transportation Facilities Charge. The Growth Management Act at Section 36.70.070 (6){b) states that a finding of concurrency can be issued when required improvements are in place at the time of development or that a financial commitment is in place to complete the improvements or strategies within six years. Improvements to West Yelm Avenue, including a two way center turn lane, is listed as a project on the 2003 - 2008 Transportation Improvement Program. WestYelm Avenue is a State Highway (SR 510). There is no financial commitment currently in place to complete the improvement. Improvements to Cullens Road and Killion Road at their intersection with West Yelm Avenue (SR 510) are listed as projects on the 2003 - 2008 Transportation Improvement Program. There is no financial commitment currently in place to complete the improvement. 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. Exhibit III, Page 2 Date: September 26, 2003 CITI( OF Y~LM Exl-~isiz !i! Determination of Nonsignificance and Comment Letters SUB-03-$340-YL Conclusions of Law and Mitigation Measures i. The developer 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 of Phase 1 of the proposal, the following transportation improvements shall be complete: The developer shall widen Cullens Road from the subdivision entrance to West Yelm Avenue to a width of 24 feet. The developer is solely responsible for the expense of this improvement. At its intersection with West Yelm Avenue, Cullens Road shall be widened to include a northbound lane from West Yelm Avenue, a left turn lane onto West Yelm Avenue, and astraight-through/right turn lane onto West Yelm Avenue. The addition of turn lanes is a partial intersection improvement to mitigate immediate impacts of the development and is based on the developers share of the full intersection improvement. Traffic Facilities Charges shall be credited towards this improvement. At its intersection with Cullens Road, West Yelm Avenue shall be widened to include an eastbound leit turn lane at least 125 feet in length. The addition of a turn lane is a partial intersection improvement to mitigate immediate impacts of the development and is based on the developers share of the full intersection improvement. Traffic Facilities Charges shall be credited towards this improvement. Prior to final subdivision approval of Phase II of the proposal, the following transportation improvements shall be complete: The developer shall widen Killion Road from the subdivision entrance to West Yelm Avenue to a width of 24 feat. The developer is solely responsible for the expense of this improvement. Prior to final subdivision approval of Phase III of the proposal, the following transportation improvements shall be complete: At ifs intersection with Killion Road, West Yelm Avenue shall be widened to include an eastbound left turn lane at least 125 feet in length. The addition of a turn lane is a partial intersection improvement to mitigate immediate impacts of the development and is based on the developers share of the full intersection improvement. Traffic Facilities Charges shall be credited towards this improvement. The City may defer this improvement at the time Phase Ill is submitted for final subdivision approval based on other development activity impacting the Killion Road intersection with WestYelm Avenue. 3. The developer shall enter into an agreement with the Yelm School District to mitigate project impacts to the school district. Exhibit III, Page 3 Date: September 28, 2003 c~TY o~ YELn~ Determination of Nonsignificance and Comment Letters EXHIBIT III S~l8-03-8340-YL >;~~:~ t' Jlli? ~ ii 2G0 YEL1Vd COYI~IUNITY SCHOOL. Whef-e all students can learn and grow Erling Birkland Director of Facilities June 5, 2003 Mr. Grant Beck Community Development Director City of Yelm PO Box 479 Yelm, Washington 98597 RE: SUB-o3-834oYL Dear Mr. Grant: Yelm Community Schools requires Mitigation Agreements for all sub-divisions. Please include the Mitigation provision as part of the SEPA requirements. Should you have any questions please call me at 458-6128. Sincerely, rluZg . Bir - .~ ` F i itzes Director Yelm Community Schools 1_ii!.._I (('(?\l~il?V I"(-'i ~CiInO[ ~ 1 ~:1~ ~p_ail.2NnN"''~ ~'a"I"' i'tii'LO'i iC°.:\`:i1 i!Q1,l.CJ'.~'~'CI-1_1.F. I;~ I? h:(~I'Iitf~:.'.1 i~.?.'iS, qn.; ScLn .Avcnuc ~': cst. f'. O. f:n±q'~,. 5clm, 1`i achinann 9.4 ;:17. (:4hn}.1 ;H~lu 2N. }~;1:< (;i~TM') •6i it-hq;y.} Exhibit III, Page 4 Date: September 26, 2003 Ci~r o~ Y~~.~ Determination of Nonsigniiicance and Comment Letters EXHIBIT I11 SUB-~3-834-YL ~i~~ G 3 ?ppp ~25~'31i7~#®q9 ~$a~~ De}~art~ent off Trar~s~ortatia~ Gou~las 3, Mlaci3onald Secretary of Transportation July 2, 2003 Olyna~plc :legion tiyeadqua~ers 5720 Capitol Boulevard, Tumwater P.O. Box 47440 Olympia, WA 98504-7440 300-357-2"000 Fax 360-357-260"1 T T 1': 1-800-833-6388 vnwv.wsdot.wa.gav Ms. Tanis Merriman City of Yelm Community Development Department P.O. Box 479 Yelm, WA 98597 RE: SR 510, MP 15? Left Vicinity Rosewood Plat, SUB-03-8340-YL EC File No. 2003-059 T Dear Ms. Merriman: We have received and reviewed the submitted Traffic hnpact Analysis (TIA) and have the following comments: We request the proponent provide a continuous Two Way Left Tum Lane (TWLTL) on SR 510 from Killion Road to Cullens Street. This new TWLTL will need to provide 100 feet of storage approaching Killion Road fiom Olympia, and 100 feet of storage approaching Cullens Street from the SR 510/SR 507 US. This TWLTL is identified in the City of Yelm 2001 Comprehensive Plan. The roadway is to be widened s}nnmetricatly about the centerline and constntcted in accordance with Design Mamiai Figure 910-1 l e. The minimum calculated taper len~_ths are 193 feet approaching from Olympia, and 138 feet approaching from the SR 510/SR 507 US. We request the proponent evaluate, upgrade, and provide sidewalks or shared use paths alone SR 510 bet~i~een Killion Road and Cullens Street. The WSDOT Route De~~elopment Plan for SR 510 dated 1997 recommends the installation of sidc~~ ally and bike lanes ~~ ithin the 'elm City Limits. Refer to Chapter 10 of the Dcsi~_n Manual to c~ aluate the side~~ alk. hike lane. or shared use path requirements. «~ sLILLtSt cOlltactins the school district's safety many ier to determine the ~~~a}kin~~ routes for their chi}dren as per DestRn ~'Ianual 1O25.t)(?. \~~c vro rcqucstil;~_ the }~roponcnt contact the local transit a~~ency to determine i the project ~~ ill impact the c~istinu bus stops. 7~hcrc mad- he a need to relocate. rhuild e,r ,ulel a ne~~ transit stop ~.~ ithin the limits ~,f the pr~~ject. Exhibit III, Page 5 Date: September 26, 2003 CITY OF YELlIJI Determination of Nonsignificance and Comment Letters EXH18iT Ilf S!.l~-03-8340-YL Ms. Nlemman July 2, 2003 Page 2 We are requesting these improvements because our evaluation of impacts shows the proposed development adds significant new trips to the existing highway system (1,962 net new trips daily and 207 net new trips during the PM peak). We estimate the development will negatively impact the following SR 510 intersections: Killion Road US, Cullens Street US, SR 507/ls` Street. and Mountain View/Ye1m High School US. The added project trips will further degrade the level of service and average delay of the SR 510 comdor in this area, as shown on Table 3, page 11 of the TIA. The largest degradation will occur at the Cu1_lens Street I/S where the average delay will increase from 36 seconds to 90 seconds, and the Level Of Service will drop from an E to an F. If you have any questions regarding these corrunents, please contact Lany Anderson at (360) 357-2709. Suicerely, ._ ~-~ Dale C. Severson, P.E. Development Services Engineer WSDOT, Olympic Region DCS:ypl LLA Exhibit III, Page 6 Date: September 26, 2003 CITY OF YELM OPEN SPACE AND TREE AND VEGETATION PLAN EXH181T IV SUB-03-8340-YL ~~ b r (1 ID n~ 00 n; m~ s a 0 Z m :"s s ~_ t° 9 3 . a s:e a<3 43. I~~ ~ k s~ _~ a~ 3 3 O Z Exhibit IV, Page 1 a~ K/LLION ROAD - ~- - - - ---- - - ~{ ~ _I» N _ _T_ _IV -.~ ~ - ~~^ ~ ~ s ~~ a $ ( °~e= ~ -s: W I 1, o f ` L ° r^ ° - ~ ~' ~ Trecl'C_ I ~ -\Trad 8' ~ ~ ~ o ~y 1. N w ~ ~ m m ~ - _ -- ,- ~ N N ~~~ o ,. a I' ° ~ fr ~, ~ s ' ~ I e N ' ~ ~ ` q ~ / II I ~ i~ (e ° I' ~ - I~ tl - ii I m ~ I~~ e_ ~ H „ ~. ~~ _ ~~ -~ ~,. ,~~ g~~ a~o~ia~i~ ~~ ~~ l !~~ l ,~ ____ ~ _~ -J / - - -~ ~ ! A m l i ,~ r f ----1•=~1 la ~ I~ ~ ~ ~ t ~. - ; ~ r ~I I E a ~ I i ~ I a i ~ I ~ a ~ _ I I a '• - ~~ I 1 ;~ ~ ~ ~ ,.i ~ I -,~~i N f- - ~ , I i-~ m~ .m_~j. Vii: ~o~~ I~ ~i I` 'I _ ~ I~~ , -;~ ~~ ~~ vi ~ ~-___ ~_ -; ~, ~,~ CiULLCIVJ nvr~ ~ ~ a~a~ - ~, ~~3 =s. ---- ' °- aa'ai' ~' °;g~-- ~ ~~ .7 ~; J_____ _ _ - _ _ _ = 1 _ ^ - ^ I Date; September 26, 2003 CITY of Y~~~t OPEN SPACE AND TREE AND VEGETATION PLAN ExHaBIT I`~/ SUE3-03-8340-YL Cherry Meadows Tree and Vegetation Plan The site is primarily pasture with trees sparsely scattered throughout the northern half of the site and a small grouping of trees located on the southeastern portion of the site. The dominate species is Douglas Fir. Until more detailed civil plans are developed the final grade and elevations that will be needed to accommodate the construction of stonnwater facilities and infrastructure improvements are undetermined. Final grades will substantially influence which trees can be retained. It is anticipated that trees located in the following areas may not be significantly impacted by grading and will lend themselves to tree retention. o Trees located along the northern property lines of lots 23 - 27. • Trees located in open space, Tract A. • Trees along the very most southerly property line in the area of Tract G and Lots 46-48. • Trees that are located in the area of common backyard property lines for lots 100-105 and 116-121. The applicant proposes to evaluate and identify trees for retention when the final grading plan is being prepared. Upon approval of the designated trees by the City, the applicant will field mark the trees for retention. The root zones of all trees marked for retention will be protected by the placement of construction fencing. Exhibit IV, Page 2 Date: September 26, 2003 CITY OF YELM PUBLIC HEARING NOTICE EXHIBIT V Si~B-03-8340-YL / ~~ THE A+Q y ~ 9~~i Y~LM WQSHINGTQN City of Yelm IO.i Yelm Avenue West P.O. Box 479 Yelm, Washington 98.197 (360) 4.58-3244 NOTICE OF PUBLIC HEARING YELM HEARING E :AMINER DATE: 141onday, October 6, 2003, 9:00 a.m. PLACE: Council Chambers, City Ha11,105 Yslm Ave W,, Yelm WA PURPOSE: Public Hearing to •receive comments regarding the proposed Cherry Meadows subdivision of 40.42 acres into 202 single-family residential lots. Case ~#SUI3-03-8340-YL APPLICANT: D&D Associates, Don Findlay PROJECT LOCATION: 40 Acres located between Cullens Road and Killion Road, North of ~felm Ave. West, Yelm, WA 98597 The City of Yelm Hearing Examiner will hold a public hearing to receive comments on the proposed Cherry Meadows Subdivision. 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 written comments on the proposal, received by the close of the public hearing on Monday, October 6, 2003. Such written comments may be submitted to the City of Yelm at the address shown above, or mailed to the City of Yeim 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, call the City Clerk, Agnes Bennick, at (360) 458-8404, at least 4 days before the meeting. AiIEST: City of Yelm Agnes i3ennick, City Clerk DO NOT PUBLISH Ei=LOV/ THIS LINE P~r.l;s;,o.d in the Nisqually Valley (~!e~.vs: Frida~/, September 2F,, 2003 ivlai!ed to AdjaCeni Property O~rrners and Posted In Public Places: September 24, 2003. TJii• Crh~ nl li•Irri is mt f.r~nnl l)~r~lnrfuiiihl ('rn~~itll'r Exhibit V, Page 1 Date: September 26, 2003 ^The Shea Group a Parametrix company To: Tami Merriman City of Yelm PO Box 479 Yelm, WA 98597 Date: August 22, 2003 Project Number: 257-4520-001 Project Name: Findlay Preliminary Plat We are transmitting the following materials: Two copies of the following: 11" x 17" open space site plan, including narrative Narrative of proposed Tree and Vegetation Plan Comments: Don would like to use Cherry Meadows for the subdivision name. Please call me if you have any questions. These are: ®PER YOUR REQUEST Sent Via: ^ U.S. MAIL ^ FOR YOUR INFORMATION ^ GROUND SERVICE ® FOR YOUR REVIEW AND APPROVAL ^ EXPRESS OVERNIGHT ^ FOR YOUR FILES ^ COURIER ^ FOR YOUR ACTION ®HAND DELIVERY/PICKUP Sincerely, cc: Don Findlay 1 ~` ~` Cathie Carlson 360-459.3609 • 360-459-0154 fax 8830 Talton Lane, Suite B, Lacey, WA 98516 • PO Box 3427, Lacey WA 98509.3427 TRANSMITTAL FORM Quality Service Through Employee Ownership oaio~ Cherry Meadows Tree and Vegetation Plan The site is primarily pasture with trees sparsely scattered throughout the northern half of the site and a small grouping of trees located on the southeastern portion of the site. The dominate species is Douglas Fir. Until more detailed civil plans are developed the final grade and elevations that will be needed to accommodate the construction of stormwater facilities and infrastructure improvements are undetermined. Final grades will substantially influence which trees can be retained. It is anticipated that trees located in the following areas may not be significantly impacted by grading and will lend themselves to tree retention. • Trees located along the northern property lines of lots 23 - 27. • Trees located in open space, Tract A. • Trees along the very most southerly property line in the area of Tract G and Lots 46-48. • Trees that are located in the area of common backyard property lines for lots 100-105 and 116-121. The applicant proposes to evaluate and identify trees for retention when the final grading plan is being prepared. Upon approval of the designated trees by the City, the applicant will field mark the trees for retention. The root zones of all trees marked for retention will be protected by the placement of construction fencing. Cherry Meadows Tree and Vegetation Plan The site is primarily pasture with trees sparsely scattered throughout the northern half of the site and a small grouping of trees located on the southeastern portion of the site. The dominate species is Douglas Fir. Until more detailed civil plans are developed the final grade and elevations that will be needed to accommodate the construction of stormwater facilities and infrastructure improvements are undetermined. Final grades will substantially influence which trees can be retained. It is anticipated that trees located in the following areas may not be significantly impacted by grading and will lend themselves to tree retention. • Trees located along the northern property lines of lots 23 - 27. • Trees located in open space, Tract A. • Trees along the very most southerly property line in the area of Tract G and Lots 46-48. • Trees that are located in the area of common backyard property lines for lots 100-105 and 116-121. The applicant proposes to evaluate and identify trees for retention when the final grading plan is being prepared. Upon approval of the designated trees by the City, the applicant will field mark the trees for retention. 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C '1 W tE II Q I' I R nl 1 ug ~ rvT "' i n~ ~ ' ~~ ~ I 1 o t0 ~/ ~ ~ f0 to I Q I I I c0 I ^ I N ^ ~ O ~ O~ ~D fD I~ <O f0 f0 N fp V f0 I ~aa`. `~r-° Otyob/ IVO~~~~~1 wnuwmm ..®~.,~ _«.n~.« .x,vv I G S ~ 4~7~X6 ~a~~nS ~5,~3i1X f0/LO/ZO 31V0 S30VWI Yelm 105 Yelm Avenue West P.O. Box 479 Yelm, Washington 98597 (360) 458-3244 July 28, 2003 Michael Read, PE l-ranspo~ation Engineering Northwest 16625 Redmond Way, Suite M, PMB-323 Redmond, WA 98052 RE: Additional Information for TIA Rosemont Subdivision Yelm Project No. SUB-03-8340-YL Dear Mr. Read: Thank you for your recent Transportation Impact Analysis for the above referenced project. This letter is to request additional information for our review of this project. We have reviewed the report and have the following questions or concerns. 1. The Level of Service for the some of the intersections modeled in the report appears to be lower than what we have seen in other Transportation Impact Analysis. Please review and revise or explain what assumptions were used to produce the outputs shown in the TIA. 2. The completion of the transportation improvements should be completed by the year 2005 not 2008. The year 2008 is used for phasing of the subdivision lots. The improvements will need to be completed much sooner than the lots. 3. The City of Yelm uses a 4% annual growth for it ADT volumes. This needs to be revised in the report. 4. The section of the report, listing the City of Yelm's Six Year Transportation Improvement Plan needs to be updated and revised. The Killion Road intersection section. is ok. The remaining two descriptions need to be revised. 5. The project mitigation measures section beginning with, "To mitigate project traffic impacts...the improved roadway section', needs to be explained further. We are unsure what improvements are being constructed and in what areas the construction is taking place. The project review has been placed on hold until the additional information has been resubmitted. If you have any questions or concerns please do not hesitate to call me at (360) 458-8438 or contact me by email at jimgibson@ywave.com. Respectfully Community Development Department ~~ ~~~ dim Gibson Development Review Engineer CC: Grant Beck, City of Yelm Tami Merriman, City of Yelm'~ Cathie Carlson, Parametrix .~ Washington State Department of Transportation Douglas B. MacDonald Secretary of Transportation July 2, 2003 Ms. Tami Merriman City of Yelm Community Development Department P.O. Box 479 Yelm, WA 98597 RE: SR 510, MP 15.2 Left Vicinity Rosewood Plat, SUB-03-8340-YL EC File No. 2003-059 T Dear Ms. Merriman: ~. ~.. ~.a' r v ~ ~1 JUL 0 3 2003 Olympic Region Headquarters 5720 Capitol Boulevard, Tumwater P.O. Box 47440 Olympia, WA 98504-7440 360-357-2600 Fax 360-357-2601 TTY: 1-800-833-6388 www.wsdot.wa.gov We have received and reviewed the submitted Traffic Impact Analysis (TIA) and have the following comments: We request the proponent provide a continuous Two Way Left Turn Lane (TWLTL) on SR 510 from Killion Road to Cullens Street. This new TWLTL will need to provide 100 feet of storage approaching Killion Road from Olympia, and 100 feet of storage approaching Cullens Street from the SR 510/SR 507 US. This TWLTL is identified in the City of Yelm 2001 Comprehensive Plan. The roadway is to be widened symmetrically about the centerline and constructed in accordance with Design Manual Figure 910-1 le. The minimum calculated taper lengths are 193 feet approaching from Olympia, and 138 feet approaching from the SR 510/SR 507 US. We request the proponent evaluate, upgrade, and provide sidewalks or shared use paths along SR 510 between Killion Road and Cullens Street. The WSDOT Route Development Plan for SR 510 dated 1997 recommends the installation of sidewalks and bike lanes within the Yelm City Limits. Refer to Chapter 10 of the Design Manual to evaluate the sidewalk, bike lane, or shared use path requirements. We suggest contacting the school district's safety manager to determine the walking routes for their children as per Design Manual 1025.06. • We are requesting the proponent contact the local transit agency to determine if the project will impact the existing bus stops. There may be a need to relocate, rebuild or add a new transit stop within the limits of the project. Ms. Merriman July 2, 2003 Page 2 We are requesting these improvements because our evaluation of impacts shows the proposed development adds significant new trips to the existing highway system (1,962 net new trips daily and 207 net new trips during the PM peak). We estimate the development will negatively impact the following SR 510 intersections: Killion Road US, Cullens Street US, SR 507/1st Street. and Mountain View/Yelm High School US. The added project trips will further degrade the level of service and average delay of the SR 510 corridor in this area, as shown on Table 3, page 11 of the TIA. The largest degradation will occur at the Cullens Street I!S where the average delay will increase from 36 seconds to 90 seconds, and the Level Of Service will drop from an E to an F. If you have any questions regarding these comments, please contact Larry Anderson at (360) 357-2709. Sincerely, Dale C. Severson, P.E. Development Services Engineer WSDOT, Olympic Region DCS:ypl LLA JUN 0 6 2003 YELM COMMUNITY SCHOOL Where all students can learn and gs°ow Erling Birkland Director of Facilities June 5, 2003 Mr. Grant Beck Community Development Director City of Yelm PO Box 479 Yelm, Washington 98597 1ZE: SUB-o3-834oYL Dear Mr. Grant: Yelm Community Schools requires Mitigation Agreements for all sub-divisions. Please include the Mitigation provision as part of the SEPA requirements. Should you have any questions please call me at 458-6128. Sincerely, it rl g F i >< >les Director Yelm Community Schools YELM COMMUNITY SCHOOLS IS AN EQUAL OPPORTUNITY EMPLOYER AND FOLLOWS TITLE IX REQUIREMENTS. 404 Yelm Avenue West, P. O. Box 476, Yelm, Washington 98592 (360) 458-6iz8, FAX (360) 458-6434 Washington State Department of Transportation Douglas B. MacDonald Secretary of Transportation May 30, 2003 Ms. Tami Merriman City of Yelm Community Development Department P.O. Box 479 Yelm, WA 98597 RE: SR 510, MP 5.12 Left Vicinity Rosewood Plat, SUB-03-8340-YL EC File No. 2003-059 T Dear Ms. Merriman: Olympic Region Headquarters 5720 Capitol Boulevard, Tumwater P.O. Box 47440 Olympia, WA 98504-7440 360-357-2600 Fax 360-357-2601 TTY: 1-800-833-6388 www.wsdot.wa.gov We have received and reviewed the subject proposal and have the following comments: 1. In order to determine if traffic mitigations will be required for this development, please submit the Traffic Impact Analysis (TIA) which you previously received with the application for this project. This TIA must be in accordance with the TIA checklist detailed on our web site at httn://www.wsdot.wa. ~ov/regions/olvmpic/developmentservices/ We request that a copy of this completed checklist accompany the submitted TIA. If you have any questions regarding these comments, please contact Larry Anderson at (360) 357-2709. Sincerely, Dale C. Severson, P.E. Development Services Engineer WSDOT, Olympic Region DCS:ypl LLA WSDOT OLYMPIC REGION DEVELOPMENT SERVICES TRAFFIC STUDY DISTRIBUTION ANALYSIS/ TRAFFIC IMPACT ANALYSIS CHECKLIST WSDOT DEVELOPMENT SERVICES Contact: Dale Severson Phone: (360) 357-2736 NOTE TO PREPARER: ALL ELEMENTS SHOWN IN THIS CHECKLIST MUST BE INCLUDED. IF ANY ELEMENT IS MISSING; THE ANALYSIS WILL NOT BE REVIEWED AND WILL BE RETURNED WITHOUT ANY ACTION. Forward In preparing a traffic study for our review we offer the following checklist for your use. By following this fornlat it will enable you to submit the information needed for us to review the study and therefore help expedite the process. TRAFFIC STUDY DISTRIBUTION ANALYSIS (Items I, II, III Only) TRAFFIC IMPACT ANALYSIS (All Items) I. Project Description: 1. Location (vicinity map and site plan). 2. Scope of Work for Project 3. Horizon Year (year of completion & full occupancy). 4. Type, Size, and Location of Development 5. Type of Access (Direct, Indirect, Right-in/Right-out Only, etc.) 6. Discuss Existing Roadway Characteristics II. Trip Generation: 1. Area of Influence (Discuss) 2. AWDT, AM, PM Peak Hour Trips (include Saturday, Sunday or Noon Peak Hour Trips if directed). 3. Deductions for Diverted, Pass By, and Shared Trips need to be shown along with appropriate rationaUsource for this deduction. 4. ITE Trip Generation Procedures Must Be Followed III. Trip Distribution 1. Show distribution percentages on vicinity map or diagram. Show lefts, rights and thrus. 2. Show trip distribution until impact to State highways is less than ten peak hour development generated trips. IV. Traffic Volumes: 1. Existing AM and PM peak hour or Saturday counts, must be less than 18 months old (show date and data source). 2. Future AWDT, AM, PM peak hour trips, (include Saturday and Noon Peak Hour Trips if directed), with and without project for build year and full occupancy. 3. The annual growth rate factor (%) and its source. 4. Include the trips from all pipeline developments that have been approved but not yet built out. 5. Include Speed Study, if requested. 6. Travel Model will be used, if applicable. V. Level of Service (LOS) Calculations: 1. Use approved HCM Based Software (Synchro, HCM, Etc.) 2. All coordinated signals must be analyzed as coordinated systems 3. Show LOS for existing conditions, future year with pipeline development, with pipeline and project traffic, and pipeline and project traffic with proposed mitigation 4. At all State highway intersections (US) impacted by 25 or more Peak Hour trips generated by the development. 5. Signalized US 6. Unsignalized US (Based on LOS worst lane group). 7. LOS calculation sheets must be included or input /output files must be included electronically 8. ALL assumptions should be noted for volume reductions, saturation flow rates, splits, phasing, etc. and there basis. 9. 95`h percentile queues VI. Accident Analysis: 1. Sight Distance 2. At all proposed direct access points to State Highway. 3. At all US's where developer mitigation is proposed. 4. At High Accident Locations (HAL). 5. Discuss driver expectancy and accident potential if necessary 6. Discuss special signing and illumination needs if necessary An accident analysis shall consist of 1. A listing of the location's 3-year accident history. (For direct access points &/or intersections, list must cover area 0.1 mile to either side.) 2. A collision diagram illustrating the above if the number of accidents at the location has been equal or greater than 15 in the last three years. 3. A discussion of both of the above, including the predominant accident types and their locations, any accident patterns, an assessment of the development's traffic safety impact, and mitigation for its safety impact. VII. Highway Access Connection Reviews/Access Permits: 1. Include investigation of all possible alternative accesses other than WSDOT Highways. 2. Consistency with access classifications and Route Development Plans 3. Milepost or highway engineer's station. 4. Sight Distance (measurement per AASHTO, with photos of access point). 5. Distance from adjacent driveways and intersections. 6. Type of proposed access (unrestricted, right-in /right-out only, etc.) 7. LOS analysis for proposed access to State highway 8. Accident analysis per section VI above, 1/10 mi. on either side of proposed access point. VIII. Mitigation Recommendations Necessary to Help Relieve Impacts: 1. To satisfy local agency guidelines/Interlocal agreements. 2. To correct any LOS deficiencies as per Interlocal guidelines. 3. Pro rata share contribution to all State projects impacted by development generated trips. 4. Donation of ROW/frontage improvements/ channelization changes. 5. Installation of a signal (Warrant analysis per MUTCD must be included.) 6. Current/fizture State projects (Sunshine Report). 7. Assessment of clear zone if widening State highway. 8. Possible mitigation with others, if available. 9. Any proposed changes to State highway channelization will require submittal of a complete channelization plan, per channelization plan checklist, for State's review and approval. 10. Possible restrictions of turning movements 11. Sight Distance IX. Miscellaneous: 1. Two (2) copies of Traffic Impact Analysis. 2. Traffic Impact Analysis must be signed & stamped by a Licensed Professional Engineer registered in the State of Washington.,( or other qualified individual)???? 3. Discuss the following if appropriate in the study: a. Any special pedestrian requirements b. Any special bike lane requirements c. Any special park & ride lot requirements d. Any special transit stop requirements e. Any special transit requirements f. Any special railroad requirements g. Any special inter-modal requirements h Any special events 4. Any photographs that may be necessary 5. Voluntary Mitigation that may be proposed 6. Length of time in which TIA is valid 7. Other, as requested a~ `~ ~1 CITY OF YELM ~ PO Box 479 Yelm WA 98597 360-458-3835 YELM WASHI N OTON NOTICE OF APPLICATION Mailed on: May 27, 2003 PROJECT NAME AND LOCATION: Rosewood Preliminary Plat Between Cullens and Killion, 1800 feet north of Yelm Ave. W LAND USE CASE: SUB-03-8340-YL An application submitted by D&D Associates, LLC, Don Findlay, PO Box 310, Gig Harbor, WA 98335, for the above referenced project was received by the City of Yelm on May 15, 2003. The City has determined the application to be complete on May 27, 2003. 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 the Community Development Department at 360- 458-3835. PROJECT DESCRIPTION: The project proposal is to subdivide 40.42 acres into 202 single-family residential lots, in three phases. The first phase, 87 lots, is planned for 2004. Phase 2, 67 lots, is planned for 2005. Phase 3, 48 lots, is planned for 2006. ENVIRONMENTAL and OTHER DOCUMENTS SUBMITTED WITH THE APPLICATION: An Environmental Checklist, Traffic Impact Analysis, Preliminary Stormwater Report, and were submitted with the application Additional Information or Project Studies Requested by the City: No additional information is 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) 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 JUNE 10, 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. 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. VICINITY MAP ~ i SURVEY INFORMATION ~ ! ~ ~,q-j~ SITE INFORMATION Nor ro seALE PROJECT ~ ~ . , Nx_ •TM Dxvnsr9x couxr,l ! i m9ocxn o.Nex I, ' w„s I ~.,` k-c erxxxx.ec~ ee ma i 1 ~ vmawv, x, n a a ~ zi.'IROx arc ..:.' xeP wcnn . ~ ~ 9p' ~ ~ I ~ ~ rxs corcx w cuucxs xno _ _ ._ _ _ mwuxr 9cx mou+ a - -.. _ _ _ .uv n "' cu carts _ _ _ _ _ _ o.o". e°onswc..rES uc 1 ~ ~ - ~~ _ - _ _ BEavfSD+rAmE eNO~ oL~C Swr[ B' I~I 9 _ ~-~~~- --_-_-_-_-- ~~I ~ _- , N r (iw1 .`son 1 'Ri __ D ,: _ xv ~- w oewsn xesrocxrui ~.. ~ ~ ~ ~. 6~' ~ H 6_, ~ acl' "2t 14 2 j 1 I I x nLOrs ,: i , . ; .0.1 MRS ~ ~f~+r, _ __ ~.;, r r- - 1-- .~:y ~ ~ N~ ,ter <, " srii;;~ ~ ---- ~ e , `. __ "'~ ze, `I .om piRACr x ~'- , R h I i ~ ~ 7oi~ zP LVG 69 9!. 167' 68 a19 H2 61 ~ m I •95 iM i18T' 1B8 29 i , ~ ~;'JJ p7Nr N aArE: ~~ 3 sFl I ) tPACf • 'A is I ~ s ~ f- - p f- I r` ~ ~io~sx cou.NaN mwcr'e 1 iNCr. f III < ' `j L ~ - ~ , L ~ i I (io3 KiFwwml m!cr Y K x~ ` __ 7 __ '- jI e° el"~sz m itse~ ~5s 158 ~I b r I.. ~ D loo DD ror.>~` __ ,, t'A 1801 ~~ ]~ 1W 1184 H , _ _ T^T^T^ xnLE w FEEr __ _ _ _ 1 , - -~_.a ,, ~ I z ~ _ ~ I I - 1 1 T ~-.° ;.._;r _ - - ( ~ C ~ r ar ... x As rwr v -~ r ~^ ~ 5a ~ 1 Prvi~ vunM 1 I ~ I s , I ` J '°o ,~ we<i: w7~: D I ~ ~. r xs 1 ez I ~ u 54 i ~I ~ _ v-o=os :~~ I -' a-olcJ ~ fi - P, 5 ry ~ - ~ n 4 ~"° ' ~ n.n a ~ m , r~~ a >H 5s i i ~ LEGAL DESCRIPTION ~ ]e . - ~ I. ~ 1 188 4 .p ~' 158 ~ [N.novE ______._ p~~rAr~ [q a`mN lwri'ri~~ x 9uwrtx 7s I\ K r _ ~ ; I ~w.w Iz ro...i~ Ir `xoRlsx aN~sc I un. »n,..~xrsra""L."ow~- ,1iC~'Y`-i.~ . a i ~ A 1°° i rra ~ a 6s ne m `m a o9 I w~rl.°vs`ra"r R«~r .°°"''"`ox..ca,,,"a, R9~.o ~ ,~c'~rcn"seoPO'0,xow: u-..z Ic~c,Kxr 74 ~ eo i a w '~ ~~ - --J I 1 ~ 1 I ~ ~r owx - xm".a9oWwRn awLWramcsw~urr ow.,cR -t ~ I n ' n ~ rp ~ r r ~._ ~° J° ~ I' `K":o`°D~E~.E~9 ~'"D~ o` ~a ~ ~o 'I - ~ ,~~ ~u 1 ]2 i ex ~ ~~ ~fl° tl]~ ~ L~ I%0 Y40 193:'tlt aR •m'. 69 A ~ ~ I O Sr-C." r~ • v . I..ws~mr co9xrr ..alw~ra~. cx Q I I ~ ~~ i ' ~ ~ _ '- ~_ ~ m IQ k J a 6ccw .a ° x. vasan"`u'.rwr Ivr°W^rz°.vc °F.IUA'x"Fmium"~°WPf I _ s 117 Q ~~II~ JO I '~ M iAS, 88 ~ 88 ~Lp BJ 91, 91 9J W,1~95 % 9l 19818 68 ~~ u A .iIIZ IrugorsaniFws1J% ~~rz~x~iu~rrs[~'c`cmo~w~wawrzn ~tii J ae a _ __ . xomn a.~c Iasi ~ II ~~ ~ 1 - -r x. --•__ - --~ - I ~ ' (W a _~z- ~~vsrox. w >a,v: ~ 9aom ro ~ X11 ~ ~ ~~ ••~ ~~ v ~ I~ ~ ~ SHEETo1NDEX r«c 1 ~yI er s aH a7 m ~an I ne m ~D2 5n m +q m, 1 I u a I al O ~ ~ '- I C-t PRELININANY PLAT Yhll ~ m ~ .- -, 6a U 88 ct ~ni C-2 PRELINlN4RY STDRN DRAINAGE tr GRADING PLW ~. ~ '- T II l5 4 C-] PREUNINARY URLIlY AND PFKSINC PLW ~+ ,.. ~ 114 /j~ "t _ _ ... _ C-1 GENERAL DETAILS 4 112 ~ R ~. i3f .._.. --. l5 CONCEPN,LL LANDSCAPE PUN I M1S :% IA tl8 :iB p0 6t ,621 12'1 ,/ 1 , ___- ~ ~~ ~~~_-_~~ ` '" '. _ .. _ 111 I AL II ~~ scut ~61 80 59 158 SJ 58 SS ~.I 51 53 52 51 Sp d9 :q9 OJ a8 I` Tr I O for LxE 5 ": L a °"P ® t~~~ ^The Shea Group ~`m' """` RosEwooD I °°'"° ' ~;_I~, ~i~;,F ,,,p ~~ ~ -~- PRELIMINARY PLAT Ds- s-zoos -- --- ~~.~ » o,.,, „~I Y ~.. a - 5 ~,~ ~H~ ~ 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: May 27, 2003 Re: SUB-03-8340-YL -Project Review Schedule for Rosewood 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. May 27, 2003 -Notice of Application distributed -begin 15 day comment period. June 18, 2003 -SPRC Environmental Review. Department comments/mitigation requirements for Environmental Review. June 23, 2003 -Environmental Determination issued by Planning Department. Begin 14 day comment period followed by 7 day appeal period. July 16 and July 23, 2003 -SPRC project review. Department comments/conditions of approval for staff report. July 16, 2003 -Environmental Determination appeal time expired. July 21, 2003 -Public Hearing Notice to Paper/Mailing/Post site (July 25, 2003). July 25, 2003 -Complete Staff report for public hearing. August 4, 2003 -Public Hearing in front of Hearing Examiner August 18, 2003 -Final letter of approval completed C:\Community Development\Project Files\SUB Full Plat Subdivision\8340 Findlay -Rosewood\Proj Rev Date Memo.doc q, r...-_ ~, t... ~~ « Y ~L.F ^The Shea Group MAR 14 2003 360-459-3609 • 360-459-0154 fax March 13, 2003 a Parametrix company PMX# 257-4520-001 Grant Beck Community Development Director City of Yelm PO Box 479 Yelm, WA 98597 Re: Right-of--Way Vacation Dear Grant: 8830 Talton Lane, Suite B, Lacey, WA 98516 • PO Box 3427, Lacey WA 985093427 As we are working through the design of the Findlay Plat, one of the significant issues is if the adjacent right-of--way along the northern property line can be incorporated into the final plat design. As we've discussed, once we had a solid conceptual layout that assumed a successful right-of--way vacation, it would be beneficial to present the concept to the City Council. I would like to request that at the March 26, 2003, City Council meeting that the concept of vacating the right-of--way in conjunction with the platting process be presented to the Council. While this is not a formal vacation request, my client would like to have the City Council review the plat layout and provide a preliminary indication if they could support a vacation of the right-of--way in conjunction with a plat approval. Enclosed is Figure 1 that identifies the right-of--way and the property to the north of the right-of--way that my client has an option to purchase should the Yelm City Council approve the vacation. Figure 1 also depicts the approximate location of the Y3 right-of--way corridor. The conceptual plat layout enclosed assumes vacation of the right-of--way and provides a 20' open space buffer between the residential lots and the Y3 corridor. Thank you for providing assistance on this issue. If you have any questions, please contact me at (360) 459-3609 or ccarlson(cr~,parametrix.com. Sincerely, The Shea Groups, (~~~ ~~ n~~~-~ Cathie Carlson Senior Planner cc: Don Findlay c:\cad\45201phase2\corr\03 13 03 right-of-way vacation Engineering • Planning • Environmental Sciences ~, 0 ~_ m 0 3 c m a 0 0 3 rn k~ 0 3 0 t "'~ CD Cn I ~I U J --c O ~ ~~;~ ~. wJ ._,_ _..,.,.._.. ~ I .~ ~ III ~~~ ~ II III ~~ I ~ I III ' ~ I III E ;,' , :~;. . ~. i-,Y ~1 ~ ~• r r ~ l ~k41 I O Q ~ tea, i t r L. ., .~ ~~ ;~ ~~-- ..._, ~ ~ EX R~W ~. ~ ._ ~„ . 'i W ,S~ a~ ~• O V Q Q x ~ ~r `~° g ~~ ~~ ~i~ n ~ v m z 0 T- ~- ~ I ~~ I n I I ~ I I _ I ~ I I I w I I ~ °ro I I a I V+ N'~p o ~D ~~ ~o i W Dc ... ? 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